HomeMy WebLinkAboutPRE 2019-0015; DOWNTOWN WORKS; Admin Decision LetterAugust 19, 2019
Terry Mathew
CCI
160 Industrial Street #200
San Marcos, CA 92078
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B FILE COPY
SUBJECT: PRE 2019-0015 (DEV2019-0136) -DOWNTOWN WORKS
APN: 213-061-26-00
{'city of
Carlsbad
Thank you for submitting a preliminary review for exterior amenities for an office building located at 2011
Palomar Airport Road. The project site, an approximately 4.8-acre (212,197-square-foot) lot, currently is
developed with a 46,550-square-foot three-story office building, parking, and landscaped areas.
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)
2. The project requires the following. permits:
a. Minor Site Development Plan (SOP) subject to Carlsbad Municipal Code (CMC) Chapter 21.06
3. New requirements related to the city's Climate Action Plan (CAP) will likely impact development
requirements of this project. A formal application submittal will need to include a completed CAP
Checklist (Form P-30) to determine what requirements will apply to the project. New CAP
requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water
heating and traffic demand management requirements, as set forth in City Council Ordinance Nos.
CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024 which are available
on the city's website at the following address:
http://www.carlsbadca.gov/services/depts/pw/environment/cap/ordinances.asp
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
PRE 2019-0015 (DEV2019-0136) -DOWNTOWN WORKS
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To the extent that some or all of the new CAP re.quirements are in effect at the time of application
for grading or building permits, the project will be required to comply with the effective
requirements even if different than what is proposed in the project's planning approvals. CAP
requirements may impact, but are not limited to, site design and local building code requirements.
Once adopted as part of Title 18 and in effect, plans submitted for grading or building permits
must demonstrate compliance with the new CAP requirements. If incorporating new CAP
requirements results in substantial modifications to the project after planning approvals are
obtained, then prior to issuance of grading or building permits, the applicant may be required to
submit and receive approval of a Consistency Determination or an Amendment application for
the project through the Planning Division.
4. A Minor Site Development Plan (SDP) is required to be approved by the City Planner for the
proposed project. The project is subject to the development standards and findings contained in
CMC Chapters 21.34 and 21.06 which include that the requested development or use is properly
related to the site, surroundings and environmental setting, will not be detrimental to existing
development or uses or to development or uses specifically permitted in the area in which the
proposed development or use is to be located, and will not adversely impact the site, surroundings
or traffic circulation.
5. The proposal for outdoor amenities is supported. However, the amenities shall be designed and
function in conjunction with and accessory to the existing office building. No uses shall be
designed to attract cµstomers from the surrounding area. The outdoor area shall not be rented
or used as a special event area available to the general public.
6. On-site alcohol sales are not supported. The Planned Industrial (P-M) zone does not allow for
bars and requires breweries with tasting rooms to receive a Conditional Use Permit (CUP)
approved by City Council. Restaurants, meeting the definition and requirements of a "bona fide
public eating establishment" (CMC Section 21.04.056) are permitted to serve alcohol subject to
approval of a Minor CUP. Alcohol not sold, but distributed on the property, must be distributed
indoors via any applicable licenses from the California Department of Alcoholic Beverage Control
(ABC). Please contact the local ABC office for further information.
7. A delicatessen or "deli" is a permitted use within the P-M zone. However, the deli must meet the
definition and requirements of CMC Section 21.04.106. If permitted as a detached cart or kiosk,
also including a coffee cart/kiosk, the use must receive a Food Cart/ Kiosk permit from the
Planning Division. Application and development requirements can be found online at:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24111.
8. A large dog park is not supported in this area since dogs can be disruptive to neighboring
properties. A small dog run/area may be supported if located away from the southeastern
property line. This area shall not be located in any required setbacks.
9. All proposed uses shall be designed to comply with the performance standards listed in CMC
Section 21.34.090. This includes that the maximum allowable exterior noise level of any use shall
not exceed 65 LDN as measured at the property line.
10. A decorative wall, fence, or landscaping is encouraged along the southeastern property line to
buffer any proposed outdoor activity from the adjacent property. Exterior activity areas shall be
PRE 2019-0015 (DEV2019-0136) -DOWNTOWN WORKS
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Page 3
avoided in the southeast corner adjacent to the building at 2032 Corte Del Nagai. Walls and
fences shall not exceed six feet in height as measured from the lowest adjacent grade.
11. The design of all proposed structures shall be architecturally integrated and compatible with each
other and the existing building. Containers are generally not supported. However, a container or
two used for food or beverage service may be supRorted if screened from the street and
surrounding properties and designed to be architecturally compatible with all other buildings on-
site.
12. It is encouraged to locate food and beverage serving uses closer to the main building to integrate
these uses and relate them to the main office building.
13. Provide a site plan that shows all property lines and setbacks. The setbacks from Palomar Airport
Road and Camino Vida Roble shall be shown as 50'. However, please provide a note stating that
a variance has been previously approved to allow portions of the parking area to encroach 15'
into these setbacks (AV 86-1). The rear yard (opposite Palomar Airport Road) setback shall be a
minimum of twenty feet of which at least ten feet adjacent to the rear property line shall be
entirely landscaped and irrigated. The remaining interior side shall have a minimum setback of
ten feet which shall be entirely landscaped and irrigated.
