HomeMy WebLinkAbout2020-06-03; Planning Commission; ; AMEND 2019-0002/SDP 2019-0003/CDP 2019-0005 (DEV2018-0131) – CARLSBAD CORPORATE PLAZA PARKING STRUCTURE
Item No.
Application complete date: April 17, 2020
P.C. AGENDA OF: June 3, 2020 Project Planner: Esteban Danna
Project Engineer: Tim Carroll
SUBJECT: AMEND 2019-0002/SDP 2019-0003/CDP 2019-0005 (DEV2018-0131) – CARLSBAD
CORPORATE PLAZA PARKING STRUCTURE – Request for a recommendation of approval
of an amendment to Specific Plan 23(H) to remove the 6,000-square-foot limit for medical
office use and a Minor Site Development Plan and Coastal Development Permit to allow
the construction of a 35,360-square-foot, single-level parking structure located over an
existing parking lot serving an existing office building located at 6183-6185 Paseo del
Norte within the Mello II Segment of the Local Coastal Program (LCP) and Local Facilities
Management Zone 3. The project site is not within the appealable area of the California
Coastal Commission. The City Planner has determined that the project belongs to a class
of projects that the State Secretary for Resources has found do not have a significant
impact on the environment, and it is therefore categorically exempt from the
requirement for the preparation of environmental documents pursuant to Section
15061(B)(3) – General Rule – and City of Carlsbad Municipal Code Section
19.04.070(A)(1)(c) , and Section 15332 – In-Fill Development Projects – of the state CEQA
Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution Nos. 7371 and 7372
RECOMMENDING APPROVAL of Specific Plan Amendment AMEND 2019-0002, Minor Site Development
Plan SDP 2019-0003, and Coastal Development Permit CDP 2019-0005 based upon the findings and
subject to the conditions contained therein.
II. BACKGROUND AND PROJECT DESCRIPTION
Background
Specific Plan 23, Carlsbad Corporate Plaza Specific Plan, was adopted in 1972 for a 50-acre residential
development. Later that same year, the amendment A was adopted to expand the Specific Plan area to
create a total of eight acres of Neighborhood Commercial Zoning within the Specific Plan area and to
include properties zoned Industrial (M) north on Paseo del Norte. Amendment B was also adopted in 1972
to approve the Alta Mira development. The California Motel 6 was removed from the Specific Plan area
in 1981 by amendment C. Amendment D was a denial of a request for a site development plan for 150
apartments on an 8-acre Neighborhood Commercial property (1983).
In 1985, amendment E to SP 23 was approved to include specific development plans for an office complex
on the southern portion and a self-storage facility on the northern portion of the Neighborhood
Commercial eight acres. Regarding the office portion, amendment E did not specify as to the types of
office uses that would be allowed. No development standards for the site were established other than
the site plan itself. In 1993, the City Council approved amendment F to separate the self-storage facility
3
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PARKING STRUCTURE
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from the office project and the self-storage project was constructed. The office component was built after
amendment G was approved in January 1998. Although the Specific Plan was amended to reflect new
architecture and site design, the plan did not address allowed uses once the project was built. In 1999,
amendment H established the allowed uses and development standards for the subject site as those
found in the Planned Industrial Zone in Carlsbad Municipal Code (CMC) Section 21.34.070. Additionally,
amendment H permitted up to 6,000 square feet of medical office use. The property’s parking constraints
contributed to the 6,000-square-foot limit.
Project Description
The project proposes to convert the use of the existing two buildings, totaling 64,761 square feet, from a
combination of general office/medical office to medical office use. Because medical office uses require
more parking spaces than general office uses, the addition of parking spaces is required. To accomplish
this, the project consists of two components. The first component proposes to amend the Specific Plan to
remove the existing 6,000-square-foot limit on medical office use. The amended Specific Plan is included
as an exhibit to the draft ordinance attached to Resolution No. 7371 (Attachment 1). This amendment
allows 100 percent of the office space on the property to be medical office uses. The second component
of the project consists of a Minor Site Development Plan and Coastal Development Permit to allow the
construction of the parking structure. The proposed parking structure is a single-level, 16’-6” tall, and
35,360 square feet in size. It will be located over the parking lot serving the existing office and medical
office buildings. The proposed parking structure will add 45 parking spaces, bringing the total number of
parking spaces to 351. The increase in the number of parking spaces accommodates the increased parking
requirement for medical office uses.
