HomeMy WebLinkAboutCUP 172B; Airport Parking Areas; Conditional Use Permit (CUP) (2)JOHN L. SNYDER
DIRECTOR
k
County of San Diego
DEPARTMENT OF PUBLIC WORKS
5555 OVERLAND AVE, SAN DIEGO, CALIFORNIA 92123-1295
(858) 694-2233 FAX: (858) 268-0461 Web Site: sdcdpw.org
March 4,2004
Cynthia Haas
Economic Development Manager
City of Carlsbad
163 5 Faraday Avenue
Carlsbad, CA 92008
Dear Ms. Haas,
MCCLELLAN-PALOMAR AIRPORT - PROPOSED PARKING LOTS
Per our February 5,2004 conference call the attached paper responds to questions you posed.
We are now prepared to request an amendment to the CUP-172 by the Planning Commission of
the City of Carlsbad and proceed through the Land Use Review application process. This
approval will help us achieve our goals to reorganize, modernize and implement safety and
security measures for the McClelldd-Palomar Airport facility. , V&
Thank you very much for your continued support of the Airport. Please contact me at 858-874-
4098 or Pete Drinkwater at 619-956-4839 if you have additional questions or concerns.
S incxl y ,
ATT, Deputy Director
Departmen of Phlic Works 9’
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Attachments
cc: Pete Drinkwater, MS: S 1 19
Kids 0 The Environment Safe and Livable Communities
DATE: March 3,2004
TO: Cynthia Haas, City of Carlsbad
FROM: Peter Drinkwater, Airports Director, Department of Public Works
SUBJECT: MCCLELLANPALOMAR AIRPORT - PROPOSED PARKIN’G LOTS
The County of San Diego (County) owns Parcel Nos. 29-30-31 (see Attachment A) as
shown on the Land Use Plan attached as Figure 7 to Specific Plan No. 18 1 approved by the City
of Carlsbad (City) for the Carlsbad Airport Centre (Centre). The parcels are located immediately
to the southwest of the McClellan-Palomar Airport (Airport), which is owned and operated by
the County. The County has proposed that the parcels be developed to provide parking for the
Centre and Airport. In response to the County’s proposal, the City has requested that the County
address: 1) Whether or not Conditional Use Permit-172 (CUP-172) issued by the City needs to
be amended to allow for additional Airport parking; 2) The applicability of Specific Plan 181 to
the proposed parking lots; 3) Whether or not a vote of the residents of the City is required to
authorize the project; 4) The applicability of a 2001 parking study to the project; and, 5) If
Faraday Avenue/trash transfer station relates to the project.
CONCLUSIONS
1. Amendment of CUP-172: The use of Airport land for parking automobiles is a
permitted use. The expansion of airport facilities, however, requires an amendment of the
permit. In accordance with Title 21 of the Carlsbad Municipal Code, CUP- 172 may be amended
by the Planning Commission of the City of Carlsbad (Planning Commission). The County is
prepared to apply for Planning Commission approval of an amendment to CUP-172 to allow for
the development of parking facilities on the parcels.
2. SDecific Plan No. 181: The parcels are located in Phase 2 of the Specific Plan.
The Specific Plan provides that Phase 2 is designated for industrial, business, professional and
retail uses supporting the Centre. Parcel 32 within Phase 2 is already developed as a parking lot.
The development of additional parking facilities that may be used by patrons of the Centre
clearly supports businesses within the Centre and is consistent with existing uses of parcels in the
Centre. There is no requirement in the Specific Plan that parlung within the Centre be used
solely by businesses in the Centre. The proposed development of the parcels for use as Airport
and Centre parking is consistent with the Specific Plan.
3. Vote of Carlsbad Residents: Section 21.53.015 of the Carlsbad Municipal Code
requires a majority vote of the electorate of the City to approve airport expansion when a
legislative enactment on the part of the City Council is required to authorize such action. No
legislative enactment on the part of the City Council is required to authorize the development of
the parcels for parking by Airport and Centre users. Whether or not the proposed action
constitutes an expansion of Airport facilities, a vote of the City’s electorate is not required
because no legislative action is required from the City Council for the project to proceed.
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SUBJECT: MCCLELLANPALOMAR AIRPORT - PROPOSED PARKING LOTS
4. 2001 Parking Lot Study: The parking lot study addressed concerns raised by the
Federal Aviation Administration (FAA) regarding parking near the air traffic control tower. The
study did not address the relocation of existing Airport parking to the parcels, and is not directly
applicable to the proposed action.
