HomeMy WebLinkAboutPRE 2020-0035; RACEWAY INDUSTRIAL; Admin Decision LetterNovember 30, 2020
Ben Swift
Hines
600 W. Broadway #1150
San Diego, CA 92101
SUBJECT: PRE 2020-0035 (DEV2020-0262) -RACEWAY INDUSTRIAL
APN: 221-880-01, -02, -03, -04
Ccityof
Carlsbad
Thank you for submitting a preliminary review for a warehouse project proposed on the south side of
Lionshead Avenue between Melrose Drive and Eagle Drive. The project site, four lots totaling
approximately 19.34 acres, currently is undeveloped.
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. Carlsbad Raceway Specific Plan {SP 2018-0001)-Planning Area 2
2. The project requires the following permits:
a. Minor Site Development Plan {SDP) per CMC Section 21.34.050. A request for increased
building height pursuant to CMC Section 21.34.070A.2. may require a standard SDP. See
building height discussion below.
b. Minor Hillside Development Permit. See hillside discussion below.
Community 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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3. 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.gcode.us/codes/carlsbad/view.php?topic-18&frames-on
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.
4. Carlsbad Raceway Specific Plan. The proposed project is located within Area 2 · of the Carlsbad
Raceway Specific Plan {SP 2018-0001). Area 2 allows for the permitted _and conditionally permitted
uses within the Planned Industrial {P-M) zone. The development standards of the underlying P-M zone
shall apply unless otherwise stated within SP 2018-0001. An industrial building containing warehouse
and office is a permitted use within the P-M zone and, therefore, permitted by SP 2018-0001.
5. Building Height. Pursuant to Carlsbad Municipal Code {CMC) Section 21.34.070, 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 the Minor SDP processed in accordance with CMC Chapter 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.
Building height above 45 feet may be permitted through the approval of a regular SDP processed in
accordance with CMC Chapter 21.06, provided that:
i. The project complies with the provisions of CMC Section 21.34.070 A.2.c;
ii. The allowed height protrusions do not exceed the height authorized by the decision-making
authority;
iii. The decision-making authority finds that:
a. The height of the building(s) will not adversely affect surrounding properties; and
b. The building(s) will not be unduly disproportional to other buildings in the area.
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The provided application describes a building at 42 feet in height with unknown projection heights. If
the proposed projections meet the requirements described above, the project will qualify for approval
under the Minor Site Development Plan process. The project will also be required to increase the
required building setbacks by seven feet since the building height is proposed seven feet above the
standard 35-foot height limit.
6. Setbacks. Pursuant to the P-M zone, the project shall be designed to comply with the following
setbacks:
a. Meirose Drive: 50 feet fully landscaped and irrigated. The SO-foot landscaping remains
constant even if the building setback is increased due to building height proposed. See
building height discussion above for more information.
b. Lionshead Avenue/Eagle Drive: An average of 35 feet shall be maintained. In no case shall the
setback be less than 25 feet and shall be fully landscaped.
c. Interior side yard (south property line). Minimum of 10 feet and shall be entirely landscaped
and irrigated.
7. Site Coverage. Maximum building coverage, including accessory building structures and excluding
open parking areas, shall not exceed 50 percent of the gross lot area.
8. Parking. The proposed project shows the majority of the building as warehouse with a small amount
of office. Warehouse has a parking requirement of one parking space per 1,000 square feet of gross
floor area, plus one parking space for each vehicle used in conjunction with the use. The required
parking for manufacturing shall be calculated at one parking space per 400 square feet of office. The
required parking for the office shall be calculated at one parking space per 250 square feet of office.
It is recommended that additional parking be provided so that the project has more flexibility in land
uses other than currently shown. No other uses creating a need for additional parking will be
permitted unless more parking is provided to meet city standards. Additional parking shall be shown
on the plan to accommodate future vehicles used in conjunction with the use. Furthermore, the
parking lot shall be landscaped consistent with the requirements of the City of Carlsbad's Landscape
Manual which can be found online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086
9. Architectural/Site Design. The proposed building is over 1,200 lineal feet. A building of this size is not
supported since it is not consistent with the existing building sizes in the surrounding development.
