HomeMy WebLinkAbout1997-11-19; Planning Commission; ; SDP 97-13|CDP 97-28 - NATURAL ALTERNATIVES INTERNATIONAL HEADQUARTERSihe City of CARLSBAD Planning Departmd
P.C. AGENDA OF: November 19,1997
A REPORT TO THE PLANNING COMMISSION
Application complete date: September 30, 1997
Project Planner: Don Neu
Project Engineer: Frank Jimeno
SUBJECT: SDP 97-13KDP 97-28 - NATURAL ALTERNATIVES INTERNATIONAL
HEADQUARTERS - Request for approval of a Site Development Plan and
Coastal Development Permit for an 82,000 square foot building containing space
for office, research and development, manufacturing and warehouse uses with at
grade parking on 5.09 acres on the east side of Armada Drive 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. 4199 and 4200,
APPROVING SDP 97-13 and CDP 97-28, based on the findings and subject to the conditions
contained therein.
11. INTRODUCTION
These applications propose developing Lot 6 of the Carlsbad Ranch Specific Plan with an 82,000
square foot building containing space for office, research and development, manufacturing and
warehouse uses. The project site was graded pursuant to the Carlsbad Ranch Master Tentative
Tract Map (CT 94-09) and is located immediately south of the site of the Gemological Institute
of America facility. Minor finish grading will be required for the project. The project site has
access to Armada Drive which has been completed as well as to Fleet Street on the east, that is
presently being graded. The proposed land use is permitted by the Carlsbad Ranch Specific Plan
(SP 207(A)). The Site Development Plan and CoastaI 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 project was analyzed in the
Carlsbad Ranch Specific Plan Amendment Program Environmental Impact Report (EIR 94-0 1 )
and no new environmental impacts or changed circumstances have been identified for this
proj ect .
111. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting that the Planning Commission approve a site development plan and
coastal development permit for the Natural Alternatives International (NAI) Headquarters
project proposed for a 5.09 acre site located on the east side of Armada Drive north of Palomar
Airport Road within Planning Area 2 of the Carlsbad Ranch Specific Plan. Planning Area 2 is
h h
SDP 97-1 3/CDP 97-28 - h, 1 rURAL ALTERNATIVES INTERNA? idNAL HEADQUARTERS
November 19,1997
SITE
NORTH
located in the central portion of the Carlsbad Ranch Specific Plan. The project consists of an
82,000 square foot building . containing space for office, research and development,
manufacturing and warehouse uses. The use of the building is broken down into 30,000 square
feet of office space, 12,000 square feet of research and development space, 30,000 square feet of
manufacturing space and 10,000 square feet of warehouse space. A total of 283 at grade parking
spaces will be constructed for the project.
OPI 0-QP-M-Q Vacant development pad
OPI 0-QP-M-Q Gemological Institute of America Facility
In conformance with the requirements of the specific plan, the building is located parallel to
Armada Drive to screen parking areas from view on Armada Drive as much as feasible without
conflicting with sight distance requirements. The building is setback 30 feet from Armada Drive.
Berming is proposed in the front yard setback to further screen the parking area. The main
building entrance faces northeast and the employee entrance faces east to the major parking area.
Both indoor and outdoor employee eating areas will be provided. The truck loading area is
located on the southeast comer of the structure. Building height is primarily 34 feet 6 inches with
roof line variations to 36 feet 6 inches, 37 feet 6 inches and 39 feet 6 inches to comply with the
roof design guidelines of the Carlsbad Ranch Specific Plan. The base building color is western
sand. All elevations will have a coarse textured surface. The building design includes the use of
a natural stone tile material on selected locations in addition to accent colors. A bronze glass is
proposed to complement the selected building colors.
SOUTH
EAST
WEST
The site will be graded to gently slope fiom east to west. The project will require cut grading of
13,200 cubic yards, fill of 3,100 cubic yards, and the export of 10,100 cubic yards. The building
pad elevation will be 1 foot 5 inches above the elevation of the Denso-Hawk Project pad
immediately to the south. The proposed 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 proposed onsite
to connect to the sidewalk along Armada Drive and Fleet Street.
-
OPI 0-QP-M-Q Denso-Hawk 77,500 sq. ft. building under
om 0-QP-M-Q Future development pads os 0-s Agriculture (Golf Course Planning Area)
construction
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 :
OPI (OfficePlanned Industrial), OS (Open Space), 0-QP-M-Q (Office/ Planned Industrial,
Qualified Development Overlay Zone), 0-S (Open Space)
- ---
SDP 97- 13/CDP 97-28 - IknTURAL ALTERNATIVES INTERNA? IONAL HEADQUARTERS
November 19,1997
Page 3
Site Description
The project site is a vacant graded development pad. No sensitive vegetation exists on the
property. The project has street frontage on Armada Drive on the west and kture Fleet Street on
the east.
-. .