5. Faraday Avenue/Trash Transfer Station: The proposed use of the parcels for
Airport and Centre parking is not directly related to the granting of easements to construct
Fadaray Avenue or the continued use of the trash transfer station at the El Camino Real site.
BACKGROUND
There are many exciting improvements planned at the Airport, which will greatly
enhance the facility for both residents and visitors to Carlsbad. One such project is the proposed
relocation of an estimated 600 parking spaces from the "upper deck", many near the control
tower, to the parcels. Auto parking areas currently serving companies at the Airport such as Jet
Source Inc., Magellan Aviation, Western Flight, and Civic Helicopters will be supported by this
project. The parking lots will also be open to businesses located in the Centre.
The subject parcels were purchased and transferred to the County Department of Public
Works, Airports Division, effective November 1, 2003 pursuant to a Memorandum of
Understanding-Purchase Agreement with the County Department of Public Works, Inactive
Waste Site Management (IWSM). The parcels at issue, are Parcel 212-093-06 (2.06 acres);
Parcel 212-093-07 (2.19 acres); and Parcel 212-093-08 (5.65 acres). The total acreage of 9.90
acres is subject to a 2.16 acre easement to IWSM. As a result, the net usable portion of the
parcels is 7.74 acres. The County has proposed that the 7.74 useable acres be developed as
parking for the Airport and Centre.
The Parcels are subject to Specific Plan 181, the City of Carlsbad Municipal Code and
the Declaration of Covenants, Conditions and Restrictions far Carlsbad Airport Centre recorded
on September 12, 1986, as Instrument No. 86.4011456, in the Official Records of San Diego
County, California (CC&Rs). Each of these documents places restrictions on the development of
the parcels for parking purposes. The County intends to develop the parcels for parking in a
manner consistent with the Specific Plan, Carlsbad Municipal Code and CC&Rs. The County
plans on working closely with the City to ensure compliance with the City's requirements.
The development of the parcels for automobile parking will enable the Airport to re-
organize and modernize. ' The relocation of existing parking to the parcels will allow for much
needed aircraft maneuverability areas and provide a safer environment for everyone by reducing
vehicle and pedestrian access to areas where aircraft currently maneuver. Existing airport
administration, airline passenger and restaurant facilities may also be relocated in areas formerly
used for auto parking with more modern facilities that can better accommodate the traveling
public. All of these modernizationshmprovements are in accordance with allowed uses identified
in CUP- 172.
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’ SUBJECT: MCCLELLANEALOMAR AIRPORT -PROPOSED PARKING LOTS
ANALYSIS
1. Amendment of CUP-172: By Resolution No. 1699 (Resolution) adopted by the
Planning Commission on September 24, 1980, CUP-172 was approved subject to certain
conditions. Section 8 of the Resolution provides that “[alpproval of any uses not specifically
listed in Table 1 and/or expansion of the airport facility shall require an amendment to the
Conditional Use Permit.” Section 1.a. of Table 1 of the Resolution identifies the development of
“[a]utomobile parking lots and structures” as a permissible use of Airport land.
The County has proposed that existing automobile parking at the Airport be relocated to
the parcels. Assuming the relocation of existing parking to the parcels is an expansion of
facilities at the Airport, Section 8 of the Resolution would require that CUP-172 be amended to
allow for the expanded use. In accordance with Section 2 1 SO, et sec., of the Carlsbad Municipal
Code, the Planning Commission is responsible for adopting Conditional Use Permits. Since
CUP-172 was approved by the Planning Commission pursuant to the Carlsbad Municipal Code,
it may be amended by the Planning Commission.
While the County does not believe that the proposed relocation of parking is an
expansion of use requiring an amendment of CUP-172, the County plans on applying to the
Planning Commission for amendment of the permit anyway. This will allow for more
community input regarding the County’s proposal.
2. SDecific Plan No. 181: The subject parcels are located within Phase 2 of the
Centre and are subject to Specific Plan 181 approved by the City. Phase 2 of the Specific Plan,
which is also sometimes referred to as Area 2, “is designated for industrial support uses, business
and professional uses, and certain retail uses supporting the business park.” Parcel 32 located
within Phase 2 of the Centre has been developed as a parking lot in accordance with the Specific
Plan. The County is proposing that parcels 29-30-31 be developed in a manner similar to Parcel
32 for parking purposes for the Airport and Centre.
