HomeMy WebLinkAboutPRE 2020-0006; BRESSI RANCH MINI STORAGE - GATEWAY ROAD; ;; Admin Decision LetterMarch 11, 2020
Adam Kooienga
Hofman Planning & Engineering
3152 Lionshead Avenue
Carlsbad, CA 92010
FILE
Ccityof
Carlsbad
SUBJECT: PRE 2020-0006 (DEV2020-0036) -BRESSI RANCH MINI STORAGE -GATEWAY ROAD
APN: 213-263-19-00, 213-263-20-00
Thank you for submitting a preliminary review for an approximately 177,000-square-foot one-and two-story
self-storage facility with 900 square feet of office proposed on a vacant 5.31-acre site located on the
southwest corner of Gateway Road and Palomar Airport Road.
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 ofyour 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 Community (P-C) -(Zoned Planned Industrial (P-M) within the Bressi Ranch
Master Plan); and
c. Bressi Ranch Master Plan (MP 178)
The project requires the following permits issued by the Planning Division:
a. Conditional Use Permit (CUP) per Carlsbad Municipal Code (CMC) Section 21.34.020 and CMC
Chapter 21.42
b. Site Development Plan (SDP) per CMC Section 21.34.050. A Minor or regular SDP may not be
required per Section VI B. of the Bressi Ranch Master Plan if building height complies with CMC
Section 21.34.070.A.1. A request for increased building height pursuant to CMC Section
21.34.070A.2. will require a Minor or regular SDP. See building height discussion below.
Community Development Department
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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Because the CUP requires action by the P~J.~fp(Slmis · n, both the CUP and SDP will be
processed concurrently for consideration by the Planning Commission per CMC Section 21.54.040
(C)(2). The SDP will be taken in as a Major SDP for processing purposes, but a Minor SDP fee will be
charged.
2. 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:
3.
4.
http://www.qcode.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.
Market Survey. Pursuant to CMC Section 21.42.030, the findings of fact for a Conditional Use Permit
include a finding that "the requested use is necessary or desirable for the development of the
community ... ". To support this finding, please submit a market analysis which justifies, through
supporting data, the need for an additional self-storage facility in this area of the city. At a minimum,
please provide a market survey that addresses the following: number and vacancy rate of competing
self-storage facilities within the surrounding area and other competing areas; and provide the rates
for these self-storages.
Building Height. Pursuant to Carlsbad Municipal Code (CMC) Section 21.27.050, no building shall
exceed a height of 35 feet, and allowed height protrusions as described in CMC Section 21.46.020
shall not exceed a height of 45 feet. Additional building height up to a maximum of 45 feet may be
permitted through the approval of a Minor SDP processed in accordance with CMC Section 21.06,
provided that all setbacks shall be increased at a ratio of one horizontal foot for every one foot of
vertical construction beyond 35 feet. The additional setback area shall be maintained as landscaped
open space. The allowed protrusions may also be permitted up to 55 feet if the protruding features:
i. Do not function to provide useable floor area;
ii. Do not accommodate and/or screen building equipment;
iii. Do not adversely impact adjacent properties; and
iv. Are necessary to ensure a building's design excellence.
Building height above 45 feet may be permitted through the approval of a regular SDP processed in
accordance with CMC Section 21.06, provided that:
i. The project complies with the provisions of CMC Section 21.34.070 A.2.c;
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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.
The provided elevations show the single-story buildings at 25 feet in height with tower features of
35, 40, and 50 feet in height. The two-story buildings are approximately 35 feet with unknown
projections. Given the single-story building height of 25 feet and the surrounding environment, staff
does not support architectural tower features above 45 feet. Since no floor plans were submitted,
please ensure that all architectural tower features do not contain usable floor space or storage
volume and comply with CMC Section 21.46.020. If building height is limited to 35 feet with
projections limited to 45 feet, no SDP will be required per MP 178 Section VI.B.
5. Setbacks. Pursuant to MP 178, the project shall be designed to comply with the following setbacks:
a. Palomar Airport Road: 50 feet fully landscaped and irrigated. The subdivision map shows a SO-
foot landscape maintenance easement in place.
b. Gateway Road: An average of 35 feet shall be maintained. In no case shall the setback be less
than 25 feet. The setback shall be fully landscaped. A 25-foot landscape maintenance easement
is shown on the subdivision map.
c. Interior side yard (west property line). Minimum of 10 feet and shall be entirely landscaped and
irrigated.
