HomeMy WebLinkAboutPRE 2023-0011; KINOVATE PRODUCTION FACILITY Tl; Admin Decision LetterCcityof
Carlsbad
May 9, 2023 8fll£ COPY
Karen Schlesinger
The Austin Company
6410 Oak Canyon, #150
Irvine, CA 92618
SUBJECT: PRE 2023-0011 (DEV2023-0058}-KINOVATE PRODUCTION FACILITY Tl
APN: 212-092-18-00
Thank you for submitting a preliminary review for an interior remodel to an existing 40,243-square-foot
light industrial building and exterior site improvements, including a new loading dock and equipment yard
with storage tanks, to accommodate a new biomedical research and development use. The project site,
approximately 3.16 acres in size, is located at 1935 Camino Vida Roble.
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);
c. Carlsbad Airport Centre Specific Plan, SP 181(H). Pursuant to Figure 7 of SP 181(1), the project
site is identified as Lot 4 of Area 1.
2. The project requires the following permits:
a. Landscape Plan. The landscape plan shall be approved prior to issuance of the grading permit.
b. Grading Permit
b. Building Permit
3. Climate Action Plan (CAP). 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 CAP Checklist (Form P-30) to determine
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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4.
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.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.
Proposed Use. Pursuant to Section Ill of SP 18l(H), the proposed biomedical office and
manufacturing facility is a permitted use in Area 1. However, please provide additional
information as to what will be stored in the tanks and released from the roof-top equipment.
Pursuant to Section Ill.A of SP 181(H), the building use shall not contribute excess noise, dust,
smoke, vibration, odor or toxic or noxious matter nor contain a high hazard potential. Specifically,
uses in the Carlsbad Airport Centre shall not produce any of the following:
1. Noise in excess of 70 decibels (American Standard for noise level meters):
a. For a cumulative period of more than 30 minutes in any hour; or
b. Plus 5 decibels for a cumulative period of more than 15 minutes in any
hour; or
c. Plus 10 decibels for a cumulative period of more than 5 minutes in any
hour; or
d. Plus 15 decibels for a cumulative period of more than 1 minute in any
hour; or
e. · Plus 20 decibels for any period of time;
2. Vibration, heat, glare, or electrical disturbances beyond the boundaries of the
site;
3. Air pollution detectable by the human senses without the aid of instruments,
beyond the boundaries of the site;
4. Emissions which endanger human health which can cause damage to animals,
vegetation or property, or which can cause spilling at any point beyond the
boundaries of the site;
5. Odor detectable by the human senses without aid of instruments beyond the
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5.
6.
boundaries of the site.
Compliance with SP 181(H) shall be confirmed prior to issuance of the building permit.
Parking. The project proposes to provide 124 parking stalls. A total of 111 parking stalls are
required pursuant to the following information provided in the project plans. Therefore, the
number of parking stalls is adequate for the proposed tenant improvement.
USE AREA IN SF PARKING RATIO PER PARKING REQUIREMENT
CMC CHAPTER 21.44
Office 12,691 1:250 50.8
Manufacturing 21,446 1:400 53.6
Warehouse 6,852 1:1000 6.9
Total spaces required:
111 spaces (111.3 rounded
down)
Screening of Equipment. Pursuant to Carlsbad Municipal (CMC) Section 18.10.020 (included
below) all ground and roof-mounted mechanical equipment shall be screened from view from the
adjacent properties as well as the public street. In addition, chain-link fencing is prohibited. Please
revise the project to ensure all roof-top and at-grade equipment are adequately screened. The
roof-top equipment shall be screened on all 4 sides. In addition, due to the change in grade, the
equipment will be very visible from the adjacent property to the southeast (located at higher level
of subject site) and potentially from Palomar Airport Road. Please ensure the tanks are screened
with a tall metal-louvered screens or a solid wall. Please also install several taller trees adjacent
to loading dock and perimeter of the equipment yard to soften the views.
