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Home My WebLink AboutPRE 2020-0022; PEMCOR OFFICE BUILDING; Admin Decision LetterSeptember 2, 2020 Julie Spiegel 13280 Evening Creek Drive South, Suite 125 San Diego, CA 92128 SUBJECT: PRE 2020-0022 (DEV2020-0203)-PEMCOR OFFICE BUILDING APN: 213-061-08-00 (°Cityof Carlstiad A notice has been maJled to all property owners/occupants listed herein. / jl; Date: &f '2./ '2v Signature: Cf/ire.~ Thank you for submitting a preliminary review to construct an approximately 18,432-square-foot office building proposed at 2055 Corte Del Nagai. The project site, a 131,248-square-foot lot, currently is developed with a 30, 758-square-foot, two-story building. 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 (Pt) b. Zoning: Planned Industrial (P -M) 2. · The project requires a Minor Site Development Plan (SOP) pursuant to Carlsbad Municipal Code (CMC) Section 21.34.050. The City Planner will be the decision-making authority. 3. Building Height. Pursuant to CMC Section 21.3.070, the building height shall not exceed a height of 35 feet. Allowed height protrusions in accordance with CMC Section 21.46.020 shall not exceed a height of 45 feet. Please reference CMC Section 21.34.070(2) for procedures and requirements for building height that exceeds 35 feet. 4. Setbacks. Pursuant to CMC Section 21.34.070, the project shall be designed to comply with the following setbacks: a. Front Yard. In accordance with CMC Section 21.04.240, the front lot line is defined as a line separating the lot from the street. In the case of a corner lot, the front lot line shall Community Development Department Planning Division I 163S Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 l 760-602-8S60 f I www.carlsbadca.gov PRE 2020-0022 (DEV2020-0203) -PEMCOR OFFICE BUILDING September 2, 2020 Page 2 be the line separating the narrowest street frontage of the lot from the street; therefore, the front yard setback should be measured from the property line along Corte Del Abete. The frqnt yard setback shall be an average 35 feet, not less than 25 feet and fully landscaped .. b. Street Side Yard. The street side yard is along Corte del Noga I and is the same as the front yard s~tback. c. Interior Sitie Yard. The interior side yard is southernmost property line and must be a minimum of 10 feet, entirely landscaped and irrigated. d. Rear Yard. The rear yard is the east property line and shall be a minimum 20 feet where at least 10 feet adjacent to the rear property line must be entirely landscaped and irrigated. The site plan submitted for review is showing this property line as an interior side yard with a 10-foot setback; however, it must be redesigned with a minimum 20-foot setback to comply with the development standard. 5. Landscaping in Parking Areas. A minimum of 10 percent of the required parking area, inclusive of driveways, shail be landscaped. Landscaping in the building setback areas shall not count toward meeting the requirement. In addition, at least three percent of the parking area must be planted and maintained with trees listed on the city's official tree list or approved shrubs and should be contained in planting areas with a minimum dimension of four feet and bounded by a concrete curb of at least six inches high, and should be equally distributed throughout the parking area. A conceptual landscape plan shall be submitted with the project application in compliance with the city's Landscape Manual. The Landscape Manual can be found at: · https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086 6. Parking. A standard parking stall is 170 square feet with a minimum width of 8.5 feet and a compact stall is a minimum of eight feet wide and 15 feet in length. The stall dimensions must be provided on the site plan submitted with the project application. Manufacturing uses are required to provide one parking space per 400 square feet of gross floor area, plus one parking space for each vehicle used in conjunction with the use. Warehouse uses must provide one parking space per 1,000 square feet and one space for each vehicle used in conjunction with the use. In addition, the floor area dedicated to the private gym must provide parking at the warehouse rate. Based on· the plans provided for review, a total of 185 parking spaces must be provided onsite. A maximum of 25 percent of required spaces may be compact; however, the compact spaces must be located near the building entrance. 