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Home My WebLink About1998-03-04; Planning Commission; ; SDP 97-12|CDP 97-26 CARLSBAD RANCH LOTS 11 & 14me City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: March 4,1998 I I Application complete date: October 16, 1997 Project Planner: Don Neu Project Engineer: Mike Shirey SUBJECT: SDP 97-12/CDP 97-26 CARLSBAD RANCH LOTS 11 & 14 - Request for a recommendation of approval for a Site Development Plan and Coastal Development Permit for two three-story multi-tenant office buildings containing 62,000 square feet each for a total of 124,000 square feet with at grade parking on two lots totaling 7.38 acres on the east side of Fleet Street north of Palomar Airport Road within Planning Area 2 of the Carlsbad Ranch Specific Plan in the Coastal Zone and Local Facilities Management Zone 13. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4243 and 4244, RECOMMENDING APPROVAL of SDP 97-12 and CDP 97-26, based on the findings and subject to the conditions contained therein. 11. INTRODUCTION These applications propose developing Lots 11 and 14 of the Carlsbad Ranch Specific Plan with two three-story buildings containing a total of 124,000 square of office space. The two existing lots will be combined into one lot with shared parking and access. The proposed land use is permitted by the Carlsbad Ranch Specific Plan (SP 207(A)). The Site Development Plan and Coastal Development Permit applications are required for the City to determine that the design of the project complies with all City Standards including the requirements of the Carlsbad Ranch Specific Plan, and the Local Coastal Program. The project is in compliance with all City requirements. The buildings are proposed at a height of 41 feet with architectural features up to 45 feet which requires approval by the City Council. The project was analyzed in the Carlsbad Ranch Specific Plan Amendment Program Environmental Impact Report (EIR 94-01) and no new environmental impacts or changed circumstances have been identified for this project. 111. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting that the Planning Commission recommend approval of a site development plan and coastal development permit for the Carlsbad Ranch Lots 11 and 14 project proposed for two lots totaling 7.38 acres on the east side of Fleet Street within Planning Area 2 of the Carlsbad Ranch Specific Plan. Planning Area 2 is located in the central portion of the Carlsbad Ranch Specific Plan. The two lots will be merged into a single parcel containing all required improvements for the project. The project consists of a total of 124,000 square feet of multi-tenant ofice space to be contained in two three-story buildings. The two proposed SDP 97-1YCDP 97-26 CArrLSBAD RANCH LOTS 11 & 14 March4,1998 buildings are identical in size and architectural design. A total of 496 at-grade parking spaces will be constructed. Perimeter berming and landscaping is proposed to screen the parking areas. An outdoor eating area is provided between buildings 1 and 2 and will include 6 precast concrete tables with benches and 5 precast trash containers laid out in a park-like setting. Each building will have a separate mechancial yard enclosed by 10”” high split face concrete block walls. The proposed buildings are set at an angle to Fleet Street in order to best utilize the lots given their shape in addition to obtaining some views to the west. As required by the Carlsbad Ranch Specific Plan, building and landscape setbacks have been increased by 6 feet due to the proposed building height of 41 feet. The landscape setbacks for the project are 26 feet from Fleet street, 16 feet from both side property lines and 41 feet from the rear property line. Building height ranges from 39 feet to 41 feet with an architectural feature with a height of 45 feet. The building exterior will be covered with “mirabella blue” limestone tile and “nova blue” limestone accent tile. Metal bands, outriggers, sunscreens, and window systems will be painted kynar silver. A light green tinted glass is proposed to complement the proposed exterior building materials and to comply with the design guidelines of the Carlsbad Ranch Specific Plan. The project site was rough graded pursuant to the Carlsbad Ranch Master Tentative Tract Map (CT 94-09). The site will be finish graded to gently slope from the northeast to the southwest. The project will require cut grading of 5,000 cubic yards and fill of 5,000 cubic yards resulting in a balanced grading operation. Grading is necessary to take the site from a rough graded lot to the finish grades necessary for the site to function properly. Sidewalks are planned onsite to connect to the sidewalk along Fleet Street. A sidewalk is also included on the east side of the building providing connections from the parking area to the entrances on the east side of the