CMC Section 18.10.020:
A. Installation, remodel, replacement, removal, abatement or discontinuance of mechanical
systems and related building service equipment shall meet the requirements of this section
B. Roof-Mounted Mechanical Equipment and Devices.
Mechanical equipment, including, but not limited to, air conditioning, heating, tanks, ducts,
elevator enclosures, cooling towers, solar panels, or other similar equipment shall be
adequately screened from view from surrounding properties, adjacent public streets, and on-
site parking areas. Screening shall be accomplished with mechanical roof wells recessed
below the roof line, by solid and permanent roof-mounted screens, use of parapet walls, or
building design integration and concealment by portions of the same building or other
structure. Alternative methods for screening may include the consolidation and orientation
of devices towards the center of the rooftop with enclosure and the use of neutral color
surfaces or color paint matching. Chain link fencing with or without wooden/plastic slats is
prohibited.
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1. All electrical and mechanical duct work and related piping shall be inside the
building and not the roof. All connections related to equipment shall be made in the
same roof opening on the platform or have the prior approval from the building official.
Any under-roof or wall-mounted cables, raceway, conduit, or other device connection
to support roof-mounted assemblies is subject to Section 2803.3.
2. Sewer vents shall be brought to one main vent below the roof and have one
penetration where restrooms or other plumbing fixtures are back to back or in the
general proximity.
3. All air exhaust fans and other equipment shall be within the building and use the
same roof opening where restroom and other equipment are back to back or in the
general proximity.
4. All roof appurtenances and screening devices shall be architecturally integrated
with construction and appearance similar to and compatible with the building or
structure on which the equipment is placed to the satisfaction of the building official.
All visible elements should have symmetry in all visible dimensions and be contextually
balanced so that the screening does not dominate the element they are placed on.
C. Ground-Mounted Mechanical Equipment and Devices.
All ground-mounted mechanical equipment, including but not limited to heating and air
conditioning units and swimming pool and spa pumps and filters, shall be completely
screened from view from surrounding properties and adjacent public streets by a solid wall
or fence or shall be enclosed within a building or electrical/service room. Alternative methods
for screening equipment from the public right-of-way and adjacent properties may include
the placement of equipment in locations where buildings serve the purpose of screening or
any other method approved by the building official. Chain link fencing with or without
wooden or plastic slats is prohibited.
In locations where ground-mounted mechanical equipment is completely screened from
surrounding properties and adjacent to public streets, but visible on-site, the ground-
mounted equipment shall be surrounded by sight-obscuring landscaping, enclosed within a
structure (i.e., equipment enclosure}, and/or painted with neutral colors that are compatible
with structures and landscaping on the property. Structural, design, and/or landscaping
plans for any required screening under the provisions of this section shall be approved by the
building official.
7. Employee Eating Area. Pursuant to CMC Section 21.30.070, a minimum of 300 square feet of
outdoor eating facilities shall be provided for each 5,000 square feet of building area. Credit
toward the required amount of square footage will be given for indoor eating facilities on a 1:1
basis as determined by the city planner.
Based on a building area of 40,243 square feet, a minimum of 2,414 square feet of employee
eating area is required. Please provide an outdoor/indoor eating area exhibit with the building
plan check showing how the project complies with this requirement. Please also identify the area
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on the landscape and grading plans. Listed below are additional requirements for the employee
eating areas pursuant to CMC Section 21.30.070:
a. The area shall be easily accessible to the employees of the building.
b. The area shall be located such that a sense of privacy is apparent.
c. The area shall be landscaped and provided with attractive outdoor furniture, i.e., metal,
wood, or concrete picnic tables, benches/chairs and trash receptacles.
d. The site size, location, landscaping and furniture required above shall be approved as part
of the required discretionary action (tentative map, site development plan, planned unit
development, etc.) required under this title. If no discretionary permit is required, a site
plan showing the location, landscaping and facilities required above shall be submitted to
the city planner for approval prior to the issuance of any building permits.
e. This section shall not apply to industrial/office buildings which are located within one
thousand feet of an approved mini-park or a city park which is accessible by walking as
determined by the city planner.
8. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). The project site 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. Review of
the project against the ALUCP revealed the following:
a. Exhibit 111-1-Compatibility Policy Map: Noise. A majority of the project site is located within
the 60-65 dB CNEL noise exposure range per Exhibit 111-1. Pursuant to the ALUCP Section
3.3.3(c) on page 3-19, "compatibility of new nonresidential development with noise levels
generated by the Airport is indicated in Table 111-1." Table 111-1 on pg. 3-23 identifies research
and industrial type uses, including manufacturing and office uses, as compatible land uses
within the 60-65 dB CNEL noise exposure range.
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),
"Offi.ce Buildings, Manufacturing [300 sf/person], Research & Development [300 sf/person],
Warehouse" are all considered compatible use within Safety Zone 6 with no F.A.R. limits.
However, the storage of bulk quantities (tank capacities greater than 10,000 gallons) of
hazardous materials (flammable, explosive, corrosive or toxic) shall comply with all federal,
state and local standards to minimize hazards if the facility is struck by aircraft. Please provide
additional information regarding the type of liquid or gas that will be stored in the tanks and
confirm compliance with any local, state or federal regulations. Approval from the Fire
Department will be required.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. The project is located
within the boundaries of the FAA notification area for the airport as shown on Exhibit 111-3.
The project therefore requires compliance with the Federal Aviation Administration's (FAA)
Federal Aviation Regulations (FAR) Part 77, Objects Affecting Navigable Airspace. The project
proposes equipment on the roof which results in an overall height of 38.5 feet (existing
maximum height is 32 feet). FAR 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
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9.
10.
11.
aeronautical study, the outcome of which is a determination as to whether the object would
be a potential hazard to air navigation. Prior to issuance of the building permit. please submit
a copy of the approved FAR Part 77 covering the proposed project.
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the
Overflight Notification Area. However, pursuant to the ALUCP Policy 3.6. -Overflight
Compatibility Policies for McClellan-Palomar Airport, Section 3.6.3(c) on pg. 3-57 recordation
of an overflight notification document is not required for nonresidential development.
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. However, as noted in subsection d) above, an
overflight notification document is not required for nonresidential development.
Landscape Plan. The landscape plan shall be coordinated with the grading plan and take into
account any comments that may impact the design of the landscaping. In addition, please be
advised the landscape plan check process is a separate process through the Planning Division and
a separate submittal (application, fees, etc.) to Planning is required. The landscape plan shall be
approved prior to issuance of the grading permit. For additional information regarding the
landscape plan requirement and process, please see link below.
· https://www.carlsbadca.gov/departments/community-development/planning/landscape-plans
Existing Site Plan. Please provide an existing site plan so it is clear what the existing setting is and
what is changing on the site.
Revisions to Plans. Please revise the plans as follows:
a. Sheet G00l (Cover Sheet) as follows:
i. Note the total building area and lot area
ii. Note the existing and proposed number of parking spaces.
b. Sheet G030 (Code Summary) as follows:
i. The total square footage utilized to calculate parking (40,989 square feet) does not
match what is noted on the cover sheet (40,243 square feet). Please reconcile the
plans.
ii. The total number of parking stalls required is rounded down to 111 (not rounded up
to 112).
c. Sheet A0lO (Site Plan) as follows:
i. Remove reference to future expansion if it is not a part of the project scope.
ii. Dimension the drive aisle widths.
iii. Label the employee eating areas and demonstrate how the project complies.
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d. · Sheet A012 (Site Detail) as follows:
i. Chain-link cannot be supported. Please use a solid wall or metal gate.
ii. Keynote No. 1 indicates standing seam metal roof; please remove if not used.
iii. Indicate what will be stored in tanks.
e. Sheets A200 and A201 (Elevations) as follows:
i. All roof top equipment is required to be screened. Please add a metal louvered screen
for all equipment and ensure it is stall enough to screen full height of equipment. As
currently show, some of the equipment projects above the screen.
ii. Keynote No. 1 indicates standing seam metal roof; please remove if not used.
f. Sheet A300 (Site Sections) as follows:
i. Dimension overall height at tallest point with the proposed equipment stacks.
ii. Show screening will cover full height of the equipment.
g. Sheet Yl00 (Line of Sight) as follows:
i. Provide line of sight from adjacent property to south at parking lot at back corner of
lot overlooking the subject site. There is a clear line-of-sight to the proposed
equipment area. It will need to be demonstrated through site lines and screening that
there are no visual impacts.
h. Sheet Cl.30 (Grading Plan) as follows:
i. The maximum permissible retaining wall height is 6 feet. Please indicate height of all
new retaining walls (only exposed area of the wall; footings excluded).