Table “A” below includes the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE A – General Plan Designations
Location General Plan Designation Zoning Current Land Use
Site Office (O) Planned Community (P-C) General office/medical office
North General Commercial (GC) Planned Community (P-C) Self-storage facility
South Residential, 4-8 du/ac (R-8) Planned Community (P-C) Residential
East Residential, 4-8 du/ac (R-8) Planned Community (P-C) Residential
West Transportation Corridor (TC) Transportation Corridor (T-C) Interstate 5 freeway
III. ANALYSIS
The project is subject to the following plans, ordinances, and standards:
A. General Plan – Office (O) Land Use Designation;
B. Carlsbad Corporate Plaza Specific Plan (SP 23(H)) and Title 21 (Zoning Ordinance) CMC
Chapters 21.06, 21.27, 21.34, 21.38, and 21.44;
C. Coastal Development Regulations for the Mello II Segment of the LCP and the Coastal
Resource Protection Overlay Zone (CMC Chapters 21.201 and 21.203);
D. McClellan-Palomar Airport Land Use Compatibility Plan; and
E. Growth Management Ordinance (CMC Chapter 21.90).
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The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable policies and regulations listed above. The following analysis section discusses
compliance with each of these regulations/policies utilizing both text and tables.
A. General Plan - Office (O) Land Use Designation
A General Plan Land Use designation of Office (O) allows for a variety of uses such as general office,
medical office, and other professional uses. The amendment to the Carlsbad Corporate Center Specific
Plan is in compliance with the applicable General Plan Goals, Objectives, and Policies. The project complies
with Elements of the General Plan as outlined in Table “B” below.
TABLE B – GENERAL PLAN COMPLIANCE
Element Goal & Policies Project Consistency Comply
Land Use and
Community
Design
Goal 2-G.3
Promote infill development that
makes efficient use of limited
land supply, while ensuring
compatibility and integration
with existing uses. Ensure that
infill properties develop with
uses and development intensities
supporting a cohesive
development pattern.
Goal 2-G.8
Provide opportunities for
continued economic growth and
vitality that enhance Carlsbad’s
position as a premier regional
employment center.
The proposed change of use and
construction of a parking structure
efficiently accommodates in-
demand medical office uses as
well as the corresponding
increased parking demand. The
change from general office/
medical office mix to allow all
medical office is compatible with
the surrounding residential and
commercial uses. Additionally, the
change of use provides economic
growth and employment
opportunities for multiple large-
and small-scale health care
businesses.
Yes
Mobility Goal 3-G.4
Manage parking to support all
modes of transportation and
ensure efficient use of land.
Policy 3-P.5
Require developers to construct
or pay their fair share toward
improvements for all travel
modes consistent with the
Mobility Element, the Growth
Management Plan, and specific
impacts associated with their
development.
The project generates a net gain
of 2,219 average daily trips (ADTs).
The additional traffic will not
adversely impact the nearby
intersections and freeway on/off
ramps. The proposal does not
require improvements to the
existing street system as the
change of use does not result in a
significant increase in traffic. The
project meets the minimum
parking requirements for the
proposed use.
Yes
Public Safety Goal 6-G.1
Minimize injury, loss of life, and
damage to property resulting
The proposed parking structure is
designed to be in conformance
with drainage, flood control, and
seismic design standards. The
Yes
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Element Goal & Policies Project Consistency Comply
from fire, flood, hazardous
material release.
Policy 6-P.6
Enforce the requirements of
Titles 18, 20, and 21 pertaining to
drainage and flood control when
reviewing applications for
building permits and
subdivisions.
Policy 6-P.34
Enforce the Uniform Building and
Fire codes, adopted by the city,
to provide fire protection
standards for all existing and
proposed structures., or seismic
disasters.
project will meet all required
Building and Fire codes. The
project is required to develop and
implement a program of “best
management practices” for the
elimination and reduction of
pollutants which enter into and/or
are transported within storm
drainage facilities.
