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HomeMy WebLinkAbout2009-01-21; Planning Commission; ; CUP 05-28A - BRESSI RANCH SELF-STORAGE FACILITYThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: January 21, 2009 Application complete date: January 12, 2009 Project Planner: Shannon Werneke Project Engineer: N/A SUBJECT: CUP 05-28(A) - BRESSI RANCH SELF-STORAGE FACILITY - Request for a Conditional Use Permit Amendment to modify the previously-approved wall and monument signage allocations to allow the amount of signage that is permitted pursuant to the City of Carlsbad's Sign Ordinance, for an existing self- storage facility located at 2500 Campbell Place, in the P-C zone and within Local Facilities Management Zone 17. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6527 APPROVING CUP 05-28(A) based upon the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project consists of a Conditional Use Permit (CUP) Amendment to modify the previously-approved wall and monument signage allocations for an existing self-storage facility to allow the amount of signage that is currently permitted pursuant to the Sign Ordinance. The staff recommendation for approval with conditions is supported by the following analysis. III. PROJECT DESCRIPTION AND BACKGROUND On July 16, 2006, the Planning Commission approved a Conditional Use Permit (CUP 05-28) and Special Use Permit (SUP 05-14) for an 182,480 square-foot self-storage facility located at the southeast corner of El Camino Real and Palomar Airport Road. Construction of the subject self-storage facility was completed in June, 2008 and is currently open for business. Given the project's prominent location adjacent to two heavily-travelled corridors, a major point of contention discussed at the Planning Commission hearing was the appropriate size and location of the wall and monument signage facing El Camino Real and Palomar Airport Road. The Planning Commission was generally-concerned that the size/scale of the signage allowed pursuant to City's Sign Ordinance (Carlsbad Municipal Code Section 21.41.095) may detract from the office design of the building as well as views along El Camino Real and Palomar Airport Road. As a result of the concerns expressed by the Planning Commission, a specific condition was added to the project to limit the size and the location of the wall and monument signage facing El Camino Real and Palomar Airport Road to less than what would be currently permitted pursuant to the City of Carlsbad Sign Ordinance. o CUP 05-28(A) - BRESSI RANCH SELF-STORAGE FACILITY January 21,2009 Page 2 Pursuant to Conditional Use Permit 05-28, Planning Commission Resolution No. 6134, Condition No. 26, project signage facing El Camino Real and Palomar Airport Road shall be limited to the following: 1. Two, 25 square-foot wall signs for Building B- one facing El Camino Real (i.e. west elevation) and one facing Palomar Airport Road (i.e. north elevation); 2. One, 50 square-foot wall sign located on Building A facing Campbell Place, at the entrance of the facility; 3. Wall signage is prohibited on Building A and B on the elevations that face the intersection of El Camino Real and Palomar Airport Road (i.e. northwest corner/elevation of Buildings A and B); 4. One, 25 square-foot monument sign (inclusive of base) located along the property's Palomar Airport Road frontage. The monument signage cannot be located closer than 200 feet from the intersection of Palomar Airport Road and El Camino Real as measured from the curb return, and no further east than to the Developer's property line; and 5. Three directional signs. Each sign shall be a maximum of six square-feet, four feet above average grade with six inch letters, as allowed pursuant to the CMC Section 21.41.095 of the City's Sign Ordinance. As discussed above, the subject property is located adjacent to a major intersection as well as a scenic corridor (i.e. El Camino Real). To address potential land use compatibility and aesthetic issues, the self-storage facility was designed to emulate a Class "A" office building. However, based on the building's location (i.e. street setbacks ranging from 50 feet to 180 feet), the limited size and visibility of the approved signage allocations, the absence of a phone number, as well as the fact that the self-storage facility was designed to look more like an office building than a self- storage facility, the owner is consequently having significant difficulty leasing the storage units. Pursuant to discussions with the applicant, a retail/commercial use, such as self-storage, relies heavily on visibility to compete with similar uses in the city. Typically, approximately 90% of a new self-storage facility's business is generated by drive by traffic. As of December 17, 2008, 119 units out of total of 1151 units have been leased; this number represents 10.34% of the available units. It is the opinion of the owner that in the absence of clearly legible signs, the use is unable to compete with similar uses and is, therefore, not viable. Consequently, the owner is requesting to modify the wall and signage allocations to allow what is permitted pursuant to the City's Sign Ordinance. Specifically, the applicant proposes the following modifications: 1. Remove a total of two 25 square foot wall signs (each 1.7' tall x 14.62' wide) on Building B facing Palomar Airport Road and El Camino Real (i.e. one wall sign on the north and west elevations, respectively); 2. Replace the above-noted wall signs with two wall signs; one wall sign is proposed to be 49 square feet in size and will include the name of the use (2' tall x 24.5' wide); and the second wall sign is proposed to be 32 square feet in size and will include a phone number (2' tall x 16' wide). Each sign would be placed at opposite corners of the northwest elevation, adjacent to the spandrel glass. The northwest elevation faces towards the intersection of El Camino Real and Palomar Airport Road and is the elevation which the Planning Commission prohibited the placement of signage (as discussed above). The CUP 05-28(A) - BRESSI RANCH SELF-STORAGE FACILITY January 21,2009 Page 3 proposed size, location, text height, and separation distance of the signage would be consistent with the specifications of the Sign Ordinance; and 3. Increase the size of the monument sign (not yet constructed) from the approved size of 25 square feet (3.3' high x 7.5' wide) to 50 square feet (4.6' high x 10.6' wide) on Palomar Airport Road. The size, location, as well as text height of the proposed sign would be consistent with the specifications of the Sign Ordinance. The location of the sign would also remain consistent with the Planning Commission's condition that it be located a minimum of 200 feet from the intersection of El Camino Real and Palomar Airport Road. An analysis comparing the approved wall and monument signage allocations originally permitted, to the proposed request as well as permitted allocations pursuant to the city's Sign Ordinance is discussed below. IV. ANALYSIS The project is subject to the following regulations and requirements: A. Carlsbad Municipal Code, Chapter 21.41 - Sign Ordinance; B. Carlsbad Municipal Code, Chapter 21.42- Conditional Use Permit regulations; and C Bressi Ranch Master Plan (MP 178) development standards (Planning Area 3). The recommendation for approval for this project was developed by analyzing the project's consistency with the applicable City regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. Carlsbad Municipal Code, Chapter 21.41 - Sign Ordinance The analysis of and justification for the request to amend the Conditional Use Permit to modify the previously-approved wall and monument signage allocations to allow what is permitted for similar uses in the P-M (Planned Industrial) zone, pursuant to Section 21.41.095 of the Carlsbad Municipal Code, is discussed in Table 1 and in further detail following the table. Please note that the analysis does not include the wall signage located on Building A nor the directional signage on the site as no modifications to this specific signage is being requested. TABLE 1 - SIGN ORDINANCE ANALYSIS MONUMENT SIGN Max. Number of Signs Max. Sign Area Max. Sign/Letter Ht. APPROVED SIGNAGE ALLOCATION CUP 05-28, PC RESO. NO. 6134 One per lot 25 square feet 6 feet/ 8 inches SIGNAGE PERMITTED PURSUANT TO CMC § 21.41.095 One per lot 50 square feet 6 feet/ 8 inches PROPOSED SIGNAGE ALLOCATION, CUP 05-28(A) One per lot "50 square feet 4.6V 8 inches CUP 05-28(A) - BRESSI RANCH SELF-STORAGE FACILITY January 21,2009 Page 4 TABLE 1 - SIGN ORDINANCE ANALYSIS CONTINUED MONUMENT SIGN CONTINUED Location Other Standards WALL SIGNS- BUILDING B (Building > 60,000 sq. ft. in P- M Zone) Max. Number of Signs Max. Sign Area Max. Letter Height Location Additional Standards APPROVED SIGNAGE ALLOCATION CUP 05-28, PC RESO. NO. 6134 Located along PAR frontage, no closer than 200' to the intersection ofECRandPAR. None APPROVED SIGNAGE ALLOCATION CUP 05-28, PC RESO. NO. 6134 Two 25 sq. ft. per sign 24 inches 1 . One sign permitted on each elevation directly facing ECR and PAR (i.e. north and west elevations) 2. No signage permitted at NW corner of building which directly faces the intersection of ECR and ECR. N/A SIGNAGE PERMITTED PURSUANT TO CMC § 21.41.095 Near primary project entrance or other strategic location. Must include building address. SIGNAGE PERMITTED PURSUANT TO CMC § 21.41.095 Three 50 sq. ft. per sign 24 inches Not more than one wall sign allowed on elevations which face ECR and PAR. If two signs are located on any one elevation, the following requirements shall be met: 1. Building elevation shall have a min. of 150 lineal feet; 2. Minimum spacing between wall signs shall not be less than 75 feet; and 3. The cumulative length of the wall signs shall not exceed 1/3 of the length of that same elevation. PROPOSED SIGNAGE ALLOCATION, CUP 05-28(A) Located along PAR frontage, no closer than 200' to the intersection of ECR and PAR. Building address included. PROPOSED SIGNAGE ALLOCATION, CUP 05-28(A) Two 49 sq. ft/32 sq. ft. 24 inches Two wall signs proposed at opposite ends of NW elevation, each sign representing the allocation for PAR and ECR; no additional signs proposed along elevations directly facing ECR and PAR. 1. The NW building elevation is 150 lineal feet long; 2. The minimum spacing between the wall signs is 75 ft.; and 3. The cumulative length of the wall signs does not exceed 1/3 of the length (i.e. 50') of the NW elevations. CUP 05-28(A) - BRESSI RANCH SELF-STORAGE FACILITY January 21,2009 PageS 1. Monument Sign- Palomar Airport Road Pursuant to the Sign Ordinance, a building's address must be included in the text of the monument signage. As such, the owner has expressed concern that with inclusion of this address requirement, in addition to adding the business name to the face of the monument sign, as well as limiting the size to 25 square feet, that the sign will not be legible to potential patrons driving by the facility. The applicant has indicated that the signage must be visible by the passing public in order to be an effective identification medium for retail uses such as a storage facility. Additionally, the subject monument sign is proposed to be located adjacent to a Major Arterial Road, which permits a higher speed of travel and potentially less visibility than a similar sign located along a Local Collector Road. This fact, coupled with the existing building's office- like design, the Planning Commission's condition which requires a minimum setback of 200 feet from the intersection of Palomar Airport Road and El Camino Real, as well as the limited size of the sign, does not contribute to the economic viability of the property. In addition, other commercial/office uses located adjacent to El Camino Real have received approval for monument signs comparable to the proposed size (i.e. 50 square feet). One such use is the Health and Wellness Complex for the Tri City Medical Center which is located approximately 1A mile south of the subject site (6250 El Camino Real, APN 213-110-01). The approved size of the monument sign is 47.5 square feet. Since the proposed monument sign falls within the parameters of what is permitted pursuant to the City's Sign Ordinance; provides an area large enough to accommodate a legible business name and address; is proposed to be setback approximately 25 feet from the northern property line (i.e., facing Palomar Airport Road) and at least 200 feet from the intersection of El Camino Real and Palomar Airport Road; and is commensurate to the size of other monument signs located in the city, staff recommends approval of the request to amend the Conditional Use Permit to increase the size of the monument sign from 25 to 50 square feet As required by Condition No. 26 of Planning Commission Resolution No. 6134, the monument sign will be designed with architecturally-compatible materials which complements the office design of the storage facility. 2. Wall Signs-Building B Pursuant to discussions with the applicant, the proposed modifications to the wall signage allocations and location have been requested not only to clearly identify the use but to also provide a phone number to assist drive-by traffic. Similar to the reasons for requesting the modifications to the monument sign, the property owner contends that the existing 25 square- foot wall signs are very difficult to see, let alone read, from Palomar Airport Road and El Camino Real because they are too small, (approximately 14.6' wide x 1.7' tall), the building facades are so large (i.e., north and west elevations are 350' and 145' long, respectively) that the 25 square-foot signs are out of scale with the size of the respective elevations, and the buildings are setback a minimum of 50 feet from the respective property lines. Therefore, the owner feels that the existing wall signage is an ineffective identification medium. In order to address the issue regarding lack of visibility/legibility, the wall signs are proposed to be re-located to the opposite ends of the northwest elevation of Building B, which is setback approximately 180 feet from the intersection of Palomar Airport Road and El Camino Real. This setback is required since there is an existing reclaimed water pump station (subterranean) as well CUP 05-28(A) - BRESSI RANCH SELF-STORAGE FACILITY January 21,2009 Page 6 as a 50-foot-wide landscaped setback situated in between the building and the intersection. While the self-storage building is setback a significant distance from the intersection, the signs will be located in a more prominent