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Home My WebLink AboutPRE 05-05; OPUS POINT LOTS 23 & 24; Admin Decision Letter-- City of Carlsbad ■ u e,;,; •• ,,. ■ •J4 ., , a,;, 10 ,, a February 18, 2005 Gary Baker Smith Consulting Architect 12220 El Camino Real, Suite 200 San Diego, CA 92103 SUBJECT: PRE 05-03 (Lots 5 and 6) -Opus Point at the Raceway PRE 05-04 (Lots 16 and 17) -Opus Point at the Raceway PRE 05-05 (Lots 23 and 24) ..:. Opus Point at the Raceway PRE 05-06 (Lot 25) -Opus Point at the Raceway APN: 221-011-03,04, 211-011-24 & 221-010-22 Thank you for submitting a preliminary review for four new industrial/office projects proposed to be located in Carlsbad Raceway Business Park. The area of each project site is as follows: PRE 05-03 -5.4 acres for Lots 5 and 6 PRE 05-04 -8.5 acres for Lots 16 and 17 PRE 05-05 -5.31 acres for Lots 23 and 24 and PRE 05-06 -8. 77 acres for Lot 25. The overall subject site is currently being graded for future development pads. 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 properties are as follows: a. General Plan: Planned Industrial (Pl); and b. Zoning: Planned Industrial (PM). 2. The project requires the following permits: a. Planned Industrial Permit (PIP). 3. The total square footage allowed in the Carlsbad Raceway Business Park is 1,411,286 square feet of building area. With every PIP application submittal, you will need to indicate the total square foot calculation for the entire park. The Owners Association is 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us @ PRE 05-03 (Lots 5 and 6)/PI 05-04 (Lots 16 and 17)/PRE 05-05 (!ts 23 and 24 )/PRE 05-06 (Lot 25) -Opus Point at the Raceway • February 18, 2005 Pa e2 responsible to ensure that every lot within the park is guaranteed a share of the total building area. 4. With your formal application submittal for each PIP, please submit a detailed EIA Part I. The EIA should document compliance with the Mitigation Monitoring and Reporting Program adopted for the Carlsbad Raceway Business Park. 5. Please note that the Comprehensive Land Use Plan (CLUP) for the McClellan Palomar Airport is currently in the process of being revised by the Airport Land Use Commission (ALUC). The ALUC intends to adopt the revised CLUP by June 30, 2005, pursuant to the state law establishing the San Diego County Regional Airport Authority. Depending on the timing, your project may be reviewed for consistency with the new CLUP. Possible issues could be the proposed height of buildings, location of proposed assembly areas and the type and intensity of occupancy proposed. The new CLUP will likely have revised boundaries and this may have an impact on your proposed projects. Your projects may be required to be forwarded to the Airport Land Use Commission for a consistency determination. Staff would advise the applicant to contact the ALUC and review the new proposed CLUP to assess the impact of the proposed CLUP on your proposed projects. 6. For parking calculations, please state proposed uses for each building and their square footage with your formal application submittal. Parking for various uses should be calculated as follows: a. Offices -1 space/250 sq. ft. of gross floor area; b. Manufacturing -1 space/400 sq. ft. of gross floor area; • c. Research and Development-1 space/250 sq. ft. of gross floor area; and d. Warehouse -1 space/1000 sq. ft. of gross floor area. 7. According to the conditions of approval for the Carlsbad Raceway Business Park, Open Space Lot 26 shall be developed with a park prior to occupancy of any buildings. 8. Due to the grade difference from Palomar Airport Road (PAR), all mechanical equipment will likely need to be placed qn the ground in enclosed structures. Rooftop equipment will likely not be allowed due to visibility from PAR. You may submit view cross sections of the sites from PAR to show grade differences as it relates to the visibility of rooftop equipment from PAR. 9. The loading· areas shall not be visible from Palomar Airport Road an.d Melrose Drive .. Please re-locate the loading area from the rear of the proposed buildings on lots 5 and 6 to the interior side of the lot. 10. Staff is recommending that the proposed multi-building site plan design .on lots 16, 17 and on lots 23 and 24 be redesigned. Due to number of buildings proposed, there is not a lot of room left for landscaping and buffering from the street. Staff would encourage you to consider a "campus like" site plan that incorporates much larger courtyards and more landscaping. Since elevations are not s·ubmitted with this application, staff is unable to comment on the quality of architecture. However, it is our previous experience --.. PRE 05-03 (Lots 5 and 6)/PRE 05-04 (Lots 16 and 17)/PRE 05-05 -(Lots 23 and 24 )/PRE 05-06 (Lot 25) -Opus Point at the Raceway February 18, 2005 Pae 3 that multi-building site designs generally do not offer enhanced architecture. These two sites will be visible from Melrose Drive, especially their rear elevations, and they should be designed with enhanced architecture. 11. Lots 23 and 24 should maintain a minimum of 30 foot landscaped setback from Open Space Lot 27. Your current design is not consistent with this requirement. 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. The site plan did not show adjacent lots, grades, topography, drainage, or circulation. The comments related to the Preliminary Review can only be considered equal to what was submitted. 2. Please show approved grades and pad elevations. From the sketch submitted, it appears that additional grading plans and permits will be required. 3. The approved subdivision and recorded map has restricted points of access. The development plan must utilize the approved access locations and show the adjacent lot access as well. Some lots have shared access design locations. 4. The approved project has committed every lot to additional Storm Water Pollution Control Devices. The designers should consider Best Management Products that will serve the proposed development to the Maximum Extent Practicable (MEP). 5. Approved design of Streets, Water, Recycled Water and Sewer utilities should be shown. Include reference drawing numbers and specific elevations for verification of adequate flow and service. 6. Check with Fire Prevention regarding location and design of Double Detector Check Valves. Please show approved Fire Hydrants on adjacent streets. Fire Department: The following are general comments upon Fire reviewing the conceptual plans. 1. Automatic fire sprinklers are required when a building exceeds 10,000 square feet or where required in the California Building Code. 2. Minimum speculative fire sprinkler densities are required by the Carlsbad Fire Department. Buildings used for storage of combustible materials greater than 12 feet in height or special hazard commodities may require a Technical Report for compliance with Fire Codes. --• PRE 05-03 (Lots 5 and 6)/PRE 05-04 (Lots 1'6 and 17)/PRE 05-05 (Lots 23 and 24 )/PRE 05-06 (Lot 25) -Opus Point at the Raceway February 18, 2005 Pa e4 3. Buildings built adjacent to fire suppression/wildland interface zones shall conform to the City of Carlsbad Landscape Manual. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Saima Q1:1reshy at the number below. You may also contact each department individually as follows: • • • Planning Department comments: Saima Qureshy, Project Planner, at (760) 602-4619. • Engineering Department comments: Clyde Wickham, Project Engineer -Engineering Development Services, at (760) 602-27 42 • Fire Department comments:. Karyn Vaudreuil, Fire Inspections, at (760) 602-4661 §:'~ DON NEU Assistant Planning Director DN:SQ:bd c: Don Neu Gary Barberio Clyde Wickham Fire Prevention Bill Plummer File Copy Data Entry