HomeMy WebLinkAboutPRE 2019-0016; RAF PACIFICA GROUP FUSION; Admin Decision Letter•
August 12, 2019
Andrew Tarango
Smith Consulting Architects
Suite 125
13280 Evening Creek Drive,
San Diego, CA 92128
~l.e<l ~-\4-\C\
8FILE COPY
SUBJECT: PRE 2019-0016 (DEV 2019-0138)-RAF PACIFICA GROUP FUSION
APN: 212-093-05-00 {3.51 AC.), 212-093-12-00 {7.42 AC.)
Dear Mr. Tarango,
·{'city of
Carlsbad
Thank you for submitting a preliminary review application for a new outdoor amenity area proposed over
an existing drive-aisle and portions of two parking lots serving an industrial office building at 1950 Camino
Vida Roble. The project site, on approximately 10.93 acres, currently is developed with a two-story
industrial office building and parking lot.
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: Carlsbad Airport Centre Specific Plan (SP 181H)
2. The project requires the following permits:
a. Minor Site Development Plan (SDP)
b. Minor Non-Residential Planned Development (PUD)
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 j 760-602-8560 f I www.carlsbadca.gov
PRE 2019-0016 (DEV 2019-0138)-RAF PJ\~lflC~pR9,Ui~U~
August 12, 2019 f . · "j , ~ ; ,'
Pa e 2
The proposed use of two (2) lots for one (1) development requires the approval of a minor Non-
Residential Planned Unit Development (PUD) Permit (see Chapter 21.47 of the Carlsbad Municipal
Code for information pertaining to Non-Residential Planned Developments). A minor Site
Development Plan (SDP) would also be required to modify the project site as proposed. Both
permits are administrative and could be processed simultaneously.
An alternative to the Non-Residential PUD is to process an adjustment plat to merge the lots. A
minor SDP would still be necessary, but could be processed concurrently with the lot adjustment.
Adjustment plats are processed through Land Development Engineering and can be
administratively approved by the City Engineer.
3. The subject property boundary is comprised of Lots 32, 33 and 34 a~ shown on the Carlsbad
Airport Centre Land Use Plan (SP181H). However, the lot line separating Lots 33 and 34 no longer
exists (see Certificate of Compliance, Document No. 90-116039). For purposes of land use
discussion, the above noted properties are all located within Area 1 of the Specific Plan and thus
the proposal is subject to the Area 1 land uses. Area 2 of the Specific Plan is designated for
industrial support uses, business and professional uses, and certain retail uses supporting the
business park. This site is not an Area 2 land use. Based on the meeting of July 31, 2019, it was
clarified that the proposed use is intended to be a private amenity designed to serve the
employees of the office building existing onsite at 1950 Camino Vida Roble. The proposed
outdoor amenity with small accessory shade structures could be interpreted as accessory, related
and incidental to, the permitted industrial uses associated with the existing building onsite
(SP181H, Section 111.A.10, p.8). Based on how the property owner described their intent for
operating this amenity, the Planning Division could view this as something like an outdoor
employee eating area, which is typical for planned industrial type uses. However, any proposed
retail type uses within the amenity area or building that caters to the public, or other employees
of the business park, would be prohibited onsite per the Specific Plan area requirements.
4. With a formal submittal, please submit any recorded documents if they exist pertaining to
reciprocal parking and/or access between these lots.
5. With a formal submittal, the proposed exhibits will need to analyze the project's parking needs
and whether adequate parking is provided for the existing building and proposed use(s). Not
enough information was provided with this preliminary review submittal to make this
determination. Proposed exhibits shall identify the proposed use(s) for the building at 1950
Camino Vida Roble, the amount of existing parking on a lot-by-lot basis and also the amount of
parking being displaced by the proposed amenity.