Parcels within Phase 2 can and have been developed for automobile parking in support of
business uses within the Centre. There is no requirement in the Specific Plan that these parking
facilities be used solely by businesses cited in the Centre. There is, accordingly, no reason why
the parcels cannot be developed for automobile parking for the Airport and Centre. Sharing of
parking space with the Centre would be mutually beneficial. The Airport and Centre will benefit
by having more parking space available for their patrons. Moreover, the County will develop
the parcels in a manner consistent with the parking lot already constructed on Parcel 32 so that
there is continuity between the parking facilities with the Centre.
The assessors parcel nos. for the subject parcels are 212-093-06, 212-093-07, and 212-
093-08. Parcel 212-093-08 is a triangular shaped lot measuring approximately 170,000 square
feet excluding the landfill basin. It is estimated that this lot may have a capacity for 300
vehicles. Both Parcel 2 12-093-07 and 212-093-06 measure approximately 80,000 square feet
each and it is estimated that parking capacity may be 250 and 300, respectively, depending on
the design constraints of the area. Access to this lower level parking lot will be through Palomar
Airport Road and Owens Avenue and road extensions may also connect the parking area with the
uphill existing internal access road.
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.SUBJECT: MCCLELLANBALOMAR AIRPORT - PROPOSED PARKING LOTS
3. Vote of Carlsbad Residents: Carlsbad Municipal Code Section 21 S3.015
provides that any action requiring legislative approval from the City Council to authorize airport
expansion withm the City must also be approved by a majority vote of the City’s electorate. The
proposed relocation of parlung to the parcels does not require any legislative action on the part of
the City Council. MUP-172 may be amended by the Planning Commission without a vote of the
City Council. There is no need to amend the Specific Plan for the project. In sum, even if the
proposed relocation of parking to the parcels is considered an Airport expansion, it does not
trigger the voting requirement of Section 21.53.015 because no legislative action is required
fi-om the City Council to approve the project.
4. 2001 Parking, Lot Study: Following the terrorist attacks on the World Trade
Centre complex on September 11, 2001, the Federal Aviation Administration (FAA) began
reviewing safety issues at airport facilities around the country. The FAA requested that the
County eliminate parking within 300 feet in fiont of the Airport terminal and control tower. In
order to address the potential loss of parking, the County completed a parking study in 2001 that
is commonly referred to as the 2001 Parking Lot Study. The study was completed before the
parcels were proposed to be used for parking and did not address the relocation of Airport
parking from the “upper deck” to these parcels. The County has not completed a study to
address the relocation of Airport parking to the parcels.
5. Faraday Avenue/Trash Transfer Station: The Faraday Avenue and the trash
transfer station site is the subject of a Settlement Agreement between the City, County and Coast
Waste Management dated August 8, 1997. The proposed relocation of parking to the parcels is
unrelated to the Settlement Agreement and is not in any way connected with the activities that
are carried on at the trash transfer site. The County is, however, in the process of developing an
offer to dedicate the waste transfer site to the City in accordance with the terms of the Settlement
Agreement.
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LAND USE PLAN , .. . I
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McClellan-Palomar Airport Parking Issues
Lots 29,30 & 31
Airport Background . . .
US Government donated NAF Del Mar to County after WWII
County incurred Grant Assurance obligations to FAA by accepting airport
San Diego Freeway (1-5) constructed right thru Del Mar Airport in mid 1950’s
County obligated to re-site airport due to Grant Assurances to FAA
Airport built at present site in 1958, opened in 1959 as a General Aviation Airport
Runway extended to 4700’ x 150’ in 1962
County deposited trash in canyons leading up to aviation usable surfaces until 1986
County Solid Waste leveled and capped landfills as canyons filled up
Airport expanded over closed landfills as aviation activity & based aircrafl increased .
Airport Land Uses . Approximately 255 acres west of El Camino Real and north of Palomar Airport Road
9 . . 180 acres devoted to runway, parallel taxiway and safety areas
45 acres available for structures, ramp, aircraft tie-downs and auto parking
20 acres available for aircraft tie-downs and auto paking only (over sinking landfill)
Approximately 220 acres east of El Camino Real and north of Palomar Airport Road . Runway Protection Zone (RPZ) . 17 acres agt-icultural
9 . Heavily environmentally impacted
5 acres Waste Management Transfer Station
. Approximately 17 acres west of El Camino Real and south of Palomar Airport Road
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9 County Animal Shelter
Olympic Resort Hotel & Spa
. Approximately 10 acres south of airport north of Palomar Airport Road (Lots 29,30 & 31)
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Not aviation usable
Proposed automobile parking, 7.74 acres usable
Aviation Demand for Airport .
