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HomeMy WebLinkAbout2005-05-04; Planning Commission; ; SDP 01-01B|CDP 01-02B|CUP 05-04 - BILTMORE PACIFICA PALOMAR OFFICE BUILDING1'he City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: May 4, 2005 Application complete date: May 4, 2005 Project Planner: Van Lynch Project Engineer: Jeremy Puddle SUBJECT: SDP 01-OKBVCDP 01-02(BVCUP 05-04 - BILTMORE (PACIFICA PALOMAR OFFICE BUILDING) - A request for a Site Development Plan Amendment and Coastal Development Permit Amendment to reduce the size of a previously approved 120,000 square foot, three story office building to 85,000 square feet and a Conditional Use Permit to allow a fitness facility on a 15.69 acre site located adjacent and on the south side of Palomar Airport Road and east of • Aviara Parkway in the Mello II Segment of the Local Coastal Program and in Local Facilities Management Zone 5. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5881, 5882, and 5883 APPROVING Site Development Plan Amendment SDP Ol-Ol(B), Coastal Development Permit Amendment CDP 01-02(B) and Conditional Use Permit CUP 05-04 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The application request is for the construction of an 85,000 square foot, three-story office building with a 35,000 square foot ground floor fitness center proposed on the south side of Palomar Airport Road and east of Aviara Parkway. m. PROJECT DESCRIPTION AND BACKGROUND On September 19, 2001 the Planning Commission approved the Site Development Plan (SDP 01- 01) and Coastal Development Permit (CDP 01-02). On October 1, 2003 the Planning Commission extended the approval of the SDP (SDP Ol-Ol(A)) and on October 2, 2003 the Planning Director extended the approval of the CDP (CDP 01-02(A)) to permit a 120,000 square foot, three-story office building located on the south side of Palomar Airport Road and east of Aviara Parkway. This proposed SDP and CDP amendment is to reduce the size of the building to 85,000 square feet and a request for a Conditional Use Permit (CUP 05-04) to allow a 35,000 square foot fitness facility on the ground floor. The project's site plan remains very similar to the original approval. The site is accessed from an extension of Laurel Tree Lane via Aviara Parkway. The building is situated in the center of the lot with parking provided in the front and on the west and east sides of the building. The southern third of the property contains Encinas Creek and its associated sensitive habitats and wetland buffer. The building faces, but does not have access to, Palomar Airport Road. A minor subdivision is proposed to create a separate lot for the open space portion of the project to allow O SDP 01-01(B)/CDP 01-02(B)/CUP 05-04 - BILTMORE (PACIFICA PALOMAR OFFICE BUILDING) May 4,2005 Page 2 the open space lot to be later owner and managed by a separate entity for Habitat Management Plan compliance. The Minor Subdivision is an administrative permit and will be acted on by the City Engineer after Planning Commission's decision on the applications. The original approval was for a 120,000 square foot three-story office building with a primary entrance in the front center of the building. The proposed 85,000 square foot building is two and three stories with main entrances located in the center and northwesterly corner of the building, the office and fitness center entrances respectively. The fitness facility will occupy the first floor, or 35,000 square feet. The second and third floors would be office space with a total of 50,000 square feet. The revised plan reduces the eastern quarter of the building to a tall one story (30-foot building height) to accommodate the gymnasium portion of the proposed fitness facility. This portion of the building's exterior would appear as a two-story building with the proposed building height and window configuration. The remainder of the building would be three stories. • The proposed building has similar design characteristics such as a rectangular building footprint, window configuration and a red sandstone building color. The reduction in the building size reduces the amount of parking required. The underground parking in the original approval has been eliminated and all parking is now surface parking. Grading for the original project projected a net export of 4,721 cubic yards of material. The revised project requires an import of 962 cubic yards of material. The applicant has received approvals from the Army Corps of Engineers, California Department of Fish and Game and the Regional Water Quality Control Board for the project. The proposed amendments do not impact the open space or modify the previously approved improvements in the open space. The project still meets the development standards of the zone and staff has no issues with the proposal. IV. ANALYSIS The Biltmore project is subject to the following plans, ordinances and standards: A. Planned Industrial (PI) and Open Space General Plan Land Use Designations; B. Planned Industrial, Qualified Development Overlay Zone (P-M-Q); C. Site Development Plan findings required by the