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HomeMy WebLinkAbout2001-12-05; Planning Commission; ; CT 01-08|PUD 98-01A - NORTH POINTE WESTI r 9 The City of Garlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. (S) P.C. AGENDA OF: December 5, 2001 Application complete date: October 18, 2001 Project Planner: Michael Grim Project Engineer: Michael Shirey SUBJECT: CT G1-08/PUD 98-01(A) - NORTH POINTE WEST - Request for a Tentative Tract Map and Non-residential Planned Unit Development Amendment to allow the subdivision of 14.6 acres into eight (8) Non-residential Planned Unit Development lots and the constmction of one (1) industrial building on each lot, on property generally located north of Corte de la Pina, between Corte del Cedro and El Camino Real in Local Facilities Management Zone 5. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5094, ADOPTING the Negative Declaration issued by the Plaiming Director, and ADOPT Plaiming Commission Resolutions No. 5095 and 5096, APPROVING Tentative Tract Map CT 01-08 and Non-residential Planned Unit Development Permit Amendment PUD 98-01(A), based upon the findings and subject to the conditions contained therein. IL INTRODUCTION The proposal involves a Tentative Tract Map and Non-residential Planned Unit Development Amendment to allow the subdivision of 14.6 acres into eight (8) Non-residential Planned Unit Development lots and the constmction of one (1) industrial building on each lot. A Tentative Tract Map is required for the subdivision of land into over four parcels. A Non-residential Planned Unit Development Amendment is needed to create parcels that do not front directly onto a publicly dedicated street. The project meets all applicable regulations and staff has no issues with the proposal. III. PROJECT DESCRIPTION AND BACKGROUND Smith Consulting Architects is requesting approval of a Tentative Tract Map and Non-residential Planned Unit Development Amendment to allow the subdivision of 14.6 acres into eight Non- residential Planned Unit Development lots and the constmction of one industrial building on each lot on property located at the eastem terminus of Corte de la Pina. A Planned Industrial Permit Amendment, also included with the project, is ready for Planning Director approval subject to approval of the other discretionary permits. The project site is designated Plarmed Industrial (PI) in the General Plan Land Use Element and is zoned Planned Industrial (P-M). The property is located north of Corte de la Pina, between Corte del Cedro and El Camino Real, and is surrounded by industrial land uses. The property has been previously subdivided and graded in accordance with the Lincoln North Pointe industrial subdivision (CT 98-07/PUD 98-01/PIP 98-07); the site is located on a lower pad CT 01-08/PUD 98-01(A) - NORTH POINTE WEST December 5, 2001 Page 2 area east of the remainder of the subdivision. As part of the Lincoln North Pointe project, an access road was created along the westem edge of the graded pad leading from Corte de la Pina uphill to the development adjacent to El Camino Real. To the west of the access road is a surface drainage channel with vegetation. The Lincoln North Pointe industrial subdivision (also know as Legacy North Pointe) was approved on August 19, 1998 and involved the subdivision of 50.23 acres into 12 non-residential lots. The project included a Non-residential Planned Unit Development and Planned Industrial Permit to allow the creation of lots without direct access to a public street and the constmction of buildings on the industrial lots. Eight of the lots were located on the upper portion of the site, adjacent to El Camino Real. Three two-story office buildings have been constmcted on three of these upper lots. Four of the twelve lots were located on the lower portion of the site, along the westem boundary. The area covered by these four lots is the subject of this North Pointe West industrial subdivision project. The eight proposed Non-residential Planned Unit Development lots would range in size from 1.3 acres to 2.4 acres in size. All lots would contain an industrial building, surface parking, landscaping, and an outdoor employee eating area. The site would be covered by a reciprocal access easement, allowing vehicular and pedestrian circulation and parking access throughout the site. The existing North Pointe project is covered by an Owner's Association and CC&Rs to provide common area maintenance and the proposed subdivision would be a part of that Association. The proposed buildings would range in size from 13,300 square