HomeMy WebLinkAboutPRE 2024-0067; IDEC HQ; Admin Decision LetterFebruary 3, 2025
William Page
DLR Group
235 Montgomery Street
Suite 350
San Francisco, CA 94104-2905
SUBJECT: PRE 2024-0067 (DEV2024-0131) -IDEC HQ
APN 212-120-60-00
Dear William Page,
{city of
Carlsbad
Thank you for submitting a preliminary review application for a tenant improvement project proposed at
2200 Faraday Avenue, assessor's parcel number (APN) 212-120-60-00, within Area 1 of the Carlsbad
Research Center (CRC) Specific Plan (SP 180(1)). The project site is an approximately 236,000-square-foot
light industrial office building constructed in 1985 on Lot 45 of Tentative Tract No. CT 85-24. Vehicular
access to the site is provided from Faraday Avenue.
The preliminary review exhibit(s) propose the renovation of the existing building to serve as the
headquarters for IDEC Corporation, accommodating the company's comprehensive business needs. The
project includes the following phases:
• Phase 1 and 2 -Interior Improvements: Renovations across both levels of the 226,157-square-
foot building, including 114,267 square feet on Level 1 and 111,890 square feet on Level 2. The
improvements include space for production lines, manufacturing equipment (24,799 square
feet), logistics and shipping operations (49,198 square feet), product assembly (19,841 square
feet), and employee amenities such as a cafeteria, gym, and lobby (21,000 square feet). Office
space will total 63,156 square feet, including staff offices (25,369 square feet) and executive
offices (7,282 square feet). Phased demolition will enable early occupancy of production areas to
allow continued manufacturing operations during construction. Design considerations will ensure
uninterrupted access for an existing tenant occupying part of the building.
• Phase 3 -Exterior Improvements and Site Work: Redesign of the entry fac;:ade and upgrades to
select exterior facades to improve accessibility; installation of new shipping and logistics roll-up
doors on the north fac;:ade; and development of a new front entry. The project will also include
126,630 square feet of exterior landscape improvements, resulting in a reduction of 310 parking
spaces. Existing parking includes 997 regular spaces, 20 handicapped spaces, 7 motorcycle
spaces, and 9 EV spaces, for a total of 1,033 parking stalls. The proposed parking plan will provide
Commun ity Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0067 (DEV2024-0131) -IDEC HQ
February 3, 2025
Page 2
661 regular spaces, 20 handicapped spaces, 7 motorcycle spaces, and 35 EV spaces, for a total of
723 parking stalls. The reduction accommodates the expanded exterior landscape areas and
improved site design.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans. policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans, policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Planned Industrial (Pl)
b. Zoning: Heavy Commercial -Limited Industrial Zone (C-M)
c. Specific Plan: Carlsbad Research Center Specific Plan (SP 180(1)), Planning Area 1
2. The project would require the following permits:
a. Building Permit
b. Landscape Plans
3. Parking. Pursuant to Carlsbad Research Center Specific Plan {CRC SP) Section 3.2.1.7 and Section
4.3.2 .3, all buildings within the Carlsbad Research Center must provide adequate on-site parking to
accommodate the needs of the proposed uses. Parking counts shall conform to Carlsbad Municipal
Code (CMC} Chapter 21.44, except as may be modified by the Carlsbad Research Center Design
Guidelines. Additionally, Carlsbad Municipal Code (CMC} Section 21.44.040 allows the City Planner to
modify parking requirements if a parking study or other satisfactory evidence demonstrates that
adequate parking will be provided and that the modification will not adversely affect the
neighborhood.
The parking data provided on Sheet AS1.1 and Sheet G0.1 is inconsistent, with different square
footages and parking requirements shown for various use categories. The applicant must reconcile
these discrepancies to allow staff to conduct a complete and accurate analysis. Additionally, while the
tables suggest that the proposed parking supply may be sufficient, it is unclear whether a reciprocal
parking agreement exists with adjacent buildings. The original building, permitted under building
permit number CB 89-1830, was constructed as part of a phased development that included Lot 44,
and it is unclear if parking is shared among the adjacent structures. If reciprocal parking exists, the
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442 -339-2600
PRE 2024-0067 (DEV2024-0131) -IDEC HQ
February 3, 2025
Page 3
parking analysis must be expanded to include the adjacent buildings to determine whether the
proposed reduction adequately serves all uses on site.
If the project intends to phase development, the applicant must demonstrate that sufficient parking
will be available throughout each phase to support both the proposed operations and any existing
tenants remaining in the building. The parking analysis should include a breakdown of parking
allocation per phase to confirm that operational needs are met at all stages of development.
