HomeMy WebLinkAboutCD 10-17; Carlsbad Corporate Plaza; Administrative Permits (ADMIN)City of Carlsbad
Faraday Center
Faraday Cashiering 001
1032701-2 11/23/2010 98
Tue, Nov 23, 2010 05:08 PM
Receipt Ref Nbr: R1032701-2/0060
PERMITS -PERMITS
Tran Ref Nbr: 103270102 0060 0072
Trans/Rcpt#: R0082059
SET #: CD100017
Amount:
Item Subtota 1 :
Item Tot a 1:
ITEM(S) TOTAL:
Check (Chk# 002188)
Total Received:
Have a nice day!
1 @ $656.00
$656.00
$656.00
$656.00
$656.00
$656.00
**************CUSTm·1FR COPY*************
City of Carlsbad
1635 Faraday Avenue Carlsbad CA 92008
11111111111111111111111111111111111111111111111111111111111111111
Applicant: MAA ARCHITECTS
Description Amount
CD100017 656.00
6183 PASEO DEL NORTE CBAD
Receipt Number: R0082059 Transaction ID: R0082059
Transaction Date: 11/23/2010
Pay Type Method Description Amount
Payment Check 656.00
Transaction Amount: 656.00
(~) CITY OF
~CARLSBAD •
Memorandum
April 21, 2011
To: Chris Garcia, Associate Planner
From: Tecla Levy, Associate Engineer
Via: Glen Van Peski, Senior Civil Engineer
Re: CD 10-17-CARLSBAD CORPORATE PLAZA
Land Development Engineering has completed its review of the above referenced project.
Engineering staff does not have any comments to add to the project. Please add the following
condition of approval to the approving resolution or letter:
1. Developer shall comply with the City's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include
but are not limited to pollution treatment practices or devices, general housekeeping
practices, pollution prevention and educational practices, maintenance procedures, and
other management practices or devices to prevent or reduce the discharge of pollutants
to stormwater, receiving water or stormwater conveyance system to the maximum
extent practicable. Developer shall notify prospective owners and tenants of the above
requirements.
2. Developer shall cause property owner to apply for, execute, and submit, to the city
engineer for recordation, an Encroachment Agreement covering private parking lot
island planters located over existing water easement as shown on the site plan.
Developer shall pay processing fees per the city's latest fee schedule.
3. Developer shall cause the property owner to apply for a construction change to the
public water improvement plan, DWG 365-6, to reflect all proposed changes to
existing waterline including relocation of two fire hydrants, water lateral and water
meter as shown on the site plan. Developer shall pay plan check and inspection fees
using improvement valuations in accordance with the city's current fee schedule.
Developer shall apply for and obtain a right-of-way permit prior to performing work in
the city right-of-way.
If you or the applicant has any questions regarding the above, please contact Tecla Levy at
extension 2733.
cc: File
Community & Economic Development
1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax I www.carlsbadca.gov
~-----~-------------·---
April19, 2011
Cwf.t1 5 bMtCI 1\'
TO: Shelley Glennon, Assistant Planner
Chris DeCerbo, Principal Planner
Bridget Desmarais, Administrative Secretary
Sabrina Michelson, Senior Office Specialist
---·-----~--------------, •
FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect
RE: Landscape Architectural Review -Conceptual Review -2nd Review
Carlsbad Corporate Plaza -CD 10-17
Paseo De Norte
PELA file: 420 -Carlsbad Corporate Plaza-Con2
Landscape Architect: GMP, Phone: (858) 558-8977
Please advise the applicant to make the following corrections to the plans so that they will meet
the requirements ofthe City of Carlsbad's Landscape Manual.
Numbers below are referenced on the red line plans where appropriate for ease in locating the
area of the comment concern.
