HomeMy WebLinkAboutPRE 2018-0016; IONIS PHARMACEUTICALS; Admin Decision LetterJune 26, 2018
Jon Ohlson
DGA Architects
8FILE COPY
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2550 Fifth Avenue, Suite 115
San Diego, CA 92103
SUBJECT: PRE 2018-0016 (DEV 09042} -IONIS PHARMACEUTICALS
APN 209-120-27
(' City of
Carlsbad
Thank you for submitting a preliminary review for the construction of a 69,200-square-foot {SF), 45-foot-
tall conference facility on Lot 27 of the Carlsbad Oaks North Business Park Specific Plan, SP 211{C). Lot 27
is located on the southeast corner of Gazelle Court and Whiptail Loop, adjacent to the existing 182,161-
square-foot IONIS research and development building on Lot 14 of SP 211 {2885 Gazelle Court). In
conjunction with the construction of the new building, a lot line adjustment is proposed to merge Lots 14
and 27 into one lot to create a business campus for IONIS. The proposed two-story conference facility
includes several conference rooms and a 4,900-square-foot lecture hall. Approximately 10,000 square feet
is proposed to be reserved for future growth. A total of 131 parking stalls are proposed on-site, as well as
a large courtyard with a 2,000-square-foot outdoor eating area. Access to the site will be provided by two
access driveways off Whiptail Loop and Gazelle Court. A parking study {Urban Systems Associates, May
2018) was submitted with the Preliminary Review to support a request for the reduction in the number
of parking stalls. The proposal also includes a request to add a landscaped median and roundabout with
enhanced paving at the terminus of the Gazelle Court cul-de-sac.
In response to your application, the Planning Division 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. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans, policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans. policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: P-1, Planned Industrial;
b. Zoning: P-M, Planned Industrial; and
c. Specific Plan: The property is located within the boundaries of the Carlsbad Oaks North
Business Park Specific Plan, SP 211{C).
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314. I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
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2. The project requires the following permits:
a. Minor Site Development Plan (SDP). A Minor SDP is an administrative permit subject to
approval by the City Planner.
b. Minor Subdivision (MS). Staff recommends the submittal of a Mino~ Subdivision to merge
Lots 14 and 25 into one lot. The MS can also depict the relinquishment of access rights for the
driveway off Gazelle and will not need City Council approval. If a lot line adjustment were to
be processed for the lot merger, separate approval from City Council would be required for
the relinquishment of access rights. It is staff's opinion that the MS is the more appropriate
application to save time.
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.carlsbadca.gov. You
may also access the General Plan Land Use Element and the Zoning Ordinance online at the website
address shown; select Department Listing; select Planning Home Page. Please review all information
carefully before submitting.
Planning:
1. Conference Center Use. Please provide details with respect to how IONIS intends to use and
operate the conference facility. Will the facility be utilized to host conferences for the public?
Staff has some general concerns with respect to the reduction in parking if the facility will be used
to host large events. Please provide details as to how parking needs can be met if a large
conference is held onsite. Pursuant to the submitted parking study, the conference· facility is
intended to be accessory to the primary research and development (R&D) use and should
primarily serve the employees onsite. In addition, there is a 10,379-square foot area on the second
floor which is identified as "Future." The use of this area needs to be defined and a parking ratio
assigned to the use. Further, as discussed below, the parking study should be revised to address
how this _space will be utilized. Finally, with the addition of the conference facility, will there be
any changes in use from conference or shared area to R&D office use at the existing IONIS R&D
building? This should alsq be factored into the parking calculation, if there is an intensification of
use. If no tenant improvements are proposed to the ~xisting IONIS building, please be advised
that an additional parking study may be required in the future to confirm that the parking is
adequate onsite.
