HomeMy WebLinkAbout2001-02-21; Planning Commission; ; SDP 96-13B|SUP 96-09B - EL CAMINO TERRACE'1e City of Carlsbad Planning Departme,
A REPORT TO THE PLANNING COMMISSION
ItemNo. (!)
P.C. AGENDA OF: February 7, 2001
Application complete date: May 2, 2000
Project Planner: Michael Grim
Project Engineer: Clyde Wickham
SUBJECT: SDP 96-13(B)/SUP 96-09(B) -EL CAMINO TERRACE -Request for a Site
Development Plan Amendment and Special Use Permit -Scenic Corridor, to
allow the construction of a 20,442 square foot, three story office building on a
pre-graded site generally located at the southeast comer of El Camino Real and
Cougar Drive, in Local Facilities Management Zone 5.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4916 and 4917,
APPROVING Site Development Plan Amendment SDP 96-13(B) and Scenic Corridor Special
Use Permit SUP 96-09(B), based upon the findings and subject to the conditions contained
therein.
II. BACKGROUND
This item was continued from the February 7, 2001 meeting.
ATTACHMENTS:
1. Planning Commission Resolution No. 4916 (SDP)
2. Planning Commission Resolution No. 4917 (SUP)
3. Staff Report dated February 7, 2001 with attachments
'• City of Carlsbad Planning Departmel tfirJ)_
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: February 7, 2001
Item No.@
Application complete date: May 2, 2000
Project Planner: Michael Grim
Project Engineer: Clyde Wickham
SUBJECT: SDP 96-13(B)/SUP 96-09(B) -EL CAMINO TERRACE -Request for a Site
Development Plan Amendment and Special Use Permit -Scenic Corridor, to
allow the construction of a 20,442 square foot, three story office building on a
pre-graded site generally located at the southeast comer of El Camino Real and
Cougar Drive, in Local Facilities Management Zone 5.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4916 and 4917,
APPROVING Site Development Plan Amendment SDP 96-13(B) and Scenic Corridor Special
Use Permit SUP 96-09(B), based upon the findings and subject to the conditions contained
therein.
II. INTRODUCTION
The proposal involves the construction of a 20,442 square foot, three-story office building on a
pre-graded pad at the southeast comer of El Camino Real and Cougar Drive. The majority of the
ground floor of the building consists of parking with two stories of office above. A Site
Development Plan Amendment is required due to the Qualified Development Overlay Zone on
the property and a Special Use Permit is required due to the Scenic Corridor Overlay Zone on
properties fronting on El Camino Real. The proposed office building development meets all
applicable regulations and staff has no issues with the proposal.
III. PROJECT DESCRIPTION AND BACKGROUND
The applicant, McArdle Architects Associates, is requesting approval of a Site Development
Plan Amendment and Special Use Permit Amendment to allow the construction of a 20,442
square foot, three-story office building on a vacant, pre-graded pad. The site is located at the
southeast comer of El Camino Real and Cougar Drive. The site is designated Planned Industrial
(PI) on the General Plan and is zoned Industrial with a Qualified Development Overlay (M-Q).
While the property fronts on El Camino Real, it takes access off of Cougar Drive via a shared
driveway with the industrial property to the east. The site is bounded by industrial or future
industrial uses on the south, west and east; and to the north, across Cougar Drive, is the Madonna
Hill retirement home.
The site has been previously reviewed by the Planning Commission through a Site Development
Plan, Special Use Permit, and two Local Facilities Management Plan Amendments (SDP 96-
13/SUP 96-09/LFMP 87-05(D)/LFMP 15(A)) for a three-lot, non-residential planned
if'\ "•+;'
SDP 96-13(B)/SUP 96-09(1-EL CAMINO TERRACE
February 7, 2001
Pa e2
development. Two administrative actions, Minor Subdivision MS 96-11 and Non-residential
Planned Development PUD 96-08, were also related to the action. All combined, the previous
approval allowed the creation of three industrial lots and one open space lot. Two of the lots also
received approvals for the construction of office buildings, the remaining lot being the subject of
this current proposal. The LFMP amendments were required to transfer the industrially
designated lots from Zone 15 to Zone 5. The Planning Director has conditionally approved an
amendment to the Non-residential Planned Unit Development (PUD 96-08(A)) to accommodate
the current proposal. This administrative approval is conditioned to be subject to approval of the
Site Development Plan Amendment and Special Use Permit Amendment by the Planning
Commission.