location than the current locations in that the finished floor of the building is approximately 25 feet higher than the elevation of the road and the signs will be directly facing the intersection. In addition the letter height will increase from approximately 20 inches to 24 inches. The applicant feels that two wall signs, one 49 square feet and the other 32 square feet in size (2' tall x 24.5' wide and 2' tall x 16' wide, respectively), are a reasonable allocation, particularly since the allowances are less than what is allowed pursuant to the Sign Ordinance and is commensurate to what other similar uses have been permitted to install. Based on review of city sign permit records, a total of 133.5 square feet of wall signage was permitted for the Carlsbad Self-Storage facility located approximately !4 mile west of the subject site (PS 01-37, 2235 Palomar Airport Road, APN 213-070-11). Including the existing and proposed wall signs for the Bressi Ranch Self-Storage Facility, a total of 131 square feet of wall signage would result, which is slightly less than the existing wall signage at the Carlsbad Self Storage Facility. The placement of two wall signs on the northwest elevation would meet the minimum requirements for placing two wall signs on any one elevation pursuant to CMC Section 21.41.095, which include a minimum building elevation length of 150 feet, a minimum spacing between the wall signs of 75 feet, and a cumulative length of the wall signs less than one-third of the length of the elevation. The applicant feels that a good-faith effort has been made since the wall signs were installed pursuant to the specifications of the Planning Commission; however, the location and size have proven to be ineffective. While the Planning Commission expressed concerns regarding the potential negative visual impacts of locating the wall signage on an elevation which faces a prominent intersection, the impacts are generally-mitigated in that the building signage is setback approximately 180 feet from the corner and the setback is landscaped with trees and shrubs to soften the building and enhance the intersection. The proposed signs will be in scale with the northwest elevation since it has a lineal length of 150 feet, which is more than adequate to accommodate two wall signs with an overall combined width of 40.5 feet (i.e., 24.5 feet wide for the business name and 16 feet wide for the phone number). In addition, the allocation of wall signage will be commensurate to existing/permitted wall signage for various uses adjacent to El Camino Real and Palomar Airport Road which are in the immediate vicinity of the self-storage facility. Therefore, staff recommends approval of the request to amend the Conditional Use Permit to remove a total of two 25 square foot wall signs facing Palomar Airport Road and El Camino Real (i.e. one wall sign on the north and west elevations, respectively) and replace the signs with two wall signs, one 49 and the other 32 square feet in size, on the northwest elevation of Building B. Staff also recommends approval of the proposal to locate two wall signs at the opposite ends of the northwest elevation as long as the minimum specifications are met and that no additional signage is proposed along the elevations which directly face El Camino Real and Palomar Airport Road. B. Carlsbad Municipal Code, Chapter 21.42- Conditional Use Permit Regulations Uses subject to a CUP possess characteristics of such unique and special form as to make impracticable their being included automatically in any land use class. In granting a CUP, certain safeguards to protect the health, safety and general welfare of the public may be required as conditions of approval. In addition, CUPs may only be granted when the appropriate findings of fact can be made. Staff has reviewed the proposed project and found that all the necessary CUP 05-28(A) - BRESSI RANCH SELF-STORAGE FACILITY January 21,2009 Page? findings can be made to approve the Conditional Use Permit Amendment. The required findings and satisfaction of these findings are provided in Table 2 below. TABLE 2 - CONDITIONAL USE PERMIT FINDINGS FINDING PROJECT CONSISTENCY That the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, including, if applicable, the certified Local Coastal Program, specific plan or master plan. The proposed signage modifications to an existing self-storage facility which is designated as Planned Industrial (P-M) in the Bressi Ranch Master Plan, is consistent with the objectives of the General Plan, in that it will clearly identify the use and contribute towards its economic viability. That the requested use is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located. The proposed increase in signage to allow what is currently permitted pursuant to the Sign Ordinance will assist in identifying the existing self-storage facility. The proposed changes will not be detrimental to the surrounding properties since the surrounding properties, all zoned P-M (Planned Industrial), have been granted commensurate wall and monument signage allowances consistent with Chapter 21.41.095 of the Carlsbad Municipal Code. That the site for the proposed conditional use is adequate in size and shape to accommodate the yards, setbacks, walls, fences, landscaping, and other features necessary prescribed in this code and required by the Planning Director, Planning Commission or City Council, in order to integrate the use with other uses in the neighborhood. The site is currently developed with an existing self-storage facility, conditionally permitted pursuant to CUP 05-28. An amendment to the CUP is proposed to increase the signage allocations to allow what is currently permitted pursuant to the Sign Ordinance. The proposed modifications are consistent with the minimum developments standards including size, setbacks, letter heights, etc. In addition, the existing parcel and associated self-storage buildings are adequate in size to accommodate the increased size proposed for both the monument and wall signage. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. Access to the existing self-storage facility is currently taken off of Campbell Place which ties in with Palomar Airport Road to the north. The proposed request to increase the signage allocations will not have any impact on the adjacent street system as an increase in size or use of the self-storage facility is not proposed. CUP 05-28(A) - BRESSI RANCH SELF-STORAGE FACILITY January 21,2009 PageS C. Bressi Ranch Master Plan The existing self-storage facility lot is located within Planning Area 3 of the Bressi Ranch, which designates the site as P-M, Planned Industrial. Pursuant to the Master Plan, all signage within the Master Plan shall be in conformance with Chapter 21.41 of the Carlsbad Municipal Code. In that the proposed signage requests are consistent with the City's Sign Ordinance, the project is consistent with the Bressi Ranch Master Plan. V. ENVIRONMENTAL REVIEW The Planning Director has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment; therefore, the project is categorically exempt from the requirement for the preparation of an environmental document pursuant to Section 15311 (a), Accessory Structures, of the state California Environmental Quality Act (CEQA) Guidelines. In making this