Qualified Development Overlay Zone, Carlsbad Municipal Code, Chapter 21.06, Section 21.06.020; D. Conditional Use Permit findings, Carlsbad Municipal Code, Chapter 21.42, Section 21.42.020; E. Comprehensive Land Use Plan for McClellan-Palomar Airport; F. Mello n Segment of the Local Coastal Program, the Coastal Agricultural Overlay Zone - Carlsbad Municipal Code, Chapter 21.202 and the Coastal Resource Protection Overlay Zone - Carlsbad Municipal Code, Chapter 21.203; and G. Growth Management Ordinance (Local Facilities Management Plan Zone 5). SDP 01-01(B)/CDP 01-02(B)/CUP 05-04 - BILTMORE (PACIFICA PALOMAR OFFICE BUILDING) May 4,2005 Page 3 The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan The General Plan designation for the proposed development area of the project site is Planned Industrial (PI). The project complies with all elements of the General Plan as illustrated in Table A below: Table A - GENERAL PLAN COMPLIANCE ELEMENT Land Use Circulation Noise Open Space & Conservation USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM Development area is designated as PI. New development shall dedicate and improve all public right-of-way for circulation facilities needed to serve development. Utilize noise standards contained in the Comprehensive Land Use Plan for Palomar Airport. Designate as buffers portions of land next to sensitive environmental areas. PROPOSED USES & IMPROVEMENTS Office uses and recreational uses when oriented to support industrial developments and their populations. Additional dedication for a public road, Laurel Tree Lane and frontage improvements to Palomar Airport Road. The project includes mitigation measures to achieve the required interior noise levels. The project includes a 50-foot buffer from Encinas Creek. COMPLY? Yes Yes Yes Yes B. Planned Industrial, Qualified Development Overlay Zone The development area of the project site is zoned Planned Industrial, Qualified Development Overlay Zone (P-M-Q). The amended project complies with all requirements of the P-M Zone as demonstrated in Table B below: SDP 01-01(B)/CDP 01-02(B)/CUP 05-04 - BILTMORE (PACIFICA PALOMAR OFFICE BUILDING) May 4, 2005 Page 4 Table B - P-M ZONE COMPLIANCE STANDARD Permitted Use Building Height Setbacks Parking Parking area landscaping Minimum Lot Area Lot Coverage Employee Eating Areas Outdoor Equipment REQUIRED Business & Professional Offices 35 feet/ 45 ft.*; 55 ft. for allowed protrusions Palomar Airport Road - 50 ft. (+ 10 feet*) Interior Side Yard - 10 ft. (+ 10 feet*) Rear Yard - 10 ft. (+ 10 feet*) 375 (1:250 office)/( 1:200 gym) 10% of the required parking area 1 acre 50% maximum 3,060 sq. ft. Enclose by a concrete or masonry wall not less than 6 ft. in height PROPOSED Multi-tenant office use and fitness facility by CUP 45 ft. maximum; 55 ft. for allowed protrusions Palomar Airport Road - 90 ft. Interior Side Yard - 355 ft. Rear Yard -215 ft. 406(1:209) 10% of the required parking area 15.69 acres 5.12% 3,081 sq. ft. Mechanical equipment enclosure built to 12 ft. tall with masonry block * Increase setbacks one foot for every foot of building height over 35 feet. The increase in building height from 35 feet to 45 feet complies with Section 21.34.070, P-M Development Standards, in that the building is not more than three stories; all setbacks have been increased the amount of the increase in building height over 35 feet; and the building will conform with Section 18.04.170 of the Carlsbad Municipal Code (regarding fire sprinklers, smoke alarms and elevators). The increase in height for architectural features from 45 to 55 feet complies with Section 21.34.070, P-M Development Standards, in that the architectural features do not function to provide usable floor area; do not accommodate and/or screen mechanical equipment; do not adversely impact adjacent properties; and are necessary to ensure the building's design excellence. The building has very large setbacks; no adjacent neighbors on three sides and topographic separation to the south. The architectural elements provide vertical relief and add interest to the building's elevations. C. Site Development Plan Findings Required by the Qualified Development Overlay Zone The Qualified Development Overlay Zone (Q-Overlay), which is a part of the zoning designation for the property, requires that a SDP be approved for the proposed use prior to the issuance of any building permit. The Q-Overlay Zone requires four findings. The adopted project findings for SDP 01-01 (A), which are contained in Planning Commission Resolution No. 5468, still apply to this project (SDP 01-01(B)). This section summarizes the necessary findings and support for each. The requested use is properly related to the site, surroundings and environmental setting as the project design complies with the requirements of the P-M zone as discussed above. All required SDP 01-01(B)/CDP 01-02(B)/CUP 05-04 - BILTMORE (PACIFICA PALOMAR OFFICE BUILDING) May 4, 2005 Page 5 building setbacks are provided, lot coverage is well below the maximum permitted, and landscaping meets the minimum 10% P-M zone requirement. Adequate