feet to 21,200 square feet and would contain office, research and development, and warehouse uses. The architecture would be of a similar style to the existing buildings within the North Pointe project and the buildings would measure 32 feet in height to the top ofthe roof parapet. The project site would take direct access off of Corte de la Pina and would also gain access from the two existing entrances to the North Pointe project off of El Camino Real. The project proposes balanced earthwork of 20,000 cubic yards cut and 20,000 cubic yards of fill. All facilities needed to serve the project are already in place or will be provided concurrent with constmction. The project includes Best Management Practices, such as fossil filters and vegetative swales, to address storm water quality in accordance with the National Pollutant Discharge Elimination System Permit requirements. No major soils, drainage, sewer or improvement issues are associated with the project. The North Pointe West project is subject to the following regulations: A. General Plan; B. Planned Industrial (P-M) Zone (Chapter 21.34 of the Zoning Ordinance); C. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); D. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance); E. Non-Residential Planned Development Ordinance (Chapter 21.47 of the Zoning Ordinance); F. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance); G. Zone 5 Local Facilities Management Plan. CT 01-08/PUD 98-01(A) Decembers, 2001 Page 3 NORTH POINTE WEST 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. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. A. General Plan The North Pointe West project is consistent with the applicable policies and programs of the General Plan. Particularly relevant to the residential development request are the Land Use, Circulation, Noise, Housing, and Public Safety elements. Table 1 below indicates how the project complies with these particular elements of the General Plan. TABLE 1 - GENERAL PLAN COMPLIANCE Element Use Classification, Goal, Objective or Program Proposed Use and Improvements Compliance Land Use Site is designated for planned industrial uses. Proposed project involves office, research and development and warehouse uses which are consistent with the Planned Industrial land use designation Yes Circulation Provide safe, adequate and attractively landscaped parking facilities. The project includes parking facilities that provide safe and adequate access and landscaping. Yes Noise Attempt to control noise primarily at its source. The project must comply with the City's construction noise ordinance and the noise performance standards ofthe P-M zone. Yes Housing Balance the number of local jobs created relative to the availability of housing affordable to the wages offered by those jobs. The project is conditioned to pay a non-residential housing linkage fee, if adopted by the City Council prior to issuance of building permits. Yes Public Safety Provision of emergency water systems and all-weather access roads. All necessary water mains, fire hydrants, and appurtenances must be installed prior to occupancy of any unit and all- weather access roads will be maintained throughout construction. Yes Given the above, the North Pointe West industrial project is consistent with the City's General Plan. CT 01-08/PUD 98-01(A) - NORTH POINTE WEST December 5, 2001 Page 4 B. Planned Industrial (P-M) Zone The North Pointe West project site is located within the Planned Industrial (P-M) zone and, therefore, subject to the provisions of Chapter 21.34 of the Zoning Ordinance. The proposed industrial development containing office, research and development, manufacturing and warehouse uses is consistent with those uses allowed within the P-M zone. Once constmcted and occupied, all uses would be subject to the performance standards of the P-M zone which regulate issues such as noise, odor, vibration, humidity and heat, air quality, and outdoor storage. The project's conformance with the development standards ofthe P-M zone is shown in Table 2 below. TABLE 2 - P-M ZONE COMPLIANCE Standard Proposed Conformance Building Height: Maximum of 35 feet. All buildings measure a maximum of 32 feet to the top of parapet. Yes Setbacks: All structures must be setback from a local street a minimum of 35 feet. All structures must be setback from the side and rear property lines by a minimum of 10 and 20 feet, respectively. The closest structure to a local street is 115 feet from Corte de la Pina. Given the Planned Development lot configu- ration, all structures are setback