7. Employee Eating Area. Outdoor eating facilities must be provided onsite for buildings that contain more than 5,000 square feet. A minimum of 300 square feet of outdoor eating facilities is required for each 5,000 square feet of building area. The employee eating area must but easily accessible to employees and be designed to provide a sense of privacy. The eating area must be landscaped and provide outdoor furniture and trash receptacles and should be designed outside of required fully landscaped setback areas. 8. Design Criteria and Performance Standards. The project will be subject to the Design Criteria listed in CMC Section 21.34.080 and the Performance Standards listed in Section 21.34.090. PRE 2020-0022 (DEV2020-0203) -PEMCOR OFFICE BUILDING September 2, 2020 Page 3 9. Walls. Walls located in required setback areas shall not exceed six feet in height and walls within the required front yard or street side yard setback shall not exceed 36 inches. Any proposed walls must be shown on the plans submitted with the project application with height and material details. 10. 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 Preliminary review of this project against the new ALUCP finds the following: a. Exhibit 111-1-Compatibility Policy Map: Noise. The project site is located outside of the 60 db CNEL noise exposure range per Exhibit 111-1. Pursu~nt to the ALUCP Section 3.3.3(a) on page 3-19: "The threshold for evaluation is the projected 60 dB CNEL contour. This contour defines the noise impact area of the Airport. All land uses located outside of this noise contour are consistent with the noise compatibility policies." b. Exhibit 111-2 -Compatibility Policy Map: Safety. The project site is located entirely within Safety Zone 6 (Traffic Pattern Zone) per Exhibit 111-2. Pursuant to Table 111-2 (Pgs. 3-45 through 3-52), office or industrial buildings are compatible within Safety Zone 6. c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. The project site is located within the 7:1 Transitional Surface contour of Exhibit 111-3. Formal submittal of this project would require compliance with the Federal Aviation Administration's (FAA) Federal Aviation Regulations (FAR) Part 77, Objects Affecting Navigable Airspace. FM Part 77 regulations require that anyone proposing to construct an object, which could affect navigable airspace around an airport, submit information about the proposed construction to the FAA. The FM will then conduct an aeronautical study, the outcome of which is a determination as to whether the object would be a potential hazard to air navigation. Any formal submittals would be required to include a copy of the FAA Part 77 determination. d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the Overflight Notification Area. Pursuant to the ALUCP Policy 3.6 -Overflight Compatibility Policies for McClellan-Palomar Airport require real estate disclosures and overflight notification documents to be recorded for residential development. This non-residential project is not subject to this requirement. 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). f. Exhibit 111-6-Compatibility Policy Map: Avigation Easement Area and Overflight Notification Areas. The project site is located outside of the Avigation Easement Area but is located within the Airport Overflight Notification Area. 11. 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 application submittal for the proposed office area. 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. A noise study is not required for the proposed office building. The Noise Guidelines Manual can be found here: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094 PRE 2020-0022 (DEV2020-0203) -PEMCOR OFFICE BUILDING September 2, 2020 Pa e 4 12. New requirements related to the city's goals to reduce greenhouse gas (GHG} emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: http://www.geode.us/ codes/ ca rlsbad/view. ph p ?topic= 18&frames=o n To the extent that new GHG reduction 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. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction 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. No civil plans/preliminary grading plans 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. Indicate on the site plan the project's Average Daily Traffic (ADT). The proposed 18,432 sq. ft. office building will generate approximately 369 average daily traffic (ADT) based on SANDAG traffic generation rate of 20 ADT per 1,000 sq. ft. of office space. Submit a traffic impact analysis {TIA) based on the current TIA guidelines available in the city website at: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=227S8 Prior to initiating a TIA, a scope of work shall be submitted, reviewed, and approved by City staff. A Scoping Agreement with City of Carlsbad shall be filed prior to initiating the Transportation Impact Analysis report (refer to Appendix A of these guidelines). The Scoping Agreement ensures an understanding of the level of detail and the assumptions required for the analysis. 