HomeMy WebLinkAbout1996-01-17; Planning Commission; ; CT 95-04|PUD 95-03|PIP 95-09 - HOMES FOR INDUSTRY• 'lie Oty el l:arls&H Planniq kfw.~
A REPORT TO TD PLANNING COMMISSION ~54fl
P.C. AGENDA OF: JANUARY 17, 1996
Item No.@
Application complete date: November 17, 1995
Project Planner: Teresa Woods
Project Engineer: Ken Quon
SUBJECT: CT 95-04/PUD 95-03/PIP 95-09 -HOMES FOR INDUSTRY -Request for
approval of a Tentative Tract Map, Nonresidential Planned Unit Development
Permit and Planned Industrial Permit to subdivide and develop eight
industrial lots, on a 4.5 acre site located on the north side of Kellogg Avenue,
east of Camino Vida Roble, in the Carlsbad Airport Centre Specific Plan (SP
181(A)) area, in Local Facilities Management Zone 5. ·~
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution Nos. 3883, 3884
and 3885 APPROVING CT 95-04, PUD 95-03, and PIP 95-09 based on the findings and
subject to the conditions contained therein.
II. INTRODUCTION
The applicant is requesting approval of an eight lot subdivision, a nonresidential planned
unit development permit, and planned industrial permit to allow construction of eight tilt-up
concrete manufacturing buildings on separate lots. The applicant has designed the project
so that the required parking for each building has been provided on each corresponding lot.
The only common areas on the project are access, employee eating areas and landscaped
areas. The adjacent property to the east (Carlsbad Airport Centre Lot 39) has a similar
project with four manufacturing buildings with the identical product type which is pending
administrative approvals.
The proposed development is speculative, and as such, no tenants have been identified for
the development. The project as. designed, meets all standards of the Planned Industrial
Zone, Nonresidential Planned Unit Development Ordinance and Carlsbad Airport Centre
Specific Plan (SP 181(A)). All necessary findings for the proposed industrial development
can be made.
III. PROJECT DESCRIPTION AND BACKGROUND
Homes For Industry -Carlsbad LLC, the applicant for this project, is proposing to subdivide
a 4.5 acre parcel into eight lots and to construct one manufacturing building, ranging in size
from 5,029 to 9,987 square feet, on each lot. The total square footage for the eight
buildings is 50,190 square feet. The buildings will be tilt-up concrete and painted in either
CT 95-04/PUD 95--03. 95--09 -HOMES FOR INDUSTRY.
January 17, 1996
Page 2
shades of salmon or shades of blue, with contrasting tile and reveal treatments. As designed
and conditioned, all mechanical equipment will be adequately screened from Camino Vida
Roble and Kellogg Avenue.
The project site is located on the north side of Kellogg Avenue and east of Camino Vida
Roble. The project site and the surrounding area are zoned Planned Industrial (PM) and
have a Planned Industrial (PI) General Plan designation. The project site is bounded by the
airport to the north, vacant industrial property to the south, developed industrial land to the
west, and vacant land which is pending approval of an identical project to the east. The
project site was previously graded as part of an approved grading permit. The existing pad
area slopes gently from east to west. Manufactured slopes surround the pad area on all four
sides.
The project is speculative, and to date, no specific tenants have been identified for the
project. The project design and concept are new to Carlsbad, especially the individual
ownership and control of parking on individual lots (no joint use of parking will be
provided). The applicant intends to provide an opportunity for the smaller manufacturing
business to own the land and building for their operation. This opportunity does not
currently exist in Carlsbad in this exact manner. Although the proposed project maximizes
the development potential of the site, the project is in compliance with all applicable City
standards.
The project site is designated for Planned Industrial (PI) uses in the General Plan, is zoned
Planned Industrial (PM), and is located within the Carlsbad Airport Centre Specific Plan
(SP 181(A)) area. The project is also located within the Airport Influence Area of
McClellan-Palomar Airport. As discussed below, the project is in compliance with all
applicable City standards.
The proposed project is subject to the following regulations:
A. General Plan Land Use Element;
B. Carlsbad Airport Centre Specific Plan (SP 181 (A));
C. Nonresidential Planned Unit Development and Planned Industrial Zoning (PM);
D. Comprehensive Land Use Plan for McClellan-Palomar Airport; and
E. Growth Management.
IV. ANALYSIS
Staffs recommendation of approval for this project is based upon the following analysis of
the project's consistency with the applicable policies, standards and zoning listed above.