a minimum of 10 feet from one property line and 20 or more feet from all other property lines. Yes Lot Area: For standard industrial subdivisions, the minimum lot area is one acre. For Planned Developments, no minimum lot area is required. Despite the Planned Development proposal, all lots would be over one acre in area. Yes Lot Coverage: Maximum coverage of 50 percent. The proposed lot coverage ranges from 29.4 percent to 10 percent. Yes Employee Eating Areas: A minimum of 300 square feet for every 5,000 square feet of building area. All proposed buildings include an outdoor employee eating area equal to, or greater than 300 square feet per 5,000 square feet of building area. Yes Given the above, the proposed North Pointe West industrial project is consistent with the requirements of the Planned Industrial (P-M) zone. C. Subdivision Ordinance Since the North Pointe West project involves a subdivision of land, the proposal is subject to the regulafions of Title 20, the Subdivision Ordinance. Chapter 20.16 ofthe Subdivision Ordinance addresses the requirements for a major subdivision, that being a subdivision that creates more than four parcels. These requirements mostly deal with providing the drainage, sewerage and circulation dedications and improvements needed to serve the subdivision. There are also requirements conceming consistency with Title 21, the Zoning Ordinance, which is addressed in the other sections of this staff report. CT 01-08/PUD 98-01(A) December 5, 2001 Page 5 NORTH POINTE WEST The proposed North Pointe West industrial subdivision would provide all necessary facilities prior to, or concurrent with, constmction. The hydrology report, submitted by the applicant, indicates that all mnoff can be controlled on-site and conveyed into existing and proposed storm drain facilities. The project mnoff would then be conveyed to the existing drainage channel after being processed in accordance with the requirements of the National Pollutant Discharge Elimination System Permit (NPDES). The on-site sewer system would be connected with the existing system in Corte de la Pina. Water distribution would involve looped service from existing lines in the existing Legacy North Pointe project and Corte de la Pina. No standards variances are needed to approve the project. Given the above, the proposed subdivision would provide all necessary facilities and improvements without producing land title conflicts, therefore the project is consistent with the Subdivision Ordinance. D. Non-residential Planned Development Ordinance The proposed North Pointe West project involves the creation of industrial lots that do not front on publicly dedicated streets or thoroughfares and, therefore, the project is subject to the Non- residential Planned Development Ordinance, Chapter 21.47 ofthe Zoning Ordinance. The Non- residential Planned Development Ordinance does not contain any specific development standards. Rather, it refers to the standards contained in Title 20 (the Subdivision Ordinance) and the underlying zoning designation (i.e. Planned Industrial). Compliance of the project with the Subdivision Ordinance is discussed in Section C above and compliance with the Planned Industrial zoning designation is discussed in Section B above. Given the project's conformance with these ordinances, the project is consistent with the Non-residential Planned Development Ordinance, Chapter 21.47 of the Zoning Ordinance. E. Growth Management Ordinance The North Pointe West industrial project is not a residential project, therefore, many of the facilities regulated by the Growth Management Ordinance are not affected. Table 3 below details the project's conformance with the applicable Growth Management facility requirements. TABLE 3 - GROWTH MANAGEMENT COMPLIANCE Standard Impacts/Standards Compliance City Administration N/A N/A Library N/A N/A Waste Water Treatment 68 EDU Yes Parks N/A N/A Drainage PLDAC Yes Circulation 891 ADT Yes Fire Station # 5 Yes Open Space N/A N/A Schools Carlsbad Unified Yes Sewer Collection System 68 EDU Yes CT 01-08/PUD 98-01(A) - NORTH POINTE WEST Decembers, 2001 Page 6 TABLE 3 - GROWTH MANAGEMENT COMPLIANCE Standard Impacts/Standards Compliance Water 14,960 GPD Yes F. Zone 5 Local Facilities Management Plan The North Pointe West project site is located within the Local Facilities Management Zone 5. There are no special development conditions that apply to this non-residential project, except for the requirement for a 40 cents per square foot fee for the provision of park facilities. All public facilities needed to