Economy,
Business Diversity,
and Tourism
8-G.1
In partnership with business and
community groups, proactively
engage in the city’s economic
development.
The proposed change of use to in-
demand medical office uses
promotes economic development
by allowing new health care
businesses to operate in the city.
Yes
Sustainability Goal 9-G-2
Undertake initiatives to enhance
sustainability by reducing the
community’s greenhouse gas
(GHG) emissions and fostering
green development patterns –
including buildings, sites, and
landscapes.
Policy 9-P.1
Enforce the Climate Action Plan
as the city’s strategy to reduce
greenhouse gas emissions.
The city’s Climate Action Plan
(CAP) ordinances have
requirements related to energy
efficiency, photovoltaic and
electric vehicle charging. The
proposed project will include the
addition of a photovoltaic energy
system for the existing buildings
as well as new electric vehicle
charging systems.
Yes
As indicated above, the amended Specific Plan complies with the goals, objectives, and policies of the
various elements of the General Plan and can therefore be found to be consistent with the General Plan.
The subject Specific Plan will continue to be the controlling document for the property. It will continue to
further the objectives and policies of the General Plan and not obstruct their attainment. All infrastructure
needed to serve the property is presently in place in accordance with the Zone 3 Local Facilities
Management Plan.
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B. Carlsbad Corporate Plaza Specific Plan (SP 23(H)) and CMC Chapters 21.06, 21.27, 21.34, 21.38,
and 21.44
The proposed Specific Plan amendment is a property owner-initiated amendment to remove the medical
office use area limitation that was incorporated in a previous Specific Plan amendment. The property is
zoned Planned Community (P-C) (CMC Chapter 21.38). The P-C zone defers permitted uses and
development standards to the governing Specific Plan. SP 23 (H), the governing Specific Plan, defers
development standards for the property to the requirements set forth by the Planned Industrial (P-M)
zone (CMC Chapter 21.34). The subject amendment proposes to defer permitted uses and development
standards to the Office (O) zoning district as stated in CMC Chapter 21.27, with the exception of setbacks,
which are outlined in the amended Specific Plan and shown on Table “C” below. Both CMC Chapters 21.27
and 21.34 require developments to obtain approval of a Minor Site Development Plan pursuant to CMC
Chapter 21.06.
As seen in Table “C” below, the proposed project complies with the development standards and design
guidelines contained in the Specific Plan.
TABLE C: SPECIFIC PLAN/ZONING ORDINANCE COMPLIANCE
Standard Required/Allowed Proposed/Provided Comply?
Building Height 35 feet 33’-2” Yes
Setbacks (for parking
structure only)
-Front
-Side
50 ft. minimum
50 ft. minimum
51 ft.
56 ft.
Yes
Building Coverage 50% 37% Yes
Parking (Medical Use) 349 spaces 351 spaces Yes
The project is also subject to the parking chapter of the zoning ordinance (CMC Chapter 21.44). The
proposed total number of parking spaces complies with the minimum required parking ratio of one
parking space per 200 square feet of medical office area. All aspects of the proposed parking structure,
including parking space dimensions, aisle widths, and landscaping comply with all applicable requirements
set forth in CMC Chapter 21.44.
The existing businesses will continue to operate during the construction of the parking structure. The
applicant has prepared an interim parking plan to address the parking needs of the existing businesses
operating in the buildings during all phases of construction. Currently, approximately 37 percent of both
buildings combined are vacant, and will remain vacant until completion of the parking structure which
temporarily decreases the parking demand. Additionally, the applicant has secured the use of 50
additional parking spaces on two neighboring properties and will deploy the use of a comprehensive
rideshare program for business employees. The interim parking plan is attached (Attachment 5).