REPEAT COMMENTS
1. Deleted per Shelley Glennon.
2. Deleted per Shelley Glennon.
3. At least three percent of parking areas shall be planted and maintained with trees or
approved shrubs. The plantings shall be contained in planting areas with a minimum
dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in
height. The plantings shall be located throughout the off-street parking areas in order to
obtain the maximum amount of dispersion. Please provide a calculation proving the
percentage of landscape area provided in the parking area. 2nd Review: The applicant
has responded: "Landscape area meets the 3% requirement and, per discussions with the
City Planner by the civil engineer, curbs are not required as the landscape areas are
being utilized for BMP and other site water quality measures." Civil plans appear to
show wheel stops located at every other parking space line. This will/eave a gap
between wheel stops wide enough for a car to pass into the landscape area. Wheel stops
need to be located such that a vehicle cannot pass through to the landscape area. Please
coordinate with civil and architect to show additional wheel stop installations as
appropriate. Provide a revised copy of civil and architect plans with the next submittal
for cross checking. Please also provide the calculation proving the percentage of
landscape area provided in the parking areas as previously requested
4. As required by the State ofCalifurnia, the City of Carlsbad has adopted a ·.vater efficient
ordinance. All requirements ofthis ordinance are to be met. Concept plans shall include
calculations v.rbich document the maximum allowed annual water use for the landscaped
area or maximum applied ·.vater allo·.vance (Mf..'.\'A). A landscape project shall not
exceed the MA:WA. The MAWA for a landscape project shall be determined by the
fullowing calculation as defined in the City ordinance: MAWA-(ETo)(0.62)[(0.7 R
LA)+ (0.3 x SLA:)]. Include a statement signed under penalty of perjury by the person
·.vho prepared the plan that provides:
..
Carlsbad Corporate Plaza
Conceptual Plan Review
• April19, 2011
Page2
"I am familiar ·.-vith the requirements for laHdscape aHd irrigatioH plaHs coHtaiHed iH the
City of Carlsbad's 'Nater Efficient LaHdscape RegulatioHs. I uHderstaHd that coHstructioH
dra·.viHgs are to be prepared iH compliaHce vt'ith those regulatioHs aHd the LaHdscape
Maooal. I certify that the plaHs will be prepared implementiHg those regulatioHs to
provide efficient use of>.vater." A copy of the vt'ater ordiHaHce may be fouHd at the
follmviHg ·.-veb liHk:
http ://library. municode. com/iHdex. aspx?clientid-1624 5&stateid-5&stateName-Califom
ia 2nd Review: Please revise the ETo to 44.0.
5. Please clearly show aHd label all easemeHts OH the laHdscape plaHs. Insure no trees are
located within these easements. 2nd Review: Please relocate trees outside of the
easements.
6. Completed.
7. Completed.
8. Provide a \Vater CoHservatioH PlaH in conjuHctioH with the Lalldscape CoHcept PlaH.
This plaH shall demoHstrate to the City how the proposed development will use all
practical meaHs available to coHserve ·.vater iH the laHdscape. PlaHs shall iHclude but Hot
be limited to:
a. Accommodations for reclaimed water (existing or future) and outline planting
areas proposed to use reclaimed water. 2nd Review: Recycled water may be
available for use in this area. The water use plans have been forwarded to
CMWD for review to determine if recycled water should be used Comments will
be forwarded back to the applicant once received by the Planning Department.
b. '.lJritteH descriptioH ofwater coHservatioH features iHcludiHg addressiHg xeriscape
priHciples (see AppeHdix B) ·.vithiH the project.
c. Provide a colored or hatch plaH shmviHg locatioHs of potable aHd recycled water
use areas.
9. RETURN REDLINES and provide 2 copies of all plans (concept, water
conservation, and colored water use plan) for the next submittal.
February 28, 2011
TO: Shelley Glennon, Assistant Planner
Chris DeCerbo, Principal Planner
Bridget Desmarais, Administrative Secretary
Sabrina Michelson, Senior Office Specialist
FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect
RE: Landscape. Architectural Review -Conceptual Review -1st Review
Carlsbad Corporate Plaza-CD 10-17
Paseo De Norte
PELA file: 420-Carlsbad Corporate Plaza-Coni
Landscape Architect: GMP, Phone: (858) 558-8977
Please advise the applicant to make the following corrections to the plans so that they will meet
the requirements ofthe City of Carlsbad's Landscape Manual.
Numbers below are referenced on the red line plans where appropriate for ease in locating the
area of the comment concern.
ile'{--1-.. ~~hal.l-00-pr..g.\Li.d.ed-at-th&-m:in.ffitum rate of one-per-e¥&..:y-ffitlf1'mflfffig--stall~:--T-rees
lkn.') ~cch l~./ --:1" 1s reqmremen e-lQcated within the parki.n.g-a.t:ea~ exclusiv...e...of.