serve the development are already in place or will be provided prior to, or concurrent with, constmction. In addition, the project is conditioned to pay a Traffic Impact Fee as required for the proposed stmctures as well as conform to all current and future requirements of the Zone Plan. As is standard practice, a Public Facilities Fee will be collected for the new constmction at the time of building permit issuance. Given the above, the proposed North Pointe West project is consistent with the Zone 5 Local Facilities Management Plan. V. ENVIRONMENTAL REVIEW Earlier analysis of the North Pointe West project site has been conducted on previous occasions. The earliest analysis was the Master Environmental Impact Report for the 1994 General Plan Update (MEIR 93-01), which reviewed the potential impacts associated with buildout of the City's General Plan, including transportation and air quality impacts. The next environmental review document was the Mitigated Negative Declaration for the Lincoln North Pointe industrial subdivision (CT 98-07/PUD 98-01/PIP 98-07), which reviewed the potential impacts associated with the subdivision of 50.23 acres into 12 industrial lots and constmction of industrial buildings on those lots. The subject area was approved as four lots, with up to 124,475 square feet of office/research and development/warehouse uses. The maximum traffic generation allowed for these four lots was 891 average daily trips (ADT). The mitigation measures contained in the previous Mitigated Negative Declaration dealt with the replacement of impacted southem Maritime Chaparral and the removal of pampas grass from the existing drainage channel on the westem edge ofthe site. Since the site is already graded and the pampas grass has been removed from the drainage channel, these mitigation measures do not apply to the current proposal. The current proposal is very similar to that approved through the Lincoln North Pointe subdivision (CT 98-07/PUD 98-01/PIP 98-07). The graded area would remain the same with no encroachment into any adjacent slopes. The proposed pad height would remain within five feet of the existing graded pad height. The proposed buildings would contain office/research and development/warehouse uses and would total 146,800 square feet. While the total square footage of buildings would increase from the original approval, the total traffic generation would remain the same, with a maximum of 891 ADT. Based upon the environmental analysis, there will be no significant adverse environmental impact due to the proposed subdivision and development. Therefore, the Planning Director issued a Negative Declaration on November 5, 2001. No comments were received during the 20-day public notice period. CT 01-08/PUD 98-01 (A) - NORTH POINTE WEST December 5, 2001 Page 7 ATTACHMENTS: 1. Planning Commission Resolution No. 5094 2. Planning Commission Resolution No. 5095 3. Planning Commission Resolution No. 5096 4. Location Map 5. Disclosure Statement 6. Local Facilities Impact Assessment Form 7. Background Data Sheet 8. Exhibits "A" - "N", dated December 5, 2001 MG:mh SITE NORTH POINTE WEST CT 01-08/PUD 98-01 (A)/PIP 98-07(A) •FR'JM •:• K?.S ENGINEERING PHONE NO. : 619 296 5564 Mar. 04 2001 11:12PM P2 City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership mteresis on all applications which wil! require j discretionary action on rhe pan of the City Council or any appointed Board. Commission or Commmee. { The following information MUST be disclosed at the time of apphcation siibminal. \ou\- project cannoi be reviewed until this information is completed. Please print. Note: Person is defmed as "Any mdividual, finn, co-partncTship, joint venture, association, social club, fratemal organization, corporation, estate, trust, receiver, syndicate, in this and any other count>. cit>- and counry. cit\ mimicipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this doctiment; however, the legal name and canty of the applicanl and property- owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons havmg a financial interest in the application. If the applicanl includes a corporation or parmership. include the names, title, addresses of all individuals owning more lhan 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW If a publicIv-owned corporation, inciude the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person. Tiile_ See Attachment Address. Corp/Part Carltas Ccmpany Titte CA limited partnership Address 5600 Avenida Encinas Ste. 100 Carlsbad, CA 92008 OWNER (Not die owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the namre of the legal ownership (i.e. parmership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of rhe shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person. Title_ See Attachment Address. Corp/Tan Carltas Company Jitle CA limited partnership . Addrg.ss 5600 Avenida Encinas Ste. 100 Carlsbad, CA 92008 1 635 Faraday Avenue - Carlsbad. CA 92003-7314 . (760) 602-4600 - PAX (760) 602-8559 @ :p,:,r^ .:. K&S ENGINEERING ^ PHONE ND. : 619 296 5564 3. -N'O.N-PROnT ORGANIZATION OR TRUST Mar. 04 2001 11;12PM P3 If any person identified pursuant to (1) or (2) above is a nonprofit orgamrranor. or a trus:. i;<-. -.