2. Parking Study. Assuming the conference. facility is intended to be used primarily by IONIS, staff is
preliminarily supportive of the request to modify the parking standards and reduce the required
number of parking stalls for the proposed 69,200-square-foot conference facility. Pursuant to the
parking study prepared by Urban Systems Associates, Inc. (May 2018), the conference center is
an accessory use and is intended to primarily serve the existing employee base at the 170,838-
square-foot IONIS R&D building (primary use). A total of 50 additional employees are anticipated
in the new conference center and up to 20 guests at any given time. A total of 131 parking stalls
are proposed for the conference center. When combined with the existing parking provided at
the IONIS R&D building, a total of 618 parking stalls will be provided for a total of 416 employees.
Overall, if the entire campus were parked at the biomedical research and development parking
ratio, one space per 300 square feet of gross floor area, a total of 800 parking spaces would be
required. The proposal to provide a combined total of 618 parking spaces between the _two lots
(which will be merged) represents a 23 percent reduction in the n·umber of required parking
spaces.
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Pursuant to the parking study for the conference center, which takes into consideration the
results of the previous parking study for the IONIS R&D building and employee fitness center, a
minimum of 430 parking spaces are recommended for the overall business campus. This
recommendation is based on an analysis of the existing parking demand, existing and future
employee counts, and provides credit for the accessory uses (i.e., fitness building, conference
centers/lecture hall) throughout the IONIS campus. Further, staff is supportive of the request to
reduce the parking requirements as pedestrian connectivity between the two lots is proposed and
will be facilitated through the minor subdivision to merge the properties, as well as site and
landscape improvements.
Notwithstanding the above, prior to formal application submittal, please revise the parking study
to address the intended use for the 10,379-square-foot "future use" area on the second floor.
Please account for this calculation in the parking study and in the project plans, particularly if it is
envisioned as office space.
3. Climate Action Plan (CAP) Consistency Assessment. Pursuant to the CAP Consistency Assessment
prepared by HELIX Environmental Planning (May 2018), the proposed project would emit 730 MT
C02e per year, which is below the city's CAP screening threshold of 900 MTC02e per year.
Therefore, the project is not subject to the measures outlined in the city's CAP. Pursuant to the
Assessment, various CAP measures are still included in the project design. Referenced under
Section 2.2, Renewable Energy Production, is a p'roposal to provide several solar trees. Please
provide additional information with respect to the location and design in the project plans. In
addition, please be advised that the solar trees should be placed in areas that do not conflict with
the requisite parking lot and site landscaping.
4. Building Height. Exclusive of the roof equipment screen which is proposed at a maximum height
of 45 feet, the south elevation of the proposed building extends up to a maximum height of 42
feet. The maximum height of the north and west elevations is approximately 36 feet. Pursuant to
Carlsbad Municipal Code (CMC) Section 21.34.070, building height above 35 feet may be
permitted up to a maximum of 45 feet if the required setbacks are increased at a ratio of one
horizontal foot for every one foot of vertical construction beyond 35 feet. The additional setback
area shall be maintained as landscaped open space.
As the south elevation of the building exceeds the 35-foot height limitation by 7 feet, all setbacks
shall be increased by seven additional feet. Based on a review of the site plan and parking layout,
it does not appear that the additional setback area can be accommodated without reducing the
parking and revising the site layout. Staff, therefore, recommends the height of the building be
reduced to 35 feet. Please also note that this height requirement applies to the roof ridge and
excludes the parapets. Please identify the roof ridge in the revised plans and adjust the building
height if necessary so the setbacks do not need to be increased.
5. Employee Eating Area. Pursuant to CMC Section 21.34.07(C), a minimum of 300 square feet of·
outdoor eating facilities shall be provided for each 5,000 square feet of building. area. Credit
towards the required amount of square footage will be given for indoor eating facilities on a 1:1
basis as determined by the City Planner. Based on a proposed building size of 69,200 square feet,
a minimum of 4,152 square feet of employee eating area is required. The entire courtyard can
count toward this requirement, as well as the first and second floor kitchens (total of 1,775 square
feet) if the area is accessible for use by the employees. Please include a calculation on the cover
sheet of the plans and summarize how the project complies with this requirement.