The current proposal involves a 20,442 square foot, three-story office building. The two upper
stories would be entirely office uses, while the ground floor includes lobby access, equipment
and other support rooms, trash enclosures and 19 parking spaces. The remaining 63 parking
spaces are provided as surface parking to the east of the building. The architecture and materials
of the building match the other office buildings in the area, with tempered glass and limestone
veneers. The building measures 35 feet from existing grade to the top of the parapet and no roof
equipment is proposed.
The El Camino Terrace project is subject to the following regulations:
A. General Plan;
B. M -Industrial Zone (Chapter 21.32 of the Zoning Ordinance);
C. El Camino Real Corridor Standards;
D. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance)
E. Zone 5 Local Facilities Management Plan;
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 the compliance with each of these regulations/polices utilizing both text and
tables.
A. General Plan
The El Camino Terrace proposal is consistent with the applicable policies and programs of the
General Plan. Particularly relevant to the office development are the Land Use, Circulation, and
Public Safety elements. Table 1 below indicates how the project complies with these particular
elements of the General Plan.
SDP 96-13(B)/SUP 96-09(, -EL CAMINO TERRACE
February 7, 2001
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TABLE 1-GENERAL PLAN COMPLIANCE
Element Use Classification, Goal, Objective Proposed Use and
or Program Improvements
Land Use Project site is designated for Planned Proposed use is office, which is
Industrial (PI) uses. an allowed use in the Planned
Industrial area.
Require new industrial development The proposal is located within an
to be located in modem, attractive, industrial planned development
well-designed and landscaped with adequate access. Project
industrial parks in which each site includes adequate amounts of
adequately provides for internal parking, landscaping, loading
traffic, parking, loading, storage, and and storage areas and outdoor
other operational needs. employee eating areas.
Circulation To provide safe, adequate and The proposed parking areas
attractively landscaped parking provide circulation consistent
facilities. with City Standards and meet the
landscaping requirements of the
City's Landscape Manual.
Public Safety Design all structures in accordance The proposed office building is
with seismic design standards of the designed in conformance with all
UBC and State building codes. seismic design standards.
Require new development to install
emergency water systems and all-Project will provide emergency
weather access roads prior to placing water systems and all-weather
combustible materials on site. access during construction.
Parks and To finance future public park and Project is conditioned to pay
Recreation recreation facilities. non-residential park-in-lieu fee
for Zone 5.
Compliance
Yes
Yes
Yes
Yes
Yes
Yes
Given the above, the El Camino Terrace project is consistent with the applicable programs and
policies of the General Plan.
B. M -Industrial Zone
The El Camino Terrace site is located within the Industrial (M) Zone and is therefore subject to
the provisions of Chapter 21.32 of the Zoning Ordinance. The proposed office use is an allowed
use in the M Zone. The development standards for the M zone deal exclusively with building
setbacks, building height, and employee eating areas. The requirements for a front, side or rear
yard building setback are solely for those properties adjacent or proximate to residential uses or
those properties under a precise plan or conditional use permit. Therefore, none of the setback
regulations of the M zone apply to this property. Despite this lack of M zone setback
requirements, the building is set back from all property lines by a minimum of 15 feet.
SDP 96-13(B)/SUP 96-091-EL CAMINO TERRACE
February 7, 2001
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With regard to building height, the maximum allowed in the M zone is 35 feet or three levels.
The proposed three-story office building would measure a maximum of 35 feet from the pad to
the top of the parapet, thereby meeting the building height requirement. As with the P-M zone,
the M zone requires employee eating areas at a ratio of 300 square feet per 5,000 square feet of
building area. The total building area would be 20,442 square feet, requiring just over 1,200
square feet. The project includes several employee eating areas: one main outdoor eating area
on the ground floor and five outdoor balconies· on the third floor totaling 1,334 square feet in
area.
In addition to the M zone compliance discussed above, the proposal also meets the requirements
of the Parking Ordinance by providing the appropriate number of parking spaces and parking lot
landscaping. The 20,442 square foot office building requires parking at a ratio of one space for
every 250 square feet of gross floor area -totaling 82 spaces. As discussed above, 19 spaces are
provided in the ground floor parking garage and the remaining 63 spaces, as well as the loading
area, are provided east of the building. Given the above, the project conforms to the
requirements of the M zone and the Parking Ordinance.
