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Home My WebLink About1997-10-15; Planning Commission; ; SP 23G|CDP 97-10 - CARLSBAD CORPORATE PLAZACity of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: October 15,1997 Application complete date: May 9,1997 Project Planner: Christer Westman Project Engineer: Ken Quon SUBJECT: SP 23(GVCDP 97-10 CARLSBAD CORPORATE PLAZA - Request for approval of an amendment to Specific Plan 23 and approval of a Coastal Development Permit for the redesign of a previously-approved office project at the southwest corner of Paseo Del Norte and Camino Del Parque in the Planned Community zone within Local Facilities Management Zone 4. I. RECOMMENDATION That the Planning Commission adopt Planning Commission Resolutions No. 4184 and 4185 RECOMMENDING APPROVAL of Specific Plan Amendment SP 23(G) and APPROVING Coastal Development Permit CDP 97-10 based on the findings and subject to the conditions found therein. II.INTRODUCTION This proposal includes a request for an amendment to a previously-approved site plan and architectural elevations for an office project of approximately 75,000 square feet on a 4.59 acre site. The developer has requested the approval of a new site plan and elevations more attractive to today's office market. The proposed amendment will increase the aggregate total size of the buildings by approximately 5,000 square feet. III. PROJECT DESCRIPTION AND BACKGROUND Specific Plan 23 was adopted in 1972 for what was then known as Campobello, today the area is called Altamira. Later that same year an amendment was adopted to expand the Specific Plan area by 3.05 acres to create a total of 8 acres of Neighborhood Commercial Zoning within the Specific Plan. In 1985 SP 23 was amended (SP23E) to include specific development plans for an office complex on the southern portion of the Neighborhood Commercial 8 acres. The project was never completed and the property has been purchased by the current owner who has requested approval of changes to the site plan and building design. The 1985 approval included three two-story buildings with an aggregate of approximately 70,000 square feet of building and the provision of 282 parking stalls. The site design was a cluster of the three buildings in the central portion of the site with parking provided along the entire SP 23(G)/CDP 97-10 CAK^SBADCORPORATE PLAZA October 15, 1997 Page 2 perimeter. The architectural style was typical of its time with black spandrel glass, gray vision glass and brick veneer. The project is subject to the following regulations: • Specific Plan 23(F) • Local Coastal Program 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 compliance with each of the regulatory documents utilizing both text and tables. A. SPECIFIC PLAN 23(F) Office use was determined to be appropriate for this site with the adoption of Specific Plan Amendment SP 23 (E). At that time both a mini-warehouse and an office complex were approved for the 8 acres of Neighborhood Commercial within the Campobello Specific Plan. Development standards for the site were established by Specific Plan SP 23 (E) which in essence is a site plan and elevations. Following the same logic, approval of the proposed amendment will establish the development standards. The proposal is not inconsistent with typical office development. The building height is limited to 35 feet at its highest point and setbacks from property lines are at least 20 feet from side and rear property lines. Parking has been provided at one space per 250 square feet of gross floor area resulting in 300 spaces. More at issue is the site and architectural design of the office complex. Following is a comparison of the proposal with the existing approvals. General Design The proposed buildings are a total of 74,866.5 square feet. That is 4,866.5 square feet larger than the existing approval. As can be seen in Table I, parking is provided with a total of 300 spaces. Both the existing project design and the proposed project design comply with current parking requirements. Although a 35 foot height is allowed, the building height has been reduced with the proposal. The existing approvals include a building height of 32 feet, while the proposed building height is 30 feet. SP 23(G)/CDP 97-10 CAk^SBAD_CORPORATE PLAZA October 15,1997 Page 3 ,. . .-;. .-•• : : — : :TABLEI ••;;;;••• : . r • Project Comparison STANDARD Parking SETBACK: Altamira side Freeway side U-haul side Paseo del Norte Camino del Parque Building Height EXISTING 282 81 feet 103 feet 78 feet 104 feet 142 feet 32 feet COMPLIANCE yes yes yes yes yes yes yes (3 5 feet max) PROPOSED 300 27 feet 26 feet 20 feet 44 feet 244 feet 30 feet COMPLIANCE yes yes yes yes yes yes yes (3 5 feet max) By reviewing Table I, and not reviewing the site plan, one is left with the impression that the proposal will bring the buildings much closer to the property lines and the existing residences within Altamira. However, upon review of the site plan it is shown that the building is moved to the north and northwestern edges of the site which are the furthest distances from any of the Altamira residences. Of the fourteen residences along the south property line and the six along Camino del Parque, 17 will enjoy a much greater separation from the proposed buildings, one will be equally affected and two will be brought closer than previously to the proposed buildings. Although this may seem like a negative impact, one still has to consider the fact that the buildings will in no case be closer than 80 feet and the building is no taller than 30 feet. Physical compatibility will not be an issue with regard to the buildings. Circulation An issue has been raised as a concern of residents within the Altamira development. The proposal includes an open access point to the project from Camino Del Parque. The existing approvals have a circulation design which depends on a single point of access off of Paseo Del Norte and an emergency access point off of Camino