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HomeMy WebLinkAboutPRE 05-35; MAMMOTH PROFESSIONAL OFFICE BUILDING; Admin Decision LetterJuly 11, 2005 - City Nogle Onufer Associates Architects, Inc. Attention: Gary Nogel 2398 San Diego Ave. San Diego, CA 9211 O of - Carlsbad 14F•lil••ii41•14·Eiiilii4111 SUBJECT: PRE 05-35 -MAMMOTH PROFESSIONAL BUILDING APN: 209-083-18 Thank you for submitting a preliminary review for a 67,953 square foot, three story office building project proposed at northeast corner of Palomar Airport Road, and Loker Avenue East. The project site, an approximately 162,043 square foot lot, currently is undeveloped In response to your application, the Planning Department 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. The preliminary review does not represent an in-depth analysis of your project. Additional issues of concern may be raised after your application is submitted and processed for 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) land use designation; b. Zoning: Planned Industrial Zone (P-M, Chapter 21.34 of the Carlsbad Municipal Code); and c. Carlsbad Airport Business Center, Specific Plan (SP 200 (8)). 2. The project requires the following permits: a. Planned Industrial Permit (PIP); and b. A reciprocal access agreement (Processed through Engineering). 3. No building shall exceed the 35-foot limit or three stories, and architectural protrusions may not exceed 45-feet. Additional height may be permitted to a maximum of 45-feet by Planning Director approval, see Chapter 21.34. 70 of the CMC for development standards. 4. The project shall maintain a fully landscaped 50-foot setback from Palomar Airport Road and 35-feet from the Loker Avenue East, and maintain a 10-foot interior setback for the parking deck. 5. The project is located on a prominent corner. Therefore, high quality design shall be carefully considered and plain tilt-up and box structural forms shall be avoided. The design of the parking garage should be of similar style of the office building. Some design ideas to consider regarding the garage include: 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us (!} PRE 05-35 -MAMMOTH .FESSIONAL BUILDING July 11, 2005 Page2 a. Bollard lighting on the upper deck, no light sources shall exceed the height of the parapet walls. b. Consider landscaping on the garage through planters and/or creeping vines to soften the design on the garage. c. A second floor trellis will also provide a structure for vines to grow on top of. 6. According the SP 200 (B) trees shall be provided at a ratio of one-per-five parking stalls in the parking areas. Trees may be distributed evenly throughout the project or clustered in order to create a random pattern. 7. The maximum building coverage shall not exceed 50-percent of the gross lot area including the parking deck. 8. All mechanical equipment shall not be visible to the sur:roundh:ig areas. This includes all heating, cooling, ventilation, plumbing, and processing equipment. 9. At time of formal submittal provide a noise study demonstrating compliance with the maximum allowable interior noise level of 45 Ldn. 10. Redesign the parking layout in the center where the 9-parking stalls and landscape island is located. This could be redesigned for more landscaping and less hardscape. 11. Where is the pedestrian access to the upper level of the parking deck? 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 on line at www.ci.carlsbad.ca.us. You may ·access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown; select city services; select city departments; select Planning. Please review all information carefully before submitting. Engineering: 1. In order to comply with Carlsbad's Standard Urban Stormwater Management Plan (SUSMP), the applicant must prepare a preliminary Storm Water Management Plan (SWMP) to: a) Identify existing and post-development on-site pollutants-of-concern. b) Identify the hydrologic unit this project contributes to and impaired water bodies that would be impacted by this project. c) Recommend site design, source control; 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, sensitive habitat or natural water course. d) Provide treatment BMPs that have high pollutant removal efficiencies. If low • ·efficiency BMP's are chosen, provide justification why the higher efficiency BMPs are impractical. e) Establish specific procedures for handling spills and routine clean up. Special considerations and effort shall be applied to resident education on the proper procedures for handling clean up and disposal of pollutants. f) Provide mechanisms to ensure long-term maintenance of all post construct BMPs in perpetuity. g) Provide hydraulic/hydrologic caiculations to verify that numeric sizing criteria is met for filtration/treatment of the site. ' -PRE 05-35 -MAMMOTH PROFESSIONAL BUILDING July 11, 2005 Page 3 h) Identify how post-development runoff rates and velocities from the site will not exceed the pre-development runoff rates and velocities to the maximum extent practicable. 2. Revise the exhibits to depict all site design and treatment control BMPs per the preliminary SWMP. 3. Add street names to the exhibit to clarify the location of the project. 4. This project will be required to improve half of the median (hardscape, landscape and irrigation) along Palomar Airport Road. 5. A traffic study will be required as part of the project per SANTEC guidelines, latest edition. 6. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed development as it relates to the site. Address limits of remedial grading required, if any. 7. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinklering, etc.). All proposed fire hydrants must be served by public water mains. 8. Show all existing utilities along the adjacent site. Coordinate the looping of potable water mains, if the adjacent property stubbed out a line. 9. A public improvement plan will be required for the public waterline improvements and any other improvements proposed within City right-of-way or public easements. 10. Indicate how a truck (per Caltrans 407-E) with a 42-foot turning radius will circulate throughout the site. Show the inside and outside tire tracks. 11. Please be advised that in order to make a more in-depth review of the proposed development, a more complete design of the project is required. 12. Please indicate all existing and proposed utilities along Loker Avenue (i.e., storm drain, water, sewer, etc.) that will serve the development. Indicate gravity flow of sewer facilities via invert elevations. The submitted plan does not depict any facilities. 13. Revise the exhibits to show the full existing improvements for Loker Avenue (both curbs). Revise the exhibits to also show the full median across Palomar Airport Road. 14. Depict a preliminary alignment for all proposed sewer and water facilities (onsite) and all their appurtenances (access holes, valves, fire hydrants, blow-offs, air-release valves). Show all proposed public easements required. 15. Indicate the slope of the driveway along Loker Avenue. 16. Meet with NCTD to determine any required facilities they may require to serve this project (i.e.: bus turn-outs, etc.) 17. Identify the distance from the driveway to Palomar Airport Road. PRE 05-35 -MAMMOTH .OFESSIONAL BUILDING July 11, 2005 Page4 18. Revise the plan to indicate the ADT (traffic), EDUs (sewer), GPM (potable water), and GPM (reclaimed water) generated or required by the proposed development. 19. Identify the anticipated ADT at the shared driveway serving both lots. Clarify whether this will be a medium-use or high-use driveway. 20. Show all existing and proposed topography and drainage patterns for the site. Revise the plans to indicate how on-site surface runoff is controlled. Identify the location, alignment, and discharge of any proposed drainage system. 21. Indicate the legal description of the proposed development and short legal descriptions of all adjacent properties. 22. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. This project will require a grading permit. 23. Revise the exhibit to depict the limits of the below-grade parking garage on the site plan (dashed lines). This will not doubt affect the placement of utilities in this area. 24. Provide a cross-section of the site that shows the depth of the below-grade garage relative to the existing grade. • 25. Revise the plans to clarify of there is an existing private reciprocal access easement on file for the shared driveway off Loker Avenue. 26. If slopes or grading is proposed off-site, a private slope easement must be obtained from the adjacent property owner. 27. Revise the plans to include a typical street section of Loker Avenue and Palomar Airport Road that indicate existing and proposed improvements (pavement, curb, gutter, sidewalk, centerline, street lights, fire hydrants, etc.). 28. Depict the location of trash enclosures required to serve the development. Call-out enclosures per Carlsbad Standard drawing GS-16. Identify how refuse trucks will maneuver throughout the site 29. A recent Preliminary Title Report (PTR)· issued within 6 months of formal application submittal will be required for the proposed project. 30. If there are existing easements that are not plotted on these plans, there may be significant changes to this proposed concept in order to avoid conflicts. 31. All easements and encumbrances as identified in Schedule "B" of the PR must be indicated on the site plan. The future disposition of any easements and encumbrances must also be identified. 32. The complete property boundary must be shown on the site plan, which must include all bearings distances, and curve data. 33. Please indicate how a truck (per Caltrans 407-E) with a 42-foot turning radius will circulate throughout the site. I' -PRE 05-35 -MAMMOTH PROFESSIONAL BUILDING • July 11, 2005 Page 5 34. Provide a preliminary hydrology study that identifies the development discharge flows. The study should also identify preliminary recommendations on the anticipated storm drain infrastructure required as part of the development. 35. This preliminary review does not constitute a complete review of the proposed project and additional items of concern may be identified upon formal project application submittal. A redlined check print is enclosed for the applicants use in making the requested revisions. This check print should be returned with the formal application submittal to facilitate continued staff review. 1. Fire would ask that the applicant provide a site plan showing vehicle movements with 42 foot turning radii with a 5-foot overhang, this is essential in establishing support for this project. (Cal Trans 407-E Template). If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jessica Galloway at the number below. You may also contact each department individually as follows: • Planning Department comments: Jessica Galloway, Associate Planner, at (760) 602-4631. • Engineering Department comments: Jeremy Riddle, Project Engineer -Engineering Development Services, at (760) 602-2737 • Fire Department comments: Gregory Ryan, Fire Inspections, at (760) 602-4663 DON NEU Assistant Planning Director DN:JG:bd c: Gary Barberio Jeremy Riddle Gregory Ryan Bill Plummer File Copy Data Entry