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HomeMy WebLinkAboutPIP 00-05; Carlsbad Airport Center Lot 23; Planned Industrial Permit (PIP) (15)MEMORANDUM October 26,2000 TO: PLANNING MANAGEMENT TEAM FROM: Associate Planner CONFLICTING NOISE CONTOUR INFORMATION IN THE CLUP This is a topic briefly discussed at last week's planning management meeting. I request it be fully discussed at your October 31 meeting. At issue is conflicting information in the McClellan-Palomar Airport CLUP regarding a noise contour location. The conflict surfaced as part of a preliminary review of two vacant industrial lots on Dryden Place just west of the airport and within the Carlsbad Airport Centre. The prelim review, submitted by Callaway Golf, proposed two industrial shell buildings. The lots are part of CT 81 -46, which recorded in 1985 and developed by 1989, prior to the 1994 adoption of the current CLUP. The CLUP noise contour map shows the lots either entirely or mostly within the 75 CNEL contour; conversely, the CLUP text clearly states the 75 CNEL contour is contained within the airport boundary. The CLUP indicates commercial and industrial developments are not acceptable in the 75 CNEL contour. Jack Koerper, the SANDAG staff contact for airport land use issues, acknowledges the conflict. If the City recommended the proposed industrial development were consistent with the CLUP, he believes the Airport Land Use Commission would have to review this recommendation. He also thinks a noise study would require the participation of Floyd Best. Attached for your review are the following: 1. A vicinity map provided by Mr. Koerper showing the two lots on Dryden Place 2. CLUP map showing the locations of the contour and the two lots 3. CLUP text regarding the 75 CNEL contour location 4. Portion of the preliminary review letter summarizing the conflict 5. CLUP Noise/Land Use Compatibility Matrix and the noise contours SCOTT DONNELL c: Val Dinsmore I U " Palomar Airport = Adopted CNEL FWi a mitigation measure may have to be utilized to reduce the impact of aircraft noise on dwelling units other than single family detached. The 65 CNEL contour is the value defined by the adopted State Noise Standards which identifies the noise impact boundary of airports; that is, a boundary within which the noise environment is- not suitable for residential use. Other non-residential uses are generally suitable within the contour. The 70 CNEL contour defines a boundary within which the area is not suitable for numerous land uses. CNEL’s above 70 are not projected far beyond the airport boundary. Active, outdoor recreation, commercial uses and manufacturing uses are acceptable. -++ CNEL’S above 75 remain within the airport boundary. Figure 3 presents the range of land uses compatible with various projected annual CNEL’s. It can be used to determine the appropriateness of various planned land uses. McClellan-Palomar Airport, with the level of operations and CNEL’s projected, should not be limiting to the uses permitted by San Diego County’s or Carlsbad’s General Plans within the Area of Influence. The area immediately surrounding the airport is planned for industrial and commercial uses, which are compatible with the noise levels forecast around the airport. Residential uses are planned in the am south of the airport. Homes may, therefore, be impacted by noise within the 60 CNEL. Mitigation measures, .such as air conditioning to allow windows to remain closed, would be appropriate to reduce the noise level inside these homes. A review of current land use and general plan data summarized on Table 1 shows little noise impact currently on existing uses. Several parcels lie within the 60 to 65 CNEL. The majority of the area impacted is planned for single family uses with the remainder planned for multiple residential; future development will require noise attenuation studies for these units. , PRE 00-62 - INDUSTRIAL SHELL BUILDINGS ON DRYDEN PLACE September 20,2000 Paae 2 4. 5. 6. 7. 1 As part of an application for a PIP, you will need to provide written approval from the Carlsbad Airport Centre Owners’ Association. The Association’s phone number is (760) 929-2275. A 200-foot wide San Diego Gas and Electric easement crosses Lot 23. When its facilities are involved in proposed development, SDG&E encourages early consultation with developers (e.g., before plans and environmental documents are prepared). To avoid delays, staff recommends you contact the company immediately. If possible, SDG&E approval should be obtained and submitted as part of the application package. If this is not feasible, a condition of approval will require the company’s clearance before the City grants any additional entitlements, such as the issuance of a grading permit. You may direct questions about construction in the power line easement to John Hernandez, Land Management Representative, Sempra Energy (SDG&E), at (858) 654- 1238. General information about SDG&E’s development review process and concerns is also attached. The Comprehensive Land Use Plan (CLUP) for McClellan-Palomar Airport indicates both lots are in the Flight Activity Zone. This zone identifies the areas where most aircraft-related problems, such as crashes, are likely to occur. Such areas, the CLUP says, should be free of intensive development and all uses involving the assembly of more than 100 persons. In addition, the CLUP also establishes noise contours around the airport and the general land uses that are compatible with the noise levels identified by the contours. Please see the attached applicable excerpts from the CLUP. According to the CLUP noise contour map, the subject lots appear to be in the 75 CNEL contour. Conversely, CLUP text clearly states the 75 CNEL contour is contained within the airport boundary. These are apparent contradictions the San Diego Association of Governments (SANDAG), which serves as the Airport Land Use Commission, needs to sort out. The noisehand use compatibility matrix in the CLUP indicates commercial and industrial uses are not permitted on properties in the 75 CNEL contour. Upon formal submittal, staff will route your plans to SANDAG, enabling us to determine whether the project is compatible with Flight Activity Zone and noise standards. Prior to submittal, we recommend you contact Mr. Jack Koerper of SANDAG staff for further information on this matter. Staff has sent a copy of this letter to him. On September 20, the Planning Commission is scheduled to consider amendments to the City’s Sign Ordinance. The changes affect the industrial zones and would replace the Carlsbad Airport Centre Specific Plan sign standards. Please contact the Planning Division counter if you would like a copy of the Sign Ordinance amendments proposed. Plan Comments on Lots 23 and 24 8. Staff cannot perform a thorough review of the site plan because no scale is stated and the plan does not appear to be drawn at any common scale. Therefore, we are unable to determine compliance with many requirements, such as setbacks, parking space and drive dimensions, and planter dimensions. We also cannot verify the lot dimensions or area as none are provided. And, as previously mentioned, plan information is inadequate to determine compliance with slope development standards. Finally, it is FIGURE 3 NOlSElLAND USE COMPATIBILITY MATRIX McCLELLAN-PALOMAR AIRPORT 6. OFFICE BUILDINOS-BUSINESS, EDUWTlOW., PROFESSIONAL AND PERSONAL BE-, R6D OFFICES AND UBORATORlES 7. RJDlNO STABLES, WATER RECREATION FACILITIES. REOKllJAL PARKS AND ATHLmc FIELDS, CEMETERIES, AND OUTDOOR SPECTATOR SPORTS " .-._ ,>.: . .:~ . .> . ..... .... 1. ~ >, I n 9