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One of 3 airports in San Diego County with a Precision Instrument Approach
Provides users the ability to arrive and depart in coastal fog & marine layer conditions
Only airport in County able to accommodate corporate all-weather aircraft when Lindbergh .
cannot accommodate
Only other commercial air service airport in County beside Lindbergh
9 United Express service to LAX
9 America West Express service to Phoenix
Gateway to technology businesses and recreation attractions in North County of San Diego
Alternative to congested surface street commutes to Lindbergh for North County air travelers
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ATTACHMENT B
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Physical Condition of Airport Facilities
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Present airport administratiodmaintenance facilities are 45 years old and totally inadequate
Present passenger terminal facilities are totally inadequate to properly support security
requirements and present passenger loads
Air Carriers reluctant/unwilling to invest in additional service until facilities improve
Terminal facilities operate under waiver to Transportation Security Administration (TSA)
requirements for passengerhaggage security screening pd will not be allowed to continue
indefinitely
Present terminal facilities make no provision for administrative spaces for TSA personnel
Present facilities inadequate to handle automobile rental/public transportation requirements
Present facilities inadequate to meet restroom requirements for airport customers and
employees
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Importance of Lots 29,30 & 31 .
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Access to automobile parking space is crucial to viability of commercial air service at
McClellan-Palomar Airport
Construction of a new terminal, County Administrative Facilities and a commercial air
carrier ramp would leave no auto parking space for airport customers and employees
Relocated parking will allow reduction of staff time currently used for monitoring and
guarding pedestrian and vehicular access to “no access” flight line areas
Creation of better aircraft parking and maneuvering area will improve safety/security
Automobile Parking Issues
Air charter operasons at Jet SourceMagellan Aviation have increased
Airport will eventually handle additional passengers with future regional jet service
increasing automobile parking demand
Demand for corporate hangars and general aviation tie-down spaces, with safe maneuvering
areas decreases aviation useable space for auto parking
Prior to 9/11/01, the Airport had 565 auto spaces available for commercial passengers and
business users, many near the control tower
After 9/11/01, security requirements decreased available auto spaces to 425 for these same
users
Upcoming security requirements will further restrict auto access inside the aviation operation
areas once again reducing auto parking
Plans to relocate the commercial carrier ramp and terminal will eliminate an additional 233
parking spaces
Reallocation of auto parking usage on Palomar Centre Airport leasehold will potentially
eliminate another 175 spaces
SAFETY AND SECURITY ISSUES
There are two main issues affecting safety and security. First, the ergonomic layout of the
Airport and secondly rules and regulations affecting aviation which we have to abide by,
obviously they are both interlinked. The Airports inadequate layout leads to problems providing
the appropriate levels of safety, security and customer service.
ATTACHMENT B
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Ergonomics (vehicles) - Airport Layout . Traffic congestion - Typical examples: . . . .
Vehicles have insufficient room to properly maneuver outside the terminal building
Vehicles approach to 20ft of terminal creating TSA security concerns due to potential
explosives in vehicles
Hourly occurrence - airport security guard spends great deal of time ensuring vehicles
remain attended while in front of terminal
Daily occurrence - during busy flight times, drop offlpick up lanes become blocked with
multiple cars creating safety concerns and delays for passengers (e.g. on 12/25/03, a
passenger was hit by car in drop offlpick up area)
Daily occurrence - drivers who are lost, end up being funneled up to the front of terminal
building, thereby creating traffic jams when they stop to get directions
Weekly occurrence - fuel delivery truck drivers who are lost park 20ft from the front of
the terminal building to ask directions. Latest occurrence: 2/18/04
. .
. Lack of parking spaces . .
' .
Daily occurrence - inadequate lunch-time parking to cope with airporthestaurant traffic
Daily occurrence - overflow vehicles park illegally in fire lanes, private leaseholds, and
block access to gates
Daily occurrence - Airport management and operations staff, firefighters and security
guards spend time daily trying to keep traffic in appropriate areas
Passengers who want to check-in luggage are often forced to drive to long-term parking
and carry luggage back - 1/2 mile
Long term parking lots (Located 112 mile fiom terminal) . . '
To alleviate numerous complaints, Airport spends $650 monthly to rent temporary
lighting for customers in this area
Unable to put in permanent lighting because of landfill constraints
Land needed to park airplanes and for safe maneuvering areas
Ergonomics (aircraft) - Airport Layout . . . .