C. El Camino Real Corridor Standards
In accordance with the General Plan and Chapter 21 .40 of the Zoning Ordinance, a Scenic
Preservation Overlay was placed over El Camino Real and corridor standards were adopted for
all development along the scenic roadway. The El Camino Real Corridor Standards are divided
into five geographic sections with particular standards for each area. The El Camino Terrace
project is located in Area 4. Table 2 below describes these corridor standards and the project's
conformance with those standards for Area 4.
TABLE 2 -EL CAMINO REAL SCENIC CORRIDOR CONFORMANCE
Standard Required Proposed Compliance
Grading No cut or fill exceeding 15 Maximum cut is 13 feet
feet from original grade. located along the southwest Yes area of the property
Setback from For upslope properties: The building is setback a
roadway minimum 30 feet. minimum of 30 feet from El Yes Camino Real.
Roof equipment No roof equipment shall be The building does not include
visible from the roadway. any mechanical equipment on Yes the roof
Given the above, the El Camino Terrace project is consistent with the provisions of the El
Camino Real Corridor Standards.
D. Growth Management Ordinance
The El Camino Terrace proposal involves no residential uses, therefore many of the facilities
regulated by the Growth Management Ordinance are not affected. Table 3 below shows the
project's compliance with the applicable Growth Management facility requirements.
SDP 96-13(B)/SUP 96-091-EL CAMINO TERRACE
February 7, 2001
Pae 5
TABLE 3 -GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Standards Compliance
City Administration NIA Yes
Library NIA Yes
Waste Water Treatment 11.36 EDU Yes
Parks NIA Yes
Drainage PLDAB Yes
Circulation 168 ADT Yes
Fire Station #4 Yes
Open Space NIA Yes
Schools CUSD Yes
Sewer Collection System 11.36 EDU Yes
Water 2,499 GPD Yes
E. Zone 5 Local Facilities Management Plan
The El Camino Terrace site is located within Local Facilities Management Zone 5. There are no
special development conditions in the zone plan that apply to this non-residential project, except
for the requirement for a 40 cent per square foot park-in-lieu fee. All public facilities needed to
serve the development are already in place. In addition, the project has been conditioned to pay
a Traffic Impact Fee and comply with all existing and future requirements of the Zone 5 LFMP.
As is standard practice, a Public Facilities Fee will be collected for the office building prior to
building permit issuance. Given the above, the El Camino Terrace project is consistent with the
Local Facilities Management Plan for Zone 5.
V. ENVIRONMENTAL REVIEW
The project consists of the construction of a 20,442 square foot, three story office building on a
1.48 acre, pre-graded site. As discussed above, the project is consistent with the applicable
General Plan designation and all applicable General Plan policies as well as with applicable
zoning designation and regulations. The project site has no value as habitat for endangered, rare
or threatened species. Approval of the project would not result in any significant effects relating
to traffic, noise, air quality or water quality and the site is adequately served by all required
utilities and public services. Therefore the project qualifies as a In-Fill Development Project and
is exempt from environmental review pursuant to Section 15332 of the State CEQA Guidelines.
A Notice of Exemption will be issued upon final project determination.
SDP 96-13(B)/SUP 96-09, -EL CAMINO TERRACE
February 7, 2001
Pae 6
ATTACHMENTS:
1. Planning Commission Resolution No. 4916
2. Planning Commission Resolution No. 4917
3. Location Map
4. Disclosure Statement
5. Local Facilities Impact Assessment Form
6. Background Data Sheet
7. Exhibits "A" -"I", dated February 7, 2001
MG:cs
·'
EL CAMINO TERRACE
SOP 96-13(8)/PUD 99-08(8)/SUP 96-09(8)
--City of Carlsbad
IG6ihhih·l•l4•Eilii,t4,II
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 at the time of application submittal. Your project cannot
be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any jndividual, finn, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city
municipality, district or other poJitical subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner must be
provided below. ~
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial
interest in the application. If the applicant includes a corporation or partnership. include the
names, title, addresses of all individuals owning more than I 0% of the shares. IF NO
INDJVIDUALS 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 S /) tlJ /vlb fV f,fr/1 Y 7 Title f/Uf.flDff,//
Address .?6.[' 41t1t,-/lf-{ot,/tf
Cf/t,,fA /,//fl? C/} tj/1 /o
Corp/Part · Ty C_tl o,1 ,, fi,pu PJ11i'rlf' Ct:J/J. f
/&
Title fftP'~/0£.,,,.l,7
Address /'IC /'91'15rJ,9 ~u/ll
e-Hui11 1/11' 1'"4 c4 , 19 /o
2. OWNER (Not the owner's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persor,,. having any ownership
interest in the property involved. Also, provide the nature of the legal ownership (i.e,
partnership, 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 I 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN I 0% OF THE SHARES,
PLEASE INDICATE NON-APPLICABLE (NIA) 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 ___________ _ Corp/Part _____________ _
Title ____________ _ Title ---------------Address ___________ _ Address_,__ ______ __,.. ____ _
---------------------------------------2075 La~ Palmas Dr.• Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894
.. -
3. NON-PROFIT 01 ~ZATION OR TRUST
If any person identified pursuant to (I) or (2) above is a nonprofit organization or a trust. list the
names and addresses of ANY person serving as an officer or director of the non-profit
organization or as trustee or beneficiary of the.