CT95-04/PUD 95-03. 95-09-HOMES FOR INDUSTRY.
January 17, 1996
Page 3
A. General Plan Land Use Element
The project has a Planned Industrial (PI) General Plan designation. The proposed
manufacturing uses are consistent with the Planned Industrial General Plan designation.
Consistent with General Plan Land Use Element policies, the proposed project has been
designed to minimize impacts to surrounding land uses, will be compatible with surrounding
industrial uses and the airport, and provides adequate circulation, parking, loading and
storage to meet the operational needs of the development.
B. Carlsbad Airport Centre Specific Plan (SP 181 (A)) and Planned Industrial Zoning
(PM)
The project is located within the Carlsbad Airport Centre Specific Plan (SP 181(A)) area
which is located north of Palomar Airport road and south and west of the airport. The
Specific Plan designates this property for light and medium industrial uses, research and
development uses, industrial support and service uses, and business and professional office
uses. The proposed manufacturing uses are consistent with the Specific Plan land uses. The
project has been reviewed by the Carlsbad Airport Centre Owners' Association and has been
determined to be architecturally compatible with the overall industrial park.
The Specific Plan requires compliance with PM zoning regulations, including the processing
of a Planned Industrial Permit. As summarized in Table 1, the project does comply with
all applicable PM zoning requirements not addressed in the Specific Plan. The Specific Plan
also designates specific development standards which supersede the underlying PM zoning.
As summarized in Table 1 the project does comply with the Specific Plan development
standards.
Table 1: SPECIFIC PLAN, PLANNED DEVELOPMENT & PM ZONE
DEVELOPMENT STANDARDS COMPLIANCE TABLE
Item Specific Plan PUD/PM Zone Provided Standard Standard
No minimum size Range 13,786.74 -Lot Size ---required for a 31,524.37 sq. ft. nonresidential PUD
Lot Coverage 50% ---25.8%
Max. Building Height 35 feet ---26 feet
Setbacks:
Front 30 feet 30' -110'
Side 10 feet ---10' -70'
Rear 25 feet 30' -80'
Employee Eating Defers to Ordinance 3,011.4 sq. ft. 3,200 sq. ft. Area (300 sq.ft./5,000 sq.ft.)
• • CT 95-04/PUD 95-03/PIP 95-09 -HOMES FOR INDUSTRY
January 17, 1996
Page 4
Table 1: SPECIFIC PLAN, PLANNED DEVELOPMENT & PM ZONE
DEVELOPMENT STANDARDS COMPLIANCE TABLE
Item Specific Plan PUD/PM Zone Provided Standard Standard
Landscaping:
Site 15% 30%
Parking Areas 10% ---14.7 %
Compact parking ---25% 19% (25 spaces)
1:250 office 1:250 office *
Parking 1:400 manufacturing ---1:400 manufacturing
1:1,000 warehousing 1:1,000 warehousing
Loading 70 feet ---95 feet
* Note: bach lot has been des1 gn ed to stand on its own tor arkm u p gp rp oses. As cond1tloned, each lot shall com ,1, wit 1 PY
City parking standards.
C. Non-Residential Planned Unit Development
As summarized in Table 1 above, the proposed project complies with all requirements of
the nonresidential planned unit development ordinance. The nonresidential PUD ordinance
allows for lots less than one acre in size, provides for individual ownership of the lots, and
addresses the issues of common ownership, including joint use access and maintenance of
the common areas of the development. The project has been conditioned to ensure that
issues pertaining to common ownership, including joint use access and maintenance of
common areas are adequately addressed in the owners' association covenants, conditions and
restrictions. As noted previously, the applicant proposes to provide the parking for each
building on the corresponding lot rather than to provide for the joint use of parking. Each
lot has adequate parking as proposed and the project has been conditioned to ensure that
any future tenant improvements comply with the parking standards.
D. Comprehensive Land Use Plan for McClellan-Palomar Airport
The project site is located within the Airport Influence Area of the McClellan-Palomar
Airport Comprehensive Land Use Plan (CLUP). The CLUP specifies allowed uses ~ithin
the Airport Influence Area. The CLUP also contains a noise contour map and includes
maximum acceptable noise levels for specified uses. Earlier this year, the noise contours
were digitized into the City's Geographic Information System (GIS). As the original source
for the noise contours was not digital, the digitized information is only used for planning
purposes, and the City relies on SANDAG, acting as the Airport Land Use Commission
(ALUC), to make the ultimate determination when interpretation is necessary. Based on
the digitized information, the northern portion of the project site could be located within
the 75 dBA CNEL noise contour of the airport.