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 is one of 9 lots within Planning Area 2,
the Research and Development/Office area. The 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 (OPI) General Plan Land Use Designation;
B. Office/Planned Industrial, Qualified Development Overlay Zone (0-Q/P-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 21.203; and
G. Growth Management Ordinance (Local Facilities Management Plan Zone 13).
IV. ANALYSIS
The recommendation of approval of 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 existing General Plan and Zoning designations for the site were adopted concurrently with
the Carlsbad Ranch Specific Plan to achieve consistency. The OfficePlanned Industrial General
Plan Land Use Designation provides for the proposed use. The specific plan implements the
SDP 97-1 3KDP 97-28 - hnrURAL ALTERNATIVES JNTERNA1 I~NAL HEADQUARTERS
November 19,1997
Building Coverage
Parking Standards
Employee Eating Areas
ServiceLoading Areas
General Plan on the project site and includes required circulation improvements and provisions
for alternative modes of transportation such as bicycle and pedestrian facilities. Zoning for the
site is OfficePlanned Industrial, Qualified Development Overlay Zone (0-Q/P-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.
50 'YO if all surface parking
253 spaces 283 spaces
4,920 sq. ft. required
Architecturally detailed and
20.3%
4,920 sq. ft. provided
Screened by building, screen walls
C. CARLSBAD RANCH SPECIFIC PLAN
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 uses proposed for
the site are within the list of permitted uses.
The development standards of the specific plan have also been complied with as demonstrated in
the following table:
to 39 ft. 6 inches
Trash Enclosures
Building And Landscape
Setbacks
Parking Areas
screened
6 ft. high masonry wall with gates.
Color and/or materials similar to
the project
Armada Drive - 30 ft.
Interior side yards - 10 feet
Fleet Street - 20 feet
Locate away from Armada Drive
when feasible. Also screen with
berms and landscaping where sight
distance standards permit.
and landscaping
6 ft. high masonry wall with gates.
Color and materials to match the
project.
Armada Drive - 30 ft.
Interior side yards - 10 ft.
Fleet Street - 20 ft.
Majority of the parking is located
behind the building away from
Armada Drive. Berms are proposed
where there is no conflict with sight
distance standards. Landscape
screening also proposed.
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:
SDP 97-13/CDP 97-28 - hL= rURAL ALTERNATIVES INTERNA? idNAL HEADQUARTERS
November 19,1997
Page 5
Architectural
Character
Building
Materials
STANDARD
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.
~ Building
Orientation
Building Form &
Massing
Roofs
REQUIRED
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.
Parallel KiB-Armada Drive
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.
I’
PROPOSED
Parallel with Armada Drive
The building height is varied to reduce
the appearance of bulk and vertical
planes are broken by numerous changes
in the footprint of the structure resulting
in separation between building planes.
The project design includes balconies,
arcades, window and entry recesses as an
integral part of the architectural style of
the building.
The proposed building design is
compatible with a mediterranean
vocabulary. The use of stone tile is an
integral part of the project design.
Proposed building materials are
compatible with a mediterranean
architectural vocabulary.
The building surface will be textured and
utilize natural stone tile. Painted metal
railings will be used on balconies.
Windows are proposed to be lightly
tinted 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.
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 0-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 the Planning Commission resolution
for the project. 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 “A” of this report. All required building and landscape setbacks have
SDP 97-1 3/CDP 97-28 - hfi I’URAL ALTERNATIVES INTERNA’I IoNAL HEADQUARTERS
November 19,1997
Page 6
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 “A” 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, 10 percent of the parking area will be landscaped while only 3 percent is required,
28 percent of the site will be landscaped, and building coverage is proposed at 20.52 percent.
All features necessary to adjust the use to existing and permitted future uses will be provided.
Berming and landscaping are proposed to screen the loading area in addition to parking areas
except where precluded by sight distance requirements. Adequate vehicle circulation has been
provided to accommodate truck turning movements. Access to the site will be provided by a
shared driveway onto Armada Drive and two private 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 outside the 60 CNEL noise contour for Palomar Airport. The property is
approximately 8,250 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.
F. MELLO I1 SEGMENT OF THE LOCAL COASTAL PROGRAM
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). The project site has been graded pursuant to
the Carlsbad Ranch Master Tentative Map. No steep slopes or native vegetation exist on-site.
The project will not have drainage impacts on coastal resources as the design includes the use of
a drainage water filter system.
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:
SDP 97-13/CDP 97-28 - hfiTZTRAL ALTERNATIVES INTERNAl idNAL HEADQUARTERS
November 19,1997
Page 7
Fire
Open Space
Schools
Sewer Collection System
Water Distribution System
v I I I Circulation I 590ADT I Yes
Station 4 Yes
N/A Yes
Payment of non-residential school Yes
fee at bldg. permit issuance
28 EDU Yes
28 EDU 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 Consideration 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 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. Location Map
4. Background Data Sheet
5.
Planning Commission Resolution No. 4 199
Planning Commission Resolution No. 4200
Local Facilities Impact Assessment Form
SDP 97-1 3/CDP 97-28 - hfiTURAL ALTERNATIVES INTERNAl I~NAL HEADQUARTERS
November 19,1997
Page 8
6. Disclosure Form
7.
8.
9.
