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HomeMy WebLinkAbout1997-12-17; Planning Commission; ; SDP 97-08|CUP 97-05 CARLSBAD COMMERCE PARKle City of CARLSBAD Planning Departm,.I A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: December 17, 1997 ItemNo. Q) Application complete date: July 25, 1997 Project Planner: Brian Hunter Project Engineer: Clyde Wickham SUBJECT: SDP 97-08/SUP 97-05 CARLSBAD COMMERCE PARK-Request for a Site Development Plan and a Special Use Permit to allow development of an industrial office park on a site located south of Faraday Avenue and East of El Camino Real within Local Facilities Management Zone 5. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4204 APPROVING the Negative Declaration issued by the Planning Director, and ADOPT Planning Commission Resolutions No. 4205 and 4206 APPROVING Site Development Plan and Special Use Permit, based on the findings and subject to the conditions contained therein. II. INTRODUCTION The project application is for a Site Development Plan (SDP) and a Special Use Permit (SUP) for a five building industrial office park. The Site Development Plan is required due to the zoning of M-Q, while the Special Use Permit is an appropriate application due to the proximity of the El Camino Real Corridor. All issues have been resolved and staff is recommending approval. III. PROJECT DESCRIPTION AND BACKGROUND The gently sloping to the east, vacant, fallow agricultural, 25.82 acre site adjacent to El Camino Real and Faraday Avenue proposes 444,000 square feet of industrial office park development in five buildings governed by a Site Development Plan and a Special Use Permit. A balanced 58,000 cubic yard grading plan is proposed. 888 parking spaces or 2 per 1,000 square feet of development will be provided, of which 669 spaces will be standard size and 219 spaces will be compact. The maximum 35 feet tall buildings range in size from 51,887 to 140,131 square feet. The architecture, similar to the Carlsbad Research Center, is tilt up concrete and blue-green glass. 26,660 square feet of outdoor park lunch area is provided. 22% of the site is landscaped. A right tum in/out driveway is proposed along El Camino Real, while two through-driveways are proposed along Faraday Avenue. No ground lease is proposed, therefore no subdivision is required. IV. ANALYSIS The project is subject to the following regulations and requirements: SDP 97-08/SUP 97-05 CA,SBAD COMMERCE PARK December 17, 1997 Pae 2 A. General Plan PI (Planned Industrial) regulations; B. M (Industrial) and Q (Qualified Overlay) Zone regulations (Chapter 21.32 and 21.06 of the Carlsbad Municipal Code, and Parking regulations (Chapter 21.44 of the Carlsbad Municipal Code; C. S-P (Scenic Preservation Overlay) regulations (Chapter 21.40 of the Carlsbad Municipal Code and El Camino Real Corridor Development Standards; D. McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP); and, E. Growth Management regulations (Local Facilities Management Zone 5) A. General Plan The project site is designated for PI (Planned Industrial) uses by the General Plan. The proposed project consists of five industrial buildings, with office, manufacturing and warehouse uses. These uses are consistent with those allowed under the PI General Plan designation. B. M (Industrial) and Q (Qualified Overlay) Zones and Parking regulations The project site is zoned for M (Industrial) uses and also carries a Q Overlay. The Q overlay zone states that the Planning Commission may impose special requirements which are more restrictive than the development standards of the underlying zone and requires approval of a Site Development Plan for development. The M Zone allows uses as permitted in the commercial and industrial zones. The M zone has no specific development standards which apply to this project with the exception of building height (35 foot maximum) and employee eating area requirements. The maximum height shown on the plans for all buildings is 35 feet. The employee outdoor eating area requirement is 300 square feet for every 5,000 square feet of building area or more specifically for this project, 26,640 square feet. The applicant is providing 26,660 square feet of outdoor eating area. The applicant believes the design reflects an adequate parking count to allow for the full range of industrial development ( office, manufacturing, and warehouse) while still meeting the proportionate parking requirement on a cumulative basis. Typically speculative projects are required to be parked at office standards ( one space for every 250 square feet of gross floor area). When applicants speculate regarding non-exclusive office development, Planning Department Administrative Policy No. 14 requires a deed restriction placed on the