HomeMy WebLinkAboutPRE 2019-0011; LIA SELF STORAGE; Admin Decision LetterJuly 16, 2019
Lankford and Associates
Mary Pampuch
1050 Park Bl
San Diego CA 92101-5607
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8FILE COPY
SUBJECT: PRE 2019-0011 (DEV2019-0096) -LIA SELF STORAGE
APN: 209-083~12-00
C_cityof
Carlsbad
Thank you for submitting a preliminary review for a 112,465-square-foot three-story self-storage facility
proposed on a vacant 2-acre parcel located on the west side of Loker Avenue East.
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: Planned Industrial (Pl)
b. Zoning: Planned Industrial (P-M)
c. Specific Plan 200(B) -Carlsbad Airport Business Center Specific Plan (SP)
2. The project requires the following permits:
a. Minor Conditional Use Permit (CUP)
b. Minor Site Development Plan (SDP)
Please be advised that the Minor CUP and Minor SDP require approval by the City Planner.
3. New forthcoming requirements related to the city's Climate Action Plan (CAP) will likely impact
development requirements of this project. A formal application submittal will need to include a
completed CAP Checklist (Form P-30) to determine what requirements will apply to the project.
New CAP requirements are related to energy efficiency, photovoltaic, electric vehicle charging,
water heating and traffic demand management requirements, as set forth in City Council
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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July 16, 2019 " ~
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Ordinance Nos. CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024
which are available on the city's website at the following address:
http://www.carlsbadca.gov/services/depts/pw/environment/cap/ordinances.asp
To the extent that some or all of the new CAP requirements are in effect at the time of application
for grading or building permits, the project will be required to comply with the effective
requirements even if different than what is proposed in the project's planning approvals. CAP
requirements may impact, but are not limited to, site design and local building code requirements.
Once adopted as part of Title 18 and in effect, plans submitted for grading or building permits
must demonstrate compliance with the new CAP requirements. If incorporating new CAP
requirements results in substantial modifications to the project after planning approvals are
obtain~d, then prior to issuance of grading or building permits, the applicant may be required to
submit and receive approval of a Consistency Determination or an Amendment application for
the project through the Planning Division.
Market Survey. Pursuant to CMC Section 21.42.030, the findings of fact for a Conditional Use
Permit include a finding that "the requested use is necessary or desirable for the development of
the community ... ". To support this finding, please ,submit a market analysis which justifies,
through supporting data, the need for an additional self-storage in this area of the city. At a
minimum, please provide a market survey that addresses the following: number and vacancy rate
of competing self-storages within the surrounding area and other competing areas; and provide
the rates for these self-storages.
Building Height. Pursuant to Carlsbad Municipal Code (CMC) Section 21.27.050, no building shall
exceed a height of 35 feet, and allowed height protrusions as described in CMC Section 21.46.020
shall not exceed a height of 45 feet. Additional building height up to a maximum of 45 feet may
be permitted through the approval of a Minor SDP processed in accordance with CMC Section
21.06, provided that all setbacks shall be 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. The allowed protrusions may also be permitted up to 55 feet if the
protruding features:
i. Do not function to provide useable floor area;
ii. Do not accommodate and/or screen building equipment;
iii. Do not adversely impact adjacent properties; and
iv. Are necessary to ensure a building's design excellence.
The information above is for your information only. Staff cannot provide comments on building
height as elevations were not provided.
6. Setbacks. Pursuant to SP 200(8), the project shall be designed to comply with the following
setbacks:
a. Primary front yard (Loker Avenue East) An average of 35 feet shall be maintained on all local
streets. In no case shall the setback be less than 25 feet.
b. Interior side yard (southerly property line). Minimum of 10 feet and shall be entirely
landscaped and irrigated.
c. Rear yard (southwesterly property line): 20 feet shall be required with at least 10 feet
adjacent to the rear property line landscaped and irrigated. Pursuant to CMC Section
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21.04.425 the rear lot line is defined as a lot line which is opposite and most distant from the
front line. Please see redlines as it indicates the correct setbacks.
The setbacks shall be landscaped pursuant to the city's Landscape Manual and SP 200(8)
Carlsbad Airport Business Center. Please see CMC Section 21.27.050(5) for permitted
encroachments. Please also note that a 2.5-foot vehicle overhang into the required
landscaped setback is allowed pursuant to CMC Chapter 21.44, Parking Ordinance.
Site Coverage. Maximum building coverage, including accessory building structures and excluding
open parking areas, shall not exceed 50 percent of the gross lot area.