To proceed with evaluating the parking proposal, provide the following:
a. A revised parking table that aligns data across all sheets, ensuring consistency in square
footages and parking requirements.
b. A list of existing tenants that will remain in the building, along with the uses and parking
requirements.
c. Documentation of any reciprocal parking agreements with adjacent buildings, or similar,
if applicable. If parking is shared, an expanded analysis incorporating neighboring
buildings is required. Please also review the title report to confirm whether a recorded
reciprocal agreement exists.
d. If, upon further analysis, parking is determined to be insufficient and a reduction in
required parking is being sought, a parking study prepared by a registered Traffic Engineer
or other qualified consultant may be required to demonstrate that the proposed parking
supply is adequate.
Staff is generally supportive of a parking reduction if it can be demonstrated that all on-site uses can
be accommodated. The requested clarifications will allow us to complete our review and confirm
whether the proposed parking is appropriate for the site.
4. Landscaping. Pursuant to CMC Section 21.95.050, a landscape plan is required for projects modifying
2,500 square feet or more of landscaping. Given the significant scope of Phase 3 and the extent of
exterior site work, a detailed landscape plan must be submitted to ensure compliance with the
Carlsbad Landscape Manual and applicable water efficiency requirements.
The proposed plans indicate substantial modifications to the site's outdoor areas, including the
addition of meditation spaces, outdoor seating, an amphitheater, BBQ kitchen, and other site
features. These elements must be integrated into a cohesive landscape design that aligns with the
Carlsbad Research Center Design Guidelines and city landscaping standards.
The Carlsbad Landscape Manual provides detailed guidance on landscape requirements and can be
accessed at the following link:
https://www.carlsbadca.gov/home/showdocument?id=7032
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0067 (DEV2024-0131) -IDEC HQ
February 3, 2025
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Given the emphasis on landscaping in Phase 3, this information is necessary to confirm compliance
with city standards and ensure a well-integrated design that complements the proposed
improvements.
5. Building Coverage. Pursuant to CRC SP Section 4.3.2.1, the maximum building coverage, including all
buildings and accessory structures but excluding parking structures or surface parking, shall not
exceed 50% of the gross lot area. Additionally, total lot coverage, including all buildings, accessory
structures, and parking structures, shall not exceed 75% of the buildable area or 50% of the gross lot
area, whichever is less. A minimum of 15% of the property area must be devoted to landscaping. CMC
Section 21.04.061 defines building coverage to include exterior structures such as stairs, pergolas,
permanent structural elements protruding from buildings, and covered patios.
The proposed site improvements include structures such as a meditation hut, pergolas, outdoor
restroom, amphitheater, BBQ kitchen, and solar array, which may contribute to the total building
coverage. Sheet CP0.1 identifies 6,144 square feet of covered patios, but it is unclear how this total is
broken down.
To assist staff in evaluating conformance with coverage standards, provide the following:
a. A building coverage table itemizing all components that contribute to total building
coverage, including a breakdown of the 6,144 square feet of covered patios.
b. A revised site plan showing the percentage of building coverage relative to existing
conditions, proposed conditions, and maximum permitted coverage under the CRC SP.
This clarification will help confirm that the proposed improvements comply with the allowable
coverage limits.
6. Setbacks. Pursuant to CRC SP Section 4.3.2.2, all setbacks shall be measured from the property line.
The required streetside setback is 30 feet from an arterial or collector street and 20 feet from a local
or cul-de-sac street. A 10-foot interior setback is required along property lines, with a continuous
planting strip.
The conceptual landscape plan appears to include exterior site improvements that may encroach into
required setbacks, such as the meditation hut near the rear interior of the site. Additionally, setbacks
have not been plotted on the site plan (Sheet ASl).
a. A revised site plan (Sheet ASl) that clearly delineates all required setbacks.
b. An updated analysis demonstrating that all proposed site improvements comply with the
streetside and interior setback requirements.
c. Clarification on whether any proposed structures require setback adjustments.
This information will allow staff to confirm compliance with required setbacks.
Co mmunity Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0067 (DEV2024-0131) -IDEC HQ
February 3, 2025
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7. Cafe and Proposed Uses. Pursuant to CRC SP Section 4.1.1.9, employee-serving cafeterias, cafes, and
restaurants that are accessory and incidental to a permitted use are allowed by right. However, a cafe
that is open to the public is classified as an accessory use under CRC SP Section 4.2.1.3 and requires
approval of a Minor Conditional Use Perm it (CUP) per CMC Chapter 21.42 as week as additional
parking.
The proposed cafe use is unclear regarding whether it is restricted to employees or open to the public.