Non Profit/Trust ________ _ Non Profit/Trust ·-----------
Title -------------Title _____ -,--________ _
Address __________ _ Address _____________ _
4. 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 D No If yes, please indicate person(s):. ______________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of ll]Y knowledge.
2-//-{J{) 2--//-0.;
Signature of owner/date Signature of applicant/date
17t,c I,,/ P~'v-?/.JJ fp,~,J7 u;jl..f
' Print or type name of owner Print or type name of :pplicant
ownerlapplicant' s agent if applicable/date
Print or type name of owner/applicant's agent
H :ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2
..
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMP ACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMP ACT ASSESSMENT:
FILE NAME AND NO: El Camino Terrace -SDP 96-13(B)ISUP 96-09(B)
LOCAL FACILITY MANAGEMENT ZONE: 2 GENERAL PLAN: ~PI"----------
ZONING: M-O -Industrial with a Qualified Development Overlay
DEVELOPER'S NAME: Ed McArdle, McArdle Associates Architects, Inc
ADDRESS: 6965 El Camino Terrace, Suite 105-472, Carlsbad CA 92008
PHONE NO.: 760-431-7775 ASSESSOR'S PARCEL NO.: -=2=09;_-..=;__04..:...::0_-4=2'--------
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): =l.'-'-4-=--8 =ac=-re=s ____ _
ESTIMATED COMPLETION DATE: =--=Ja=n=ua=r..;....;y,'-"'2=0-=02=---------------
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
City Administrative Facilities: Demand in Square Footage = NIA
Library: Demand in Square Footage = NIA
Wastewater Treatment Capacity (Calculate with J. Sewer) 11.36 EDU
Park: Demand in Acreage = NIA
Drainage: Identify Drainage Basin = PLDAB
(Identify master plan facilities on site plan)
Circulation: Demand in ADT = 168
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. = =S=ta=ti=on="""-#-"-4 ___ _
Open Space:
Schools:
(Demands to be determined by staff)
Sewer:
Acreage Provided= =-N=I A'---"-------
Carlsbad Unified
Demands in EDU 11.36
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD = 2499
CASE NO:
-BACKGROUND DATA SHEET -
SDP 96-13(B)/SUP 96-09(B)
CASE NAME: El Camino Terrace
APPLICANT: Ed McArdle, McArdle Associates Architects, Inc.
REQUEST AND LOCATION: A Site Development Plan Amendment, Non-residential
Planned Unit Development Permit and Special Use Permit -Scenic Corridor, to allow the
construction of a 20,442 square foot, three story office building on a pre-graded site generally
located at the southeast comer of El Camino Real and Cougar Drive.
LEGAL DESCRIPTION: Parcel 3 of Parcel Map No. 96-11, according to Map No.
18059, filed in the Office of the County Recorder on July 2, 1998, in the City of Carlsbad,
County of San Diego, State of California
APN: 209-040-42 Acres: 1.48 Proposed No. of Lots/Units: =--N::....::/Ac..=.-_________ _
GENERAL PLAN AND ZONING
Land Use Designation: _P_I _-_P_la_nn_e_d_In_d_u_s_tri_· a_l _________________ _
Density Allowed: _N_/ A ______ _ Density Proposed: N_/A __________ _
Existing Zone: M=-=---"'Q ______ _ Proposed Zone: =--N"-'/ A:...=..-__________ _
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site M-Q PI Vacant
North M-Q RH/C/O Retirement home
South M-Q PI Industrial office
East M-Q PI Vacant
West L-C UA Vacant
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): ~11=·=-36"'--=E=D--"'U'-----------------
ENVIRONMENTAL IMPACT ASSESSMENT
D Negative Declaration, issued ____________________ _
D Certified Environmental Impact Report, dated ______________ _
~ Other, Exempt pursuant to Section 15332 of the State CEOA Guidelines