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 on line at www.carlsbadca.gov. You
may also access the General Plan Land Use Element and the Zoning Ordinance online at the website
ad~ress shown; select Department Listing; select Planning Home Page. Please review all information
carefully before submitting.
Land Developme.nt Engineering:
Land Development Engineering Division staff has completed a preliminary review of the above-referenced
project. Prior to formal application for the discretionary permit submittal the following items must be
adequately resolved/addressed, unless otherwise noted:
1. 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. Scoping Agreements
are used to determine if a Local Mobility Analysis is required and the scope of analysis. Submit
either an approved Scoping Agreement or correspondence from the Traffic Division indicating one
is not required. Provide ADT and peak hour trips per generation rates from SAN DAG Brief Guide
of Vehicular Traffic Generation Rates for the San Diego Region on the site plan/tentative map.
2. If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at:
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https://www.carlsbadca.gov/home/showpublisheddocument/328/637425982502330000.
a. Depending on the CEQA determination, which is determined after the application for
discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required
per the Vehicles Miles Traveled Analysis Guidelines available at:
https://www .ca rlsbadca .gov /home/showdocu me nt?id=312.
A Transportation Demand Management (TDM) plan may be required depending on the number
of employee vehicle trips the project will generate. Calculate the gross employee ADT using the
generation rates from Table 2-2 of the TDM Handbook at:
https://www.carlsbadca.gov/home/showpub1isheddocument/310/637425981338370000
Show calculations on the Climate Action Plan checklist, Form P-30, and on project plans.
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 a preliminary analysis it appears that this may be a Priority Development Project (PDP);
however, more information is needed. All impervious surfaces being created or replaced (onsite
and offsite) shall be included for treatment. Submit a Storm Water Quality Management Plan.
Review the Hydromodification Exemption Map and Potential Critical Coarse Sediment Yield Area
Map on the City website to see if this criterion applies to your project. The post construction
stormwater treatment BMPs shall be shown on a conceptual grading plan and drainage plan with
the discretionary application.
5. Based on this project's general land use and potential for an addition to the building footprint,
thi,s project is subject to the City of Carlsbad trash capture requirements. Incorporate trash
capture measures on the project plans and into the Storm Water Quality Management Plan, Form
E-35.
6. Provide a Preliminary Title Report (current within the last six (6) months).
7. Annotate and delin,eate 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.
8. A preliminary geotechnical report is required to evaluate the feasibility of the project. Guidelines
for preliminary geotechnical studies are available on the City of Carlsbad Engineering website.
9. Per CMClS.16.060 this project will require a grading permit and grading plan.
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10. The civil plans for the project shall utilize City of Carlsbad Survey Control Network established on
Record of Survey Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29
datum for vertical control per City Engineering Standards Volume 1, Chapter 2.
11. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
12. 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 a minimum 25 feet beyond the project
boundary.
13. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at
the project site, project frontage and within 25 feet of the boundary.
14. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
15. Provide the method of draining the lot. Unless otherwise specified by a geotechnical engineer,
method of drainage shall comply with California Building Code (latest version) section 1804.4.
16. Delineate all retaining walls that will be utilized on the project site and show top of wall and
bottom of wall elevations, including at the highest and lowest points. Indicate maximum height
of retaining wall measured from bottom of footing to top of wall and maximum height measured
from finish surface to top of wall.
17. Provide D-75, Type 'B' brow ditch behind and at the top of the sloping backfill retaining wall. Show
how storm water from the ditch will be conveyed to the storm drains on site.
18. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
19. Show location and dimensions of all accessways and pathways as required for compliance with
Title 24-State Accessibility Requirements.
