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Home My WebLink AboutSP 00-23H; Carlsbad Corporate Plaza; Specific Plan (SP)CITY OF CARLSBAD Planning Division www.carlsbadca.gov December 16, 2010 MAA Architects Attn: Kirk Moeller 2173 Salk Avenue Suite 250 Carlsbad, Ca 92008 SUBJECT: CD 10-17 - CARLSBAD CORPORATE CENTER The Planning Director has completed a review of your application for Carlsbad Corporate Center - Consistency Determination No. CD 10-17, (APN: 211-040-18) which is a modification to Specific Plan Amendment SP 23(H), for the revision of an existing parking lot to add 14 parking spaces to accommodate an additional 16,000 sq. ft. of medical office use occupancy. The project site, an approximately 4.58-acre parcel, is located at the northwest corner of Camino Del Parque and Paseo Del Norte, and is addressed as 6183 and 6185 Paseo Del Norte in the Planned Community (P-C) zone within Local Facilities Management Zone 4. The proposed modifications include: • Restriping the existing parking lot of 310 parking spaces to add 14 additional parking spaces for a total of 324 parking stalls; • Removing 13 landscape terminal islands and replacing them with 6 terminal islands; • Adding 10 handicapped parking spaces; and • Relocating the existing trash enclosure 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. 10) The proposed change would not be readily discemable 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 as submitted does not qualify for a consistency determination with the approved permit (SP 23(H)) because the following findings cannot be made: 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 CD 10-17 - CARLSBAD CORPORATE 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. Pursuant to 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 ((5/1000 * 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 CORPORATE 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 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 Glehnon, Assistant Planner.