determination, the Planning Director has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. ATTACHMENTS; 1. Planning Commission Resolution No. 6527 (CUP 05-28A) 2. Location Map 3. Background Data Sheet 4. Disclosure Statement 5. Planning Commission Resolution No. 6134 (CUP 05-28) 6. Reduced Exhibits 7. Justification/Photo Exhibits Prepared by Applicant 8. Project Plan Exhibits "A" - "J" dated January 21, 2009 SITEMAP NOT TO SCALE Bressi Ranch Self Storage Facility CUP 05-28(A) BACKGROUND DATA SHEET CASE NO: CUP 05-28(A) CASE NAME: BRESSI RANCH SELF-STORAGE FACILITY APPLICANT: HOFMAN PLANNING REQUEST AND LOCATION: Request for a Conditional Use Permit Amendment to modify the previously-approved wall and monument signage allocations to allow the amount of signage that is permitted pursuant to the City of Carlsbad's Sign Ordinance, for an existing self- storage facility located at 2500 Campbell Place, in the P-C zone and within Local Facilities Management Zone 17. \ LEGAL DESCRIPTION: Lot 14 of Carlsbad Tract Map CT 02-45 in the City of Carlsbad. County of San Diego, State of California, according to map thereof number 14960, filed in the Office of the County Recorder of said County, February 4, 2005. APN: 213-261-05 Acres: 4.49 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Existing Land Use Designation: Planned Industrial (PI) Proposed Land Use Designation: Planned Industrial (PI) Density Allowed: N/A Density Proposed: N/A Existing Zone: Planned Community (P-C) Proposed Zone: Planned Community (P-C) Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site P-C(P-MperMP 178) PI Self-storage facility North M/OS PI/G/OS Open space, solid waste transfer station South P-C (P-M per MP 178) PI Vacant-future industrial East P-C (P-M per MP 178) PI Office/industrial building West C-T-Q TR Olympic Resort (unoccupied) LOCAL COASTAL PROGRAM Coastal Zone: | | Yes [X] No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: | | Yes [X] No Coastal Development Permit: | | Yes [X] No Local Coastal Program Amendment: I I Yes [Xl No Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A Existing LCP Zone: N/A Proposed LCP Zone: N/A Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 3 ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, CEQA Section 15311 (a), Accessory Structures Negative Declaration, issued I I Certified Environmental Impact Report, D Other, Revised 01/06 City of Carlsbad Planning Department 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: - . : , '-* ~ " , , , -/, .. i". - " y- ' - , Person fedefined as "Any individual, firm, 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 political 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 10% of the shares. IF NO INDIVIDUALS 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, Title Corp/Part. Title Address Address 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons 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 10% of the shares. IF NO INDIVIDUALS 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, Title Corp/Part Title Bressi Storage, LLC Address AddreSS 8910 University Center Lane, ste 630 San Diego , CA 92122-9107 1635 Faraday Avenue « Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) 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 $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? { I Yes /SJNo 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 my knowledge. Signature of owner/date Signaturerof applicant/date Mfl f/Uc, 5. 3/boA* fJUc S. Sf(5X5CV Print or type name of owner Print or type name of applicant A Signature of owner/applicant's agent if applicaple/date Hofman Planning & Engineering Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DlSCLOSURE STATEMENT 12/06 Page 2 Of 2 1 PLANNING COMMISSION RESOLUTION NO. 6134 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW DEVELOPMENT 4 OF A 182,480-SQUARE-FOOT SELF-STORAGE FACILITY ON 5 A 4.49-ACRE PROPERTY GENERALLY LOCATED ON THE SOUTHEAST CORNER OF EL CAMINO REAL AND 6 PALOMAR AIRPORT ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 17. 7 CASE NAME: BRESSI RANCH SELF-STORAGE FACILITY CASE NO.: CUP 05-28o 9 WHEREAS, Veralliance Properties, "Developer," has filed a verified 10 application with the City of Carlsbad regarding property owned by Kelly Capital Group, Inc, ' * "Owner," described as 12 Lot 14 of Carlsbad Tract CT 02-45 Bressi Ranch, in the City of 13 Carlsbad, County of San Diego, State of California, according to Map thereof No. 14960, filed in the Office of the County 14 Recorder of San Diego County, February 4, 2005 15 ("the Property"); and 16 WHEREAS, said verified application constitutes a request for a Conditional Use 17 Permit as shown on Exhibits "A" - "N" dated July 19,2006, on file in the Planning Department,18 ! 9 BRESSI RANCH SELF-STORAGE FACILITY - CUP 05-28 as provided by Chapter 21.42 20 and/or 21.50 of the Carlsbad Municipal Code; and 21 WHEREAS, the Planning Commission did, on the 19th day of July 2006, hold a 22 duly noticed public hearing as prescribed by law to consider said request; and 23 WHEREAS, at said public hearing, upon hearing and considering all testimony 24 and arguments, if any, of all persons desiring to be heard, said Commission considered all factors 26 relating to the CUP. 27 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 28 Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. 2 B) That based on the evidence presented at the public hearing, the Commission 3 APPROVES BRESSI RANCH SELF-STORAGE FACILITY - CUP 05-28, based on the following findings and subject to the following conditions:4 e Findings; 6 1. That the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, and 7 is not detrimental to existing uses specifically permitted in the zone in which the _ proposed use is located, in that the self-storage facility is an allowed conditional use in the Planned Industrial Zone, the proposed use provides desired storage space for 9 the office and business uses in the industrial area, the proposed use has been designed to be compatible with the surrounding uses and conditions, and the use is 10 consistent with the Goals and Objectives of the General Plan as discussed in Table 1 of the staff report. In addition, due to the highly visible location of the self-storage facility, the architecture has been enhanced to make the self-storage facility look 22 more like an office campus by incorporating spandrel glass accents, stone-accented pillars, reflective glass window treatments, and varying building heights. 13 2. That the site for the intended use is adequate in size and shape to accommodate the use, in 14 that the site can accommodate the proposed use while meeting all applicable ._ development standards, including circulation and parking requirements, and all storage will be contained within the proposed buildings. 