Please revise the project so that multiple buildings are proposed. Multiple buildings would create an
opportunity for landscaped areas and foundation plantings along the base of the buildings and
employee eating and amenity areas that are more conveniently located for all of the site's employees.
Outward-facing architectural design features should be added to blend the project with the
surrounding area and all outward-facing elevations shall have the same quality design. All proposed
exterior building materials and colors shall be identified and shown with formal submittal. The
proposed building lacks significant articulation and shall be revised to increase or exaggerate
articulation in both vertical and horizontal features (including building wall and roof line articulation)
to enhance architectural interest.
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The proposed project shall comply with the development and design standards of the Carlsbad
Raceway Specific Plan (SP 2018-0001) which include but are not limited to:
a. All sides of the building facade should receive equal design attention. A building's exterior finish
materials should include a generous amount of glass; smooth texture finishes such as plaster, pre-
finished metal or concrete, stone or masonry. Masonry may be utilized as a contrasting or
complementary material to other hard surface materials such as glass or metal panels that may
be used on the building. Masonry materials may include brick, stone, tile, or architectural
concrete block (such as burnished, split face or ribbed block). The materials selected should be
consistent quality architecture consistent with the existing buildings in the specific plan.
b. As the buildings may be viewed from above, a neat and clean roof appearance is important. Any
roof mounted equipment shall be screened and architecturally integrated with the building
elements.
c. Development of each lot should offer pedestrian-oriented site amenities. Pedestrian walkways,
plazas and outdoor seating/eating areas, with shade structures, are encouraged throughout the
site. Pedestrian and vehicular access to the lots, once off Lionshead Avenue, should afford a
variety of, and continuously changing, view corridors to the new buildings. Trees and other
shading elements should provide cover for the parking area as well as the pedestrian accesses to
the buildings.
d. On-site enclosures such as for trash/recycling, mechanical equipment, or above-grade parking
structures should blend into the site environment and be designed in a manner that is
architecturally compatible with the primary buildings in exterior finishes.
e. Undeveloped areas/slopes shall be planted and maintained in a clean, neat and orderly manner.
10. Retaining Walls I Hillside. The project site contains a manufactured, uphill perimeter slope on the
south side of the property. Since the project is proposed on multiple lots, the project is not exempt
from a Hillside Development Permit (HDP) per CMC Section 21.95.040. Therefore, a Minor HDP shall
be submitted for any development proposed on or into the south slope. Retaining walls are limited to
six feet in height as measured from the existing toe of slope. The development shall comply with the
standards in CMC Section 21.95.140. If the pad is lowered, creating a need for additional retaining
wall heights, then multiple, tiered walls may be permitted that are not on or into the manufactured
uphill perimeter slope provided no wall is over six feet in height and provided a minimum planted
area.of three feet is located between the wall to help screen them with landscaping.
11. Trash Enclosures. 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.
12. Electrical Transformers/Equipment. Please show any proposed electrical transformers on the plans.
Transformers shall not be located in the required landscaped setbacks and shall be screened from the
public right-of-way by a building and/or landscaping. Please verify with SDG&E for location and
clearance requirements.
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All rooftop equipment (aside from solar photovoltaic panels) shall be adequately screened by a
parapet and/or a rooftop screen )Nall. Please be cautious of rooftop equipment visible from Melrose
Drive and Eagle Drive. All ground mounted equipment shall be screened by a building and/or
landscaping to the extent feasible.
13. Employee Eating Area. The employee eating area requirement for a 250,000-square-foot building is
15,000 square feet (s.f.) {300 s.f. per 5,000 s.f. of building area). These areas shall be easily accessible
to the employees of the building(s) and located in such a way that a sense of privacy is apparent. The
proposed employee eating areas shown on the conceptual site plan are located in the front of the
building near the parking lot and the roadway. These areas do not create a sense of privacy and are
not located where easily accessible to all uses of the building given its size. Please revise and create
multiple areas that are private and accessible. The areas shall also be landscaped. Please show
landscaping, outdoor furniture, and trash details on any future plans.
14. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). -The project site is located within
the Airport Influence Area {AIA) Review Area 2 of the McClellan-Palomar Airport Land Use
Compatibility Plan (ALUCP), requiring the project to be consistent with four criteria contained in
ALUCP Section 2.4.1. Each criterion involves specific standards to avoid potentially harmful
development within the AIA. The proposed project is consistent with the criteria of the ALUCP, as
discussed below:
a. Exhibit 111-1-Compatibility Policy Map: Noise. As depicted in Exhibit 111-1 of the ALUCP, the
proposed project site is located outside of the 60dB CNEL noise exposure range. Therefore,
the project is not subject to additional noise requirements of the plan.
b. Exhibit 111-2 -Compatibility Policy Map: Safety. The project site is not located within any of
the current safety zones. Therefore, the use is compatible with the plan with no floor area.
ratio restrictions.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. ALUCP Policy 3.5.4{a)
indicates that with limited exceptions, no object shall have a height that would result in the
penetration of the airspace protections surfaces for McClellan-Palomar Airport. As depicted
in Exhibit 111-3, the proposed project site underlies the horizontal surface which is a flat surface
established 150 feet above the established airport elevation. Based on the airport's elevation
of 331 feet above mean sea level (AMSL), the horizontal surface height is 481 feet AM5L. The
approximate pad elevation of the project site 384 feet AMSL. The proposed building is 42 feet
tall, bringing the project to an elevation of approximately 426 feet AMSL, a difference of about
55 feet and below the 481-foot horizontal surface. Therefore, the proposed project would not
penetrate the airspace protection surface for the airport and is in compliance with the
Airspace Protection criteria.
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 #2 of the Airport Influence Area. Review Area #2 consists of locations
beyond Review Area #1 but within the airspace protection and/or overflight notification
areas. Limits on the heights of structures, particularly in areas of high terrain, are the only
restrictions on land uses within Review Area #2. Building height is discussed above.
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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.
15. Landscaping. Landscaping shall comply with requirements set forth in the City of Carlsbad Landscape
Manual. A conceptual Landscape Plan shall be submitted with the project application. The Landscape
Manual is available for review through the city's website at:
http:ljwww.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=24086.
16. California Environmental Quality Act {CEQA). Upon formal submittal and after the application is
deemed complete, staff will determine the appropriate environmental analysis pursuant to CEQA.
Assuming no environmental impacts are apparent during formal review of the project, the project
may qualify for prior compliance with the Mitigated Negative Declaration adopted for CT 98-10.
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:ljwww.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. Process an Adjustment Plat or Tentative Parcel Map to consolidate Lots 1 to 4 into one lot.
3. Indicate on the site plan the project's Average Daily Traffic {ADT). The proposed 249,015 sq. ft. of
warehouse building with 12,451 sq. ft. of office space will generate approximately 1,430 average daily
traffic (ADT) based on SANDAG traffic generation rate. The project is required to submit a traffic
impact analysis {TIA) upon formal project submittal based on the current TIA guidelines available on
the city website at:
https:ljwww.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=22758
A Scoping Agreement with City of Carlsbad shall be filed prior to initiating the Transportation Impact
Analysis report (refer to Appendix A of the TIA guidelines). The Scoping Agreement ensures an
understanding of the level of detail and the assumptions required for the analysis.
4. 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 12,451 square feet Office Use is 162 {13 Employee ADT per 1000 sq. ft.). This
exceeds the 110 Employee ADT threshold for TDM. Submit a TDM plan based on the Transportation
Management Demand Handbook available in the City website at:
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-:-39379
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5. 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:car1sbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711
6. Based on the preliminary site plan, the project qualifies as a 'Priority Development Project' (PDP). A
Storm Water Quality Management Plan (SWQMP} is required. The 5WQMP 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 desig"ned 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).
7. A proprietary pollutant control BMP such as Modular Wetland System (MWS} is only acceptable
where site-specific documentation demonstrates that the use of 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 a pollutant control BMP and hydromodification
facility. The city will not support the use of a proprietary pollutant control BMP for this project.
8. 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.
9. 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 100-year storm event.