C. Coastal Development Regulations for the Mello II Segment of the LCP and the Coastal Resource Protection Overlay Zone (CMC Chapters 21.201 and 21.203)
The project site is located within the Mello II Segment of the Local Coastal Program (LCP), but is not within
the appealable jurisdiction of the California Coastal Commission. The site is also located within and
subject to the Coastal Resource Protection Overlay Zone. The project is consistent with the relevant
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policies of the Mello II Segment of the LCP and the Coastal Resource Protection Overlay Zone as discussed
below.
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies:
The Specific Plan implements the intent of the Office (O) General Plan Land Use designation and
LCP Land Use designation. The Carlsbad Corporate Plaza Specific Plan is the implementing
ordinance for, and is consistent with, the LCP. The proposed parking structure will not result in
any conflicts with the provisions of the LCP. Specific Mello II Land Use Policies that are applicable
to this site include Policy 1-1, Allowable Land Uses, and Policy 7-10, Parking. The proposed project
is consistent with Policy 1-1 because the parking structure is consistent with provisions for on-site
parking to support allowed uses in the Specific Plan and General Plan Land Use designations as
discussed above. Policy 7-10 addresses parking standards in the CMC. As noted previously, the
parking structure will result in a net increase in the overall parking supply on the property to
accommodate the parking requirements for medical office uses. The project does not preclude
any recreational opportunities or shoreline access as the property is not located adjacent to any
waterways or bodies of water. The project will not obstruct views of the coastline as seen from
public lands or public rights-of-way.
2. Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone
(CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City’s Master
Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional
Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil
erosion. No development is proposed in areas of natural steep slopes (≥25% gradient) and no
native vegetation is located on the subject property. In addition, the site is not located in an area
prone to landslides, or susceptible to accelerated erosion, floods or liquefaction.
D. McClellan-Palomar Airport Land Use Compatibility Plan
The proposed project falls within the Airport Influence Area (AIA) boundaries of the McClellan-Palomar
Airport Land Use Compatibility Plan (ALUCP). All projects within the AIA are required to be reviewed for
consistency with the goals and policies of the ALUCP. The ALUCP identifies four types of airport impacts
that must be considered for each development: Noise, Safety, Airspace Protection, and Overflight. The
project is consistent with the ALUCP in that 1) the existing buildings and proposed parking structure are
located outside of the 60 dB CNEL noise contour and thus are not impacted by airport noise; 2) the existing
buildings and proposed parking structure are well below the Federal Aviation Regulation (FAR) Part 77
obstruction surface of 402 feet AMSL at the project site, and thus notification is not required; 3) although
this project is within the Airport Overflight Notification Area, the use is nonresidential development, and
thus, the recordation of an overflight notification is not required; and 4) the project site is located outside
Safety Zones 1-6, thus, the proposed land use is considered compatible within the AIA.
E. Growth Management Ordinance (CMC Chapter 21.90)
The proposed change of use and construction of a parking structure is located on an existing developed
site within Local Facilities Management Plan Zone 3 and will not result in increased public facilities
demands; therefore, the proposal will not exceed performance standards for public facilities.
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IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found do not have a significant impact on the environment; therefore, the project is
categorically exempt from the requirement for the preparation of an environmental document pursuant
to CEQA Guidelines Section 15061(B)(3) (General Rule) and City of Carlsbad Municipal Code Section
19.04.070(A)(1)(c) and Section 15332 – In-Fill Development Projects – of the California Environmental
Quality Act (CEQA) Guidelines. A Notice of Exemption will be filed by the City Planner upon project
approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7371 AMEND 2019-0002
2. Planning Commission Resolution No. 7372 SDP 2019-0003/CDP 2019-0005
3. Location Map
4. Disclosure Statement
5. Interim Parking Plan
6. Reduced Exhibits
7. Exhibits “A” – “G” dated June 3, 2020
8. Public Comments
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CARLSBAD CORPORATE PLAZA PARKING STRUCTURE
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ATTACHMENT 3
ATTACHMENT 4
HOFMAN PLANNING AND ENGINEERING 1
NEXTMED PARKING MEMO
To: Esteban Danna
From: Hofman Planning & Engineering
Date: March 31, 2020
Re: Carlsbad Corporate Plaza Parking Accommodations During Construction
Attachment(s): 1.Carlsbad Corporate Plaza Parking Structure- Phasing & Logistics Plan
2.NextMed Tenant Parking Analysis
The following memo has been prepared by the Hofman Planning & Engineering staff for the Carlsbad
Corporate Plaza Parking Structure, located at 6183 & 6185 Paseo Del Norte, Carlsbad, CA 92011 to create a
solution for parking spaces that will be occupied during the varying phases of construction. During site
construction for the NextMed Parking Garage, Hofman Planning & Engineering has been working with the
applicant to establish a temporary parking situation to accommodate the patients and staff in the building
during the various construction phases.