To clarify the required entitlement path, provide the following:
a. Confirmation on whether the cafe will be restricted to employees or open to the public.
b. If the cafe will be open to the public, submit a Minor CUP application pursuant to CMC
Section 21.42.030. The application should demonstrate compliance with required
findings, including parking, compatibility with the site and surrounding uses.
c. If a Minor CUP is required, submit the required materials per the Development Permits P-
2 Checklist:
https://www.carlsbadca.gov/home/showpublisheddocument/16155/638605208048650284
Clarification on the cafe's operation will allow staff to determine the appropriate entitlement process.
8. Retaining Walls. Pursuant to CRC SP Section 4.3.2.7, retaining walls shall not exceed eight (8) feet in
height, unless otherwise approved by the City of Carlsbad and the CRC Architectural Review
Committee (ARC).
The proposed outdoor seating and amphitheater improvements indicate the need for retaining walls
but cut sections have not been provided.
To verify compliance, provide the following:
a. Cut sections illustrating the worst conditions for retaining walls.
b. North-south and east-west sections to show how the walls function in relation to the
amphitheater and outdoor seating areas.
c. Clarification on whether any retaining walls will exceed eight feet in height and require
separate approval.
These details will allow staff to confirm that the proposed retaining walls meet the CRC SP standards.
9. Building Height. Pursuant to CRC SP Section 4.3.1 and CMC Section 21.30.030, the maximum
permitted building height in the C-M Zone is 35 feet, with certain height increases allowed subject to
Minor Site Development Plan (SDP) or full SDP approval.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0067 (DEV2024-0131) -IDEC HQ
February 3, 2025
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The project appears to propose modifications to the entry element, which may qualify as an
architectural tower or feature under CMC Section 21.46.020. If so, this feature would be exempt from
height limits, provided that it does not contain usable floor space and is limited to the minimum height
necessary to accommodate its function. The applicant should confirm whether the entry element is
classified as an architectural feature or if additional approvals for height deviations are required.
Additionally, pursuant to CRC SP Section 4.3.2.6, all exterior mechanical, electrical, and related
rooftop equipment must be screened from public view. Screening requirements include:
a. Roof-mounted equipment (such as HVAC, ventilators, and ductwork) must be concealed
from view from any vantage point within 500 feet of the building at a height of five feet
above ground level.
b. Parapets should be designed tall enough to provide integrated screening, minimizing the
need for additional enclosures.
c. Where parapets do not provide sufficient coverage, equipment must be screened using
materials that are architecturally compatible with the building design.
d. Exterior electrical equipment and conduits must be kept to a visible minimum and should
be installed in a neat and orderly fashion, with painted finishes that blend with their
surroundings.
Upon a formal project submittal please provide revised elevations confirming compliance with screening
requirements for rooftop equipment and clarifying whether the entry element qualifies as an
architectural tower under CMC Section 21.46.020.
10. Carlsbad Research Center Architectural Review Committee (CRC ARC). Pursuant to CRC SP Section 1.5,
all new development within the Carlsbad Research Center is subject to review and approval by the
CRC Architectural Review Committee (ARC). The ARC enforces the CRC Design Guidelines, which
address architectural design, landscaping, and signage standards. This is separate from the City's
review process and is enforced through the Declaration of Conditions, Covenants, and Restrictions
(CC&Rs).
To ensure compliance with the CRC Design Guidelines, the applicant must:
a. Submit plans to the CRC ARC for review and approval.
b. Provide documentation confirming ARC approval prior to the issuance of any building
permits.
This review process is essential to maintaining the high-quality design standards of the Carlsbad
Research Center.
11. Climate Action Plan Compliance. New requirements related to the city's goals to reduce greenhouse
gas (GHG) emissions will likely impact development requirements of this project. A formal application
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0067 (DEV2024-0131) -IDEC HQ
February 3, 2025
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submittal will need to include a completed Climate Action Plan (CAP) Checklist (Form P-30) to
determine what requirements will apply to the project. New GHG reduction requirements are related
to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand
management requirements, as set forth in the California Green Building Standards Code and in
Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at
the following address:
http://www.qcode.us/codes/car1sbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for grading
or building permits, the project will be required to comply with the effective requirements even if
different than what is proposed in the project's planning approvals. GHG reduction requirements may
impact, but are not limited to, site design and local building code requirements. If incorporating new
GHG reduction requirements results in substantial modifications to the project after planning
approvals are obtained, then prior to issuance of grading or building permits, the applicant may be
required to submit and receive approval of a Consistency Determination or an Amendment
application for the project through the Planning Division.