16 3. That all the yards, setbacks, walls, fences, landscaping, and other features necessary to 17 adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained, in that the project is designed to satisfy all applicable setback (yard) requirements; includes security fences; provides landscaping in the 19 setbacks; and requires no other features to be compatible with the existing or permitted future uses. 20 4. That the street system serving the proposed use is adequate to properly handle all traffic 21 generated by the proposed use, in that the project will take access off of Campbell 22 Place, which is an industrial cul-de-sac that can accommodate the 365 average daily trips expected to be generated by the proposed self-storage use. 23 5. The Planning Director has determined that: 24 a. The project is a subsequent activity within the scope of the Bressi Ranch Master Plan (MP 178) for which a program EIR was prepared, and a notice for the 26 activity has been given, which includes statements that this activity is within the scope of the program approved earlier, and that the program EIR adequately 27 describes the activity for the purposes of CEQA [15168( c)(2) and (e)]. 28 b. This project is consistent with the Master Plan cited above. PCRESONO. 6134 -2- c. EIR 98-04 was certified in connection with the prior plan, 2 d. The project has no new significant environmental effect not analyzed as 3 significant in the prior EIR. e. None of the circumstances requiring a Subsequent EIR or a Supplemental EIR under CEQA Guidelines Sections 15162 or 15163 exist. 5 6. That the project is consistent with the City's Landscape Manual (Carlsbad Municipal Code Section 14.28.020 and Landscape Manual Section IB). 7 7. The project is consistent with the Comprehensive Land Use Plan (CLUP) for the 8 McClellan-Palomar Airport, dated April 1994, in that a 35-foot height limit was . established and few employees and human activity is allowed and the project is conditioned to record an avigation easement. As conditioned, the applicant shall record 10 a notice concerning aircraft noise. The project is compatible with the projected noise levels of the CLUP and, based on the noise/land use compatibility matrix of the CLUP, 11 the proposed land use is compatible with the airport, in that the site is located entirely within the McClellan-Palomar Airport's Runway Protection Zone (RPZ). The only land uses considered to be compatible with the restrictions required of the RPZ are 13 uses that are low intensity characterized by a low number of employees and customers per square foot of building area which the storage facility is. In addition, 14 the project meets the height limitation set by the Federal Aviation Regulations (FAR) Part 77, which has determined that the structure does not exceed obstruction standards and would not be a hazard to air navigation. 8. The project is consistent with the Citywide Facilities and Improvements Plan, the Local 17 Facilities Management Plan for Zone 17 and all City public facility policies and ordinances. The project includes elements or has been conditioned to construct or 18 provide funding to ensure that all facilities and improvements regarding sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the ~~ project will be installed to serve new development prior to or concurrent with need. 9. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution and hereby finds, in this case, that the exactions are imposed 22 to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. 23 Conditions; 25 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a grading permit or building permit, whichever occurs first. 26 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so _„ implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all PCRESON0.6134 -3- future building permits; deny, revoke, or further condition all certificates of occupancy 2 issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said 3 conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Conditional Use Permit.4 c 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Conditional Use Permit documents, as necessary to make them 6 internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development different from this approval, shall require an amendment to this approval. 3. Developer shall comply with all applicable provisions of federal, state, and local laws and 9 regulations in effect at the time of building permit issuance. 10 4. Prior to issuance of building permits, the Developer shall record an Avigation Easement for the property to the County of San Diego and file a copy of the recorded document * with the Planning Director. 12 5. If any condition for construction of any public improvements or facilities, or the payment 13 of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 16 6. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold 17 harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the City arising, directly jo or indirectly, from (a) City's approval and issuance of this Conditional Use Permit, (b) City's approval or issuance of any permit or action, whether discretionary or 20 nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, 21 including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City's 23 approval is not validated. 24 7. Developer shall submit to Planning Department a reproducible 24" x 36" mylar copy of the Site Plan and Floor Plans reflecting the conditions approved by the final decision- 5 making body. 8. Prior to the issuance of a building permit, the Developer shall provide proof to the 27 Director from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. 28 PCRESON0.6134 -4- 9. This project shall comply with all conditions and mitigation measures which are required 2 as part of the Zone 17 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 3 10. This approval is granted subject to the approval of SUP 05-14 and is subject to all 4 conditions contained in Planning Commission Resolution No. 6135 for those other e approvals incorporated herein by reference. 6 11. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. 9 12. This approval shall become null and void if building permits are not issued for this 10 project within 24 months from the date of project approval. 13. CUP 05-28 shall be reviewed by the Planning Director annually to determine if all 19 conditions of this permit have been met and that the use does not have a substantial negative effect on surrounding properties or the public health, safety and general welfare. 13 If the Planning Director determines that (1) the conditional use permit was obtained by fraud or misrepresentation; or (2) the use for which such approval is granted is not being exercised; or (3) the conditions of approval have not been met; or (4) the conditional use ., permit is being or recently has been exercised contrary to any of the terms or conditions of approval; or (5) the use for which such approval was granted has ceased to exist or has 16 been suspended for one year or more; or (6) the use is in violation of any statute, ordinance, law, or regulation; or (7) the use permitted by the conditional use permit is 17 being or has been so exercised as to be detrimental to the public health, safety or welfare or so as to constitute a nuisance, the Planning Director shall recommend that the Planning Commission hold a public hearing and after providing the permittee the opportunity to be heard, the Planning Commission may revoke and terminate the conditional use permit in whole or in part, reaffirm the conditional use permit, modify the conditions or impose 20 new conditions. 