The Data
Currently, there is one vacant space in the office complex. Two surveys were conducted in February at the
Carlsbad Corporate Plaza parking lot during peak hours to see the existing parking demand with the low
vacancy rate. The results of these surveys can be seen in the table below. Of the 324 total parking spaces
available, the average amount of open spaces available during peak operation is 145 spaces or 45 percent of
the total parking lot. So even with a relatively low vacancy rate, there is a larger amount of excess parking
available during peak hours.
Date Peak Operating
Hours
Time of Survey Open Spaces
Available
Total Spaces
NextMed
Project Site
2/13/20 10a.m.- 12p.m. 11:30 138 324
Date Peak Operating
Hours
Time of Survey Open Spaces
Available
Total Spaces
NextMed
Project Site
2/25/20 10a.m.- 12p.m. 11:30 152 324
We expect that construction will begin on the parking structure in July of this year. At this time, there will be
several suites that will become vacant due to lease expirations. Attachment 2 shows the suites that will
become vacant in July. The total vacant net usable square footage will be 24,207 net USF. This vacancy will
last throughout the construction phase because the applicant wants to hold these vacant offices for new
ATTACHMENT 5
HOFMAN PLANNING AND ENGINEERING 2
NEXTMED PARKING MEMO
medical users after Specific Plan approval. For all remaining suites still being used during construction, the
estimated occupancy rate for general office space would be about 4 people for every 1,000 sq. ft. or/and 3
people for every 1,000 sq. ft. for medical space.
Offsite Parking - The applicant has entered into agreement with the Green Dragon Museum and Tavern to
allow for the applicant’s tenants to use 30 parking spaces on its site. This parking is in close proximity to the
project site at 6115 Paseo Del Norte. Two surveys were also taken at this site to determine the parking spaces
available during peak business hours. These results are shown in the table below and it was found that there
is a significant surplus of spaces. This agreement will help offset the amount of parking spaces lost during
construction of the parking structure.
Location Date Peak Operating
Hours
Time of
Survey
Open Spaces
Available
Total
Spaces
The Green Dragon
Tavern
2/13/20 12:00-1:00 12:06 151 192
Location Date Peak Operating
Hours
Time of
Survey
Open Spaces
Available
Total
Spaces
The Green Dragon
Tavern
2/25/20 12:00-1:00 12:00 71 192
The applicant will also be providing a minimum of 20 additional parking spaces at his other building located
just to the north of this property at 6125 Paseo del Norte. This will also help with the temporary parking
deficit during construction. The table below illustrates that the 20 parking spaces offered by the applicant will
not inhibit the availability of the applicant’s space availability for their business.
Location Date Time of Survey Opens Spaces
Available
Total Spaces
Applicants
Office (6125
Paseo Del
Norte)
2/24/20 11:15 25 90
Location Date Time of Survey Opens Spaces
Available
Total Spaces
Applicants
Office (6125
Paseo Del
Norte)
2/26/20 1:45 34 90
HOFMAN PLANNING AND ENGINEERING 3
NEXTMED PARKING MEMO
Parking Alternatives – The applicant will also be providing other alternatives to his tenants to get them to
work without the need for a car. He will offer ride share vouchers to those employees who would rather
commute to work via Uber or Lyft. Also, meetings will be set up with the office tenants to encourage
carpooling with one another during construction to further reduce parking demand. The applicant has
discussed rideshare with the building occupants and estimates that approximately 50-60% of staff will make
use of this service. All employees/tenants will be asked to use either the off-site parking or ride share program
so all remaining parking on-site will be open to patients/customers. Collectively, the additional 50 parking
spaces and the provision of ride share vouchers and increased carpooling will adequately offset the amount of
parking spaces lost during the construction phase.