building. General Plan, Zoning & Existing Land Use for the Site and Adjacent Property The following table lists the general plan, zoning and existing land use for the site and adjacent properties: ’ 1 GENERALPLAN Site I O/PI 1 South East TR West OPI ZONING 0-QP-M-Q 0-QP-M-Q 0-QP-M-Q C-T-Q 0-OP-M-0 EXISTING LAND USE Vacant development pads Future site of the approved Ocean Terraces Development Vacant development pad LEGOLAND NAMM and Denso Facilities O/PI (OfficePlanned Industrial), TR (Travel Recreation Commercial), 0-QP-M-Q (Office/ Planned Industrial, Qualified Development Overlay Zone), C-T-Q (Commercial-Tourist, Qualified Development Overlay Zone) SDP 97-12/CDP 97-26 CAdSBAD RANCH LOTS 1 1 & 14 March 4,1998 Site Description The project site consists of vacant, graded development pads. No sensitive vegetation exists on the property. The site has street frontage on future Fleet Street on the west. Prior Actions On January 9, 1996, the City Council approved the Carlsbad Ranch Specific Plan Amendment (SP 207(A)) and related applications. The project site consists of 2 of the 9 lots within Planning Area 2, the Research and Development/Office area. The specific plan permits office, research and development, related manufacturing, processing, and storage uses. Applicable Regulations The proposed project is subject to the following plans, ordinances and standards as analyzed within the following section of this staff report: A. OfficePlanned Industrial (OM) General Plan Land Use Designation; B. OfficePlanned Industrial, Qualified Development Overlay Zone (0-QP-M-Q); C. Carlsbad Ranch Specific Plan (SP 207(A)); D. Site Development Plan findings required by the Qualified Development Overlay Zone - Carlsbad Municipal Code, Chapter 21.06, Section 21.06.020; E. Comprehensive Land Use Plan for McClellan-Palomar Airport; F. Mello I1 Segment of the Local Coastal Program and the Coastal Resource protection Overlay Zone - Carlsbad Municipal Code, Chapter 2 1.203; and G. Growth Management Ordinance (Local Facilities Management Plan Zone 13). IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project’s consistency with the applicable policies and regulations listed above. Therefore, this section will cover the project’s compliance with each of the regulations listed above in the order in which they are presented. A. & B. GENERAL PLAN AND ZONING The proposed office project is consistent with the office industrial land use designation (OM) permitted for this site by the General Plan, the zoning map, and the Carlsbad Ranch Specific Plan. In addition, the specific plan implements objectives of the General Plan by including required circulation improvements and provisions for alternative modes of transportation such as SDP 97- 12/CDP 97-26 CAKLSBAD RANCH LOTS 1 1 & 14 March 4,1998 Page 4 Building Coverage bicycle and pedestrian facilities. Zoning for the site is OfficePlanned Industrial, Qualified Development Overlay Zone (0-QP-M-Q). The zoning designation also permits the use subject to approval of a site development plan. This is consistent with the specific plan which was established with the requirement that each site require approval of a site development plan. increased landscape setbacks 50 YO if all surface parking 13.2% C. CARLSBAD RANCH SPECIFIC PLAN 496 spaces 7,436 sq. ft. required Minimum 6 ft. high masonry The Carlsbad Ranch Specific Plan establishes the permitted uses for the site as well as the development standards and design guidelines. The project plans comply with the requirements of the specific plan. The permitted uses for the project site include office, research and development, related manufacturing, processing and storage facilities which are an essential component of principal permitted office, research and development uses. The office use proposed for the site is within the list of permitted uses. 496 spaces 7,760 sq. ft. provided 6 ft. - 6 in. high split face The Specific Plan contains provisions for building height to exceed 35 feet up to a maximum of 45 feet provided additional criteria are met. This includes increasing all required setbacks at a ratio of one horizontal foot for every one foot of vertical construction beyond 35 feet. The additional setback area is required to be maintained as landscaped open space. All required setbacks have been increased by 6 feet as a result of the proposed 41 foot building height. The Fleet Street setback was 20 feet but has been increased to 26 feet. Interior sideyard setbacks have been increased to 16 feet from 10 feet. The rear yard setback has been increased to 41 feet from 35 feet. The development standards of the specific plan have also been complied with as demonstrated in the following table: STANDARD Building Height Parking Standards Employee Eating Areas Trash Enclosures Building And Landscape Setbacks Parking Areas wall with gates. Color andor materials similar