HomeMy WebLinkAboutPIP 97-04; Cornerstone Corporate Centre; Planned Industrial Permit (PIP) (17)April 23, 1997
Christer Westman
Planning Department
CITY OF CARLSBAD
Community Development Building
2075 Las Palmas Drive
Carlsbad, CA 92009- 1 576
Via Facsimile & U.S. Mail
438-0894
RE: Cornerstone Corporate Centre; PIP Case No. 97-04
Dear Christer:
As a follow up to previous discussions which you have had with Mr. Scott Merry, we thought it
would be helpful for the City to better understand our rationale for designing the building pad
elevations as we have shown them on the PIP. As you are aware, the site currently terraces
downward from north to south in a series of three separate pad elevations. The existing
elevations start from approximately 21 5 on Lots 7 and 8 and down to 180 on Lot 1 1. We are
desirous of lowering the pad elevations on Lots 7 and 8 by approximately 15 feet and using that
material to raise the pad elevation on Lot 1 1 by approximately 18 feet. This will create a more
uniform elevatipn and relationship upon which each of the three hture office buildings will be
constructed. While re-grading these three lots to facilitate this site plan will require the use of
retaining walls around portions of the project, it is our belief that it will create a much more
functional project for on-site circulation, parking proximity and meet the necessary ADA
accessibility requirements.
As you know, we are proposing to construct Class “A” type office buildings that will create a
“Fortune 500” company building image. This will require high visibility of the offices from
traffic passing the site on Palomar Airport Road. Raising the building pads on Lots 8 and 1 1 will
provide this visibility. Also, by removing the terracing between Lots 8 and 11, we can facilitate
the design of twin buildings which share a people pleasing courtyard between them. These are
the type of amenities necessary to attract higher end corporate companies.
Prior to the submittal of the above-referenced PIP application, great lengths were taken in
evaluating the existing site constraints of Lots 7, 8 and 1 1 to design the most functional site plan.
The SDG&E easement located across the northern portion of the site prohibits placement of any
buildings on the uppermost pad site of Lots 7 and 8. The existing terraced topography impedes
on-site circulation and frustrates the parking proximity to the future building sites. By re-grading
all three lots to accommodate a single pad elevation for all three buildings, traffic circulation
5050 Avenida Encinas, Suite 350 Carlsbad, California 92008 619-438-4242 FAX: 619-438-0046
Christer Westman
April 23, 1997
Page 2
fkom Palomar Oaks Way and Wright Place can be greatly improved, as will be the overall
parking efficiency of the site.
After careful evaluation, we are proposing several landscape design elements at the southern
portion of Lot 11 which will soften the increased building pad height and retaining walls.
Among these, we have designed a 2:l slope in fiont of the southern most retaining wall along
Lot 1 1. This creates a more natural transition between the existing 3 : 1 landscaped slope along
the nonh side of Palomar Airport Road and the retaining wall. The 2:l slope also reduces the
height of the retaining wall at the top of the slope. This 2:l slope will be landscaped and planted
to minimalize and soften visual impacts. The retaining wall itself will be constructed of an inter-
locking plantable type retaining wall. This type of retaining wall creates a horizontal planting
shelf every four vertical feet. We are proposing to utilize a fast growing, self-adhering plant
material such as creeping fig or cats claw. Both of these types of vines will completely cover the
retaining wall within several years.
Lastly, in Mr. Wayne’s preliminary review letter dated February 19, 1997, the recommendation
is made to lower the building pads on Lots 8 and 11 by 8 to 10 feet. Lowering these pads by 8 to
10 feet would generate approximately 80,000 - 100,000 cubic yards of export material. It will
cost approximately $5.00 per cubic yard to excavate, load, haul and dispose of this excess
material. Therefore, lowering these pads by the recommended 8 or 10 feet could cost as much as
$500,000.
We are confident this letter will assist you in better understanding our rationale for re-grading the
entirety of Lots 7, 8 and 11 and thereby approve this condition. We look forward to working
with you and the balance of staff to create Cornerstone Corporate Centre as a top-ranked, up-
scale office project that both Newport National and the City of Carlsbad can be proud of.
Should you have any questions, please feel free to contact me at your convenience.
Sincerely,
j’
c/ Project Manager
JC/jdg
cc: Scott L. Merry, Ninteman Construction Company
Len Zegarski, Brian Paul & Associates
James McCann, Newport National Corporation f:\deptk.dmin\grmtj\john\ccc\weshnm.doc