-x- names and addresses of A>rv' person ser-'ing as an officer or director of ihe non-profn organization or as tmstee or beneficiary of the. Non Profit/Trust N/A Non ProfitTrust Title ^_ Title N/A Address Address Have you had more than S250 worth of business transacted with any member of Cit> staff Boards. Commissions, Comminees and/or Council withm the past twelve (12) months'* I I Yes No If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. I cenify that all the above information is true and correct to the best of my knowledge. Signature of owner/date Signature of applicant/date Print or type name of owner Print or type name of applicanl Carltas Conpany, a CA limited partnership by: Cay^ltas Management Conpany, a CA corporation, general partner ler/aMfticant's agent if applicable/date 2r(C. J^lkins, President owner/applicant's agem esident H:A;3MIN\C0UNT£R\C3ISCL0SURE STATEMENT 5/98 Page 2 of 2 City of Carlsbad Planning Department Disclosure Statement ATTACHMENT 1) Applicant a) Individuals owning more than 10%: i) Paul Ecke, Jr. - limited partner P.O. Box 230488 Encinitas, CA 92023-0488 ii) Paul Ecke, III - limited partner P.O. Box 230488 Encinitas, CA 92023-0488 iii) Lizbeth A. Ecke - limited partner P.O. Box 234293 Leucadia, CA 92023-4293 iv) Sara Ecke May - limited partner 6 Elm Ridge Lane Greensboro, NC 27408 2) Owner a) Individuals owning more than 10%: i) Paul Ecke, Jr. - limited partner P.O. Box 230488 Encinitas, CA 92023-0488 ii) Paul Ecke, III - limited partner P.O. Box 230488 Encinitas, CA 92023-0488 iii) Lizbeth A. Ecke - limited partner P.O. Box 234293 Leucadia, CA 92023-4293 iv) Sara Ecke May - limited partner 6 Elm Ridge Lane Greensboro, NC 27408 S:UIM\MEMOS\MISC\City of Carlsbad Planning Department Disclosure Stmt Attachment.doc 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: North Pointe West - CT 01-08/PUD 98-01 (A) LOCAL FACILITY MANAGEMENT ZONE: 5 GENERAL PLAN: PL ZONING: P-M DEVELOPER'S NAME: Smith Consulting Architects ADDRESS: 12220 El Camino Real. Suite 200. San Diego CA 92130 PHONE NO.: (858) 793-4777 ASSESSOR'S PARCEL NO.: 213-100-09.-10.-11.-12 QUANTITY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 14.6 acres ESTIMATED COMPLETION DATE: November. 2003 n/a n/a 68 EDUs n/a 891 ADT A. City Administrative Facilities: Demand in Square Footage = B. Library: Demand in Square Footage = C. Wastewater Treatment Capacity (Calculate with J. Sewer) D. Park: Demand in Acreage = E. Drainage: Identify Drainage Basin = PLDA C (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. H. Open Space: Acreage Provided = I. Schools: (Demands to be determined by staff) n/a J. Sewer: Demands in EDU (Identify tmnk line(s) impacted on site plan) K. Water: Demand in GPD = 14.960 GPD #5 n/a Carlsbad Unified 68 EDU BACKGROUND DATA SHEET CASE NO: CT 01-08/PUD 98-01 (A) CASE NAME: North Pointe West APPLICANT: Smith Consulting Architects REQUEST AND LOCATION: Subdivision of 14.6 acres into eight (8) Non-residential Planned Unit Development lots and constmction of one (1) industrial building on each ofthe lots on propertv generally located at the eastem terminus of Corte de la Pina, west of El Camino Real LEGAL DESCRIPTION: Lots 9 through 12 of Carisbad Tract No. 98-07. according to Map No. 13716, filed in the Office of the County Recorder on December 31. 1998, in the City of Carlsbad. County of San Diego, State of Califomia APN: 213-100-09. -10. -11. -12 Acres: 14.6 Proposed No. of Lots/Units: 8 GENERAL PLAN AND ZONING Land Use Designation: Planned Industrial Density Allowed: n/a Density Proposed: n/a Existing Zone: P-M Proposed Zone: P-M Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site P-M PI Vacant North P-M PI Industrial South P-M PI Industrial East P-M PI Industrial West P-M PI Industrial PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 68 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued November 1, 2001 I I Certified Environmental Impact Report, dated_ I I Other,