6. Please note that the Specific Plan prohibits any "metal structures with metal siding or sheeting."
(see SP181H, Section IV, General Development Standard I, p.22). The exhibits included with the
preliminary review propose several open steel framed structures with what appears to be sail
cloth type shade coverings. In staffs opinion, these do not qualify as a prohibited structure under
the Specific Plan, in that they do not propose any metal siding or sheeting. However, it is strongly
suggested that you consult with the owner's association for the Airport Business Centre prior to
bringing this proposal forward for a formal submittal in that they may have a differing opinion.
7. All structures would need to meet the setbacks and developments standard identified in the
Specific Plan and P-M Zone. Please note, especially if considering a lot line adjustment to the
..
L I
PRE 2019-0016 (DEV 2019-0138) -RAF PACIFICA GROUP FUSION
August 12, 2019
Pa e 3
property line adjoining the proposed amenity and upper parking lot, that an interior setback of
10 feet is required for the two lots that are each fully landscaped. Also, the minimum lot area is
required to be one acre.
8. Conceptual landscape and irrigation plans shall accompany any formal submittal of this project
and will need to be found compliant with the City of Carlsbad Landscape Manual. Please pay close
attention to Chapter 3, Section C.13 as it relates to the parking lot and any potential modifications
or lot line adjustments that might be considered as part of your formal submittal.
9. The amenities proposed adjacent to the upper parking lot appear to require retaining walls and
may be proposing additional privacy fences near each other. Please be aware that retaining walls,
built into manufactured slopes, cannot exceed six (6) feet in height. Also, retaining walls, fences,
or a combination retaining wall/fence cannot exceed six (6) feet in height when located in the
interior side yard setback.
Where multiple retaining walls, or retaining wall/fence combinations may be proposed, these
walls will need to be separated by a minimum three-foot-wide plantable area. Deepened footings
that provide adequate vertical depth for planting growth and success may be required depending
on the proposed landscape. Civil plans should be coordinated with the preliminary landscape
plans to convey intent and success of the proposed plantings.
10. The project will need to be found compliant with the adopted Airport Land Use Compatibility Plan
for the McClellan-Palomar Airport (ALUCP), dated December 1, 2011. Preliminary review of the
project against the ALCUP revealed the following:
a. The most closely related land use identified in the ALCUP (Table 111-2) to describe the bulk of
the proposed amenity is outdoor assembly. There are three (3) types of outdoor assembly
uses (major, large, and small) described in the ALUCP. Given the size of the proposed amenity,
we assumed it fit most conservatively into either the large or small assembly category, which
are categorized as follows: "Outdoor Large Assembly (capacity 300 to 999 people)" or
"Outdoor Small Assembly (capacity 50 to 299 people)." It should be noted that restrictions
exist for both these uses as it relates to fixed seating. For large assembly, no fixed seating is
allowed with capacity of ~300 people. For small assembly, no fixed seating is allowed with
capacity for ~240 people. The fixed seating would apply to the proposed amphitheater. With
a formal submittal, please be sure to identify the appropriate assemblage for the
amphitheater and any other fixed seating components.
b. The proposed project is located within Safety Zone 6. The ALUCP identifies both "Outdoor
Large Assembly (capacity 300 to 999 people)" and "Outdoor Small Assembly (capacity 50 to
299 people)" within Safety Zone 6 as compatible with airport uses.
c. The northern one-third of the proposed project amenity is located inside the 60-65 dB CNEL
noise contour. The southern two-thirds is located outside the contour. The ALUCP identifies
all uses located outside the 60 dB CNEL noise contour as compatible with airport uses. For
the portions of the outdoor amenity space located within the 60-65 db CNEL noise contour,
the city's General Plan Noise Element, Table 5-2, identifies 65 db CNEL as an acceptable level .
of noise for outdoor activities such as playgrounds, parks and recreation uses, which are the
most relatable uses to the proposal.
PRE 2019-0016 (DEV 2019-0138) -RAF PACIFICA GROUP FUSION
August 12, 2019
Pa e 4
11. 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
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
obtained, 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.
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 online at
http://www.carlsbadca.gov/services/depts/planning/default.asp. 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.