Del Parque. Staff has required the additional open access point on Camino Del Parque because a single point of access will be too great of a burden on a project which is anticipated to have an ADT of 1,500. The residents prefer the existing design which prevents daily traffic from using Camino Del Parque. Views The City does not have a view preservation policy, and in this instance there are no existing views enjoyed by the residents of Altamira adjacent to the project to be impacted. B.LOCAL COASTAL PROGRAM The site is located within the Mello II segment of the Carlsbad Local Coastal Program. As shown on the Coastal Development Compliance Table below, the proposed development is in compliance with all applicable regulations. SP 23(G)/CDP 97-10 CAiv~SBAD_CORPORATE PLAZA October 15, 1997 Page 4 .. : •••-^•••••^r-^f^^m^:-:i'-r-:---''':^^^.' - COASTAL DEVELOPMENT COMPLIANCE TABLE LCP Land Use Plan General Plan Zoning Grading Permit Required Affect agriculture Affect shoreline Affect coastal bluffs Affect coastal access Hillside Development Permit Required Native Vegetation Impacts Impacts to slopes greater than 25% N (Neighborhood Commercial) N PC (SP 23F) Yes No No No No No No No Review of Required Coastal Findings 1. Conformance with the Certified Local Coastal Program and all applicable policies. The project is located in the Mello II Local Coastal Program Segment. The project proposes the construction of an office project within an area designated for commercial development. The LCP Land Use Plan designates the subject site for N (Neighborhood Commercial). The site has not been used for agriculture, is not adjacent to the shoreline nor is it adjacent to coastal bluffs, and is located east of the 1-5 freeway and therefore will not affect coastal access. 2. Coastal Overlay Zones. The subject site is not located in a Coastal Resource Protection Overlay Zone. C. GROWTH MANAGEMENT The proposed project is located within Local Facilities Management Plan Zone 4 in the Northwest Quadrant of the City. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized as follows: FACILITY '. ' - -- ' ' ' • City Administration Library Waste Water Treatment Parks Drainage Circulation IMPACTS None None None 1,500ADT COMPLIANCE WITH STANDARDS Yes Yes Yes Yes Yes Yes SP23(G)/CDP 97-10 CAi^SBADCORPORATE PLAZA October 15,1997 Pase 5 FACILITY Fire Open Space Schools Sewer Collection System Water Distribution System IMPACTS None COMPLIANCE WITH STANDARDS Yes Yes Yes Yes Yes This project is in compliance with the requirements of Local Facilities Management Zone 4. V. ENVIRONMENTAL REVIEW The development project was previously reviewed and approved. The physical impacts of the project were reviewed under a previous approval. A Negative Declaration was issued for SP 23(E) in October 1984 for an office development on the site. The Planning Director has determined that this project is within the scope of the previous environmental review. Based on the Initial Study, this project will not have any impacts not already addressed. Therefore, a notice of Prior Compliance was issued by the Planning Director for SP 23(G) July 29,1997. ATTACHMENTS; 1. Planning Commission Resolution No. 4184 2. Planning Commission Resolution No. 4185 3. Location Map 4. Background Data Sheet 5. Disclosure Statement 6. Exhibits A-N dated October 15,1997 PALOMAR AIRPORT RD CARLSBAD CORPORATE PLAZA SP23(G)/CDP 97-10 BACKGROUND DATA SHEET CASE NO: SP 23rGVCDP 97-10 CASE NAME: CARLSBAD CORPORATE PLAZA APPLICANT: Carlsbad Corporate L.L.G. REQUEST AND LOCATION: Request for approval of a redesign of a previously-approved office project for an aggregate floor area of 74,688 square feet. LEGAL DESCRIPTION: Parcel 3 of Parcel Map No. 3415. in the City of Carlsbad. County of San Diego. State of California, filed in the office of the County Recorder of San Diego County, January 21. 1975 a file No. 75-014212 of official records. APN: 211-040-18-00 Acres: 4.59 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Land Use Designation: Neighborhood Commercial Density Allowed: N/A Density Proposed: N/A Existing Zone: Planned Community Proposed Zone: Planned Community Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site PC Vacant, NC North PC Mini-Storage, NC South PC Altamira, RM East PC Altamira, RM West TC 1-5, TC PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): Public Facilities Fee Agreement, dated: April 9. 1997 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued [ | Certified Environmental Impact Report, dated 2<J Other, Categorically Exempt, Section No. City of Carlsbad Planning Department DISCLOSURE STATEMENT APPLICANT'S STATEMENT OF DISCLOSURE OR 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 (Please Print) The following information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial interest in the application. Carlsbad Coroorate.LLC. 2. Owner List the names and addressees of all person having any ownership interest in the property involved. Carlsbad Corporate, LLC. 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. Seaview Pacific Zinc Investment Group Post Office BOX15163 Post Office Box 14281 Las Vegas, Nevada 89114Las Vegas, Nevada 89114 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. DISCLOS.FRM 2/96 PAGE 1 of 2 2O75 Las Palmas Drive •Carlsbad, California 92OO9-1 576 - (619) 438-1161 5. Have you had mor han $250 worth of business trans.- »ed with any member of City staff. Boards, Commisatons, Committees and/or Council within the past twelve (12) months? Yes No If yes, please indicate person(s):. Person is defined as "Any individual, firm, co-partnership, joint venture, association, 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. Signature of owner/date Signature of applicant/date shad Corporatef LLC. Print or type name of owner By: Seaview Pacific, LLC. Its managing member By: Capital Finance Group Its Manager Print or type name of applicant Disclosure Statement 10/96 Page 2 of 2 FOR ADDTIONAL NFORMATION REFER TO SP23 (C)