separation is provided from adjacent uses and the required 50-foot buffer from Encinas Creek has been incorporated into the site design. The site is also adequate in shape to accommodate the use as all other applicable code requirements have been met, including the parking standard in addition to building coverage. Thirty-one parking spaces over the required number are planned and building coverage is less than one fourth of the maximum permitted. Ten percent of the parking area is landscaped which meets the minimum 10 percent requirement. As shown on Exhibits "A" - "J," all features necessary to adjust the use to existing and permitted future uses will be provided. Landscaping is proposed to screen the parking areas from public roadways. Adequate vehicle circulation has been provided to accommodate truck-turning movements. Laurel Tree Lane, a public street off of Aviara Parkway, will provide access to the site. The planned street system is adequate to handle all traffic (1,400 average daily trips) generated by the use. The adopted resolutions of approval for SDP 01-01 and SDP 01-01 (A) will become null and void with the approval of SDP 01-01(B). The new Planning Commission Resolution for SDP 01- 01(B) will incorporate the findings and conditions of the previous approvals with revisions to address the amended project. D. Conditional Use Permit Findings Conditionally permitted uses are those that possess unique characteristics thereby making it impractical to allow them by right in certain zones. The Planned Industrial (P-M) zone specifies in C.M.C. Section 21.34.030 that health and athletic clubs are permitted in the P-M Zone upon the granting of a CUP. The findings necessary to approve a CUP can be made. The requested use is desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses specifically permitted in the zone in which the proposed use is located, in that the health club facility will provide services in close proximity to the occupants of the zone. The site for the intended use is adequate in size and shape to accommodate the use, in that the facility is proposed in a building that meets the development standards for the zone and has adequate size and parking to accommodate the proposed fitness facility and office uses. All the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained, in that the project is part of a proposed office building that when developed will include all features that may be appropriate to the proposed use. The street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that the proposed Laurel Tree Lane will be adequate to handle the 2,000 ADT generated.by the proposed office building and fitness facility and that the signalized intersection of Laurel Tree Lane and Aviara Parkway is existing and adequate in capacity. The fitness facility would also generate traffic in the off-peak hours thus reducing traffic impacts. SDP 01-01(B)/CDP 01-02(B)/CUP 05-04 - BILTMORE (PACIFICA PALOMAR OFFICE BUILDING) May 4, 2005 Page 6 The project's parking demand and compliance with the standard is illustrated in the following Table C. Table C - PARKING Health Clubs Office Total parking Standard 1 space per 200 sq. ft. 1 space per 250 sq. ft. Required 175 200 375 Provided 406 E. Comprehensive Land Use Plan for McClellan - Palomar Airport The project site is located approximately 3,000 feet southwest of the airport and within the Airport Influence Area for McClellan - Palomar Airport. The site is inside the 65 CNEL noise contour with -ah area in the northwest corner located within the 70 CNEL noise contour. No buildings are proposed within the 70 CNEL noise contour. The airport land use plan identifies the use as being conditionally compatible within the 65 and 70 CNEL noise contour provided interior noise levels are attenuated to an indoor level of 50 CNEL. The original project was sent to the Airport Manager in addition to SANDAG staff. With the application of the noise mitigation measures proposed, the project was found to be in conformance with the airport land use plan. Since the amended project does not involve a General Plan Land Use change, the amended project does not require additional review by the Airport Land Use Commission. The project has been conditioned to implement the Mitigation Monitoring and Reporting Program for the Pacifica Palomar project which includes the requirement to submit an acoustical study showing compliance with the 50 CNEL interior noise level and requiring the property owner to notify all tenants and include in their lease provisions detailing the environmental impacts associated with McClellan-Palomar Airport and Palomar Airport Road. F. Mello II Segment of the Local Coastal Program, the Coastal Agricultural Overlay Zone and the Coastal Resource Protection Overlay Zone As designed and amended, the project is consistent with the relevant policies of the Mello n Segment of the Local Coastal Program (LCP), the Coastal Agricultural Overlay Zone (Zoning Ordinance Chapter 21.202) and the Coastal Resource Protection Overlay Zone (Zoning Ordinance Chapter 21.203). The project site has a LCP Land Use