14. Developer shall submit and obtain Planning Director approval of a Final Landscape, ~~ Hardscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan as shown on Exhibit "M" of the Preliminary Landscape Plan, 23 Sheet 12 of the plan set, dated July 19, 2006, and the City's Landscape Manual. Developer shall construct and install all landscaping as shown on the approved Final 24 Plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash, and debris. 26 15. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Department and accompanied by the 27 project's building, improvement, and grading plans. 16. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in PCRESONO. 6134 -5- substance as provided in Building Department Policy No. 80-6, to the satisfaction of the 2 Directors of Community Development and Planning. 3 17. Developer shall report, in writing, to the Planning Director within 30 days, any address change from that which is shown on the permit application. 4 , 18. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 6 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable 7 Local Facilities Management Plan fee for Zone 17, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 9 19. Prior to the issuance of a grading or building permit, whichever occurs first, the 10 Developer shall submit to the City a Notice of Restriction to be filed in the office of the County Recorder, subject to the satisfaction of the Planning Director, notifying all * interested parties and successors in interest that the City of Carlsbad has issued a 12 Conditional Use Permit by Resolution No. 6134 on the property. Said Notice of Restriction shall note the property description, location of the file containing complete 13 project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The Planning Director has the 14 authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 16 20. Prior to the issuance of a grading or building permit, whichever occurs first, the Developer shall prepare and record a Notice that this property is subject to overflight, 17 sight and sound of aircraft operating from McClellan-Palomar Airport, in a form meeting the approval of the Planning Director and the City Attorney (see Noise Form #2 on file in the Planning Department). 19 21. Developer shall construct trash receptacle and recycling areas enclosed by a six-foot high 20 masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal Code Chapter 21.105. Location of said receptacles shall be approved by the Planning 21 Director. Enclosure shall be of similar colors and/or materials to the project to the ?_ satisfaction of the Planning Director. 23 22. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and 24 the Planning Director of an Outdoor Storage Plan, and thereafter comply with the approved plan.25 26 23. Developer shall abide by the hours of operation as stated in the staff report dated July 19,2006. 27 24. Developer shall submit and obtain Planning Director approval of an exterior lighting plan 28 including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. PCRESONO.6134 -6- 1 2 25. Any outside storage of recreational vehicles, tracks or automobiles on this project site is specifically prohibited. Developer shall construct, install, and stripe not less than 3 11 parking spaces, as shown on Exhibit "B." 26. Prior to issuance of any sign permit for the project, the Developer shall comply with the Bressi Ranch Sign Program and the City of Carlsbad's Sign Ordinance Chapter 21.41 except as follows: 6 Signage for the project shall be limited to one monument sign located along the 7 property's Palomar Airport Road frontage, but shall not be located to the west any closer than 200 feet from the intersection of Palomar Airport Road and El Camino Real as measured from the curb return and no further to the east than to the Developer's property line. The monument sign must remain on the Developer's property and cannot be located off-site or on El Camino Real. The monument sign 10 shall be limited to 25 square feet of area per face inclusive of the base. The monument sign shall have compatible material with the architectural material of the buildings. Wall signage for Building B shall be limited to a total of two 25-square- .» foot maximum signs with one facing Palomar Airport Road and one facing El Camino Real. No signage is permitted on Buildings A and B on the elevations that 13 face the intersection of Palomar Airport Road and El Camino Real (northwest). Wall signage shall be limited to one 50-square-foot maximum sign located on 14 Building A, facing the entrance to the self-storage facility (southeast) off of Campbell Place. The Developer is allowed to have three directional signs located on the property and at the driveway entrance. Each sign shall be a maximum of six square feet, four feet above average grade with six-inch letters as allowed per Chapter 21.41 of the City of Carlsbad's Sign Ordinance. All signage for the project 17 must be approved by the Planning Director. Fire: 19 27. The Applicant shall be responsible to provide a Fire Hydrant within the ROW along 20 Palomar Airport Road with 400 LF of the apex of the corner of El Camino Real and Palomar Airport Road. 21 Engineering:22 23 General 24 28. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, Developer shall apply for and obtain approval from, the City Engineer 25 for the proposed haul route. 29. Prior to issuance of any building permit, Developer shall comply with the requirements of 27 the City's anti-graffiti program for wall treatments if and when such a program is formally established by the City. 28 PCRESONO. 6134 -7- 30. Developer shall provide to the City Engineer, an acceptable means, CC&Rs and/or other 2 recorded document, for maintaining the private easements within the subdivision and all the private improvements: streets, sidewalks, street lights, and storm drain facilities 3 located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. 4 ^ 31. Prior to occupancy, Developer shall install rain gutters to convey roof drainage to an approved drainage course or street to the satisfaction of the City Engineer. 6 Fees/Agreements 7 . 32. Developer shall cause property-owner to execute and submit to the City Engineer for recordation, the City's standard form Geologic Failure Hold Harmless Agreement. 9 33. Developer shall cause property owner to execute and submit to the City Engineer for 10 recordation the City's standard form Drainage Hold Harmless Agreement regarding drainage across the adjacent property. j2 Grading 13 34. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Developer shall apply for and obtain a W grading permit from the City Engineer prior to issuance of a building permit for the 15 project. 16 35. Prior to the issuance of a grading permit or building permit, whichever occurs first, Developer shall submit to the City Engineer proof that a Notice of Intention for the start 17 of work has been submitted to the State Water Resources Control Board. 1 ft1 Dedications/Improvements 19 36. Developer shall cause Owner to make an irrevocable offer of dedication to the City and/or 20 other appropriate entities for all public streets and other easements shown on the site plan. The offer shall be made by a separate recorded document. All land so offered shall be 21 offered free and clear of all liens and encumbrances and without cost. Streets that are already public are not required to be rededicated. 