· Tr ~)> .. _.paflftng-l:ot~trees will be reqtt~~~Eldress~ f'J;V:S1AJ~v~" 2. If--a-1-cm:tlseaped-istan~pro-vitled-between doub:le-rows-of-parki:ng,-the-i"Slandshall
M:hV• ;p;. '-pr~tle-tt-mimffi:l:lm:'iJf-.tLoftand~capi~g clear of vehi~le o~erhangs:-Pi~liow vv) ~· leGati:eR&-G-~-al<:mg-with--a-line-that-Gl.ear.cy.identifies v.elncle-e:verharrg-ate1rch~ N/ fit!N\v'\1 N\ parking_rmy._lnsure a mi.nimum-4-'--wick-lattdscap.e_area_cleat-oL¥ehicl~~
r~ f.f!.__ f (\ ) . pr-e:v:i:OOEl.-See-aHac-hoo-Appoodi~-B--};-Pl. :ease-ctl:so-provitie-a-revi-sed-civtl-plan tnat
c§ .. \I:!V \ ' • c'Ieirly-slrows-wheel-s-t(')p-loeat-ions:.-=----1/ /I \ 3. At least three percent of parking areas shall be planted and maintained with trees or
· approved shrubs. The plantings shall be contained in planting areas with a minimum
dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in
height. The plantings shall be located throughout the off-street parking areas in order to
obtain the maximum amount of dispersion. Please provide a calculation proving the
percentage of landscape area provided in the parking area.
4. As required by the State of California, the City of Carlsbad has adopted a water efficient
ordinance. All requirements of this ordinance are to be met. Concept plans shall include
calculations which document the maximum allowed annual water use for the landscaped
area or maximum applied water allowance (MAWA). A landscape project shall not
exceed the MAW A. The MAW A for a landscape project shall be determined by the
following calculation as defined in the City ordinance: MAWA = (ETo)(0.62)[(0.7 x
LA)+ (0.3 x SLA)]. Include a statement signed under penalty of perjury by the person
who prepared the plan that provides:
"I am familiar with the requirements for landscape and irrigation plans contained in the
City of Carlsbad's Water Efficient Landscape Regulations. I understand that construction
drawings are to be prepared in compliance with those regulations and the Landscape
Manual. I certify that the plans will be prepared implementing those regulations to
Carlsbad Corporate Plaza
Conceptual Plan Review
February 28, 2011
Page 2
provide efficient use of water." A copy of the water ordinance may be found at the
following web linlc
http://library.municode.com/index.aspx?clientld=16245&stateld=5&stateName=Califom
Ia
5. Please clearly show and label all easements on the landscape plans. Insure no trees are
located within these easements.
6. Please outline the areas of landscape maintenance responsibilities (private, common
area/homeowners' association, City, etc.).
7. 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size.
Please clearly state this requirement on the plans.
8. Provide a Water Conservation Plan in conjunction with the Landscape Concept Plan.
This plan shall demonstrate to the City how the proposed development will use all
practical means available to conserve water in the landscape. Plans shall include but not
be limited to:
a. Accommodations for reclaimed water (existing or future) and outline planting
areas proposed to use reclaimed water.
b. Written description of water conservation features including addressing xeriscape
principles (see Appendix B) within the project.
c. Provide a colored or hatch plan showing locations of potable and recycled water
use areas.
9. RETURN RED LINES and provide 2 copies of all plans (concept, water
conservation, and colored water use plan) for the next submittal.
Shelley Glennon
From:
Sent:
To:
Subject:
Shelly,
Gregory Ryan
Tuesday, December 14, 2010 1:49PM
Shelley Glennon
RE: CD 10-17 -Carlsbad Corporate Center (Consistency Determination)
I do not have this item, however I do recall having seen it and actually walked the site and have concluded that the
addition of the twelve parking stalls is approved by Fire. GR
@ ;ciJ';C:j
CARLSBAD
Fire Department
Gregory L Ryan
Deputy Fire Marshal
Carlsbad Fire Department
1635 Faraday Avenue
Carlsbad CA 92008
760.602.4663
Confidentiality Statement: This information is intended only for the addressee shown above. It may contain information that is privileged,
confidential, or otherwise protected from disclosure. Any review, dissemination, or use of this transmission or its contents by persons other than the
addressee is strictly prohibited. If you have received this transmission in error, please notify the sender immediately and follow their instructions
regarding the disposition of this e-mail.