The proposed project appears to comply with the required setbacks. However, the parking area on
the east side may encroach into an existing 35-foot landscape maintenance easement and, therefore,
may need to be relocated.
6. · Site Coverage. Maximum building coverage, including accessory building structures and excluding
open parking areas, shall not exceed 50 percent of the gross lot area.
7. Parking. The Parking Chapter (21.44) of the Zoning Ordinance is silent as it relates to Mini-
Warehouse/Self Storage Uses. Pursuant to CMC Section 21.44.030, where a parking requirement for
a use is not specifically defined, the parking requirement for such use shall be determined by the City
Planner. Such determination shall be based upon 1) the parking requirement for the most
comparable use specified in the chapter and/or 2) a parking study or other evidence satisfactory to
the city planner. The most comparable use listed in Table-A of CMC Section 21.44.020 is
"Warehouse," which at one (1) space per 1,000 sq. ft. of gross floor area, plus one (1) space for each
vehicle used in conjunction, seems unrealistically high (177 spaces based on 177,000 square feet of
storage proposed). Instead, staff suggests the submittal of a parking study pursuant to CMC Section
21.44.030.A.2 that is specific to the intended operations of this proposed use. The required parking
for the office shall be calculated at one parking space per 250 square feet of office.
The parallel parking spaces shall have a minimum dimension of 7 feet by 24 feet. The length may be
reduced to 20 feet if the parking space is located immediately adjacent to a driveway/drive-aisle
apron.
The proposed gate and median shall be set back a minimum distance of five feet from parking spaces
4 and 8.
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8.
9.
10.
11.
Architectural Design. Outward-facing architectural design features should be added to blend the
project with the surrounding area. The project should attempt to look like other office/industrial
buildings with appropriate colors, materials, and additional windows or faux windows added.
Corrugated metal panels may not be appropriate to accomplish this. All outward-facing elevations
shall have the same quality design including the elevations facing Palomar Airport Road and the west
elevation that are somewhat screened from view. A color and materials board will be required prior
to the Planning Commission hearing but material samples may be useful upon initial submittal and
are encouraged.
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, the project may qualify for prior compliance with
the Environmental Impact Report (EIR) adopted for MP 178.
Trash Enclosures. Trash enclosures are not shown or are not labeled on the plans. Please show the
location of the proposed trash enclosure(s). 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.
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.
All rooftop equipment shall be adequately screened by a parapet and/or a rooftop screen wall. Please
be cautious of rooftop equipment visible from Palomar Airport Road. All ground mounted equipment
shall be screened by a building and/or landscaping to the extent feasible.
12. Employee Eating Area. An outdoor employee eating area of 300 square feet will be required for the
900-square-foot office area (office area under 5,000 square feet). Since the storage buildings do not
have employees, no outdoor employee eating area is required for the storage use. The proposed
681-square-foot outdoor eating area complies with the outdoor employee eating area requirement.
Please show outdoor furniture and trash details on any future plans.
13. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) -The project site is located on
portions of lot 38 and 39 of the Bressi Ranch Master Plan, which 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. The Bressi Ranch Master
Plan was approved under the Comprehensive Land Use Plan (CLUP) for McClellan-Palomar Airport,
which was originally ad.opted on April 22, 1994 and later amended on October 4, 2004. A new
document has since been approved by the San Diego Airport Land Use Commission (ALUC). Renamed
as the McClellan-Palomar Airport land Use Compatibility Plan (ALUCP), this document was adopted
on January 25, 2010 and later amended on March 4, 2010 and December 1, 2011. The project will be
subject to review and consistency findings of the new ALUCP (see ALUCP Policy 2.3.2(c)). Preliminary
review of this project against the new ALUCP revealed the following:
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14.
15.
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. Pursuant 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),
mini-storage is considered compatible within Safety Zone 6 with no floor area ratio restrictions.
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 under
the new ALUCP would require compliance with the Federal Aviation Administration's (FAA)
Federal Aviation Regulations (FAR) Part 77, Objects Affecting Navigable Airspace. FAA 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
FAA 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.