Prior Environmental -- Compliance -
Environmental Impact Assessment Form - Part I1
Exhibits “A” - “F”, dated November 19, 1997.
\"
NATURAL ALTERNATIVES
INTERNATIONAL
SDP 97=13/CDP 97-28
BACKGROUND DATA SHEET
CASE NO: SDP 97-1 3ICDP 97-28
CASE NAME: Natural Alternatives International Headquarters
-. . APPLICANT: Koll Real Estate Group
REQUEST AND LOCATION: 82,000 sauare foot office, research and development.
manufacturing, warehouse building on 5.09 acres on the east side of Armada Drive north of
Palomar Airport Road.
LEGAL DESCRIPTION: Lot 6 and a portion of Lot 7 of Carlsbad Tract No. 94-09,
Carlsbad Ranch Unit 1, per Map No. 13357 filed SePtember 11. 1996. in the Office of the
County Recorder as file no. 1996-0463214 in the City of Carlsbad, County of San Diego, State of
APN: 21 1-022-18 Acres: 5.09 Proposed No. of LotsKJnits: NIA
GENERAL PLAN AND ZONING
Land Use Designation: O/PI (OfficePlanned Industrial)
Density Allowed: NIA
Existing Zone: 0-OP-M-0
Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning
Requirements)
Density Proposed: NIA
Proposed Zone: NIA
Zoning Land Use
Site 0-QP-M-Q Vacant
North 0-QP-M-Q GIA Facility
South 0-QR-M-Q Denso-Hawk project under construction
East 0-QP-M-Q Future development pads
West 0-S Agriculture (golf course planning area)
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 28
Public Facilities Fee Agreement, dated: July 17. 1997
ENVIRONMENTAL IMPACT ASSESSMENT
0 Negative Declaration, issued
Certified Environmental Impact Report, dated
Other, Prior Compliance with EIR 94-01 certified Januw 9. 1996
- e
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To_be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Natural Alternatives International Headauarters: SDP 97- 13/CDP 97-28
LOCAL FACILITY MANAGEMENT ZONE: 13 GENERAL PLAN: OPI
ZONING: 0-O/P-M-O
DEVELOPER’S NAME: Koll Real Estate Grouu
ADDRESS: 4275 Executive Square, Suite 240, San Diego, CA 92037
PHONE NO.: (760) 625-31 19 ASSESSOR’S PARCEL NO.: 21 1-022-18
QUANTITY OF LAND USELDEVELOPMENT (AC., SQ. FT., DU): 5.09 ac., 82,000 SQ. ft.
ESTIMATED COMPLETION DATE:
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
City Administrative Facilities:
Library:
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park: Demand in Acreage =
Drainage: Demand in CFS =
Demand in Square Footage =
Demand in Square Footage =
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADTs =
(Identify Trip Distribution on site plan)
Fire:
Open Space: Acreage Provided =
Schools:
(Demands to be determined by staff>
Sewer: Demands in EDUs
Served by Fire Station No. =
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD =
N/A
N/A
28 EDU
$.40/ss. ft.
R
590
4
N/A
Non-res. school fee
28
6.160
The project is not proposing any dwelling units thereby not impacting the Growth
Management Dwelling unit allowance.
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.
-
APPLtCANT
List the names and addresses of all persons having a financial interest in the
application' Koll Real Estate Group, a Delaware Corporation
Richard Ortwein 4343 Von Karman Newport Beach, CA
James Watson 4343 Yon Karman Newport Beach, CA
Charles Abdi 4275 Executive Square #240 La Jolla, C
Anthony Badeaux 4275 Executive Square #240 La Jolla, C
OWNER
List the names and addresses of all persons having any ownership interest in the
.property involved* Carltas Company, a California Corporation
5600 Avenida Encinas, #lo0 Car lsbad, C Paul Ecke, Jr,
Paul Ecke, 311 5600 Avenida Encinas, #lo0 mrlsbad, C
Lizbeth A. Ecke 5600 Avenida Encinas, #lo0 Carlsbad, C
Sara Ecke Hay 5600 Avenida Encinas, #lo0 Carlsbad, C
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 corporatibn or owning any partnership interest in the partnership.
Richard Ortwein 4343 VOn Karman Newport Beach, CA
James Watson 4343 Yon Karman Newport Beach, .CA
Charles Abdi 4275 Executive Square, 1240 La Jolla
If any person identified pursuant to (1) or (2) above is a non-profit organization or a
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. - Carlsbad. CA 92009-7 576 - (67 9) 438-11 61 FAX (61 9) 438-0894 @
5. Have you had more-sn $250 worth of business transa-rf with any member of
City staff, Boards, L fiithin the past twelve (1 2) months? . 0 Yes No If yes, please indicate person(s):
.missions, Committees and/or Cout.-
Person is defined as ’Any insviduat, 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 a unit.”
NOTE: Attach additional sheets if necessary.
1-1 k1-i
Y Christopher C. Calkins- President Charles AMi- Senior Vice
Print or type name of owner Print or type name of applicant
Disclosure Statement 10/96 Page 2 of 2