From: Shelley Glennon
Sent: Tuesday, December 14, 2010 12:57 PM
To: Gregory Ryan
Subject: CD 10-17-Carlsbad Corporate Center (Consistency Determination)
Hi Greg,
Were you assigned this project? If so, what is the status. It's a parking lot revision to add 12 additional stalls.
Thank you,
Shelley
1
MAA Architects
!fA Architecture * Pla1111b1g * l11teriors
2173 Salk Avenue, Suite 250
Carlsbad, California 92008
Phone: 760-431-7775
Project Description
Date:
To:
From:
Re:
November 22,2010
City of Carlsbad
Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008
Kirk Moeller
Consistancy Determination Submittal
Project Description
The project consists of parking lot modifications required for the increase of medical
office space within the two existing buildings located at 6183 & 6185 Paseo Del Norte.
Modifications include the restriping of the existing parking lot, the removal and addition
of landscape planter islands and the relocation of the existing trash enclosure. The
parking lot modifications allow the property to gain 14 total new parking stalls for a
grand total of 324 spaces. The existing building totaling 75,422 square feet will legally
support 22,000 square feet of medical office space parked at a ratio of 4/1000 (110
spaces) and 53,422 square feet of general office space parked at a ratio of 511000 (214
spaces). See attached existing site plan and proposed conceptual site plan for details.
Please feel free to contact me if you have any questions or comments.
Thank you,
Kirk Moeller
Carlsbad Corporate Plaza
Dec. 07, 2010
Page 2
Depending on the type of soil, an underdrain may be required to prevent adverse impact to
the parking lot pavement. Provide details and a cross-section of the proposed LID strips.
8. On page 3 of the Storm Water Management Plan prepared by K&S Engineering, Inc. dated
November 18, 2010, it is indicated that roof drainage will be routed to landscape areas.
Please show location of the roof drains and the landscape areas.
@rhe structural section for the new drive aisles may need to be upgraded to meet the
required drive aisle section, a minimum 4-inches of asphalt over 6-inches of aggregate base
(traffic index of 5.0). Please verify if the existing section meets the requirement.
10. Comply with comments on the red-lined site plan.
11. Please include the following in the next submittal:
a. A preliminary title report.
b. A soils report or any documentation of the infiltration capacity of the soil will be
required unless an underdrain is provided under the LID strips.
c. Revised preliminary site plan that complies with the above comments.
d. The attached red-lined site plan.
.4f~.A_ C I T Y 0 F
VcARLSBAD
•
Planning Division www.carlsbadca.gov
April 28, 2011
MAA Architects
Attn: Kirk Moeller
Suite 250
2173 Salk Avenue
Carlsbad, CA 92007
SUBJECT: CD 10-17-CARLSBAD CORPORATE CENTER
The Planning Director has completed a review of your application for a Consistency Determination,
CD 10-17-Carlsbad Corporate Center, (APN: 211-040-18-00) which is a modification to COP 97-10
which approved (2) two-story industrial buildings totaling 76,444 square feet. The proposed
modifications include:
• Parking area reconfiguration to increase the total number of parking spaces from 306 to 324.
• Landscape changes in the parking area that are consistent with the Landscape Manual.
• Minor changes to the existing utilities in the parking area along with the addition of recycled
water for irrigation.
In order for a Discretionary Permit Consistency Determination to be approved, all of the following
findings must be made:
1) No project condition, feature, facility or amenity is changed or deleted that had been
considered essential to the project's design, quality, safety or function.
2) The request represents an upgrade in overall design features and or materials and improves
upon the project's compatibility with the surrounding neighborhood.
3) The proposed revision does not change the density or boundary of the subject property.
4) The proposed revision does not involve the addition of a new land use not shown on the
original permit.
5) The proposed revision does not rearrange the major land uses within the development.
6) The proposed revision does not create changes of greater than ten percent provided that
compliance will be maintained with the applicable development standards of the Carlsbad
Municipal Code.
7) The proposed change will not result in any significant environmental impact, and/or require
additional mitigation.
8) The proposed change would not result in any health, safety or welfare impacts.
9) There were not any major issues or controversies associated with the original project which
would be exacerbated with the proposed change.
1 0) The proposed change would not be readily discern able to the decision makers as being
substantially different from the project as originally approved.