CT 95-04/PliD 95-03. 95-09 -HOMES FOR INDUSTRY.
January 17, 1996
Page 5
The ALUC staff has reviewed the proposed project and has determined that the
manufacturing uses proposed are compatible uses under the CLUP. As the noise
environment on Lots 1 and 4 approaches 75 dBA CNEL, the project has been conditioned
to prepare an acoustical study and to mitigate interior noise appropriately to ensure that the
interior noise levels do not exceed 50 dBA. The project has also been conditioned to record
an avigation easement on Lots 1 and 4 due to the potential noise environment on the Lots.
E. Growth Management
The proposed site is located within Local Facilities Management Zone 5 in the northwest
quadrant of the City. The impacts created by these uses on public facilities and compliance
with the adopted performance standards are summarized below:
GROWTH MANAGEMENT COMPLIANCE
Standard Impacts Compliance
City Administration NIA YES
Library NIA YES
Waste Water 11.45 YES Treatment
Parks NIA YES
Drainage Agua Hedionda Watershed YES
Circulation 408 ADT YES
Fire STATION# 5 YES
Open Space NIA YES
Schools NIA YES
Sewer Collection Office 2.20 EDU
System Manufacturing 8.67 EDU YES
Warehouse 0.56 EDU
Water 2,519 GPD YES
V. ENVIRONMENTAL REVIEW
The direct, indirect, and cumulative environmental impacts resulting from future industrial,
commercial and office developments and buildout of Specific Plan 181 were previously
discussed and evaluated in the certified Final Environmental Impact Report (BIR 81-06) for
Specific Plan 181 and in the Master Final Environmental Impact Report for the Carlsbad
General Plan (MEIR 93-01 ).
CT 95-04/PUD 95-03,. 95-09 -HOMES FOR INDUSTRY.
January 17, 1996
Page 6
The requested Tentative Tract Map, Nonresidential Planned Unit Development and Planned
Industrial Permit would not create any additional environmental impacts that have not
otherwise been evaluated in the Final EIRs that cover the property. Since a Final EIR was
certified for Specific Plan 181 and the requested development is consistent with the plan,
the Planning Director has determined that the project is in prior compliance with the earlier
environmental documents and issued a notice of prior environmental compliance dated,
November 24, 199S.
ATIACHMENTS
1. Planning Commission Resolution No. 3883
2. Planning Commission Resolution No. 3884
3. Planning Commission Resolution No. 388S
4. EIA Part II, dated November 20 ,1995
S. Notice of Prior Environmental Compliance, dated November 24, 199S
6. Location Map
7. Background Data Sheet
8. Local Facilities Impact Assessment Form
9. Disclosure Statement
10. Reduced Exhibits (8 1/2" x 11 ")
11. Full Sized Exhibits "A" -"G", dated January 17, 1996.
TW:kr
Januaiy 8, 1996
• •
HOMes FOR INDusrRy
er 95-041P1p 95-091Puo 95-03
• • BACKGROUND DATA SHEET
CASE NO: CT 95-04/PUD 95-03/PIP 95-09
CASE NAME: Homes for Industry
APPLICANT: Homes For Industry -Carlsbad LLC
REQUEST AND LOCATION: Reguest for approval of a Tentative Tract Map, Nonresidential
Planned Unit Development and Planned Industrial Permit to subdivide and develop eight
industrial lots, on a 4.465 acre site located on the north side of Kellogg A venue, east of Camino
Vida Roble, in Carlsbad Ai,mort Centre Specific Plan (SP 181 (A)) area, in Local Facilities
Management Zone 5
LEGAL DESCRIPTION: Lot 40 of Carlsbad Tract 81-46 unit no. 2. in the City of Carlsbad,
County of San Diego, State of California. according to Map thereof No. 11288, filed in the office
of the County Recorder of San Diego County, July 16. 1985.
APN:212-092-04 Acres 4.465 Proposed No. of Lots/Units ~(Assessor's Parcel Number)
GENERAL PLAN AND ZONING
Land Use Designation -=P-=I __ _
Density Allowed -=N'-"I .... A=-----Density Proposed ...;;N;..;./'-"-A"'---__
Existing Zone -=P .... M=-----Proposed Zone -P-M ___ _
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Site
North
South
East
West
PUBLIC FACILITIES
Zoning
PM
G
(Governmental
Facilities)
PM
PM
PM
Land Use
Vacant
Airport
Vacant
Vacant
Industrial
School District Carlsbad Unified Water District Carlsbad Sewer District Carlsbad
Equivalent Dwelling Units (Sewer Capacity) ..... 1~1:.:.:.4~3::....:E!::!:D~U~---------
Public Facilities Fee Agreement, dated """'1~2:.i..1-1.{~9.-::..5 _____________ _
ENVIRONMENTAL IMPACT ASSESSMENT
_ Negative Declaration, issued __________ _
_ Certified Environmental Impact Report, dated ____ _
Other, Prior Compliance with EIR 81-6 and MEIR 93-01
• • CITY OF CARLSBAD
GROWTH MANAGE1\.1ENT PROGRAM
LOCAL FACamES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
.
FILE NAME AND NO: Homes for Industry -CT 95-04/PUD 95-03IPIP 95-09
LOCAL FACILITY MANAGEMENT ZONE:_5_ GENERAL PLAN: _fl_
ZONING: PM ~---
DEVELOPER'S NAME: Homes For Industry -Carlsbad LLC
ADDRESS: 2223 Avenida de la Playa, La Jolla, CA 92037
PHONE NO.: (619) 551-5600 ASSESSOR'S PARCEL NO.: 212-092-04
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): -=5'-"'-0,...::.19::;...;:0__,s""""g__,. ft==·------
ESTIMATED COMPLETION DATE: ---=N=A ______________ _
A. City Administrative Facilities: Demand in Square Footage = NIA
B. Library: Demand in Square Footage = NIA
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 11.45 EDU
D. Park: Demand in Acreage = NIA
E. Drainage: Demand in CFS = Low
Identify Drainage Basin = Agya Hedionda
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADTs = 402
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 5
H. Open Space: Acreage Provided -NIA
I. Schools: Carlsbad
(Demands to be determined by staff)
J. Sewer: Demand in EDUs -11.45 EDU
Identify Sub Basin -NIA
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD -2,519 GPD
•
City of Carlsbad
-4@i,fehei•l•Ui•fiiiieei4,ii
DlSCLOSt:RE STATEMENT
.lPDLICJ.NiS STA-:"EVENT -::lF OISCI.OSUFI& o, CERTAIN OWNERSHIP INTEFIESTS ON ALL APPLICATIONS WI-IIC ... -NILL :IEQUiAE
~ISCRETIONARV ACTION ON r1-1e P•AT OF TME crrv COt.;NCIL CA ANY APPOINTED BOARD. COMMISSION OR CCMMmee.
;Please Print)
The following information must be disclosed:
1. Acpucant
2.
List the names and addresses of all persons having a financial interest in the application.
Homes For Industry-Carlsbad LLC
2223 Avenida De La Playa. #200
La Jolla. CA 92037
owner
List the names and addresses of all persons having any ownership interest in the property involved.
Homes For Industry-Carlsbad LLC
2223 Avenida De La Playa. #200 I
La Jolla, CA 92037'
...
3. If any person identified pursuant to (1) or (2) aboW is a co,poration or partnership, list the names and
addresses of all individuals owning more than 10% of the sh111s in the corporation or owning any partnership
interest in the partnership.
Anthony Hai
2223 Aveoida
La Jolla. CA
Pe Ira PJ 3¥3.
920 37
#20D
Lawrence B, Robinson as Trustee
of the Robinson family xn1st
dated Oecernmes--21 , 1989
6158 Muirlands Prive La Jolla, CA 92037
4. If any person fdtnllld punun to (1) or (2J above It a non-profit organization or a trust, list the names and
addresses of any person servtng u officer or director of the non-proftt organiZatJon or as trust•• or benefic1a,v
of the trust
Lawrence B. Robinson as Trustee
at tbe Rgbinsoo Earo1Jy Trust dated December 21, 1989
6758 Muirlands Drive
La Jolla, CA 92037
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TENTATIVE MAP NO. CT '95-~4
1-lOMES FOR INDUSTRY
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