14. Required parking is based off gross building square footage. Credit is not given for common areas,
storage, etc., and must have a parking ratio assigned. Please provide a detailed breakdown of
parking requirements based on the building's square footage. Since the building appears to be
100 percent office use, the parking ratio is one parking space per 250 square feet of gross building
area.
15. If the parking required by CMC Chapter 21.44 is not completely provided on-site, the city planner
may modify the required parking standards where it can be demonstrated that adequate parking
will be provided, and the modification will not adversely affect the neighborhood or the site
design and circulation. The modification shall be based on the results of a parking study prepared .
by a registered traffic engineer or other qualified parking consultant, or other evidence
satisfactory to the city planner.
16. Update the site plan to ensure that the parking count and layout shown is consistent with what is.
striped on-site. Provide dimensions for the parking spaces, drive-aisles, and accessible parking
loading areas.
17. Identify the location of all existing and proposed trash enclosures.
18. All proposed signs shall comply with the approved Sign Program (PS 91-104(A)).
19. A conceptual landscape plan will be required with the Minor Site Development Plan if proposing
to modify 2,500 square feet or more of the existing landscaped areas.
20. The project site is located within Safety Zone 6 of the Palomar Airport Land Use Compatibility Plan
(ALUCP). Outdoor small assembly facilities (capacity 50 to 299 people) as well as outdoor large
assembly facilities (capacity 300 to 999) are considered compatible uses within Safety Zone 6.
21. Ensure that all applicable information from the Development Permits (P-2) form is provided at
time of application submittal.
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All necessary application forms, submittal requirements, and fee information are available at the
Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at
http://www.carlsbadca.gov/services/depts/planning/default.asp. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown;
select Department Listing; select Planning Home Page. Please review all information carefully
before submitting.
Land Development Engineering:
1. Complete a Stormwater Standards Questionnaire, Form E-34, to determine whether this project
is subject to 'Priority Development Project' (PDP) requirement or 'Standard Project' requirements.
The questionnaire is available in the city website at:
http://www.carlsbadca.gov/civicax/fi1ebank/b1obdload.aspx?Blob1D=22711
2. On the site plan, clearly differentiate between the existing impervious area to remain, the existing
impervious area to be replaced, and the new proposed impervious area using symbols. Calculate
and indicate on the plan the total new and replaced impervious area in square feet. Based on the
site plan submitted on July 9, 2019, it appears that the project's proposed new and replaced
impervious area exceeds the 5,000 sq. ft., one of the thresholds for 'Priority Development
Projects' (PDPs). A Storm Water Quality Management Plan (SWQMP) is required for all PDPs. 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.ca rlsbadca .gov I civicax/file ban k/blobd load .aspx?Blo b I D=22712
You have the option to use pervious pave rs to reduce the proposed impervious area to less than
5,000 sq. ft. in order to qualify as a 'Standard Project'. A 'Standard Project' is not required to
prepare a SWQMP, but is required to submit a completed Standard Project Requirement Checklist
(E-36 Form) available in the City website at:
http://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=30141
3. Provide the project's proposed water demand in GPD, and sewer demand in EDU.
4. Provide the project's total traffic generation in average daily traffic (ADT). Show the ADT
breakdown for each proposed use, including ADTs for the proposed two-story container office,
single story meeting room, outdoor auditorium, island bar, and delicatessen. In addition, please
provide calculations to determine the additional employee ADT anticipated for this project.
5. If the project's total ADT exceeds 110 ADT, the project is required to prepare a Traffic Impact
Analysis (TIA) using the City o_f Carlsbad traffic impact analysis (TIA) guidelines available in the
city website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22758
6. If the project's employee ADT exceeds 110 ADT, the project is required to prepare a
Transportation Demand Management Plan. A draft TDM plan will be required for the
discretionary application and an approved TDM plan will be required prior to the issuance of a
building permit.
PRE 2019-0015 (DEV2019-0136) -DOWNTOWN WORKS
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7. Based on the preliminary plans, a grading permit maybe required for this project.
8. Show the existing and proposed contour lines, spot elevations, high point, low points onsite, on
the adjacent streets and on the adjacent properties within 50 feet beyond the project boundary.
Show the existing direction of drainage using drainage arrows.
9. Provide multiple cross-sections to clearly illustrate differences in grade.
10. Submit preliminary Geotechnical Study that provides design recommendations for this proposed
development including grading of building pads for all outdoor building structures, and design
recommendations for treatment BMPs and hydromodification facilities proposed for this
project.
11. Submit a preliminary hydrology report to address site drainage and to mitigate for flow
increases (if any) at the exist/discharge points._
12. A preliminary title report dated within 6 months of the application date is required with the
submittal of a discretionary application. Show and label on the plans, all easements listed in
schedule B of the said report.
13. Use NGVD 29 datum for vertical control.
14. Show the locations of the existing and proposed utilities including water services and sewer
laterals to serve this project.
15. Meet with the Fire Department to identify the necessary fire protection measures required for
this project (additional fire hydrants, sprinkler system, etc.).
Fire:
1. The plans do not adequately show how Fire Department access will be achieved to the rear of the
building where the new outdoor patio will be created. Additional plan details shall be provided
to show how vehicle access and firefighter access will be achieved.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Chris Garcia at the number be.low. 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.
DON NEU, AICP
City Planner
DN:CG:dh
c: Edward Adato, c/o WL Investments, 550 W. B Street, Suite 310, San Diego, CA 92101
Tecla Levy, Project Engineer
Fire Prevention
HPRM/File Copy