property indicating that manufacturing and warehouse standards have been used in the determination of adequacy of parking. These uses will be retained, and no other uses or combination of uses creating a need for additional parking will be permitted unless more parking area is provided to meet City standards. SDP 97-08/SUP 97-05 CA,SBAD COMMERCE PARK December 17, 1997 Pa e3 A further discussion of the on site parking is warranted to identify both the opportunities and constraints that the developer has built into this plan. The project as designed and parked is unsuitable for either residential or retail commercial uses and is conditioned to delete these opportunities from the land use mix allowed by the M Zone. The 1 parking space for every 500 square feet of gross floor area precludes either 100% office or manufacturing, so that warehousing must be employed to a significant effect with any tenant improvement of these shell buildings. Essentially this parking ratio allows an office/manufacturing/warehouse square footage ratio of approximately 1/1/2.4 or 100,00 square feet of office, 100,000 square feet of manufacturing, and the remainder 244,000 square feet as warehousing. Extrapolation of the City's parking requirements indicates then that well over half of this project is going to be warehousing and storage. Any development that is proposed in the initial stages that includes higher ratios of office or manufacturing would require later uses to be developed with even greater proportional amounts of warehousing. C. S-P (Scenic Preservation) Overlay Zone and El Camino Real Corridor Development Standards The project site is located adjacent to El Camino Real. The area subject to these standards includes everything within 400' from the right-of-way and consequently only a portion of the site is subject to the El Camino Real Corridor Development Standards. The design theme for this area is a campus type business center typified by the Carlsbad Research Center. The architecture and site plan are consistent with the development of the Research Center. No median breaks are proposed or supported along El Camino Real. A maximum building height of 3 5 feet is allowed and proposed. The parking area is setback 30' from the right-of-way and screened by shrubbery which meets the requirements of the standard. One freestanding monument sign is proposed and allowed, not to exceed 24 square feet in area. D. McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP) The project site is located outside of the Runway Protection Zone and the Flight Activity Area. It is one of the purposes of the Comprehensive Land Use Plan to preclude incompatible development from intruding into areas of significant risk resulting from aircraft takeoff and landing patterns. As no intrusion exists, there is no significant risk resulting from this development due to the presence of the airport. E. Growth Management Local Facilities Zone 5 Regulations The project is located within Local Facilities Management Zone 5. Please review the attached Local Facilities Impact Assessment Form which indicates that all impacts to the performance standards are mitigated. The Zone 5 plan requires a $.40 / square foot park impact fee which would translate to a $177,600.00 fee for a 444,000 square foot project. V. ENVIRONMENTAL REVIEW The project has been reviewed pursuant to the California Environmental Quality Act (CEQA). The general scope of this project was analyzed in MEIR 93-01 for which a Statement of SDP 97-08/SUP 97-05 cisBAD COMMERCE PARK December 17, 1997 Page4 Overriding Consideration was adopted relative to cumulative regional impacts to circulation and air quality. The mitigation measures associated with those topics that have been incorporated into the project include: the extension of sidewalks throughout and around the project to allow for safe and easy pedestrian linkages; the minimization of the number of vehicle access points to arterials to enhance their functioning; use of standard street designs; the provision of adequate traffic control devices; a deed restriction to ensure adequate parking and comprehensive design. The traffic assumptions within the MEIR were analyzed by a current traffic report for this site and it was determined that the project's impact is less than that projected by the MEIR. In addition, it has been determined that the impacts peculiar to this project will not result in any significant environmental impacts and therefore a Negative Declaration was issued by the Planning Director on October 28, 1997. ATTACHMENTS: 1. Planning Commission Resolution No. 4204 2. Planning Commission Resolution No. 4205 3. Planning Commission Resolution No. 4206 4. Location Map 5. Background Data Sheet 6. Local Facilities Impact Assessment Form 