Parking Analysis – At staff’s request, the Table for Attachment 2, presents an analysis of parking availability
during the construction phase of the parking structure. This table identifies the usage of the two office
buildings as of July 2020. This is the expected time of the beginning of construction of the parking garage. As
of July 2020, there will be a total 4,902 sf of medical use and a total of 24,207 sf of vacant space. This will
reduce the parking demand during the construction phase by the same amount. Also, an employee survey
was conducted, and the building manager has reported that the average employee amount is 3 employees per
1000 sf of medical space and 4 employees per 1000 sf of office space. With the addition of the 50 off site
spaces at the Green Dragon Tavern (6115 Paseo Del Norte) and the applicant’s office (6125 Paseo del Norte)
and the assumption that about 50-60 percent of employees will take advantage of the ride share coupons that
will be available during construction, there will be adequate parking to serve the project during all phases of
construction.
Attached are the construction phases shown in the Carlsbad Corporate Plaza Parking Structure- Phasing &
Logistics Plan, Attachment 1, following this memo. In the depiction, you can find the four different phases and
areas that will be affected by construction activities. Phase 1 of construction will be approximately 2-3
months, Phase 2 will be approximately 1 month, Phase 3 will be approximately 2-3 months and Phase 4 will be
approximately 1 month but will no longer impact parking on the project site during the last phase of
construction.
We are and will be making a continuous effort to accommodate those affected or those who will be affected
throughout the various stages of construction in an ongoing attempt to create minimal disturbance.
HOFMAN PLANNING AND ENGINEERING 4
NEXTMED PARKING MEMO
ATTACHMENT 1:
PHASING & LOGISTICS PLAN
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FFF FFFFWW15.04 ftLusardi SuperIntendent and Tool TrailerConstruction EntranceConstructionFencingParking Spots toremain for tenantsCrane, Install Columns, DoubleTee's, Topping Slab, El Room,Sprinklers, Lights, Paint, CurbIslands Etc. (Complete ParkingStructure)Carlsbad Corporate Plaza Parking StructurePhasing and Logistics Plan - PRELIMINARYPhase 3 (2-3 Months)05/22/2019DescriptionQuantity UnitProposed Public Parking During Construction 57 CountArea66,992 sfStaging for project withinConstruction Area
Remove construction fencing, facilities, givestructure and full lot back to client.Complete Landscaping/Planting,miscellaneous site finishes throughout site,working around tenant parking, coning offas needed.Carlsbad Corporate Plaza Parking StructurePhasing and Logistics Plan - PRELIMINARYPhase 4 (1 Month)05/22/2019
HOFMAN PLANNING AND ENGINEERING 5
NEXTMED PARKING MEMO
ATTACHMENT 2:
NEXTMED TENANT PARKING ANALYSIS
NextMed Tenants Parking Analysis as of July 2020
Req
6183 Net Usable Parking Number of
Suite #Tenant Square Feet for Tenants Employees
83-100 One Stop Enterprises 2,320 9 9
83-110 Montecatini 2,526 10 10
83-120 Montecatini 882 4 4
83-140 Vacant 834
83-150 Vacant 1,068
83-160 Adecco 3,280 13 13
83-180 Montecatini 2,822 11 11
83-200 CRC/Acadia 3,561 14 14
83-210 Vacant 2,554
83-250 Vacant 1,436
83-260 Vacant 4,689
83-280 All Seasons Escrow 1,630 7 7
83-290 Michael Tracy, MD 1,046 5 3
BUILDING TOTAL 28,648
6185
Suite #
85-100 Vacant 3,810
85-110 Valley Radiology 3,856 19 12
85-140 Vacant 1,968
85-150 Vacant 6,287
85-150A Vacant 1,561
85-200 Ostendo Technologies 18,631 75 75
BUILDING TOTAL 36,113
PROJECT TOTAL 64,761 167 157
Total Vacant SF 24,207
Percent Vacant 37.38
Medical SF 4,902
Surveyed Parking 179
*Highlighted cells denote medical use
Occupied Square Feet Required Spaces
General Office 35,652 143
Medical Office 4,902 25
Total 40,554 167
Spaces Spaces Spaces
Available Available Available
Phase 1 Phase 2 Phase 3
On Site 146 79 57
Off Site 50 50 50
Total 196 129 107
Surplus/Deficit 29 -38 -60
Ride Share 79 79 79
Surplus/Deficit 108 41 19
Parking Demand Onsite Offsite Rideshare Surplus/Deficit