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6. Setbacks. Assuming that additional setback area is not required to comply with CMC Section
21.34.070 {No. 3 above), the project complies with the setback requirements of SP 211(().
7. Building Design.
a. Pursuant to the architectural guidelines of SP 211{C), no more than 35 linear feet of
unarticulated exterior walls shall be allowed in areas visible from parking lots or public streets.
Based on a review of the north and south elevations there are a few areas which do not
comply with this requirement. In addition, all building elevations are required to have fac;:ade
variation and a minimum of 3 separate materials, colors or textures. Specifically, the eastern
end of the south elevation and the western half of the north elevation include blocks of stucco
exceeding 35 linear feet without stone/tile, windows or other enhanced design features.
Please revise the plans to address this requirement. The addition of an accent stone or tile is
preferred on the north and south elevations.
b. Please consider a creative design solution to screen the lower portion of the stairs facing
Whiptail Loop on the north elevation.
8. · Prior to submittal of the formal application, please revise the plans as follows:
a. Revise the site and grading plans to include dimensions for the width of the driveways and
drive aisles. Please also include typical dimensions for each type of parking stall proposed.
b. Revise the north elevation to include shadow lines or utilize another method to show the
break in the buildings. It appears as if it is one long fac;:ade as currently presented.
c. Revise the cover sheet to include the number of compact, EV and accessible spaces (existing
and proposed).
d. Revise the cover sheet to change the recommended minimum number of parking stalls
pursuant to the parking study from 480 to 430. Per the study, "The recommended basic
parking requirement is to adopt the previously recommended 360 spaces from the February
2016 study (based on 1 space per 500 square feet) and add 1 space per expected employee
and potential offsite guest."
e. Include the employee eating area calculation on the cover sheet. Please see Comment 5
above for the detailed calculation.
f. Include the proposed setbacks on the cover sheet.
g. Include details on the finish of all walls and retaining walls. Please note that all walls shall have .
a decorative finish which complements the color palette and materials of the proposed
building.
h. Revise the site, grading and landscape plans to note the location of the solar trees. Please also
include details of the solar trees if they are to be included.
i. On the site plan (Al.1), identify what "CP" represents.
j. On the Level 1 floor plan {A4.1), define the use of the "RMC/DMC" room.
k. Revise the Level 2 floor plan(A4.2) to identify a use for the "Future" area.
I. Revise the elevations to distinguish between the roof ridge height and parapets. Please add
dimensions for the height.
Land Development Engineering:
1. Although it was not shown on the preliminary site plan, it is the city's understanding that the
subject property is proposed to be merged or consolidated with the adjacent lot 14. The
adjustment of lot line can be facilitated through an application of an adjustment plat. Also, a
parcel map can facilitate the consolidation of the lots.
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2. The proposed driveway approach along Whiptail Loop will not be supported by staff due to the
conflicts and safety issues with the existing driveways along Whiptail Loop.
3. Both proposed driveways shall show the sight distance on the site plan.
4. The proposed driveway approach along Gazelle Court will require the quitclaim of relinquishment
of access rights.
5. This project will require a project specific geotechnical report and the final report of testing for
Carlsbad Oaks North can only be used as a reference for the project specific geotechnical report.
The project specific geotechnical report shall include but is not limited to the recommendations
on proposed water quality treatment facilities, proposed cut and fill, retaining walls, and drainage.
6. . Provide turning movements to show that the access throughout the site will be adequate for fire
truck access.
7. Provide a preliminary title report dated within 6 months of application. All easements listed in the
title report shall be shown and labeled on the site plan.
