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Home My WebLink AboutPRE 2018-0003; 2051 PALOMAR AIRPORT ROAD; Admin Decision Letter3(24((t FILE C^lsfiad March 15,2018 Bhavesh Parikh Suite 410 4747 Executive Drive San Diego, CA 92121 SUBJECT: PRE 2018-0003 (DEV2018-0017) - 2051 PALOMAR AIRPORT ROAD APN: 213-050-39 Thank you for submitting a preliminary review for a proposal to add additional parking at the front (north) and leFt side (east) of the property located at 2051 Palomar Airport Road In Local Facilities Management Zone 5. The project site Is approximately 13 acres In size and currently Is developed with an existing industrial/office building. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review Is to provide you with direction and comments on the overall concept of your project. This preliminary review does not represent an In-depth analysis of your prelect. It Is intended to give vou feedback on critical issues based upon the information provided in vour 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 mav 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 (PI) b. Zoning: Planned Industrial (P-M) c. Specific Plan: Specific Plan of Carlsbad Tract No. 73-49 (SP000145). The Specific Plan Is an approved Tract Map, Tract No. 73-49. No development standards are contained in this Specific Plan. 2. The project requires the following permit and approvals: a. Minor Site Development Plan (Minor SDP). Per Section 21.34.050 of the Carlsbad Municipal Code (CMC), a Minor SDP is required for development In the P-M zone; and b. Approval from any Owner's Association as required per the adopted CC&R's for the property. Community & Economic Development Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 760-602-46001760-602-8560 f | www.carlsbadca.gov PRE 2018-0003 (DEV2018-0017) - 2051 PALOMAR AIRPORT ROAD March 15,2018 ' Page 2 --I n ! n . ; • - J 3. Staff is supportive of the proposal to add additionai parking provided that the aesthetics of the site are maintained and/or improved. The site should continue to present a campus-like appearance. Site Design: 4. The project shall comply with the development standards of the P-M zoning designation and any applicable CC&R standards, including but not limited to the following: a. Setbacks: Proposed parking shall be located outside of the 50 foot front yard setback and 10 foot side yard setback. b. Landscaping in Parking Area: A minimum of 10 percent of the parking area, inclusive of driveways, shall be landscaped and parking shall be screened from view from Palomar Airport Road. Please provide a Preliminary Landscape Concept Plan as specified In comment #6 below. c. Emolovee Eating Areas: Required employee eating areas must be provided for all buildings containing more than 5,000 square feet. Pursuant to Section 21.34.070(C) of \ the CMC, a minimum of three hundred square feet of outdoor eating facilities shall be provided for each five thousand square feet of building area. Please demonstrate conformance on the plans. d. Parking: The parking requirements for uses in the P-M zoning are provided In CMC Section 21.44. Accessible parking may be required for this project. Refer to Building comments below for reference. 5. To Improve the public safety and welfare, staff recommends that the applicant provide vehicular access on the left side (east) of the existing Industrial/office building. Refer to Fire Department comment #1 below for additional detail. 6. As part of a formal application, the project will also require the following: a. Preliminary Landscape Concept Plan b. Conceptual Water Conservation Plan c. Conceptual Landscape Maintenance Responsibility Exhibit (private or common) Please note that the Conceptual Landscape Plans shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web page at the following address: http://www.carlsbadca.gov/dvlcax/filebank/blobdload.aspx?BloblD=24086. All necessary application forms, submlttal 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. PRE 2018-0003 (DEV2018-0017) - 2051 PALOMAR AIRPORT ROAD March 15, 2018 Page 3 Land Development Engineering: 1. Complete a Stormwater Standards Questionnaire {Form E-34). This questionnaire will guide you and the city in determining what type of reports and storm water mitigation must be completed to satisfy state and city stormwater quality requirements. The questionnaire can be obtained from the city's website f http://www.carlsbadca.gov/services/depts/landev/ensineerlng.asD). 2. Preliminary analysis suggests that the project is a Priority Development Project (PDP) and therefore is subject to numerically-sized stormwater pollutant treatment BMP's and submittal of a Preliminary Storm Water Quality Management Plan (SWQMP). In addition, unless a proper exemption can be cited, PDP hydromodification requirements will apply. No Critical Course Sediment Yield Areas appear on this property per the WMAA. If enough pervious pavement is used in the project, it may meet the thresholds of a Standard Project. If the project is determined to be a Standard Project, it will be subject to installing site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the Standard Project Requirement Checklist (Form E-36}. The form can also be downloaded from the aforementioned link. If the project is a PDP, plot proposed water quality basins and hydromodification storage facilities with profiles. In addition, identify on the site plan all source control and site design BMPs proposed per the completed standard project requirement checklist (Form E-36) to be included in the SWQMP. Any pervious pavement proposed next to retaining walls or building foundations will need to be addressed in the soils report. This may limit the potential to minimize impervious area by using pervious pavement. 3. Include preliminary grading plans and soils report with your submittal for discretionary review. 4. Parking along Palomar Airport Road is discouraged due to aesthetic impacts and extensive grading required In the front of the building. In addition, locating the parking aisle close to Palomar Airport Road could result in conflicts from vehicles waiting to turn left into the parking aisle across queued vehicles exiting the site; these waiting vehicles would block the site's main driveway access on Palomar Airport Road. 5. Plot truck turning radii on site plan for path leading to trash enclosures (Caltrans Highway Design Manual Figure 404.5B). 6. Aisle widths should be a minimum of 24 feet. For any parking aisles 150 feet or less, confirm that adequate turnaround area is provided at the end of parking aisles by providing a maximum three- point turn for a standard passenger vehicle. Generally, 5' of additional drive aisle beyond the last parking space provides the needed turnaround. No dead-end parking aisles will be permitted over 200 feet. 7. Address comments on the attached redlined plan. PRE 2018-0003 (DEV2018-0017)-2051 PALOMAR AIRPORT ROAD March 15,2018 Page 4 Building Comments; 1. Additional parking spaces and a new entrance may require additional accessible parking and accessibility requirements. Fire Comments; 1. A 24-foot wide access road, on the left side of the building, built to standard would be the preferred option to provide ideal fire department access. If access road can't be designed to 24-foot standard, a 14-foot paved surface would improve access for ground ladder use. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Cliff Jones at the number below. You may also contact each department individually as follows: • Planning Division: Cliff Jones, Associate Planner, at (760) 602-4613 • Land Development Engineering: Jennifer Horodyski, Project Engineer, at (760) 602-2768 • Fire Department: Randy Metz, Fire Marshal, at (760) 602-4661 Sincerely, \ DON NEU, AiCP City Planner DN:a:fn Attachment: Engineering Redlines c: Jennifer Horodyski, Project Engineer Fire Prevention File Copy/HPRM Data Entry