to the project Interior side yards - 16 ft. Fleet Street - 26 ft. LEGO Drive - 41 ft. Screen with berms and landscaping where sight distance standards permit. masonry wall with gates. Color to complement the builidngs. Interior side yards - 16 ft. Fleet Street - 26 ft. LEGO Drive - 41 ft. Berms are proposed where there is no conflict with sight distance standards. Landscape screening is also proposed as well as a 36 in. concrete wall adjacent to the parking west of the buildings. SDP 97-12/CDP 97-26 CAKLSBAD RANCH LOTS.11 & 14 March 4,1998 Page 5 Design Guidelines The specific plan also contains design guidelines applicable to the project site. The guidelines address building orientation, building form and massing, architectural character, building materials, and roofs. The project design complies with the design guidelines of the specific plan as demonstrated in the following table: REQUIRED Office buildings shall maintain a strong relationship to the road. Buildings shall be articulated by changes in height and vertical planes to reduce the appearance of bulk. The use of features such as balconies, arcades, window & entry recesses are encouraged to provide visual interest & detail. Building design shall incorporate or be generally compatible with a Mediterranean vocabulary. Building materials shall incorporate or be generally compatible with a Mediterranean architectural vocabulary. Stucco with accent materials such as tile, natural stone, or other compatible natural building materials shall be preferred. Substantial use of mirrored, reflective or darkly tinted glass should be avoided to prevent the appearance of glass curtain walls. 4 PROPOSED Buildings are located toward Fleet Street at an angle with pedestrian connections. The building height is varied to reduce the appearance of bulk and vertical planes are broken by several changes in the footprint- of the structures resulting in separation between building planes. The project design includes balconies, as well as window and entry recesses. The proposed building design is compatible with a Mediterranean vocabulary. Exterior surfaces will contain limestone tile and contrasting limestone accent tile. Proposed building materials are compatible with a Mediterranean architectural vocabulary. The building surface will be covered with limestone tile. Windows are proposed to be evergreen tinted vision glass to meet energy conservation requirements and are separated by the main building surfaces in addition to being limited in area to prevent the appearance of glass curtain walls. c STANDARD REQUIRED Roofs For large buildings, flat roofs with appropriate parapet treatment to provide relief may be acceptable. Roof planes should be broken in height or form every 75 to 100 feet. SDP 97- 12/CDP 97-26 CAKLSBAD RANCH LOTS 1 1 & 14 March 4,1998 PROPOSED Parapet treatment is proposed and the roof plane is broken in height or form every 75 to 100 feet. D. SITE DEVELOPMENT PLAN FINDINGS REQUIRED BY THE Q-OVERLAY ZONE The Qualified Development Overlay Zone (Q-Overlay) which is a part of the zoning designation for the property requires that a site development plan be approved for the proposed use prior to the issuance of any building permit. Four findings are required by the Q-Overlay Zone. The required findings with justification for each are contained in Planning Commission Resolution No. 4243. Also contained in the resolution are the required findings to allow the building height to exceed 35 feet. This section summarizes the necessary findings and support for each. The requested use is properly related to the site, surroundings and environmental settings as the project design complies with the requirements of the Carlsbad Ranch Specific Plan as demonstrated in section “C” of this report. All required building and landscape setbacks have been incorporated into the project design. The site is also adequate in size and shape to accommodate the use as all applicable code requirements have been met including the parking requirement. Approximately 4.15 percent of the parking area will be landscaped while only 3 percent is required; 36.5 percent of the site area will be landscaped. Building coverage is proposed at 13.2 percent. * All features necessary to adjust the use to existing and permitted future uses will be provided. Screen walls, berming and landscaping are proposed to screen the parking areas. Adequate vehicle circulation has been provided to accommodate truck turning movements. Access to the site will be provided by driveways onto Fleet Street. The planned street system is adequate to handle all traffic generated by the use. The proposed use is consistent with the use analyzed in the circulation analysis prepared for Program EIR 94-01 for the Carlsbad Ranch Specific Plan. E. COMPREHENSIVE LAND USE PLAN FOR McCLELLAN - PALOMAR AIRPORT The project site is located within the