Insufficient aviation space available to park and operate aircraft efficiently/safely
Insufficient space available for transient aircraft on airfield. Some aircraft have been
turned away because there was no space to park
With the new transient parking at the far west end, pilots walk % miles to the restaurant
along flight line, which creates FAA and TSA safety issues
Demands on aircraft parking becoming more intense as more small and corporate aircraft
want to use the airport for business and visits to the Carlsbad area
To access the restaurant from auto parking, customers must enter the Airport Operations
Area (AOA) and walk across operating taxi lane where moving aircraft and spinning
propellers are routinely operating in the same location as pedestrians/children/families
going to the restaurant
General public and aircraft do not mix. The general public does not know how to safely
behave around aircraft and are not aware of safety procedures at airports, (i.e. smoking
next to fuel farm and around aircraft)
FAA (sill Long), TSA (Jim O'Donnel) and CALTRANS (Dan Grargas) have all made
note of this situation and the serious safety risks it creates
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ATTACHMENT B
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. Arguments between pilots and other airport customers about parking occur monthly.
Staff time spent problem solving to mollify situation. . FAA and TSA requirements . Runway incursions are one of the prime FAA concerns. With parking lots so close to
access gates, it is possible for unauthorized vehicles to use the taxiways and runways.
The same applies to the general public, who has access to the airport through the
pedestrian gate to patronize commercial areas. Adequate positive control is aggravated
by the present situation.
FAA prefers that land designated for aircrafts, not be used as long term parking
TSA requires positive airport access control . Public access onto the AOA through the pedestrian gate requires: . Security (especially at Condition Orange) creating friction with general public.
Employment of a gate security guard - daily expenditure $2 17.50
Staff time investigating and problem solving incidents/complaints
Staff time spent monitoring stopping public entry into aviation “no access” areas .
9 Aircraft parking, - for the week ending February 22,2004 . Present aircraft parking will reach full capacity with four more aircraft, any additional
aircrafts will have to land and take off again as we have no usable space due to mixed use
of limited aviation property with autos.
ATTACHMENT B
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FARADAY AVENUE EXTENSION PROJECT
’ The County of San Diego,Airport Enterprise Fund (AEF) owns approximately 203 acres to
the east of the Airport and within the City of Carlsbad. This acreage is located on the east
side of El Camino Real and on the north side of Palomar Airport Road. . About 108 acres of the 203 acres have been identified as a potential conservation easement
area by a developer (Techbilt) planning to develop an industrial park immediately adjacent to
the east side of the 203 acres. . Bisecting the conservation easement (108 acres) area is the proposed location of the
extension of Faraday Avenue, which will be built by Techbilt as one of the conditions of the
industrial park building permit. . The County is obligated by a 1997 Settlement Agreement (DOC # 1997-0389855 filed 8-14-
97 with the County Recorder’s Office), Exhibit “C” to make an Irrevocable Offer to Dedicate
(IOD) to the City of Carlsbad an 84 foot wide Right of Way through the 203 acres for the
Faraday Avenue extension. The IOD is to be at no cost to the AEF; all costs shall be borne by
the County’s Inactive Waste Site Management Division of Public Works (successor to the
Solid Waste Division). .
9 Exhibit “C” states: “As a material part of the agreement to dedicate this Right of Way which
is owned by County Aqorts, that the other road improvements set out below will be funded
and installed to the benefit of County Airports property at no cost to County Airports, and
that in addition, Carlsbad will review and consider in good faith any application to develop
County Airport’s property that can be serviced by Faraday as dedicated under this
Agreement.
On Airport property south of the proposed Faraday Avenue extension and outside the
conservation easement, there is a developable area that County Airports believes could be
developed into industrial lots. These lots could contribute to the long-term County Airports
System revenue stream. . County Airports is now investigating the possibility of contributing AEF funds for
preliminary conceptual design exhibits supporting this possibility. The exhibits would
identify possible fbture lot locations, proposed utility runs, industrial park access to the
proposed Faraday Avenue extension, conceptual industrial park layout, as well as possible
environmental encumbrance and mitigation issues. The estimated cost for these preliminary
conceptual exhibits is $20,000. This is a time sensitive issue and the project is dependant
upon design and technical data contributed by the Techbilt development and Faraday Avenue
extension project. Waiting until after the Techbilt project is complete may render the
proposed industrial park concept cost prohibitive. . The FAA has given verbal approval to the project again this week (2-17-04) stating they
hope to grant formal approval of this project once they receive and review our request, along
with draft documents and proposed revised Airport Layout Plan.
ATTACHMENT C
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