Phase 1 167 146 50 79 108
Phase 2 167 79 50 79 41
Phase 3 167 57 50 79 19
Phase 4 351 351 0
Proposed Parking During Construction
Parkng Analysis During Construction
ATTACHMENT 6
your community
our commitment
3207 Grey Hawk Court | Suite 140 | Carlsbad, CA 92010 | T: [760] 431-2522 | F: [760] 431-2512 | waltersmanagement.com
S A N D I E G O C A R L S B A D C H U L A V I S T A M U R R I E T A
5/22/2020
Dear Madame Chairman and Planning Commissioners,
This letter is written on behalf of the Board of the Alta Mira I Homeowner’s Association to voice our
support for the proposed development of a parking structure at the Carlsbad Corporate Plaza located
immediately adjacent to our property boundary.
Knowing that a project of this kind could significantly impact our residents, Mr. Scott Leggett and
members of his team reached out to us very early in the process to identify and work out issues. We
met with Mr. Leggett and his team on four occasions and, through this process, successfully came to
resolution of all our issues.
Over the course of these four meetings, members of our Board and residents of our neighborhood
were able to voice their specific concerns with the project. Mr. Leggett and his team diligently
worked with our community to address each and every one of the issues that had been raised. Not
only did Mr. Leggett adequately satisfy our requests, but he went above and beyond what was
expected and really illustrated his dedication and willingness to be a good neighbor to our
community. Therefore, we would like to voice our full support of this project.
Sincerely,
Michael Anderson, Board President
Altamira No. 1 Homeowners Association
ATTACHMENT 8
TRANSACTION DETAILS DOCUMENT DETAILS
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Altamira Letter Of Support
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Pages
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SIGNERS
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Michael Anderson
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mike.anderson.aquatics@gmail.com
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SIGNATURE
CERTIFICATE
RE F E RE NC E NUMB E R
604212F6-2B10-4655-ADC7-66CC8438F454
From:Diane Nygaard
To:Planning
Cc:Phil Diehl
Subject:Public Comments # 3-Corporate Plaza Parking Structure
Date:Wednesday, June 03, 2020 5:48:35 AM
Please read these comments into the record.
Honorable Chair and Commissioners
For over a hundred years our country has subsidized the automobile at the expense of theenvironment- but today we know better.
This project reminds us of the Joni Mitchell song- only in this case they paved paradise to add
a second story parking lot.
We urge you to reject this project tonight until the following issues are addressed:
1. Common sense says that a project that generates a net increase of 2,219 Average DailyTrips will impact air quality and Green House Gasses. But this was considered CEQA
exempt and no such analysis was done.
2. The General Plan requires consideration of "flexible' parking and TDM strategies ( Policies3-P.38 and 3-p.41) Neither was discussed in the staff report.
3. Last year the city adopted a TDM ordinance- that is supposed to be triggered by 110 trips or
50k sq ft- yet there was no discussion of that. However the interim parking plan includesemployee ride share coupons that reduced parking demand by 79 spaces. If that plan were
continued no additional parking spaces are even needed!
4. For the last 2 years the city has required most traffic studies to consider both Level ofService and VMT. Effective July 1 the state requires VMT as the CEQA threshold. Yet no
VMT analysis was done for this project that is described as having regional impacts.
Whatever loopholes allowed this project to get this far without really looking at theimplications need to be addressed tonight.
Our children and grandchildren are asking us to take climate change seriously. Please listen to
those voices and reject this project until all of these issues have been considered.
Diane NygaardOn behalf of Preserve Calavera
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