23 37. Additional drainage easements may be required. Developer shall dedicate and provide or install drainage structures, as may be required by the City Engineer, prior to or concurrent 24 with any grading or building permit. 25 38. Developer shall provide the design of all private streets and drainage systems to the 2/r satisfaction of the City Engineer. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets and drainage 27 systems shall be inspected by the City. Developer shall pay the standard improvement plancheck and inspection fees. 28 PCRESONO. 6134 -8- 39. Developer shall execute a City standard Development Improvement Agreement to install 2 and secure with appropriate security as provided by law, improvements shown on the site plan including, but not limited to paving, base, signing and striping, sidewalks, curbs and 3 gutters, grading, clearing and grubbing, undergrounding, sewer, water, fire hydrants, retaining walls, and reclaimed water to City Standards to the satisfaction of the City Engineer. The improvements are: a) Potable water system. 6 b) Access driveway to the Bressi Recycled and Potable Water Pump Station. 7 Improvements listed above shall be constructed within 18 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 9 40. Developer shall comply with the City's requirements of the National Pollutant Discharge 10 Elimination System (NPDES) permit. Developer shall provide improvements constructed pursuant to best management practices as referenced in the "California Storm Water Best Management Practices Handbook" to reduce surface pollutants to an acceptable level 12 prior to discharge to sensitive areas. Plans for such improvements shall be submitted to and subject to the approval of the City Engineer. Said plans shall include but not be 13 limited to notifying prospective owners and tenants of the following: A. All owners and tenants shall coordinate efforts to establish or work with established disposal programs to remove and properly dispose of toxic and hazardous waste products. 16 B. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, 17 antifreeze, solvents, paints, paint thinners, wood preservatives, and other such fluids shall not be discharged into any street, public or private, or into storm drain or storm water conveyance systems. Use and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers, and other such chemical treatments shall meet Federal, State, County, and City requirements as prescribed in their respective 20 containers. 21 C. Best Management Practices shall be used to eliminate or reduce surface pollutants when planning any changes to the landscaping and surface improvements. 23 41. Prior to the issuance of grading permit or building permit, whichever occurs first, Developer shall submit for City approval a "Storm Water Pollution Prevention Plan 24 (SWPPP)." The SWPPP shall be in compliance with current requirements and provisions established by the San Diego Region of the California Regional Water Quality Control Board and City of Carlsbad Requirements. The SWPPP shall address measures to reduce 2/- to the maximum extent practicable storm water pollutant runoff during construction of the project. At a minimum, the SWPPP shall: 27 a. Include all content as established by the California Regional Water Quality 28 Control Board requirements. PCRESONO.6134 -9- b. Include the receipt of "Notice of Intent" issued by the California Regional Water 2 Quality Control Board. Recommend source control and treatment control Best Management Practices 3 (BMPs) that will be implemented with this project to avoid contact or filter said pollutants from storm water to the maximum extent practicable before discharging to City right-of-way or natural drainage course. c d. Establish specific procedures for handling spills and routine cleanup. Special considerations and effort shall be applied to employee education on the proper 6 procedures for handling cleanup and disposal of pollutants. 42. Prior to the issuance of grading permit or building permit, whichever occurs first, Developer shall submit for City approval a "Storm Water Management Plan (SWMP)." The SWMP shall demonstrate compliance with the City of Carlsbad Standard Urban 9 Stormwater Mitigation Plan (SUSMP), Order 2001 -01 issued by the San Diego Region of the California Regional Water Quality Control Board and City of Carlsbad Municipal 10 Code. The SWMP shall address measures to avoid contact or filter said pollutants from storm water, to the maximum extent practicable, for the post-construction stage of the project. At a minimum, the SWMP shall: 12 a. Identify existing and post-development on-site pollutants-of-concern. 13 b. Identify the hydrologic unit this project contributes to and impaired water bodies that could be impacted by this project. 14 c. Recommend source controls and treatment controls that will be implemented with this project to avoid contact or filter said pollutants from storm water to the maximum extent practicable before discharging to City right-of-way. d. Establish specific procedures for handling spills and routine cleanup. Special considerations and effort shall be applied to (RESIDENT/EMPLOYEE) education 17 on the proper procedures for handling cleanup and disposal of pollutants. e. Ensure long-term maintenance of all post-construct BMPs in perpetuity. " f. Identify how post-development runoff rates and velocities from the site will not exceed the predevelopment runoff rates and velocities to the maximum extent practicable. 20 Special Condition 21 43. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the site plan are for planning purposes only. Developer shall pay traffic 23 impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. 24 Water; 25 25 44. Prior to approval of improvement plans or final map, Developer shall meet with the Fire Marshal to determine if fire protection measures (fire flows, fire hydrant locations, 27 building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the District Engineer. PCRESON0.6134 -10- 45. The Developer shall design and construct public facilities within public right-of-way or 2 within minimum 20-feet wide easements granted to the District or the City of Carlsbad. At the discretion of the District Engineer, wider easements may be required for adequate 3 maintenance, access and/or joint utility purposes. ^ 46. Prior to issuance of building permits, Developer shall pay all fees, deposits, and charges c for connection to public facilities. Developer shall pay the San Diego County Water Authority capacity charge(s) prior to issuance of Building Permits. 6 47. The Developer shall prepare a colored recycled water use map and submit this map to the 7 Planning Department for processing and approval by the District Engineer. g 48. The Developer shall design landscape and irrigation plans utilizing recycled water as a 9 source. Said plans shall be submitted to the satisfaction of the District Engineer. 10 49. The Developer shall install (potable water and/or recycled water services) and meters at a location approved by the District Engineer. The locations of said services shall be * * reflected on public improvement plans. 12 50. The Developer shall install sewer laterals and clean-outs at a location approved by the 13 District Engineer. The locations of sewer laterals shall be reflected on public improvement plans. 14 51. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the District Engineer has 16 determined that adequate water and sewer facilities are available at the time of occupancy. A note to this effect shall be placed on the Final Map, as non-mapping data. 17 52. A fire flow system shall be required for this development and it shall be constructed as a 18 looped system. The Developer shall complete the looped water system by tying into the , n existing waterline system on to the satisfaction of the District Engineer. 20 53. The Developer shall coordinate with the District Engineer regarding the looped system and easements. 21 Code Reminders; 23 The project is subject to all applicable provisions of local ordinances, including but not limited to the following code requirements: 24 54. Approval of this request shall not excuse compliance with all applicable sections of the 2-> Zoning Ordinance and all other applicable City ordinances in effect at time of building 26 permit issuance, except as otherwise specifically provided herein. 27 55. The project shall comply with the latest non-residential disabled access requirements pursuant to Title 24 of the State Building Code. 28 PCRESON0.6134 -11- 56. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal 2 Code Section 18.04.320. 3 57. Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. 4 r 58. Developer shall exercise special care during the construction phase of this project to prevent offsite siltation. Planting and erosion control shall be provided in accordance 6 with Carlsbad Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of the City Engineer. 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PCRESONO.6134 -12- 1 2 3 4 5 6 7 8 9 1 n1U 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 NOTICE Please take NOTICE that approval of your project includes reservations, or other exactions hereafter collectively "fees/exactions." the "imposition" of fees, dedications, referred to for convenience as You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action annul their imposition. You are hereby FURTHER NOTIFIED that your right to DOES NOT APPLY to water and sewer connection fees zoning, grading or other similar application processing or to attack, review, set aside, void, or protest the specified fees/exactions and capacity charges, nor planning, service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on following vote, to wit: AYES: Chairperson Montgomery, Dominguez, Heineman, Segal! NOES: ABSENT: ABSTAIN: ^^*** ^ lA ^7/^ MARTELL B. 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O r 3 = The Problem: • Our signage is too small • Everyone thinks our buildings represent an office complex • Without a phone number our signage is totally ineffective • The aforementioned factors are killing our business The Solution: • Increasing our signage, with a phone number, to what is customarily allowed in a project that has four (4) buildings and 181,982 square feet. Facts: • Self Storage is a retail business and can only survive with visibility, unless you compete solely on price. • Our project looks like an office complex therefore we are virtually invisible • Ninety percent (90%) of a new self storage facility's business is driven solely on: • Bressi Ranch Self Storage has four (4) individually constructed buildings. • Bressi Ranch Self Storage has 181,982 gross square feet on 4.49 acres representing 1,155 storage units. • Total cost to construct/lease the facility will exceed $18,000,000 partially due to the City of Carlsbad requirements that the buildings look like a class "A" office complex. • The McClellan-Palomar Airport's Runway Protection Zone ("RPZ") eliminates the subject property being used for anything other than self storage given the "low intensity and number of employees" allowed. Business-based Justification: New self storage facilities require tremendous visibility to compete. Typically, a significant monument or pole sign (with LED display) is constructed in addition to the customary building wall signs. All signage must be highly visible and legible to motorists to be effective and must have a phone number to compete. The wall signage allowed, constructed and currently erected on the PAR and ECR elevations are visible, however, are not legible due to the greatly reduced size that was originally approved. Even if these signs were more legible through size allowance increases, wall signs need to be provided on the NW corner elevation in order to provide a fair chance for the business to be successful. Carlsbad Self Storage located one block West of the Project along PAR, received well over 100 square feet of individual wall signage with a phone number in addition to a monument sign. If anyone was able to read the Bressi Ranch Self Storage sign, they would then call information (411) and wind up talking to someone at Carlsbad Self Storage. As a result of our inadequate signage, we are virtually invisible. Bressi Ranch Self Storage has 1151 units for lease. The numbers of units leased as of 12-17-08 are: 119 total which represents 10.34 % of our available units. Bressi Ranch Self Storage opened June 12, 2008, and has absorbed roughly 1.72% (average over six months) of our total available units. We should have easily absorbed 5% of our inventory or 30% total given the quality of our product and location. The public, and community in general, thinks our site represents a very large office complex and therefore we have absorbed a very discouraging 66% less than what we anticipated. We would typically increase absorption by 5% of the available inventory per month vs. 1.72% as mentioned above suggesting that we should have rented another 226 units by this time. During the June/July 2007 timeframe, when a temporary banner was allowed with the wording "Self Storage" and our phone number, the number of corresponding public inquires were 58 in June and 52 in July. In August when the banner was removed, the inquiries dropped to 33 in August and further dropped to 21 in September. Inquiries should increase over time. The City of Carlsbad insisted that the quality of our construction mirror that of a Class "A" office building and then the Planning Commission approval reduced our signage allocation by 50% during the CUP hearing and banned our signs on the NW Elevation. We have no way to communicate to our renters that we have self storage units available and our customer base does not drive around aimlessly looking for our product - it must be extremely convenient. In summary, we spent millions of dollars beyond what would normally be required to construct a similar facility. By all industry accounts, we literally constructed one of the nicest self storage facilities in the entire world, and yet our business is in trouble given our lack of visibility. Because identity is clearly critical to our success, we are losing millions more and the project is in grave jeopardy. We understand the sensitivity applied to the Project given its location and importance to the community, and therefore we constructed the signage per our approval. Now that construction is complete, it is obvious that the Project mass and scale is not in concert with the smaller existing signs. New signage will help the community understand what this beautiful Project was designed for without compromising aesthetics.