After careful consideration of the circumstances surrounding this request, the Planning Director has
determined that the application qualifies for a consistency determination with the approved permit
and therefore, approves the changes to the project based on Planning Division Administrative
Policy No. 35 subject to the satisfaction of the following conditions.
Unless otherwise specified herein, all conditions shall be satisfied prior to the initiation of
project construction.
1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ®
• CD 10-17-CARLSBAD CORPORATE CENTER
April 28, 2011
Page2
1. Developer shall comply with the City's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but
are not limited to pollution treatment practices or devices, general housekeeping practices,
pollution prevention and educational practices, maintenance procedures, and other
management practices or devices to prevent or reduce the discharge of pollutants to
stormwater, receiving water or stormwater conveyance system to the· maximum extent
practicable. Developer shall notify prospective owners and tenants of the above
requirements.
2. Developer shall cause property owner to apply for, execute, and submit, to the city engineer
for recordation, an Encroachment Agreement covering private parking lot island planters
located over existing water easement as shown on the site plan. Developer shall pay
processing fees per the city's latest fee schedule.
3. Developer shall cause the property owner to apply for a construction change to the public
water improvement plan, DWG 365-6, to reflect all proposed changes to existing
waterline including relocation of two fire hydrants, water lateral and water meter as
shown on the site plan. Developer shall pay plan check and inspection fees using
improvement valuations in accordance with the city's current fee schedule. Developer shall
apply for and obtain a right-of-way permit prior to performing work in the city right-of-way.
4. Developer shall cause the property owner to apply for a construction revision to the
landscape plan, DWG 365-GL.
5. The revised landscape plan shall include the use of recycled water for all landscape
areas within the parking areas.
6. At least three percent of the parking areas shall be planted and maintained with trees
or approved shrubs. A calculation confirming compliance shall be placed on the
landscape plan.
7. Insure that no trees are located within any utility easements.
Please submit two (2) blueline copies (24" X 36") of all applicable exhibits for the project file and a
reproducible 24" X 36" mylar copy of the amended site plan. The mylar must be submitted, stamped
"Consistency Determination," and signed by the Planning Director prior to the initiation of project
construction. The Consistency Determination Title Block stamp, and other Title Block stamps, can
be downloaded from the City's website at
http://www.carlsbadca.gov/services/departments/planning/Pages/applications.aspx. The Title Block
(stamp) is located under "Resources" on the right side of the page.
CITY OF CARLSBAD
~~
DON NEU, AICP
Planning Director
DN:CG:bd
c: OF 07 A Carlsbad, LLC 3456 Camino Del Rio N, Suite 210, San Diego, CA 92108-1715
Principal Planner, Chris DeCerbo
Senior Planner, Van Lynch
Project Engineer, Tecla Levy
File Copy
Data Entry
CD 10-17-CARLSBA[., '"'ORPORATE CENTER
March 15, 2011
Pa e 2
ISSUES OF CONCERN
Planning:
1. On Sheet A 1.1, please revise the total building square footage for each building: Building B:
42,612 sq. ft. (not 42, 113 sq. ft.) and Building A: 33,832 sq. ft. (not 33,309 sq. ft.).
Engineering:
Engineering Department staff has completed the second review of the above referenced project.
The following are our comments:
2. There are apparent conflicts between the overhang of a Caltrans 404.5F vehicle and several
parking stalls in some locations. Please plot the overhang line and revise the parking lot layout
(i.e. modify some parking lot islands to accommodate Caltrans 404.5F vehicle overhan~). See
comments on the red-lined site plan.
3. Previous comment not addressed: Please provide details and a cross-section of the proposed
LID/landscape strips. An underdrain system can be added at the bottom of the proposed
LID/landscape strips to avoid potential impact to the parking lot pavement.
4. Previous comment regarding structural section for the new drive aisles was not addressed.
Please be aware that the recommended drive aisle section is 4-inches of asphalt over 6-inches
of aggregate base (traffic index of 5.0). Drive aisles pavement that do not meet the·
recommended structural section may experience pavement failures such as cracks and other
associated problems.
5. The developer will be required, as a condition of approval, to process and execute an
encroachment agreement with the City for the proposed LID/landscape strips within the existing
CMWD easement.
6. The developer will be required, as a condition of approval, to process a plan revision to DWG
365-6 to reflect the proposed changes: relocation of two fire hydrants, water lateral and meter.