8. Provide top of wall and bottom of wall elevations for the proposed retaining walls.
9. Verify that the drainage away from the building is a minimum of 2 percent for hardscape and a
minimum of 5 percent for landscape within 10 feet of the building per the 2016 California Building
Code Section 1804.4.
10. Provide a preliminary Storm Water Quality Management Plan (SWQMP) on the discretionary
application per the city's SWQMP template, E-35 Form. The form is available on the city's website.
11. Provide a preliminary hydrology report with the discretionary application.
12. Provide the pad elevation on the preliminary grading plan.
13. The city has upcoming Transportation Impact Analysis (TIA) guidelines which this project may be
subject to these guidelines. The TIA guidelines are available on the city's website.
14. It is unclear what trip generation rate was used to calculate the ADTs proposed on the title sheet
and shall be clarified on the title sheet.
15. Provide on the title sheet, proposed demands for water -in gallons per day (GPD) and sewer in
equivalent dwelling units (EDUs).
16. Provide the driveway slopes/grades along with a typical cross-section of the driveways on the
preliminary grading plan. ,
17. The proposed median on Gazelle Court is not supported by the city engineer and does not
conform with the city's engineering standards for a publicly maintained cul-de-sac.
18. Address the redline comments on the plans.
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Fire Department:
1. Please revise the plans to show the location and add notes for the fire lanes.
2. Please revise the plans to show.the radii for turns along the fire department access.
Landscaping
Numbers below are referenced on the red line plans where appropriate for ease in locating the area of
the comment concern.
1. Please add the legend call-outs to the hardscape plans for reference and provide conceptual
details for shade structures, bridges, etc. clarifying materials, heights, etc. Final comments are
reserved pending receipt of this information.
2. The addition of a raised planter in the street cul-de-sac will require review and approval by both
Land Development Engineering and the Parks Division. Please address.
3. Existing landscaped areas do not appear to accurately align with DWG 415-9N. Please review and
provide accurate alignment.
4. Please coordinate landscape plans with civil plans and storm water basins. Specify/label on the
landscape plans each specific BMP design for all bio-retention areas as one of the following (per
attached Appendix E: BMP Design Fact Sheet):
a) Section A
b) Section B
c) Section C
d) Section D
e) other
For each basin clarify on the plans if to be lined or not and indicate if each section is bio-retention
only or a flow through planter or bio-retention. If to be lined, please review the practicality of
trees in the basins. Provide plantings in each of the sections per the attached Appendix E: BMP
Design Fact Sheet. Please clearly show the top and bottom of the basin side slopes on the
landscape plans.
5. Please show all slopes on the landscape plans coordinated with the civil plans. Coordinate
landscaping with the slopes. See comment number 25 below. Check all areas.
6. Please show the proposed recycled water irrigation point of connection on both the civil and
landscape plans.
7. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid
obstructing motorists' views of pedestrian crossings, driveways, roadways and other vehicular
travel ways. On collector streets and larger, landscape elements over 30 inches in height
(including planting measured at maturity) as measured from adjacent street grade are not
permitted at street corners within a triangular zone drawn from two points, 25 feet outward from
the beginning of curves. At medium to high use driveways, the 30-inch height limitation applies
at driveways 25 feet from the edge of the apron outward along the curb, then 45 degrees in
toward the property. Landscape features (shrubs, trees, fencing, etc.) shall be selected to ensure
that no visual impairments or obstructions are located within the CalTrans sight distance lines.
Please show and label all vehicular sight lines on the plans per above and ensure no conflicts.
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8. Please show and label any public utility easements on the plans or indicate that none exist. Ensure
no trees are planted within public utility easements.
9. Add a note to the plans indicating that positive surface drainage (two percent grade in planting
areas) will be provided away from structures and will terminate in an approved drainage system.
10. Plans are too conceptual to provide an appropriate review. One symbol is used for many shrubs
and ground covers which may be different in size and character. One symbol is used for several
trees that may be different in size and character. Please provide a separate symbol for each type
of shrub and tree (i.e. large evergreen, medium size, small flowering accent, etc.) and ground
covers. Final comments are reserved pending receipt of more complete plans.
