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Home My WebLink AboutPRE 2023-0001; 1825 ASTON AVE; Admin Decision LetterFebruary 28, 2023 Kirk Moeller KM Architects 2888 Loker Avenue, Suite 220 Carlsbad, CA 92010 SUBJECT: PRE 2023-0001 (DEV2023-0007)-1825 ASTON AVE APN 212-120-12-00 Dear Mr. Moeller, {'Cityof Carlsbad BFILE COPY Thank you for submitting a preliminary review for a change in use proposed at 1825 Aston Avenue. The proposed project site consists of an 18,000 square foot building to be developed with 16,500 square feet of office space and 1,500 square feet of warehouse. The proposed project is to accommodate tenant improvements for Dempsey Construction who would like to relocate their office headquarters into 1825 Aston Avenue from 1835 Aston Avenue. 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: Heavy Commercial-Limited Industrial (C-M), c. Carlsbad Research Center Specific Plan 2. The project requires the following permits: a. Building permit In answer to a question raised in the preliminary review application; yes, the Carlsbad Research Center Association Architectural Review Committee will need to approve the plans. It is recommended that review and approval by the Carlsbad Research Center owner's association be Community Development Department Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 442-339-2600 www.carlsbadca.gov PRE 2023-0001 (DEV2023-0007)-1825 ASTON AVE February 28, 2023 Page 2 achieved prior to submittal to the City of Carlsbad for building permits. The required parking requirement per Carlsbad Municipal Code Section 21.44.020 is one space per 250 square feet of gross floor area for office uses; and for warehouse uses, one space per 1,000 square feet of gross floor area, plus one space for each vehicle used in conjunction with the warehouse use. 3. In answer to a question raised in the preliminary review application; yes, pursuant to Carlsbad Municipal Code Section 21.44.040.B, 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 re~istered traffic engineer or other qualified parking consultant, or other evidence satisfactory to the city planner. The standard parking requirement for the proposed uses is noted above. 4. In answer to a question raised in the preliminary review application; yes, parking is based on gross floor area. The project application appears to be netting out various floor space within the building (i.e., bathrooms, pedestrian corridors, stairways, elevators, etc.). Please be aware that parking calculations are based on the gross floor area divided according to the various proposed uses (i.e., office, warehouse, etc.). Currently, we don't have enough information to accurately calculate the projects proposed parking requirement or determine compliance with city regulations. With a formal application, please revise the parking allocation and site plan where applicable to address this important city requirement. 5. In answer to a question raised in the preliminary review application; yes, any change in use within an existing building will require compliance with parking standards and landscape regulations as noted in the City of Carlsbad Landscape Manual. Please note applicable standards have been included as an attachment. 6. Please see attached page of parking standards pursuant to the City of Carlsbad Landscape Manuel. A complete copy of the City of Carlsbad Landscape Manual can be found on the city's website at the following address: https:ljwww .ca rlsbadca .gov /home/showpu bl isheddocument/234/63 7 42597 4086270000 7. To provide some additional advice as requested in your preliminary review application, please consider the following questions. Will the parking lot expansion proposed along Aston Avenue require any retaining walls that will be visible to the public right of way? If so, with a formal project submittal, please identify all decorative construction elements of said wall facing the public right of way, such as type of decorative veneer, cap, and safety fencing, etc. Also, because cars will be parked facing Aston Avenue, please adjust the site plan and any future retaining wall(s) to accommodate a minimum three-foot-tall screen planted in front of the row of cars. 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 https://www.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. PRE 2023-0001 (DEV2023-0007)-1825 ASTON AVE February 28, 2023 Page 3 Land Development Engineering: 1. Please contact Nick Gorman in the Traffic Division at Nick.Gorman@carlsbadca.gov, a division of the Public Works Department, to determine if a Scoping Agreement is required for the expansion of the building. Scoping Agreements are used to determine if a Local Mobility Analysis is required and the scope of analysis. With your response to these comments, submit one or the other 1) an approved Scoping Agreement, or 2) correspondence from the Traffic Division indicating one is not required. In order to assess the applicability of this requirement, provide ADT and peak hour trips per generation rates from SAN DAG Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region. Include this information on the site plan/tentative map. 2. A Transportation Demand Management Plan (TDM) plan may be required depending on the number of employee vehicle trips the tenant improvement will generate. Calculate the gross employee ADT using the generation rates from Table 2-2 of the TDM Handbook found on the City of Carlsbad website. If applicable, submit a TOM plan with your application for discretionary permits. 3. 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 storm water quality requirements. The questionnaire is located on the City of Carlsbad website. 4. Based on the preliminary review site plan, this project may be a Priority Development Project (PDP), all impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment. The post construction stormwater treatment BMPs shall be designed per the City of Carlsbad BMP Manual and shown on a conceptual grading plan and drainage plan with the discretionary application. 5. Based on this project general land use, Pl, this project is subject to the City of Carlsbad trash capture requirements. Incorporate trash capture measures on the project plans. Provide trash capture calculations and prepare a preliminary trash capture storm water management plan. 6. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report on the site plan. If any vacations or quitclaims are planned with this development annotate on the site plan. 7. Per CMC Section 15.16.060 this project may require a grading permit and grading plan. 8. Delineate and annotate the limits of grading, including remedial grading in plan and on cross- sections. 9. Delineate and annotate approximate topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and 5' intervals for slopes over 10%. Extend contours sufficiently to show the adjacent property. Maximum slope permitted is 2:1. PRE 2023-0001 (DEV2023-0007)-1825 ASTON AVE February 28, 2023 · Page4 10. On the site plan, show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. 11. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. The remedial quantities shall be determined by the recommendations of a geotechnical engineer. 12. Provide spot elevations at the corners of each pad in the proposed condition, including the proposed pad and finish floor elevation, in relation to mean sea level. 13. Delineate all retaining walls that will be utilized on the project site and show top of wall and bottom of wall elevations, including a spot elevation at high points and low points. Indicate maximum height of retaining wall. 14. Please be advised that a more in-depth review of the proposed development will occur with the discretionary permit application, when a more complete design of the project is provided. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Kaelyn Emery at the number below. You may also contact each department individually as follows: • Planning Division: Cliff Jones, Principal Planner, at (442) 339-2613 • Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661 Sincerely, ERIC LARDY, AICP City Planner EL:CJ:JC Attachment(s): 1. City of Carlsbad Landscape Manual, Pages 14-17 c: Buena Vista Revocable Trust Linda Ontiveros, Project Engineer Fire Prevention Laserfiche Data Entry