20. Delineate and annotate all proposed driveways and driveway widths.
21. Show truck turning radii. Plot turning radii per Caltrans figure 404.5B and/or 404.SF.
22. Provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
23. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities,
overhead lines, traffic signals, streetlights in Camino Vida Roble and laterals affecting the
property.
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24. Public potable water and sewer mains along project frontages must meet minimum design
diameter and material as specified in City of Carlsbad Engineering Standard Vol. 2 Section 3.2.2
for water and Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be
required as a condition of development.
25. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with 2022 Carlsbad
Engineering Design Standards requirements.
26. Revise the trash enclosure to be consistent with the City of Carlsbad standard drawing GS-16. Any
deviation from the City of Carlsbad standard may require approval from Republic Services to
ensure that the trash enclosure is serviceable.
27. This project requires an encroachment agreement for any existing and proposed improvements
(storm drains, permeable pavers, retaining wall) in the water easement. Improvements are
subject to review and approval by Carlsbad Municipal Water District.
28. Meet with the Fire Department to identify the necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.)
29. See additional comments on the attached redlined plan.
30. 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 a
Planning discretionary permit is not required, the review will be completed as part of the review
of the grading plan check.
Landscape Consultant Comments
Numbers below are referenced on the red line plans where appropriate for ease in locating the area of
the comment concern.
1. Please prepare plans on a 50% screen of the civil engineering gradir:ig plan in order that all
easements, utilities, storm drains, property lines, grading, etc. can be identified. Please add a.nd
identify all utility and easement information as appropriate to the landscape plans.
2. Please show potable and reclaimed meter locations and service lines and locations.
3. Please indicate proposed tree quantities in the planting legend.
4. Are any trees being proposed to be removed? On the plan, please show the location, caliper size,
and species on the plan.
5. It is assumed that all landscape maintenance will be the responsibility of the project owner. If so,
please state this in a note.
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6. Please identify on the landscape plans each specific BMP feature/basin for all bio-retention areas
For each basin clarify on the plans if to be lined or not and indicate if each section is bio-retention
only or a flow through planter. All plantings within the basin perimeter must be plants selected
from Appendix E: BMP Design Fact Sheet (attached) and appropriate for basin bottoms, side
slopes, and each of the four Sections as defined in Appendix E.
7. Please make sure the site layout is consistent between the Architectural plans, Civil plans, and
landscape plans.
8. Please identify any easements on the property and make sure there are no trees proposed within
any utility easements.
9. The Landscape Manual indicates that landscape plans are to feature ground cover, shrubs, and
trees to screen elements of unsightliness and screen/soften new improvements. The Landscape
Manual also indicates that landscaping shall be used to accentuate and enhance architecture.
Please add four to five trees along the southeast property line to help !;often the new building
improvements. Please also add taller planting to screen the Chiller. It is not clear how tall the
Chiller is, but please add appropriate size planting for screening, and if space will allow a few trees
along this property line.
10. The Applicant has requested to use gravel in the planter on the back side of the building. There
are two BMP basins in that area (only one appears on the landscape plan, but a second one
appears on the civil plans). Aside from these two basins which should be planted, gravel would be
acceptable in this area. I would like to keep the palm trees along the edge of the Tank Yard, but
gravel could be used as mulch in this area.
11. The Applicant has also requested that they would like to keep the existing vegetation along the
property frontage rather than replacing with new landscaping. This is acceptable. We would only
ask that any dead plants be replaced, and any missing ground cover areas be filled in. Otherwise,
all existing material may remain in place.
12. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid
obstructing motorists' views of pedestrian crossings, driveways, roadways and other vehicular
travel ways. On collector streets and larger, landscape elements over 30 inches in height
(including planting measured at maturity) as measured from adjacent street grade are not
permitted at street corners within a triangular zone drawn from two points, 25 feet outward from
the beginning of curves. At medium to high use driveways, the 30-inch height limitation applies
at driveways 25 feet from the edge of the apron outward along the curb, then 45 degrees in
toward the property. Landscape features (shrubs, trees, fencing, etc.) shall be selected to ensure
that no visual impairments or obstructions are located within the CalTrans sight distance lines.