3. Indicate on the site plan the employee Average Daily Traffic (ADT). Using the employee trip generation rates from the City of Carlsbad Transportation Demand Management (TDM) Handbook, the employee ADT for the proposed 18,432 square feet Office Use is 239 (13 Employee ADT per 1000 sq. ft.). Submit a TDM plan based on the Transportation Management Demand Handbook available in the City website at: PRE 2020~0022 (DEV202~0203)-PEMCOR OFFICE BUILDING September 2, 2020 Pages https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=39379 4. Complete a Stormwater Standards Questionnaire, Form E-34, to determine the storm water requirements for the proposed project. The questionnaire is available in the city website at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711 Note that the total impervious area includes new and replacement of existing impervious area. Any removal of the full asphalt section to replace the asphalt or to_ install concrete is considered replacement of impervious area. Clearly identify any new and replaced impervious area and indicate the total impervious area on the preliminary grading plans. 5. Based on the preliminary site plan, the proposed new and replaced impervious area exceeds the 5,000 sq. ft. threshold, and the project qualifies as a 'Priority Development Project' (PDP). A Storm Water Quality Management Plan (SWQMP) is required. 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 The project may use pervious pavement to reduce the total impervious area, reduce the DCV and consequently reduce the footprint of the pollutant control BMP required for this project. The pervious pavement shall be designed in accordance with SD-6B fact sheet, Appendix E.5 of the City of Carlsbad BMP Manual. It is considered site design BMP, designed as self-retaining BMP, primarily for direct· rainfall only (not designed to treat additional impervious area). 6. A Proprietary pollutant control BMP such as Modular Wetland System (MWS) is only acceptable where site-specific documentation demonstrates that the use of a larger footprint BMPs would be infeasible (see Section F.2.2 of the City of Carlsbad BMP Manual). This project has adequate area to accommodate a larger footprint biofiltration basin as ·pollutant control BMP and hydromodification facility. The city will not support the use of a Proprietary pollutant control BMP for this project. 7. Ensure that all storm water run-off must be routed to a treatment BMP and hydromodification facility prior to discharge into the public street or prior to connecting into the public storm drain system. No cross-lot drainage is allowed. 8. Show· cross-sections and details of all proposed biofiltration basins, including overflow and outlet structures on the preliminary grading plans. The outlet structure must be designed to convey stormwater runoff from larger storm events up to 10~year storm event. 9. Submit a preliminary hydrology report to address site drainage and to mitigate any increase in 100- year storm event flow due to the proposed development. Show that the post-development flow is equal to or less than the pre-development flow at the point of compliance (POC). 10. Submit a preliminary Geotechnical Study that provides recommendations for this proposed development including design recommendations for any retaining wall, pervious pavement, pollutant control BMP and hydromodification facility proposed for this project. PRE 2020-0022 (DEV2020-0203}-PEMCOR OFFICE BUILDING September 2, 2020 Pa e 6 11. Show the property boundary data including bearings and distances. 12. Provide a preliminary title report dated within 6 months of the discretionary application date. Show and label on the plans, all easements and encumbrances identified in schedule B of the said report. 13. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. A grading permit will be required for this project. 14. Show top of wall and top of footing elevations for any proposed retaining walls and identify the type of retaining wall. Show the limits of 1:1 temporary back cut needed for retaining wall construction. 