Airport Influence Area for McClellan - Palomar Airport. The site is partially inside the 60 CNEL noise contour for Palomar Airport. The property is approximately 7,200 feet west of the airport. The airport land use plan identifies the use as being compatible with the noise levels for the site. The project was sent to SANDAG staff and the Palomar Airport Manager for review and found to be in conformance with the airport land use plan. SDP 97-12/CDP 97-26 CARLSBAD RANCH LOTS 11 & 14 March 4,1998 Pape 7 Payment of non-residential school fee at bldg. permit issuance 69 EDU 69 EDU F. MELLO I1 SEGMENT OF THE LOCAL COASTAL PROGRAM . Yes Yes Yes As designed, the project is consistent with the relevant policies of the Mello I1 Segment of the Local Coastal Program, The Carlsbad Ranch Specific Plan which serves as partial implementation for the Mello I1 Segment for the project site, and the Coastal Resource Protection Overlay Zone (Zoning Ordinance Section 21.203). This is demonstrated by the following: the project site has been graded pursuant to the Carlsbad Ranch Master Tentative Map; no steep slopes or native vegetation exist on-site; no drainage impacts on coastal resources will occur as the design includes the use of a drainage water filter system; and, the agricultural conversion mitigation fee will be required to be paid prior to the issuance of building permits. G. GROWTH MANAGEMENT ORDINANCE (LFMP - ZONE 13) The proposed project is located within Local Facilities Management Zone 13 in the northwest quadrant. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized as follows: I FACILITY City Administration Library Wastewater Treatment Capacity 1 Parks 1 Drainage I 1 Circulation Fire Open Space Schools Sewer Collection System Water Distribution System IMPACTS COMPLIANCE WITH STANDARDS NIA Yes N/A Yes 69 EDU Yes $.40/sq. ft. Yes Basin B Yes 2,480 ADT Yes Station 4 I Yes V. ENVIRONMENTAL REVIEW The proposed project was analyzed in the Program Environmental Impact Report (EIR 94-01) certified for the Carlsbad Ranch Specific Plan Amendment and related applications on January 9, 1996, by the City Council. A Statement of Overriding Considerations was adopted for cumulative impacts to air quality, agriculture, and traffic which cannot be fully mitigated. The cumulative impacts are regional in nature and occur in areas outside the jurisdiction of the City. Mitigation measures required for the grading plan and final map for Master Tentative Map CT 94-09 have been applied. Mitigation measures incorporated into this site development plan include adequate on-site circulation to reduce vehicle queuing, bicycle parking facilities, showers for bicycling employees’ use, pedestrian connections to the site, use of reclaimed water for h SDP 97-12/CDP 97-26 CAKLSBAD RANCH LOTS 11 & 14 March 4,1998 Pane 8 .c‘ landscape watering, and preparation of a solid waste management plan for City review and approval and implementation of that plan. As a result, the environmental analysis for the site development plan included an Initial Study (Environmental Impact Assessment Form - Part 11) focusing on any changes from approved plans and the project contemplated in the EIR to what is proposed with this site development plan. No additional significant adverse impacts were identified in the initial study for the project, therefore, no further environmental review is required. A Notice of Prior Compliance was prepared for the project and published in the North County Times Newspaper. A Notice of Determination will be filed upon the final action being taken on the project. ATTACHMENTS: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. DN:nm Planning Commission Resolution No. 4243 Planning Commission Resolution No. 4244 Location Map Background Data Sheet Local Facilities Impact Assessment Form Disclosure Form Prior Environmental Compliance Environmental Impact Assessment Form - Part I1 Reduced Exhibits Exhibits “A” - “I”, dated March 4, 1998. CARLSBAD RANCH LOTS I1 & 14 SDP 97-12/CDP 97-26 DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information must be disclosed: 1. 2. 3. 4. APPLICANT List the names and addresses of all persons having a financial interest in the application. OWNER List the names and addresses of all persons having any ownership interest in the orooertv involved. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 5?&9f @opSr-f;lk *. fik &&LJ && WJ-WflS a&f-@S% QJL" If any person identified pursuant to (1) or trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. 2075 Las Palmas Dr. - Cartsbad. CA 92009-1576 - (619) 438-1161 - FAX (619) 438-0894 @ - 1 5. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (1 2) months? 0 Yes wo If yes, please indicate personk): Person is defined as 'Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as 8 unit." NOTE: Attach additional sheets if necessary. Disclosure Statement 10/96 Page 2 of 2