7. Comply with comments on the red-lined site plan and standard storm water compliance report.
8. Please include the following in the next submittal:
a. Revised preliminary site plan that complies with the above comments.
b. Revised standard storm water compliance report.
c. The attached red-lined site plan.
Landscape Architect:
The following corrections to the plans are for compliance with the City of Carlsbad's Landscape
Manual. The numbers below are referenced on the redline plans where appropriate for ease in
locating the area ,of the comment concern (see attached landscape engineer memo and
corresponding redline exhibits).
9. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees
pertaining to this requirement shall be located 'Nithin the parking area, exclusive of parking lot
setbacks. 81 trees will be required with 324 parking spaces. Please address. (Not applicable
pursuant to meeting with applicant and Planning Staff on 1/6/11 ).
CD 10-17-CARLSBAD CORP'--,<{ATE CENTER
March 15, 2011
Pa e 3
I 0. If a landscaped island is provided between double rows of parking, the island shall provide a
minimum of 4' of landscaping clear of vehicle overhangs. Please shovJ locations of \.vheel stops
along with a line that clearly identifies vehicle overhang at each parking ro'.v. Insure a minimum
4' vJide landscape area clear of vehicle overhang is provided. See attached 1\ppendix E 1.
Please also provide a revised civil plan that clearly shows wheel stop locations (Not appHcable
pursuant to meeting with applicant and Planning Staff on 1/6/11).
11. At least three percent of parking areas shall be planted and maintained with trees or approved
shrubs. The plantings shall be contained in planting areas with a minimum dimension of 4' and
bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be
located throughout the off-street parking areas in order to obtain the maximum amount of
dispersion. Please provide a calculation proving the percentage of landscape area provided in
the parking area.
12. As required by the State. of California, the City of Carlsbad has adopted a water efficient
ordinance. All requirements of this ordinance are to be met. Concept plans shall include
calculations which document the maximum allowed annual water use for the landscaped area or
maximum applied water allowance (MAWA). A landscape project shall not exceed the MAWA.
The MAWA for a landscape project shall be determined by the following calculation as defined in
the City ordinance: MAWA = (ETo)(0.62)[(0.7 x LA) + (0.3 x SLA)]. Include a statement signed
under penalty of perjury by the person who prepared the plan that provides:
"I am familiar with the requirements for landscape and irrigation plans contained in the City of
Carlsbad's Water Efficient Landscape Regulations. I understand that construction drawings are·
to be prepared in compliance with those regulations and the Landscape Manual. I certify that
the plans will be prepared implementing those regulations to provide efficient use of water." A
copy of the water ordinance may be found at the following web link:
http:/ IIi bra rv. m unicode. com/index. aspx?clientld = 16245&state ld=5&stateN ame=Cal ifornia
13. Please clearly show and label all easements on the landscape plans. Insure no trees are
located within these easements.
14. Please outline the areas of landscape maintenance responsibilities (private, common
area/homeowners' association, City, etc.).
15. 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please
clearly state this requirement on the plans.
16. Provide a Water Conservation Plan in conjunction with the Landscape Concept Plan. This plan
shall demonstrate to the City how the proposed development will use all practical means
available to conserve water in the landscape. Plans shall include but not be limited to:
a. Accommodations for reclaimed water (existing or future) and outline planting areas proposed
to use reclaimed water.
b. Written description of water conservation features including addressing xeriscape principles
(see Appendix B) within the project.
c. Provide a colored or hatch plan showing locations of potable and recycled water use areas.
17. RETURN LANDSCAPE REDLINES with all plans (concept, water conservation, and colored
water use plan) for the next submittal.
Carlsbad Corporate Plaza
Dec. 07, 2010
Page 2
Depending on the type of soil, an underdrain may be required to prevent adverse impact to
the parking lot pavement. Provide details and a cross-section of the proposed LID strips.
8. On page 3 of the Storm Water Management Plan prepared by I<&S Engineering, Inc. dated
November 18, 2010, it is indicated that roof drainage will be routed to landscape areas.
Please show location of the roof drains and the landscape areas.
9. The structural section for the new drive aisles may need to be upgraded to meet the
required drive aisle section, a minimum 4-inches of asphalt over 6-inches of aggregate base
(traffic index of . if th,e exist in~ se.ct.ion n;,~ets the f/tJt-]J I; :lf~t:.€55 .JC"?T:.<-.• ?
comments on the red-lined site pan.