Please coordinate with the civil engineer and show and label all vehicular sight lines and sight
triangles on the plans per above and insure no conflicts.
13. Please add a note to the plan to indicate that all utilities are to be screened. Landscape
construction drawings will be required to show and label all utilities and provide appropriate
screening.
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14. For parking lots, trees shall be provided at the minimum rate of one per every four parking stalls.
Trees pertaining to this requirement shall be located within the parking area, exclusive of parking
lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. For the
most part, this requirement is satisfied as the project is currently designed. Where additional trees
might be required, additional trees requested by other comments above will also satisfy the
parking lot tree requirement.
15. Parking areas shall be screened from adjacent property or streets through the use of planting or
any combination of planting, mounding, and decorative walls. Screening elements shall have a
total height of at least three (3) feet. It appears that through existing and proposed planting, this _
requirement is being satisfied. Please review all parking lot edges, especially where new planting
is not proposed, to make sure all areas are covered.
16. Where landscaped "finger" islands are provided between parking spaces, they shall be designed
with a minimum outside width of seven (7) feet and a minimum landscape width of four (4) feet.
For all new finger islands, please make sure they are sufficiently sized. Some of them appear to
be undersized (see plan for locations). Existing finger islands may remain as they are.
17. In the planting legend, please revise the WUCOLS water use categories as noted.
18. (Only for the new landscape areas) please provide a Water Conservation Plan in conjunction with
the Landscape Concept Plan. This plan shall demonstrate to the City how the proposed
development will use all practical means available to conserve water in the landscape. Please
provide/address the following:
a. Please indicate the proposed type of water to be used for irrigation (i.e. potable, recycled,
graywater, etc.).
b. Please provide a colored or hatched plan clearly showing where recycled water,
graywater and potable water are proposed to be used for irrigation. This plan will be
forwarded to Carlsbad Municipal Water District (CMWD) for review. Any comments will
be returned to the applicant.
c. Irrigation systems for all projects, except for service to a single-family residence or front
yard irrigation on individually metered condos, shall be designed to use non-potable,
treated recycled water, unless an exemption is approved by the City Utilities Department.
d. Please provide written descriptions of water conservation features including addressing
xeriscape principles (see Appendix A of the Landscape Manual) within the project.
e. Hydrozone Diagram: Please include one "Hydrozone Diagram" which identifies grouping
of plants within the individual hydrozones (high, moderate, low, very low or special
landscape areas) and which indicates the square footage and irrigation method of each
area.
f. Separate water service for landscaping (including, but not limited to connections, water
meters, and back flow preventers) shall be provided for all commercial/industrial
projects, golf courses, parks, and 'residential common areas in projects over four (4)
dwelling units.
g. Concept plans shall include calculations which document the maximum allowed annual
water use for the landscaped area or maximum applied water allowance (MAWA) and
estimated total water use (ETWU). A landscape project shall not exceed the MAWA. The
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MAWA for a landscape project shall be determined by the following calculation as defined
in the City ordinance; MAWA = (ETo)(0.62)[(0.45 x LA)+ (0.55 x SLA)]. The ETWU shall be
determined by the following calculation as defined in the Landscape Manual:
ETWU = (ETo)(0.62{ PF~HA + SLA)
Please provide calculations and worksheets on city forms as found in the Landscape
Manual.
In addition to the calculations, include a statement on the plans signed under penalty of
perjury by the person who prepared the plan that provides:
"I am familiar with the requirements for landscape and irrigation plans contained in the
City of Carlsbad's Landscape Manual and Water Efficient Landscape Regulations. I have
prepared this plan in compliance with those regulations and the landscape manual. I
certify that the plan implements those regulations to provide efficient use of water."
Please provide a line beneath this statement for signature and date.
19. The plan shall provide that only subsurface irrigation shall be used to irrigate any vegetation
within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces
are designed and constructed to cause water to drain entirely into a landscaped area. Please add
a note to this effect.