15. Show the existing and proposed contour lines, spot elevations, high point, low points onsite, on the adjacent streets and on the adjacent properties within 25 feet beyond the project boundary. 16. Clearly show the proposed drainage pattern on the preliminary grading plans. Show high points, flowline elevations, percent grades and show the directions lot drainage using drainage arrows. Show invert elevations of the proposed storm drain pipes and verify the invert elevation of the existing storm drain pipe to connect to. 17. Provide multiple cross-section to illustrate differences in grade. 18. NGVD 29 datum for vertical control per city Engineering Standard Volume 1, Chapter 2. 19. Indicate the sewer demand in equivalent dwelling units (EDU), potable water demand in gallons per minute (GPD) on the site plan. 20. On the site plan, show, identify and reference city approved drawing for all existing utilities including · potable and recycled water lines, sewer lines and storm drain system within Corte del Noga I and Corte de[ Abeta. See City approved drawing _DWG 208-2 for Palomar Airport business Park CT 80-34 as reference. 21. Show all existing and proposed on-site utilities, including sewer laterals, water services and fire hydrants. Show the locations water meters and backflow preventers. Note that backflow preventers are private and shall be located outside the public right-of-way (R/W). 22. On the site plan, show all existing surface improvements for Corte del Nagai and Corte del Abeta including street pavement, curb and gutter, sidewalk, inlets, street lights, vaults, transformers, etc. and reference the city approved drawing. Clearly show and indicate the width of existing R/W and width of existing street pavement (curb-to-curb). 23. Provide typical street cross-section for Corte del Noga I and Corte del Abeta at the project frontage. 24. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, etc.). 25. Show location of all existing and proposed fire hydrants within 300 feet of the project boundary. ·--------··-"··· PRE 2020-0022 (DEVZ0Z0-0203)-PEMCOR OFFICE BUILDING September 2, 2020 Page 7 26. Indicate how a truck with a 42-foot turning radius per AASHTO Highway Design Manual Figure 404.SF will access the project site. Show the inside and outside tire tracks. 27. Comply with all redlined comments shown on the grading plans. 28. This preliminary review does not constitute a complete review of the proposed project and additiona_l items of concern may be identiffed upon formal project application.submittal Building: 1. The design needs to consider the Climate Action P Ian compliance for EV capable and installed parking stalls, which will req~ire: a. 17 capable and 9 installed stalls; b. One of these must be an installed van accessible stall; and c. One must be an installed standard accessible stall. 1. Please contact Darcy Davidson, Assistant Fire Marshal, for more information regarding any required fire p.rotect_ion systems at darcy.davidson@carlsbadca.gov. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jessica Bui at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Bui, Associate Planner, at (760) 602-4631 • Land Development Engineering: Tecla Levy, Associate Engineer, at (760) 602-2732 • Fire Department: Darcy Davidson, Assistant Fire Marshal, at darcy.davidson@carlsbadca.gov Sincerely, DON NEU, AICP City Planner DN:JB:cf c: Paul Mayer, P .0. Box 903, Rancho Santa Fe, CA 92067 Tecla Levy, Project Engineer Fire Prevention HPRM/File Copy Data Entry I ., \ -----\ ----------·-: \ \ ~· ' --=--- \ e.s --------~------------------_--__,,.. \ -----------""''"'"-----==--=--~--=--~-~ :.-.-----I -------~--------------------------· \ \ \ \ \ \ i \ \ \ \ ' ~\ li e i I i i i I i i j I L, I i SCA ARCHITECTURE 2020 AU. IIIGHTB RESEll'l'ED NOTE: Thil lnformallon Is conceptual '°' nature Md II II dJect to ..i...-i. ~ lll1htr nr1nc.11oo 1n1 ctoo~ r .... ~ ""' Goftn'NDNLII A.-c, epprOftl8. No ..,.,..... Of ........ of •f kht .. -or llaplecl bf tlio An:hlbcl --.. .,, ... I 10 /C) _.,...,..,.. --flFFfl --- u:r ourooor--..... !\ ~ --------::"_ ----_ _:) ________________________ _ PEMCOR PRELIMINARY SITE PLAN 2055 CORTE DEL NOGAL CARLSBAD, CA 92011 PARKING REQUIREMENTS -------... == ... - ··•·--llllill N.41•1•,t!l!!II) ......,.._ - .. .......... 1!!!!!11] _, ______ _,,, -~-·----·----N!.I\MM!JPP'HP9 1.:. 1•1.-,ctSj n, SCa mME .... Cf'Nl:Dl,wlot.l:IIWtt1?S S....Dltto,CAt2l21 ~.1U41TT_...,OMI ARCHITECTURE SCA Projed: No.: 20017 .S 07.27.2020