11. Please include the following in the next submittal:
A preliminary title report.
A soils report or any documentation of the infiltration capacity of the soil will be
required unless an underdrain is provided under the LID strips.
Revised preliminary site plan that complies with the above comments.
€t: The attached red-lined site plan.
CD 10-17-CARLSBAD ._JRPORATE CENTER
December 16, 2010
Page 2
(1) No project condition, feature, facility or amenity is changed or deleted that had been
considered essential to the project's design, quality, safety or function. There is an inadequate
number of proposed parking spaces for the proposed 16,000 sq. ft. of additional Medical
Office use and a revised landscaping plan has not been provided to show compliance
with the City's Landscape Manual. Both the number of parking spaces and landscaping
are essential to the project's design (please see issues # 2 and 4 below for more
information).
(2) The request represents an upgrade in overall design features and or materials and improves
upon the project's compatibility with the surrounding neighborhood. The insufficient amount of
landscaping and parking spaces will create a downgrade in overall project design.
(6) The proposed revision does not create changes of greater than ten percent provided that
compliance will be maintained with the applicable development standards of the Carlsbad
Municipal Code. It is unclear if this revision will create a 10 percent or greater change to
the existing landscaping without providing revised landscape plans (57,964 sq. ft. of
landscape area was previously approved).
The following revisions/issues must be addressed for the approval of a Consistency
Determination:
1. Please provide a revised landscape plan. The plan shall be in compliance with the City of
Carlsbad Landscape Manual and storm water/ Low Impact Design (LID) requirements and
must include landscaping for the proposed trash enclosure and landscape terminal islands.
Additionally, a minimum of one tree should be planted at every four parking stalls as required
by the City of Carlsbad Landscape Manual.
2. Please include the landscape area percentage and square footage on the revised site plan.
The previously approved 57,964 sq. ft. of landscaping area shall not be decreased by more
than 10% while still complying with the City's Landscape Manual for the approval of a
consistency determination.
3. Please revise the total building area from 75,422 sq. ft. to 76,444 sq. ft. (33,832 sq. ft. for
Building A and 42,612 sq. ft. for Building B) as approved at building permit issuance and
shown on the latest approved exhibit for SP 23 (H). Based upon the existing building square
footage (76,444 sq. ft.) and approved 6,000 sq. ft. of medical office use, the existing project
should have 312 parking spaces.
4. Please revise the parking calculations and proposed parking lot design to reflect the parking
requirements for 76,444 sq. ft. of total building area.
a. Pursuantto the Carlsbad Municipal Code Section 21.44.020 Table A, the total number of
parking spaces required for the proposed 22,000 sq. ft. of medical office space (54,444
sq. ft. for all other office spaces) is 328 parking spaces ((5/1 000 * 22,000 = 110 spaces)
+ (4/1000 * 54,444 = 218) = 328). However, if the medical office space square footage is
reduced from 22,000 sq. ft. to 18,000 sq. ft. (58,444 sq. ft. for other office uses), a total
of 324 parking stalls would suffice ((5/1000 * 18,000) + (4/1000 * 58,444) = 324).
5. Please call out the proposed bike rack.
6. Please state if the trash enclosure design is to remain as originally approved or will be
revised. If the trash enclosure is to be revised, please provide elevations with the
architectural details, color and materials called out.
7. The Land Development Engineering Division has completed the first review of the above
referenced project. Staff has identified several items of concern. The items stated in the
CD 10-17-CARLSBAD CORPGr<ATE CENTER
December 16, 2010
Page 3
memo dated December 7, 2010 must be adequately addressed prior to the approval of a
consistency determination (Please see attachment). Additional items of concern may be
identified upon subsequent review.
Please submit a new Consistency Determination application addressing the issues listed above.
Applications can be found on the City of Carlsbad website at:
http://www.carlsbadca.gov/services/departments/planning/Pages/applications.aspx
CITY OF CARLSBAD
~~[}G~Cv
DON NEU, AICP
Planning Director
DN:SG:bd
c: OF 07 A Carlsbad, LLC 12625 High Bluff Dr. #315 San Diego, CA 92130
Principal Planner, Chris DeCerbo
Project Engineer, Tecla Levy
File Copy
Data Entry
Attachment: City Land Development Engineering Division Memo dated December 7, 2010 to Shelley
Glennon, Assistant Planner.