10. Submit a preliminary hydrology and hydraulic study for the proposed project. Show that the project's
post-development flow to the existing detention basin on the east side of Melrose Drive is consistent
with "Rancho Carlsbad Channel and Basin project" by Rick Engineering dated June 30, 1998 included
as Appendix B in the Hydrology and Hydraulic Study for Carlsbad Raceway CT 98-10 by O'Day
Consultant, Inc. dated June 20, 2003.
11. Submit a preliminary Geotechnical Study that provides recommendations for this proposed
development including design recommendations for any retaining wall, pervious pavement (if
proposed), pollutant control BMP and hydromodification facility proposed for this project. Infiltration
tests shall be conducted at each proposed biofiltration BMP locations using approved methods listed
in the City's BMP Design Manual.
12. Show the property boundary data including bearings and distances.
13. 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.
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14. 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.
15. 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.
16. 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.
17. 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.
18. Provide multiple cross-sections to illustrate differences in grade.
19. NGVD 29 datum for vertical control per city Engineering Standard Volume 1, Chapter 2.
20. Indicate the sewer demand in equivalent dwelling units (EDU), potable water demands in gallons per
minute (GPD}, recycled water demands in gallons per minute (GPD) and Average Daily Traffic {ADT}
on the site plan.
21. On the site plan, show, identify and reference city approved drawings for all existing utilities including
potable and recycled water lines, sewer lines and storm drain system within Lionshead Avenue and
South Melrose Drive. See City approved drawings DWG 409-1 and DWG 478-5F for references.
22. Show all existing and proposed on-site utilities, including sewer laterals, water services (potable,
recycled and fire services} and fire hydrants. Show the locations water meters, backflow preventers
and utility transformers. Backflow preventers and utility transformers are private and shall be located
outside the public right-of-way (R/W}. Label all existing water services and sewer laterals not used for
this project as "to be removed" (abandon in place is not acceptable).
23. Show the preliminary alignments of all proposed sewer and water facilities onsite (potable, recycled
and fire} and all their appurtenances (access holes, valves, fire hydrants, blow-offs, air-release valves).
24. On the site plan, show all existing surface improvements for Lionshead Avenue and South Melrose
Drive including street pavement, curb and gutter, sidewalk, inlets, street lights, etc. and reference the
city approved drawings. Clearly show and indicate the width of existing R/W and width of existing
street pavement (curb-to-curb}.
2S. The existing driveway openings shall be revised to comply with SDRSD G-26 to comply with ADA
requirements. All other existing driveways not used for this project shall be removed and replaced
with cub and gutter and sidewalk.
26. Provide typical street cross-sections for Lionshead Avenue and South Melrose Drive at the project
frontage.
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27. Meet with the Fire Department to identify the necessary fire protection measures required for this
project {access, fire hydrants, sprinkler system, etc.). Onsite fire service and fire hydrants shall be
privately maintained.
28. Show location of all existing and proposed fire hydrants within 300 feet of the project boundary.
29. Drive aisles must have a minimum width of 24'. Unless they are adjacent to a parallel loading area,
then the drive aisle must have a minimum width of 32'
30. Please indicate how a truck with a 60-foot turning radius {Figure 404.SD of Highway Design Manual)
will circulate throughout the site. Show the inside and outside tire tracks.
31. Show the locations of Trash Enclosures per Engineering Standard GS-16.
32. Comply with all red lined comments shown on the grading plans.
33. This preliminary review does not constitute a complete review of the proposed project and additional ·
items of concern may be identified upon formal project application submittal.
Fire:
1. Fire access acceptable.
2. Private Fire Hydrants shall comply with NFPA 24 and California Fire Code. A plan shall be submitted to
the Fire Department for fire hydrant locations and fire lane signage & location prior to Building Permit
Issuance.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Chris Garcia at the number below. You may also contact each department individually as follows:
• Planning Division: Chris Garcia, Associate Planner, at (760) 602-4622
• 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:CG:cf
c: Michael Praggastis, HG Fenton, 7577 Mission Valley Road, San Diego, CA 92108
Tecla Levy, Project Engineer
Fire Prevention
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