11. Please generally identify all existing woody plant material to be removed or retained. Trees over
12" in caliper diameter shall be identified on the plan individually as to caliper size and type and
labeled to be retained or removed.
12. The planting palette shall include:
a. Tree quantities.
b. Shrub spacing with general layout.
c. Ground cover types and spacing.
Please fully address.
13. Please coordinate tree locations with utilities to avoid conflicts. Check all areas.
14. Please provide a Maintenance Responsibility Exhibit. The Maintenance Responsibility Exhibit shall
be prepared at a scale and size (preferably one sheet) that provides an overall view of the project
and shall clearly identify the various areas of landscape maintenance responsibilities (private,
common area/business association, etc.). Please include the street parkway areas in this exhibit
identifying responsibility.
15. Please add a note to the plans indicating that woody shrubs shall be planted over herbaceous
ground cover areas to cover a minimum 60 percent of the ground cover area (at mature size).
16. A trash enclosure does not appear to be included. Please address.
17. Please address softening, screening and enhancement of site retaining walls.
18. All utilities are to be screened. Landscape construction drawings will be required to show and
label all utilities and provide appropriate screening. Please also locate all light poles on the
landscape plans and insure that there are no conflicts with trees.
19. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining
to this requirement shall be located within the parking area, exclusive of parking lot setbacks.
The trees shall be located in close proximity to the spaces they are to shade. Please address.
20. Parking areas shall be screened from adjacent property or streets through the use of planting or
any combination of planting, mounding, and decorative walls. Screening elements shall have a
total height of at least three feet. Please fully address.
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21. A minimum of 10 percent of the parking area shall be landscaped in the P-M Planned Industrial
Zones. The 11parking area" includes all parking spaces and drive aisles. 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 611 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.
22. If landscaped 11finger" islands are provided between parking spaces, they shall be designed with a
minimum outside width of seven feet and a minimum landscape width of four feet. Please
address.
23. Please 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. Please provide/address the following:
a. Indicate the proposed type of water to be used for irrigation (i.e. potable, recycled,
graywater, etc.).
b. Provide a colored or hatched plan clearly showing where recycled water, graywater and
potable water are proposed to be used for irrigation. This plan will be forwarded to Carlsbad
Municipal Water District (CMWD) for review. Any comments will be returned to the
applicant.
c. Irrigation systems for all projects, except for service to a single-family residence .or front
yard irrigation on individually metered condos, shall be designed to use non-potable,
treated recycled water, unless an ex·emption is approved by the City of Carlsbad's Utilities
Department.
d. Written description of water conservation features including addressing xeriscape
principles (see Appendix A of the Landscape Manual) within the project.
e. Hydrozone diagram: Include one 11hydrozone diagram" which identifies grouping of plants
within the individual hydrozones (high, moderate, low, very low or special landscape areas)
and which indicates the square footage and irrigation method of each area.
f. Separate water service for landscaping (including, but not limited to connections, water
meters, and back flow preventers) shall be provided for all commercial/industrial projects,
golf courses, parks, and residential common areas in projects over four (4) dwelling units.
g. Concept plans shall include calculations which document the maximum allowed annual
water use for the landscaped area or maximum applied water allowance (MAWA) and
estimated total water use (ETWU). 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)((0.45 x LA)+ (0.55 x SLA)] . The ETWU shall be
determined by the following calculation as defined in the Landscape Manual:
ETWU = (ETo)(0.62{ PF:eHA + SLA)
Please provide calculations and worksheets on city forms as found in the Landscape
Manual.
In addition to the calculations, include a statement on the plans signed under penalty of
perjury by the person who prepared the plan that provides:
111 am familiar with the requirements for landscape and irrigation plans contained in the city
of Carlsbad's landscape manual and water efficient landscape regulations. I have prepared
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this plan in compliance with those regulations and the landscape manual and agree to
comply with all requirements when submitting construction documents. I certify that the
plan implements those regulations to provide efficient use of water."