Land Development Engineering:
1. Complete the city's Storm Water Standards Questionnaire (Form E-34). This questionnaire will
guide you and the city in determining what type of reports and storm water mitigation must be ·
completed to satisfy state and City storm water quality requirements. The questionnaire can be
obtained on the city's web site. Preliminary analysis suggests that the project is a Priority
Development Project which requires a completed city's Storm Water Quality Management Plan
(SWQMP) Template (Form E-35).
2. A discretionary application for the proposed scope of work will require a preliminary grading plan,
SWQMP, hydrology report, and geotechnical report.
3. A preliminary title report dated within six (6) months of the application date is required with the
submittal of a discretionary application and final engineering application. Show and label on the
plans, all easements listed in said report.
4. Provide on the title sheet of the preliminary grading plan: a vicinity map, assessor's parcel
numbers (APN), legal description, the area of ground disturbance for th~ project, and the
earthwork quantities of cut, fill, import, export, and remedial in cubic yards.
PRE 2019-0016 (DEV 2019-0138} -RAF PACIFICA GROUP FUSION
August 12, 2019
Pa e 5
5. The proposed private encroachments within the existing Carlsbad Municipal Water District
(CMWD) easements will not be permitted. The existing CMWD public water line easement will
need to be vacated/quitclaimed and a private water line will need to be proposed if private
encroachments are proposed within the easement. The existing water meters will need to be
relocated in the city's right-of-way.
6. The lot line shown separating Lot 33 and Lot 34 no longer exists per Certificate of Compliance
recorded document #90-116039. Remove this lot line from the plans and correct the plans to
show the combined parcel as Lot 'A'.
7. A lot line adjustment application will be required to merge Lot 'A' and Lot 32 for the proposed
project or to adjust the lot line so the proposed amenities will be located on one lot.
8. Provide two (2) copies of each recorded document per recorded document number: 1995-
0585519; 1996-0242910; 1985-0252983; and 1995-0585520.
9. Provide correspondence from each property owner benefitted by the private easements and
stating that they do not object to the proposed private encroachments within the private
easements.
10. Any drainage facilities within the private drainage easements that will be impacted with the
proposed work will be evaluated to ensure that there will be no negative drainage impacts.
11. Show and label on the preliminary grading plan all existing waterlines and appurtenances per
DWG 343-9
12. Show and label on the plans, all existing on-site storm drains, sewer lines, and appurtenances.
13. Show and label on the preliminary grading plan all buildings, structures, and contours within 25-
feet of the project boundary.
14. Provide on the preliminary grading plan, the method of drainage for the proposed work.
15. Provide on the preliminary grading plan, cross-sections of the proposed work.
16. Show and label on the preliminary grading plans, the proposed and existing finish surface, grades,
and contours.
17. Address the redline comments on the plan.
Building:
1. Project will need to comply with current accessibility requirements.
Fire Department:
1. The proposed access/pedestrian walkway will need to be able to be used as a fire department
access road and will need to be designed to support a 75,000-pound fire apparatus.
PRE 2019-0016 (DEV 2019-0138) -RAF PACIFICA GROUP FUSION
August 12, 2019
Page 6
2. Permanent fixtures or items that are not easily movable shall not be placed on the fire access
road/pedestrian walkway.
3. The entire fire access road/pedestrian walkway shall be clear and unobstructed to the sky and
shall be marked at each entry point as a fire lane.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jason Goff, Senior Planner at the number below. You may also contact each department
individually as follows:
• Planning Division: Jason Goff, Senior Planner, at (760) 602-4643.
• Land Development Engineering: Kyrenne Chua, Project Engineer, at (760) 602-2744.
• Building: Mike Peterson, Building Official, at (760) 602-2721.
• Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661.
DON NEU, AICP
City Planner
DN:JG:dh
Attachments: 1. Redlined Plan from Land Development Engineering.
c: RAF Pacifica Group, Real Estate Fund IV, 315 South Coast Highway 101, Suite U-12,
Encinitas, CA 92024
Kyrenne Ch'ua, Project Engineer
Fire Prevention
HPRM/File Copy