Noise Study. To analyze the project's compliance with the city's Noise Guidelines Manual and the
Noise Element of the General Plan, please submit a Noise Analysis prepared by a registered
acoustician at formal submittal 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 to address the proposed storage buildings.
Early Public Notice. The project is subject to City Council Policy Statement No. 84, Development
Project Public Involvement Policy. Pursuant to the Policy, applicants are required to send a public
notice within 30 days of submittal of development applications. Please see the Policy for additional
information.
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24117
Land Development Engineering:
1. Complete a Stormwater Standards Questionnaire. This questionnaire will guide you and the City in
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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 printed from the following website
link:
http://www.carlsbadca.gov/civicax/filebank/blobd1oad.aspx?Blob1D-22711
Preliminary analysis suggests that the project is a Priority Development Project and must comply
with PDP stormwater requirements of the BMP Manual. A Storm Water Quality Management Plan
(SWQMP) must be prepared and submitted at time of application.
2. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows. Provide preliminary recommendations to mitigate any increase in
flows.
3. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the
proposed project including design recommendations for proposed pollutant control BMPs and
hydromodification facilities.
4. A recent Preliminary Title Report (PTR) will be required with formal project application submittal.
5. All easements and encumbrances identified in the PTR must be indicated on the site plan.
6. Show complete property boundary data on the site plan, including bearings and distances.
7. Show locations of all existing public utilities within Gateway Road, including water main, fire hydrant,
water services, water meters, sewer main, sewer laterals, and their appurtenances. Reference the
drawing numbers of the city approved improvement plans and identify materials and sizes.
8. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving,
manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the project frontage
and within 50 feet.
9. Show existing and proposed contour lines onsite and extend at least 50 feet beyond property lines.
10. Show the locations of all existing and proposed buildings, walls, fences, and permanent structures
onsite and within 50 feet of site.
11. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties. Provide a typical street cross section of Gateway Road showing existing improvements.
12. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
13. Show spot elevations and method of drainage for the site, including storm drains, gutters, swales
and basins.
14. Show proposed finished floor elevations for structures.
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15. Show the location of the proposed potable and irrigation water services and water meters with
backflow preventers. Indicate the water demands in gallons per day. Note that all backflow
preventers must be located outside the public right-of-way.
16. Show the location of the sewer lateral to serve this project. Indicate sewage flowrate generation in
MGD.
17. Based on SANDAG traffic generation rates for office (20 ADT/1000 sq. ft.) and storage (2 ADT/1000
sq. ft.), this project generates a total of 372 ADT. This project is required to comply with the new TIA
guidelines available at http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D~22758.
Based on Table 1, page 13 of the TIA guidelines, this project is required to prepare a Level 1 TIA,
which includes multimodal level of service analysis (MM LOS analysis). Submit a Level 1 TIA with the
formal project application.
18. Coordinate with the Fire Department to identify all necessary fire protection measures required for
this project. Show a 6" fire service with double detector check valve (DDCV) per CMWD W-22 to
serve the development. The double detector check valve (DDCV) is private must be located outside
the public right-of-way. All on-site fire services and fire hydrants shall be private. Show the locations
of the proposed private fire service and fire hydrants on the site plan.
19. The project will be evaluated to determine if they meet the criteria of the Transportation Demand
Management (TDM) Ordinance. If any tenant improvements meet the requirements of the
ordinance, a TDM plan shall be prepared prior to issuance of building permit
20. Please be advised that in order to make a more in-depth review of the proposed development, a
more complete design of the project is required.
Fire:
1. All buildings shall have fire sprinklers installed.
2. On-site fire hydrants will be required.
3. The fire access road widths are adequate. However, a minimum width of 24 feet shall be maintained
at all times adjacent to storage buildings. This means that no parking will be permitted adjacent to
storage buildings unless road widths are increased from 30 feet to 32 feet.
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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: Allison McLaughlin, Project Engineer, at (760) 602-2732
• Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661
Sincerely,
DON NEU, AICP
City Planner
DN:CG:mh
c: JT Bressi LLC, c/o Tim Hoag, 3100 Front Street, Unit A, San Diego, CA 92103
JSF Management LLC, 100 Dunbar Street, Suite 400, Spartanburg, SC 29306
Allison McLaughlin, Project Engineer
· Fire Prevention
HPRM/File Copy
Data Entry