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Home My WebLink AboutPRE 2021-0024; 934 KELLOGG AVE TENANT IMPROVEMENT; Admin Decision LetterJuly 28, 2021 Michael Perez High Point Builders 804 Cypress Drib Vista, CA 92083 {"city of Carlsbad El Fl LE COPY IY/o, ,/eJ 'T(3tJ/2 I SUBJECT: PRE 2021-0024 (DEV2021-0104) -1934 KELLOGG AVE TENANT IMPROVEMENT APN: 212-170-05-00 Thank you for submitting a preliminary review to add a second floor to an existing building proposed at 1934 Kellogg Avenue. The project site, an approximately 0.38-acres (16,552 square foot) lot, currently is developed with an industrial 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 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: Planning Industrial (P-M) 2. The project requires the following permits: a. Building Permit. Provided parking requirements are satisfied as discussed below. 3. As described in the scope of work, this preliminary review is for the addition of a second floor to an existing industrial building proposed at 1934 Kellogg Avenue. The existing building approximately 5,029 square feet currently contains office and manufacturing uses. The building is located within the Planned Industrial (P-M) zone and is subject to the Planned Industrial Ordinance, Carlsbad Municipal Code (CMC) Chapter 21.34, and the Parking Ordinance, CMC Chapter 21.44. With the information provided in the application, staff's comments are as follows: Community Development Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 J 760-602-8560 f I www.carlsbadca.gov PRE 2021-0024 (DEV2021-0104) -1934 KELLOGG AVE TENANT IMPROVEMENT July 28, 2021 Pa e 2 a. The property was the creation of subdivision Tract Map no. CT 95-04, that subdivided one lot into eight light industrial lots. More specifically, per the Planning Commission Staff Report, the design and function of the project was to provide individual ownership of small manufacturing uses/businesses to own the land, building, and to control parking on each lot (no joint use of parking). Identified as Lot 5 of CT 95-04, the building was parked by the square footage of each use within the building which was 500 sq.ft. of office, 4,000 sq.ft. of manufacturing, and 529 sq.ft. of warehouse. In total, Lot 5 required 13 parking spaces to satisfy the parking requirements per CMC Section 21.44.020 Table A. A breakdown of the approved parking is provided in Table 1 below. Table 1 · Permitted Onsite ParkinR for Lot 5 Use Parking Requirement Approved SQ. FT. Required Spaces Office 1 parking space I 250 500 2 square feet. Manufacturing 1 parking space I 400 4,000 10 square feet Warehouse 1 parking space/ 1000 529 1 Total Required 13 Total Provided 13 The plans identify the current use of the building as office and production (manufacturing and warehouse), which is permitted within the P-M zone. However, the square footage of each existing use exceeds the allocated parking for the site by seven (7) parking spaces. The proposed addition of the mezzanine on the second floor would increase the gross square footage of the building by an additional 700 sq.ft. and would require an additional one (1) parking space. The required parking for the existing and proposed uses is provided in Table 2 below. Table 2: Prooosed Onsite Parkimi for Lot 5 Use Parking Requirement Approximately Required SQ. FT. Spaces Office 1 parking space / 250 3,500 14 square feet Manufacturing 1 parking space / 400 2,000 5 square feet Warehouse/Mezzanine 1 parking space/ 1000 700 1 Total Required 20 Total Provided 13 b. The site does not contain adequate parking for the existing uses and what is proposed as outlined in Table 2 above. As an alternative to providing additional on-site parking, the applicant may request for a waiver or modification to the current parking standards per CMC Section 21.44.040. This request requires approval of the City Planner. The following information will need to be provided: · PRE 2021-0024 (DEV2021-0104)-1934 KELLOGG AVE TENANT IMPROVEMENT July 28, 2021 Pa e 3 i. A detailed project description that demonstrates that adequate parking will be provided, and the parking modification will not adversely affect the surrounding uses and circulation. ii. A parking study prepared by a registered traffic engineer or other qualified parking consultant that demonstrates on-site parking is adequate to accommodate the on-site uses. c. Depending on parking space availability, another alternative would be a joint use parking agreement with the adjoining buildings within the complex. Information required for such agreement would require approval/consent from the neighboring owners, a parking study that demonstrates parking availability, and how the proposed uses will meet this requirement. 4. 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. 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 the city's Storm Water 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 storm water quality requirements. The questionnaire can be obtained on the city's web site. Preliminary analysis suggests that the project is not a development project and is not subject to storm water quality requirements. PRE 2021-0024 (DEV2021-0104)-1934 KELLOGG AVE TENANT IMPROVEMENT July 28, 2021 Pa e 4 2. Provide the existing and proposed demands for traffic in average daily trips (ADT), water in gallons per day (GPO), and sewer in equivalent dwelling units (EDUs). 3. The project may be subject to preparation of a vehicle miles traveled (VMT) analysis if evaluation of transportation impacts is required to support the project's CEQA determination. The VMT analysis would need to be prepared in accordance with the city's VMT guidelines. 4. Show and label on the site plan, the property lines, existing easements, ·and assessor's parcel number (APN) and/or short legal description of all adjacent properties. 5. Revise on the title sheet the APN and legal description of the subject property to 212-170-05-00 and Lot 5 _of Carlsbad Tract No. 95-04 Map No. 13402. 6. Depending on the existing and proposed demand for water and sewer, the existing sewer service line and water meter and lateral may need to be upgraded to accommodate the proposed 2nd story addition. 7. Address the redline comments on the plans. Building: 1. The floor area of room or space of a mezzanine is limited to a one-third of the floor area in a V-B construction. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Paul Dan at the number below. You may also contact each department individually as follows: • Planning Division: Paul Dan, Associate Planner, at (760) 602-4614 • Land Development Engineering: Kyrenne Chua, Project Engineer, at (760) 602-2744 Sincerely, DON NEU, AICP City Planner DN:PD:cf c: Kyrenne Chua, Project Engineer Fire Prevention HPRM/File Copy Data Entry