24. The plan shall provide that only subsurface irrigation shall be used to irrigate any vegetation
within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces
are designed and constructed to cause water to drain entirely into a landscaped area. Please add
notes to the plans as appropriate.
25. Please 'add the following notes to the plans and s.how how these· requirements are met:
Slopes 6:1 or steeper requiring erosion control measures as specified herein shall be treated with
one or more of the following planting standards:
a. Standard 1 -Cover Crop/Reinforced Straw Matting:
Cover crop shall be a seed mix typically made up of quick germinating and fast
covering grasses, clovers, and/or wild flowers. Submit the specific seed mix for City
approval prior to application. The cover crop shall be applied at a rate and manner
sufficient to provide 90% coverage within thirty {30) days.
Type of reinforced straw matting shall be as approved by the city and staked to the
slope as recommended by the manufacturer.
Reinforced straw matting shall be required when planting occurs between August 15
and April 15. The cover crop and/or reinforced straw mat shall be used the remainder
of the year.
b. Standard #2 -Ground Cover
One hundred percent of the area shall be planted with a ground cover known to have
excellent soil binding characteristics (planted from a minimum size of flatted material
and spaced to provide full coverage within one year).
c. Standard #3-Low Shrubs
Low spreading woody shrubs (planted from a minimum of one gallon) shall cover a
minimum of seventy percent of the slope face (at mature size).
d. Standard #4 -Trees and/or Large Shrubs
Trees and/or large shrubs shall be (planted from a minimum of one gallon containers)
at a minimum rate of one per two hundred square feet.
Slopes -6:1 or steeper and:
a. Three feet or less in vertical height and are adjacent to public walks or streets require
at minimum Standard #1.
b. Three feet to eight feet in vertical height require Standards #1 (erosion control
matting shall be installed in lieu of a cover crop), #2 and #3.
c. In excess of eight feet in vertical height require Standards #1 (erosion control
matting shall be installed in lieu of a cover crop), #2, #3, and #4.
Areas graded flatter than 6:1 require Standard #1 (cover crop) with temporary irrigation when
they have one or more of the following conditions:
a. Sheet graded pads not scheduled for improvements within six months of completion
of rough grading.
b. A potential erosion problem as determined by the city.
c. Identified by the city as highly visible areas to the public or have special conditions
that warrant immediate treatment.
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26. The Landscape Manual indicates that landscape plans are to feature ground cover, shrubs, and
trees to screen elements of unsightliness and screen/soften new improvements. The Landscape
Manual also indicates that landscaping shall be used to accentuate and enhance architecture.
Please address. These requirements will be reviewed once more complete plans are obtained.
See comment 10 above.
27. RETURN REDLINES and provide two copies of all plans (concept, water conservation, and
colored water use plan) for the next submittal. The submittal must be made to a Planning
Division staff member at the Planning counter along with a transmittal clearly indicating what
the submittal is for (i.e. Conceptual Plan re-submittal). Please provide a written response to all
comments clearly indicating where and how each comment was addressed.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning Division: Shannon Harker, Associate Planner, at 760-602-4621
• Land Development Engineering: Kyrenne Chua, Project Engineer, at 760-602-2744
• Fire Department: Cynthia Wong, Assistant Fire Marshal, at 760-602-4662
DON NEU, AICP
City Planner
DN:SH:jb
Attachments:
1. Engineering redlines
2. Landscape redlines
c: Wayne Sanders, ISIS Pharmaceuticals, 2855 Gazelle Court, Carlsbad, CA 92010
Teri Delcamp, Principal Planner
Kyrenne Chua, Project Engineer
Cynthia Wong, Fire Department
HPRM/File Copy
Data Entry