Parking. The Parking Chapter of the Zoning Ordinance is silent as it relates to the Mini-
Warehouse/Self Storage Uses. Pursuant to CMC Section 21.44.030, where a parking requirement
for a use is not specifically defined, the parking requirement for such use shall be determined by
the City Planner. Such determination shall be based upon 1) the parking requirement for the most
comparable use specified in the chapter and/or 2) a parking study or other evidence satisfactory
to the city planner. The most comparable use listed in Table-A of CMC Section 21.44.020 is
"Warehouse," which at one (1) space per 1,000 sq. ft. of gross floor area, plus one (1) space for
each vehicle used in conjunction, seems unrealistically high (112 spaces based on 111,226 sq. ft.
proposed). Instead, staff suggests the submittal of a parking study pursuant to CMC Section
21.44.030.A.2 that is specific to the intended operations of this proposed use.
Architectural Design. Staff cannot provide comments as architectural plans were not submitted.
CEQA (California Environmental Quality Act). Upon formal submittal and after the application is
deemed compfete, staff will determine if the project is categorically exempt from CEQA.
Assuming no environmental impacts are apparent, it will likely qualify for a categorical exemption
per CEQA Section 15332 -Infill Development Projects.
Trash Enclosures. A central trash enclosure is not shown or is not labeled on the plans. Please
show the location of the proposed trash enclosure. The refuse bin enclosure must comply with
Supplemental Standard GS-16. Recycling bins need to be included. Please provide a letter from
Waste Management stating that they will serve the project for on-site pick-up as proposed.
Employee Eating Area. An outdoor employee eating area of 126 square feet will be required for .
the 1,198-square-foot office area.
McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). The project site is located within
the McClellan-Palomar Airport Influence Area (AIA). New development within the AIA must be
reviewed for consistency with the adopted land use compatibility plan for the airport. Review of
the project against the ALUCP revealed the following
a. Exhibit 111-1 -Compatibility Policy Map: Noise. A majority of the project site and the entire
area proposed to be developed as a 112,465-square-foot self-storage facility use is located
within the 60-65 dB CNEL noise exposure range. Pursuant to the ALUCP Section 3.3.3(c), page
3-19, "compatibility of new nonresidential development with noise levels generated by the
Airport is indicated in Table 111-1." Table 111-1 on page 3-23 identifies mini/other indoor storage
as a compatible use within the 60-65 dB CNEL noise exposure range.
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b. Exhibit 111-2 -Compatibility Policy Map: Safety. The project site is located within Safety Zone
4. Pursuant to Table 111-2 (Pgs. 3-45 through 3-52), mini-storage is considered compatible
within Safety Zone 4 with no Floor Area Ratio {F.A.R.) restrictions.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. Pursuant to Exhibit 111-
3, the project is located within the boundaries of the FAA_ notification area for the airport.
The airport elevation is 331 feet above mean sea level {AMSL). Pursuant to Part 77 of the FAA
regulations, the FAA shall be notified of any proposed construction or alteration having a
height greater than an imaginary surface extending 100 feet outward and one foot upward
(slope of 100:1) from the runway elevation. Staff is unable to comment if this will be required
as building elevations were not submitted.
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the
Overflight Notification Area. However, pursuant to the ALUCP Policy 3.6. -Overflight
Compatibility Policies for McClellan-Palomar Airport, Section. 3.6.3(c), page 3-57, recordation
of an overflight notification document is not required for nonresidential development.
e. Exhibit 111-5 -Compatibility Policy Map: Airport Influence Area. The project site is located
within Review Area #1 of the Airport Influence Area. Review Area #1 consists of locations
·where noise and/or safety concerns may necessitate limitations on the types of land use
actions. Please see discussions above in subsection a) and b). The proposed use is
compatible.
f. Exhibit 111-6 -Compatibility Policy Map: Avigation Easement Area and Overflight Notification
Areas. The project site is located within the Avigation Easement Area. It is possible that
pursuant to ALUCP Policy 3.3.3, the dedication of an avigation easement in accordance with
Policy 2.11.5 of Chapter 2 will be required if a project is located on a site where the ground
level penetrates a Part 77 surface.
Noise Study. To analyze the project's compliance with the city's Noise Guidelines Manual and the
Noise Element of the General Plan, please submit a Noise Analysis prepared by a registered
acoustician at formal submittal. If certain building features (i.e., STC-rated windows, etc.) are
required to comply with the interior noise requirements, please include the details on the plans.
Early Public Notice. The project is subject to City Council Policy Statement No. 84, Development
Project Public Involvement Policy. Pursuant to the Policy, applicants are required to send a public
notice within 30 days of submittal of development applications. Please see the Policy for
additional information.
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24117
Land Development Engineering:
1. No civil plans nor reports were provided as part of this review. Note that a complete project
design is needed to conduct a thorough and complete review of the project. Additional items of
concern maybe identified upon formal project application submittal.