Can you please provide me with an update as to increasing our medical use at uur office building located at
6183 Paseo Del Norte. The last time we spoke there was a meeting that took place, but you didn't know exactly
what the outcome was from that meeting. Is it true that we can accomplish our goal by processing a consistency
determination? How long is it good for if the planning department approves our application and find us to be
consistent with additional parking and therefore allowing us to have additional medical use?
Thanks,
Corbitt
Corbitt Kerr
In-House Counsel
<il Davlyn Investments
12625 High Bluff Drive Suite315
San Diego, CA 92130 ·
Phone: 858.792.8500
Fax: 858.792.8400
Email: ckcrr@davlvninvcstm_ents.com
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2
CARLS~AD CORPORATE PLAZA
June 14, 2010
Page 2
Planning:
1. Please submit an application for a Consistency Determination and pay the required
application fee ($656.00).
Engineering:
1. Parking islands will have to be modified to accommodate site circulation by a Caltrans
404.5F vehicle.
2. All submittals are required to include a completed storm water standards questionnaire
form E·34. A preliminary review· by staff indicated that the proposed work may fall under
3.b. in Section 2, "resurfacing and reconfiguring existing surface parking fot", and would
therefore NOT be a Priority Project, but simply be subject to standard storm water
requirements. See the City Standard Urban Storm water Management Plan (SUSMP)
for additional information, at:
http://www.carlsbadca.gov/business/building/Documents/EngStandsw·stds-vol4-ch2.pdf
3. To meet standard storm water requirements, some Low 1mpact Design (LID) design.
elements will have to be incorporated into the design. See the SUSMP for information.
The proposed Option 2 appears to be potentially more conducive to meeting these
requirements.
4. If the increased parking spaces result in the conversion of existing office uses to medical
office use, additional traffic impact fees will be assessed on the building permits for
tenant improvements. General office is assessed at 20 ADT/1 000 sf, and medical office
is assessed at 50 ADT/1000 sf. For conversion ·Of general office to medical office, after
credit for the general office, the medical office would be assessed the difference of 30
ADT/1000 sf. The traffic impact fee is currently $106 per ADT. A floorplan is needed for
precise calculations, because components common to both uses, such as reception
areas, rest rooms, corridors and storage, are not assessed at the higher medical office
rate.
5. Depending on the details of the final project, a grading permit may be required. A
grading layout, prepared by a civil engineer, should be incorporated into a building plan
set, and will be reviewed by Land Development Engineering staff.
CARLSBAD CORPORATE Plr~
June 14, 2010
Page2
Planning:
1. Please submit an application for a Consistency Determination and pay the required
application fee ($656.00).
Engineering:
1. Parking islands will have to be modified to accommodate site circulation by a Caltrans
404.5F vehicle.
2. All submittals are required to include a completed storm water standards questionnaire
form E-34. A preliminary review by staff indicated that the proposed work may fall under
3.b. in Section 2, uresurfacing and reconfiguring existing surface parking Jot", and would
therefore NOT be a Priority Project, but simply be subject to standard storm water
requirements. See the City Standard Urban Storm water Management Plan (SUSMP)
for additional information, at:
http: 1/www. carlsbadca .gov/buslness/building/Documents/Eng Standsw-stds-vol4-ch2. pdf
3. To meet standard storm water requirements, some Low Impact Design (LID) design
elements will have to be incorporated into the design. See the SUSMP for information.
The proposed Option 2 appears to be potentially more conducive to meeting these
requirements.
4. If the increased parking spaces result in the conversion of existing office uses to medical
office use. additional traffic impact fees will be assessed on the building permits for
tenant improvements. General office is assessed at 20 ADT/1000 sf, and medical office
is assessed at 50 ADT/1 000 sf. For conversion of general office to medical office. after
credit for the general office, the medical office would be assessed the difference of 30
ADT/1000 sf. The traffic impact fee is currently $106 per ADT. A floorplan is needed for
precise calculations, because components common to both uses. such as reception
areas, rest roonrs, corridors and storage, are not assessed at the higher medical office
rate.
5. Depending on the details of the final project, a grading permit may be required. A
grading layout, prepared by a civil engineer, should be incorporated into a building plan
set, and will be reviewed by Land Development Engineering staff.