designation of Planned Industrial (PI) and an LCP Zone designation of Planned Industrial with the Qualified Development overlay (P-M-Q). The project includes the required 50-foot riparian buffer from the edge of the riparian habitat of Encinas Creek. Water retention basins are proposed to be located within the buffer area that are designed to control the rate of storm water runoff and improve water quality from the site and existing storm drains from Palomar Airport Road. The buffer area is presently a disturbed habitat containing exotic, primarily weedy, species. The objective of the buffer is to protect water quality and associated biological resources by providing a filtering mechanism for runoff before it enters the riparian zone. The retention basins provide protection to regional and local biological resources as noted in the Biological Report prepared for the project. The amended site plan does not change or modify the buffer area or proposed improvements. SDP 01-01(B)/CDP 01-02(B)/CUP 05-04 - BILTMORE (PACIFICA PALOMAR OFFICE BUILDING) May 4,2005 : Page 7 No direct impacts are proposed to the wetland or riparian resources as dictated by Policy 3-7 of the LCP as a result of the amended project. Pursuant to Policy 3-8 of the LCP, the California Department of Fish and Game and the U.S. Fish and Wildlife Service were consulted on the determination of the adequacy of the 50-foot buffer and have since issued permits for the project. The buffer was determined to be acceptable with the following conditions: that all maintenance of the proposed detention basin be done manually; that the public trail be placed between the building and the basin; that the public trail not be paved and have a permeable surface; and that the basin be planted with native vegetation. The buffer zone is protected by the execution of an open space easement and a General Plan Open Space designation. No activity other than seasonal maintenance will occur within the basin. The proposed pedestrian trail, a passive recreational use, is located in the upper half of the buffer zone as allowed per Policy 3-8 of the LCP and will be constructed with a permeable surface. The property .'is designated as coastal agricultural land and has been conditioned to pay the agricultural conversion mitigation fee. Because of the potential for least Bell's vireos to be impacted by grading noise levels, a condition providing for modification of the coastal grading timeframe, if necessary, is proposed. This condition will provide for the potential to grade the site during the normal coastal grading prohibition period (winter grading) so as not to impact the least Bell's vireo if present. The Mitigation Monitoring and Reporting Program requires consultation with the wildlife agencies if grading will occur in the breeding season. The adopted resolution of approval for CDP 01-02 and Planning Director approval of CDP 01- 02(A) will become null and void with the approval of CDP 01-02(B). The new Planning Commission Resolution for CDP 01-02(B) will incorporate the findings and conditions of the previous approvals with revisions to address the amended project. G. Growth Management Ordinance (LFMP Zone 5) The proposed project is located within Local Facilities Management Zone 5 in the southwest quadrant. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized as follows: FACILITY City Administration Library Wastewater Treatment Capacity Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water Distribution System IMPACTS N/A N/A 47EDU $.40/sq. ft. Basin C 2,000 ADT Station 4 N/A Payment of non-residential school fee at bldg. permit issuance 47EDU 14,740 GPD COMPLIANCE WITH STANDARDS Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes SDP 01-01(B)/CDP 01-02(B)/CUP 05-04 - BILTMORE (PACIFICA ?ALOMAR OFFICE BUILDING) May 4,2005 PageS V. ENVIRONMENTAL REVIEW The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA). On November 6, 2001, the City Council adopted City Council Resolution No. 2001- 334 adopting a Mitigated Negative Declaration, Addendum, and Mitigation Monitoring and Reporting Program for the project. Staff has reviewed the amendment request and the Planning Director has determined that; the project is still in compliance, and within the scope of, the prior environmental documents, dated June 17,1998; the project has no new significant environmental effects not analyzed as significant in the prior Mitigated Negative Declaration; none of the circumstances requiring a Subsequent Mitigated Negative Declaration under CEQA Guidelines Sections 15162 exist and no further CEQA compliance is required. ATTACHMENTS: 1. Planning Commission Resolution No. 5881 (SDP 01-01(B)) 2. Planning Commission Resolution No. 5882 (CDP 01 -02(B)) 3. Planning Commission Resolution No. 5883 (CUP 05-04) 4. Location Map 5. Disclosure Statement 6. Background Data Sheet 7. Local Facilities Impacts Assessment Form 8. Planning Commission Resolution No. 5041 (SDP 01-01) 9. Planning Commission Resolution No. 5468 (SDP 01-01(A)) 10. Planning Commission Resolution No. 5042 (CDP 01-02) 11. Reduced exhibits "A" - "M" dated May 4,2005