2. Based on SAN DAG traffic generation rates for office (20 ADT /1000 sq. ft.) and storage {2 ADT /1000
sq. ft.), this project generates a total of 246 ADT. This project is required to comply with the new
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TIA guidelines available at
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=22758. Based on Table 1,
page 13 of the TIA guidelines, this project is required to prepare a Level 1 TIA, which includes
multimodal level of service analysis (MMLOS analysis). Submit a Level 1 TIA with the formal
project application.
3. Provide a Preliminary Title Report (PTR) with the formal project application submittal. All
easements and encumbrances identified in Schedule "B" of the PTR must be indicated and plotted
on the site plan.
4. Show complete property boundary data on the site plan, including bearings and distances.
5. Provide a copy of a recorded private reciprocal access easement with the adjacent property for
the shared access through the existing driveway constructed per DWG 304-6. Clearly show the
limits of the reciprocal access easement and indicate the recorded document number on the site
plan.
6. Complete a Stormwater Standards Questionnaire, Form E-34, to determine whether this project
is subject to 'Priority Development Project' requirement or 'Standard Project' requirements. The
questionnaire is available in the city website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711
7. Based on our preliminary assessment, this project qualifies as a 'Priority Development Project'.
Submit a preliminary Storm Water Quality Management Plan (SWQMP) with any discretionary
peqnit application. The SWQMP shall be prepared in accordance with the City of Carlsbad BMP
Manual (latest version). Use the City of Carlsbad SWQMP template for priority development
project (Form E-35) available in the City website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22712
8. Submit a preliminary Geotechnical Study that provides recommendations for the proposed
development including design recommendations for any proposed pollutant control and
hydromodification Best Management Practices (BMPs).
9. Provide preliminary grading plans, including preliminary grading of all proposed storm water
pollutant control and hydromodification BMPs. Provide cross-sections and details of the said
BMPs based on the sizing calculations provided in the preliminary SWQMP.
10. Show existing and proposed contour lines, spot elevations, high points, and low points onsite, on
adjacent street and on adjacent properties within 50 feet beyond the project boundary. Show
the direction of drainage using drainage arrows. All drainage must be routed to the treatment
control and hydromodification BMPs prior to leaving the project site.
11. Provide preliminary earthwork quantities of cut, fill, import, export, and remedial in cubic yards.
12. Submit a preliminary hydrology study to determine the pre and post development discharges.
Include preliminary recommendations on the proposed storm drain system for this development.
PRE 2019-0011 (DEV2019-0096) -LIA SELF STORAGE
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Provide mitigation for any increases in flows. Show the preliminary storm drain system on the
preliminary grading plan.
13. Provide multiple cross sections at the property line to illustrate any differences in grade between
properties.
14. Provide typical street cross sections of Loker Avenue East showing the existing right-of-way and
the existing improvements (pavement, curb and gutter and sidewalk, centerline, fire hydrants,
etc.).
15. Show locations of all existing public utilities within Loker Avenue East, including water main, fire
hydrant, water services, water meters, sewer main, sewer laterals, and their appurtenances.
Reference the drawing numbers of the city approved improvement plans and identify materials
and sizes.
16. Show the location of the proposed potable and irrigation water services and water meters with
backflow preventers. Indicate the water demands in gallons per day. Note that all backflow
preventers must be located outside the public right-of-way.
17. Show the location of the sewer lateral to serve this project. Indicate sewage flowrate generation
in EDU.
18. Coordinate with the Fire Department to identify all necessary fire protection measures required
for this project. Show a 6" fire service with double detector check valve (DDCV) per CMWD W-22
to serve the development. The double detector check valve (DDCV) is private must be located
outside the public right-of-way. All on-site fire services and fire hydrants shall be private. Show
the locations of the proposed private fire service and fire hydrants on the site plan.
19. The project will be evaluated to determine if they meet the criteria of the Transportation Demand
Management (TDM) Ordinance. If any tenant improvements meet the requirements of the
ordinance, a TDM plan shall be prepared prior to issuance of building permit
20. Provide a minimum of 24 feet wide fire access.
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Fire:
21. Fire access looks ok.
22. Fire lane marking plan shall be submitted directly to Fire as a deferred submittal prior to building
permit issuance.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Chris Sexton at the number below. You may also contact each department individually as follows:
• Planning Division: Chris Sexton, Associate Planner, at (760) 602-4631
• Land Development Engineering: Tecla Levy, Project Engineer, at (760) 602-2733
• Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661
Sincerely,
DON NEU, AICP
City Planner
DN:CS:dh
Attachment: Planning redlines
c: County of San Diego, Jody Mays, 5506 Overland Avenue, #410, San Diego CA 92123-1204
Teda Levy, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry