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HomeMy WebLinkAbout1999-01-20; Planning Commission; ; SDP 90-05D|CDP 98-34 - COSTCO WHOLESALE HVAC ROOF UNITSThe City of Carlsbad Planning Department Item No.' P.C. AGENDA OF: January 20, 1999 Application complete date: May 15, 1998 (+ 90 day extension) Project Planner: Don Neu Project Engineer: Clyde Wickham SUBJECT: SDP 90-05fDVCDP 98-34 - COSTCO WHOLESALE HVAC ROOF UNITS - Request for a recommendation of approval for a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Site Development Plan Amendment and Coastal Development Permit to allow the installation of 12 air conditioning units with equipment screens on the roof of the Costco Store building located at 951 Palomar Airport Road in the Coastal Zone and Local Facilities Management Zone 5. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4453, 4454, and 4455, RECOMMENDING APPROVAL of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Site Development Plan Amendment (SDP 90-05(D)) and Coastal Development Permit (CDP 98-34), based on the findings and subject to the conditions contained therein. II.INTRODUCTION These applications propose the placement of 12 air conditioning units with equipment screens on the roof of the existing Costco Store building. The store presently has no air conditioning. A condition of the May 21, 1991 approval of the original project prohibited roof equipment other than skylights to mitigate any aesthetic impacts that development on the site could create. Staff has evaluated the proposal and is recommending that based on the location and size of the equipment in addition to the color and materials for the proposed equipment screens no significant aesthetic impact will be created by this proposal. The following three actions are necessary: 1) Revise the prior environmental document and mitigation monitoring and reporting program; 2) amend an existing condition of the original Site Development Plan; and 3) approve a Coastal Development Permit. The project is subject to the Carlsbad Ranch Overlay Zone Urgency Ordinance which requires that the City Council have final review and approval of all commercial projects that would otherwise have received final approval from the Planning Commission around the LEGOLAND/Carlsbad Ranch Specific Plan Area. Therefore, the Planning Commission is being requested to make a recommendation of approval on the project to the City Council. SDP 90-05(D)/CDP 98-34 - COSTCO WHOLESALE HVAC ROOF UNITS January 20,1998 Page 2 III. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting that the Planning Commission recommend approval of a site development plan amendment and a coastal development permit that would allow the installation of 12 air conditioning units with equipment screens on the roof of the Costco Store building located at 951 Palomar Airport Road. No other building or site modifications are proposed. The air conditioning units are approximately 10 feet long, 7 feet wide and 4 feet 8 inches high. The units would be placed in twelve separate location across the roof. The proposed equipment screen would be attached to and angle down away from the air conditioning units. The screen will be made of ABS and include an EIFS (dryvit) finish that will be textured and colored to blend in with the rooftop and the existing building parapet. The Costco (Price Club) project was originally approved by the City Council on May 21, 1991. A Conditional (Mitigated) Negative Declaration was the environmental determination approved for the project. Included were several mitigation measures dealing with potential aesthetic impacts that development on the site could create. One of these approved mitigation measures is as follows: "No roof equipment other than skylights shall be permitted as is shown on the project plans because of the difficulty in screening equipment from residences to the south and from view of travelers on Palomar Airport Road." This mitigation measure was approved as a condition of approval for the Conditional (Mitigated) Negative Declaration and the Site Development Plan. The proposal, therefore, includes replacing the above referenced condition with the proposed new mitigation measure which addresses the proposed roof equipment screens. Today the landscaped berm along the site's Palomar Airport Road frontage screens the majority of views to the site from persons in vehicles using Palomar Airport Road. The proposed roof equipment screening design will screen any remaining view of the proposed roof equipment that may be seen from persons using Palomar Airport Road. Residential units south of the Costco Store will still have views to the rooftop as will development north of Palomar Airport Road because of the topography of this area. The proposed roof equipment screens will utilize materials to simulate the material and color of the building so as to blend in with the project design as much as possible thereby mitigating any potential aesthetic impact of placing equipment on the roof of the Costco building. General Plan, Zoning & Existing Land Use for the Site and Adjacent Property The General Plan Land Use Designation for the site is Regional Commercial (R) which is established for commercial centers which draw customers from outside the City and also generate interregional traffic. The zoning designation for the site is General Commercial, Qualified Development Overlay Zone (C-2-Q). The existing land use is permitted by the general plan and zoning designations for the site. The qualified development overlay zone requires the approval of a site development plan which is proposed to be amended. The following table lists the general plan, zoning and existing land use for the site and adjacent properties: SDP 90-05(D)/CDP 98-34 - COSTCO WHOLESALE HVAC ROOF UNITS January 20, 1998 Page 3 Site North South East West General Plan R OS OS PI T-R, G & T-R/O Zoning C-2-Q OS OS L-C C-T-Q, R-A-10,000 & R-P Existing Land Use Costco Store & Gas Station Agriculture Native Vegetation Undeveloped Carls Jr., Caltrans Facility, Offices, Future Daycare Center R (Regional Commercial), OS (Open Space), PI (Planned Industrial), T-R (Travel/Recreation Commercial), G (Governmental Facilities), 0 (Office), C-2 (General Commercial), L-C (Limited Control), C-T (Commercial -Tourist), R-A (Residential Agricultural), R-P (Residential Professional), Q (Qualified Development Overlay Zone) 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. Regional Commercial (R) General Plan Land Use Designation; B. General Commercial, Qualified Development Overlay Zone (C-2-Q); C. Site Development Plan findings required by the Qualified Development Overlay Zone - Carlsbad Municipal Code, Chapter 21.06, Section 21.06.020; D. Comprehensive Land Use Plan for McClellan-Palomar Airport; E. Mello II Segment of the Local Coastal Program and the Coastal Resource Protection Overlay Zone - Carlsbad Municipal Code, Chapter 21.203; F. Carlsbad Ranch Overlay Zone Urgency Ordinance (Urgency Ordinance No. NS-424); and G. Growth Management Ordinance (Local Facilities Management Plan Zone 5). IV. ANALYSIS The recommendation for 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. SDP 90-05(D)/CDP 98-34 - COSTCO WHOLESALE HVAC ROOF UNITS January 20,1998 Page 4 A. General Plan The proposed project is consistent with the applicable goals, objectives and policies of the General Plan. The proposed screening of the roof equipment will result in the project site remaining aesthetically pleasing as specified in General Plan Land Use Element Overall Land Use Pattern Objective C.I. No change in land use is proposed and the existing land use is consistent with the Regional Commercial (R) Land Use Designation. B. Zoning The project site is zoned C-2-Q (General Commercial, Qualified Development Overlay Zone). The proposed roof equipment is customarily associated with the type of regional retail operation existing on the site. The base building height for the C-2 zone is 35 feet and allowed height protrusions must not exceed a height of 45 feet. Additional building height is" permitted to 45 feet with architectural features to a height of 55 feet through the approval of a site development plan and the compliance with additional development standards. The existing building parapet height is 30 feet. The proposed roof equipment will reach varying heights because of the slope of the roof. The maximum height of the proposed roof equipment is 31 feet 9 inches in the center of the roof, well below the maximum permitted height of 45 feet and also below the 35 foot building height. C. Site Development Plan Findings Required By The O-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 any use proposed on the site. As previously addressed, a site development plan which contains a condition of approval prohibiting roof equipment has been approved for the site. The four required findings with justification for each are contained in the Planning Commission Resolution for the site development plan amendment. This section summarizes the necessary findings and support for each. The requested use is properly related to the site, surroundings and environmental setting as the project design complies with the requirements of the General Commercial (C-2) Zone. The height of the proposed roof equipment and equipment screens will be less than the 35 foot base building height for the zone. The proposed roof equipment will not be detrimental to existing uses or to uses specifically permitted in the area or adversely impact the site or surroundings as adequate screening is proposed to blend in with the project design and avoid creating potential aesthetic impacts. The site is adequate in size and shape to accommodate the use as no grade level site alterations are proposed. All features necessary to adjust the requested use to existing or permitted future uses will be provided. The landscaped berm along the site's Palomar Airport Road frontage will screen the majority of the roof from view of persons traveling on that roadway. The proposed equipment screens will further obstruct views of the roof equipment in combination with the existing building parapet. The project will not cause the generation of additional traffic thereby not impacting the street system serving the site. SDP 90-05(D)/CDP 98-34 - COSTCO WHOLESALE HVAC ROOF UNITS January 20, 1998 PageS D. 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 within the 60 CNEL noise contour for the airport. The property is approximately 7,500 feet (1.4) miles west of the airport. The airport land use plan identifies the primary use of the site as being compatible with the noise levels for the site. The proposed roof equipment is customarily associated with commercial land uses and will not have any impacts on aircraft operations. E. Mello II Segment Of the Local Coastal Program And The Coastal Resource Protection Overlay Zone As presently developed, the existing use complies with the relevant policies of the Mello II Segment of the Local Coastal Program (LCP) and the Coastal Resource Protection Overlay Zone (CMC Section 21.06.020). Installation of roof equipment and equipment screens will not impact any coastal resources and therefore no coastal permit issues exist. F. Carlsbad Ranch Overlay Zone Urgency Ordinance The Carlsbad Ranch Overlay Zone Urgency Ordinance applies to an area generally bordered by Cannon Road on the north, Poinsettia Lane on the south, Hidden Valley Road and Aviara Parkway on the east, and Carlsbad Boulevard on the west. The urgency ordinance contains no additional development or design standards. The effect of the urgency ordinance is to require commercial projects subject to Planning Commission review to undergo City Council review and approval. In compliance with the urgency ordinance the Planning Commission will be making a recommendation to the City Council on the project instead of taking the final action as would be the case in the absence of the ordinance. G. Growth Management Ordinance (LFMP - Zone 5) The proposed project is located within Local Facilities Management Zone 5. The installation of roof equipment and equipment screens does not impact any of the growth management performance standards therefore an analysis of each growth management facility is not necessary. V. ENVIRONMENTAL REVIEW The initial study (EIA-Part II) prepared in conjunction with this project determined that potentially significant aesthetic impacts could be created by the placement of equipment on the roof of the building. The previous environmental documents approved with the original development project included mitigation measures to prevent potential aesthetic impacts such as prohibiting roof equipment. Today the landscaped berm along the site's Palomar Airport Road frontage screens the majority of views to the site from persons in vehicles using Palomar Airport Road. The proposed roof screening design will screen any view of the roof equipment that may remain from Palomar Airport Road. Residential units south of the Costco store will still have SDP 90-05(D)/CDP 98-34 - COSTCO WHOLESALE HVAC ROOF UNITS January 20, 1998 Page 6 views to the rooftop as will development north of Palomar Airport Road because of the topography of this area. The proposed roof equipment screens will utilize materials to simulate the material and color of the building. This will blend the equipment screens in with the project design as much as possible thereby mitigating any potential aesthetic impact. The proposed mitigation measure addresses the design, material, and color of the proposed equipment screens. The project design incorporates the required mitigation measure and as a result staff has determined that no potential aesthetic impact will be created. A Mitigated Negative Declaration was issued by the Planning Director on December 4, 1998 and noticed for a 20 day public review period. No comments have been received. ATTACHMENTS: 1. Planning Commission Resolution No. 4453 (Mitigated Negative Declaration) 2. Planning Commission Resolution No. 4454 (SDP) 3. Planning Commission Resolution No. 4455 (CDP) 4. Location Map 5. Background Data Sheet 6. Disclosure Statement 7. Reduced Exhibits 8. Exhibits "A" - "M", dated January 20, 1999 ND:eh:mh COSTCO WHOLESALE SDP 90-05(D)/CDP 98-34 BACKGROUND DATA SHEET CASE NO: SDP 90-05 rPVCDP 98-34 CASE NAME: Costco Wholesale HVAC Roof Units APPLICANT: Mulvannv Partnership REQUEST AND LOCATION: The installation of 12 air conditioning units with equipment screens on the roof of the Costco Store building located at 951 Palomar Airport Road. LEGAL DESCRIPTION: Parcel 2 of Parcel Map 17542 in the City of Carlsbad. County of San Diego. State of California, filed in the Office of the County Recorder of San Diego County June 27. 1995. APN: 211-040-36 Acres: 14.80 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Land Use Designation: R (Regional Commercial) Density Allowed: N/A Density Proposed: N/A Existing Zone: C-2-Q Proposed Zone: N/A Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site C-2-Q Costco Store & gas station North OS Agriculture South OS Native Vegetation East L-C Undeveloped West C-T-Q, R-A-10,000 & Carls Jr., Caltrans Facility, R-P offices, future daycare center PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): N/A Public Facilities Fee Agreement, dated: N/A ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated. 2? Other, Mitigated Negative Declaration f... City of Carlsbad Planning Department 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. APPLICANT List the names and addresses of all persons having a financial interest in the application. 2. 3. OWNER List the names and addresses of all persons having any ownership interest in the property 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. 4. 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 92009-1576 - (619) 438-1161 • FAX (619) 436-0894 MPR 19 '98 14=31 PAGE. 04 5. Have you had jre than S250 worth of business tr .acted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes No If yes, please indicate person(s);. 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 a unit." . NOTE: Attach additional sheets if necessary. / Assistant Secretary 0 Signature of applicant/date Print or type name of owner Print or type/name of applicant Disclosure Statement 10/96 MflR 19 '98 14:31 Page 2 of 2 j PAGE.05 •o CD O)O) o in COO OOJ O)z> C35 -a T3QJ ID Q in in^-«oi•sren oCJ ena CJ niiiimiiiimJmiiiijQiiiiiiiff] NOTE: NOCHANOES TO EXISTINS Existing Site Plan Project Data eosTcc WOLESALE mUKEPKVC ISSAOJAH, HH. mxn wrAUMMtAKPOKTiiCMLSBAD.CA 13O01 ZONMS. SnCAKA. exivr. TIKE cow*. »-t ex»T. ZONE . caa UAtOUM. R T0TAI. B BHUXWMTA, BWJ3M9 MCA B8JM ftf . PAMCMC PATAi S) ^vao1 STALLS MO STALLS M« STALLS II STALLS DOa.l EMft-nN* PLAOK FLjAMPARTIAL eNLAMam EX»TM> noon PUWCX1»TIH» rUXX PLAN DM.1 B-CVATION* DO4J MOOP PUAMDI74JH PAKTIA1. 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