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
https://www.carlsbadca .gov/departments/community-development/planning. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please
review all information carefully before submitting.
Land Development Engineering:
1. Contact Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov, a division of the
Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are
used to determine if a Local Mobility Analysis (LMA) is required and the scope of analysis. If an LMA
is deemed necessary, first, work with Transportation Division staff to obtain an approved scoping
agreement. After the scoping agreement has been approved, submit the approved Scoping
Agreement as an appendix within the LMA that is to be prepared per the most recent Transportation
Impact Analysis Guidelines.
2. After the scoping agreement has been approved or deemed not necessary by the Transportation
Division, submit a completed Transportation Analysis Need Statement Form P-42 to Land
Development Engineering at LandDev@carlsbadca.gov prior to formal application submittal. If an
LMA has been deemed not necessary by the Transportation Division, please provide correspondence
from the Transportation Division indicating one is not required.
3. A Transportation Demand Management (TDM) plan will be required. Calculate the gross employee
ADT using the generation rates from Table 2-2 of the TDM Handbook at
https://www .ca rlsbadca .gov /home/showpublisheddocument/310/637 425981338370000. Show
calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TDM plan with
your application for discretionary permits.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0067 (DEV2024-0131) -IDEC HQ
February 3, 2025
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4. Complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide you and
the city in determining what type of reports and storm water mitigation must be completed to satisfy
state and City storm water quality requirements. The questionnaire is located on the City of Carlsbad
website.
5. Based on a preliminary analysis it appears that this project will be a Standard Project. Complete the
Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the
conceptual grading and drainage plans.
6. Based on this project's general land use Planned Industrial, this project has potential to meet the
threshold for City of Carlsbad trash capture requirements if any expansion or addition to the footprint
is proposed. Standard Projects Trash subject to trash capture requirements shall utilize the City's
Trash Capture Storm Water Quality Management Plan, form E-35A found on the city website.
7. Provide a Preliminary Title Report (current within the last six (6) months).
8. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report
on the site plan. If any vacations or quitclaims are planned with this development annotate on the
site plan.
9. Verify the proposed work can properly convey drainage through the area and does not impact existing
drainage paths.
10. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, in
Faraday Avenue and laterals affecting the property. Utilize public record drawing, DWG 308-6, found
on the city's website.
11. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit and/or building application when a more complete design of the project is
provided.
Fire Department:
1. The proposed permeable paving within a portion of the fire access lane will require submission of an
Alternative Means & Materials request to the Fire & Life Safety Division. This request must include
calculations and a statement stamped and signed by a registered civil engineer or other qualified
registered professional, certifying that the proposed surface and substrate meets the criteria of an
all-weather driving surface and is capable of withstanding a minimum weight of 72,000 pounds.
Manufacturer specifications must indicate that the material is being installed in accordance with its
intended application. The material shall only be installed on slopes of no more than one degree (1.75%
grade), unless otherwise specified by the manufacturer, and drainage must be provided to ensure
adequate traction for fire apparatus. The surface shall be crowned or sloped to one side to prevent
water accumulation; a "V" or similar configuration causing water to pool in the fire access roadway is
not permitted. These details must be clearly shown on the plan. Please refer to the CFS Fire
Department Access Guideline for additional requirements.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0067 (DEV2024-0131) -IDEC HQ
February 3, 2025
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2. The minimum width of a fire access roadway is 24 feet. For buildings 30 feet or taller, aerial apparatus
access is required. In such cases, the fire lane must be a minimum of 26 feet in width and located
between 15 and 30 feet from the building.
3. The property is not currently located in a mapped Fire Hazard Severity Zone. However, updated maps
are anticipated to be released by the State Fire Marshal in January 2025. If the property is
subsequently mapped as a Very High Fire Hazard Severity Zone before the issuance of a building
permit, the project will be required to comply with CBC Chapter 7 A for fire-resistant construction and
CFC Chapter 49 for defensible space requirements.
Building Division:
1. Conceptual project approval only. Multiple submittal documents and full plans are required for
building permit application.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Alex Alegre at the number below. You may also contact each department individually as follows:
• Planning Division: Alex Alegre, Associate Planner, at (442) 339-5268
• Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773
• Fire Department: Darcy Davidson, Fire Inspections, at (442) 339-2662
• Building Division: Shawn Huff, Building Official, at (442) 339-5338
Sincerely,
ERIC LARDY, AICP
City Planner
EL:AA:cf
c: Carlsbad 2200 LLC, 8100 E Maplewood Ave, Unit 220, Greenwood Village, CO, 80111
Linda Ontiveros, Project Engineer
Fire Prevention
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600