7. Disclosure Statement 8. Reduced Exhibits 9. Full Size Exhibits "A"-"K" dated November 19, 1997. RD AIRPORT CARLSBAD COMMERCE PARK SOP 97-08/SUP 97-05 ( CASE NO: -BACKGROUND DATA SHEET - SDP 97-08/SUP 97-05 CASE NAME: Carlsbad Commerce Park APPLICANT: Franklin Croft ~==~~---------------------- REQUEST AND LOCATION: 444,000 5-building industrial campus east side of El Camino Real south of Faraday Avenue LEGAL DESCRIPTION: Parcel 2 of parcel map 13958 as filed in the office of the County Recorder as File No. 85-344096 APN: --=2=0"'-9-....:;;.0=-50-=-----=2=-9-Acres: 25.82 Proposed No. of Lots/Units: _ _clc,__ ____ _ GENERAL PLAN AND ZONING Land Use Designation: =-PI=------------------------- Density Allowed: =n/~a ______ _ Density Proposed: n/_a __________ _ Existing Zone: =M=--"""'O ______ _ Proposed Zone: =M=--_,.Q ___________ _ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site M-Q vacant North M-Q commercial and industrial South M-Q municipal water district East M solid waster transfer station and day worker hiring hall West C-M office industrial PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad -....=..:===--- Equivalent Dwelling Units (Sewer Capacity): =-24~6~.6~7~-------------- Public Facilities Fee Agreement, dated: =M=a::.1-y-=5=, ""'"1.:;....99"--7'----------------- ENVIRONMENTAL IMPACT ASSESSMENT 1:8'.1 Negative Declaration, issued -=-O-"-ct~o-"-b~er~2~8~1~9~97~-------------- D Certified Environmental Impact Report, dated ______________ _ D Other, _______________________ _ • 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: Carlsbad Commerce Park-SDP 97-08/SUP 97-05 LOCAL FACILITY MANAGEMENT ZONE: 5 GENERAL PLAN: PI -----'-'--'-'------ ZONING: ____;M=-:..:_-O _______________________ _ DEVELOPER'S NAME: Franklin Croft ----------------------- ADDRESS: 4510 Executive Drive Suite 125 San Diego Ca 92121-3023 PHONE NO.: (619) 4574501 ASSESSOR'S PARCEL NO.: ~20~9~-0~5~0-=29~------ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): _44_4~_0_00 _____ _ ESTIMATED COMPLETION DATE: =unkn=o-=--'wn--'-=--------------- A. City Administrative Facilities: Demand in Square Footage= n/a B. Library: Demand in Square Footage= n/a C. Wastewater Treatment Capacity (Calculate with J. Sewer) see J. D. Park: Demand in Fee = $177 600 E. Drainage: Demand in CFS = n/a Identify Drainage Basin = n/a (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = 3 552 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 2 H. Open Space: Acreage Provided = n/a I. Schools: n/a (Demands to be determined by staff) J. Sewer: Demands in EDUs 246.67 Identify Sub Basin = B (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 54 266.67 • City of Carlsbad ■ #J 61,1,j i ,i· I •J4-Ei,;, ,i§ ,11 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. Franklin Croft LLC 4510 Executive Dr., Ste. 125 San Diego, CA 92121 2. OWNER 3. List the names and addresses of all persons having any ownership interest in the property involved. Beckman Instruments, Inc. 2500 Harbor Drive Fullerton, CA 92634-3100 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. In regard to number 1 above: In regard to number 2 above: None. Roger A. P. Joseph Laurie McKellar Joseph Joseph F~mily Trust dated 1/8/88 Same address as above 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) 438-0894 ') -- 5. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? 0 Yes E] No If yes, please indicate person(s): To the best of their knowledge. Person is defined as ., Any individual, firm, co-partnership, joint venture, assoc1at1on, 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. lat!:«'½ Signature of owner/date Beckman Instruments, Inc. Print or type name of owner Disclosure Statement 10/96 ;#:1::7 ' ✓ 4/28/97 Signature of applic¢t/date Franklin Croft LLC Print or type name of applicant By: Roger A. P. Joseph Chief Executive Office and Managing Member T1 A1 A2 A3 A4 A5 CARLSBAD COMMERCE PARK A DEVELOPMENT OF THE FRANKLIN CROFT GROUP SITE DEVELOPMENT PLAN SHEET INDEX , - TITLE SHEET A6 BLDG 'C' FLR PLAN & ELEVATIONS CONSTRAINT MAP A7 ARCHITECTURAL SITE PLAN AS BLDG 'A' FLR PLAN & ELEVATIONS A9 BUILDING 'B' FLOOR PLAN L1 BUILDING 'B' ELEVATIONS C1 BLDG 'D' FLR PLAN & ELEVATIONS -BUILDING 'E' FLOOR PLAN BUILDING 'E' ELEVATIONS LANDSCAPE CONCEPT PLAN GRADING & DRAINAGE PLAN iiiiiiiii.iii-·--1 ~~-~I-~~ 1--·1 ARCllITF.cTIJRE l._ I --& F.NCINEF.RING ~··=m I, ' CONSTRAIIT MAP CIECKUST .!!lA. ~~~ ..... • ll4JOII ltl>OE LINE■ a • DtaTAJft VIEWI • • lmMAI. ...... a • IIPMIWI 011 W000t.AND9 • a INTEMITTENT Ofl-...AGE COUltR'. • CUA TOI THAN CO% ILOfl'£■ • IIIOlOGtCAL HAMTATI IIIAJOfl IIOCIC OUTCIIOPP9fC■ • IUCHEI EAIEMENTI • PERMANENT 110011:1 Of' WATEfl FI.OOOf'UtNI • WETUNOI .UCHAl!OLOGfCAL ~-• ~, ~CT .T~ ~JO!' 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