20. Please add the following notes to the plans and insure all requirements are met:
Slopes 6:1 or steeper requiring erosion control measures as specified herein shall be treated
with one or more of the following planting standards:
a. Standard 1-Cover Crop/And Erosion Control Matting:
Cover crop shall be a seed mix typically made up of quick germinating and fast
covering grasses, clovers, and/or wild flowers. Submit the specific seed mix for City
approval prior to application. The cover crop shall be applied at a rate sufficient to
provide 90% coverage within thirty (30) days.
The type of erosion control matting shall be as approved by the city and affixed to the
slope as recommended by the manufacturer. On slopes 3
feet or less in vertical height where adjacent to public walks or streets:
When planting occurs between August 15 and April 15, erosion control matting
shall be required.
During the remainder of the year, the cover crop and/or erosion control matting
may be used.
On slopes greater than 3 feet in height, erosion control matting shall be required and
a cover crop shall not be used, unless otherwise approved by the City.
b. Standard #2 -Ground Cover
One hundred (100%) percent of the area shall be planted with a ground cover known
to have excellent soil binding characteristics (planted from a minimum size of flatted
material and spaced to provide full coverage within one year).
c. Standard #3 -Low Shrubs
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Low spreading woody shrubs (planted from a minimum of 1-gallon containers) shall
cover a minimum of seventy (70%) percent of the slope face (at mature size).
d. Standard #4 -Trees and/or Large Shrubs
Trees and/or large shrubs shall be (planted from a minimum of 1-gallon containers)
shall be installed at a minimum rate of one (1) plant per two hundred (200) square
feet.
Slopes -6:1 or steeper and:
a. 3' or less in vertical height and adjacent to public walks or streets require at a
minimum Standard #1 (cover crop or erosion control matting).
b. 3'. to 8' in vertical height require Standards #1 (erosion control matting shall be
installed in lieu of a cover crop), #2 and #3. ·
c. In excess of 8' in vertical height require Standards #1 (erosion control matting
shall be installed in lieu of a cover crop), #2, #3, and #4.
Areas graded flatter than 6:1 require a cover crop per Standard #1 with temporary irrigation
when they have one or more of the following conditions:
a. Sheet graded pads not scheduled for improvements within 6 months of completion
of rough grading.
b. A potential erosion problem as determined by the City.
c. Identified by the City as highly visible areas to the public or have special conditions
that warrant immediate treatment.
21. PLEASE RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and
colored water use plan) for the next submittal. The submittal must be made to a Planning
Division staff member at the Planning counter along with a transmittal clearly indicating what
the submittal is for (i.e. Conceptual Plan re-submittal). Please provide a written response to all
comments clearly indicating where and how each comment was addressed.
Effective March 15, 2023, Landscape Plan Check and Inspection Fees have
changed. For plan check reviews and inspections, initial fees include up to three
reviews. For fourth and subsequent reviews, additional fees will be required.
Landscape plan check and inspection fees are due at time of submittal.
The new fee schedule is available on the City of Carlsbad website:
https://www.carlsbadca.gov/departments/community-
. development/fJlanninq/landscape-plans
For any first time submittals of landscape plans (such as new Construction
Drawing, new Construction Drawing Revision, or new As-Built Plan) an Applicant
must make an on-line appointment for the first submittal.
Make a Development Services (Planning, Building, or Land Development Engineering)
appointment online by going to: www.carlsbadca.gov/cdappointments
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\ For landscape resubmittals, the City does not require an appointment at this time.
Fire Department:
Plans shall be submitted for technical review to Fire for compliance with all fire and building codes. Fire
will review for code compliance for the following areas: Architectural, Hazardous Materials Chemicals &
Storage Configuration, Above Ground Tanks, Fire Sprinklers, Fire Alarms, and Fire Lanes. Applicant shall
define the location of the H Occupancy rooms.
Building Division:
Please see attached comments.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning Division: Shannon Harker, Senior Planner, at (442) 339-2621
• Land Development Engineering: Linda Ontiveros, Project Engineer, at (443) 339-2773
• Fire Department: Randy Metz, Fire Marshal, at (442) 339-2661
Sincerely,
ERIC LARDY, AICP
City Planner
EL:SH:JC
Enc: Engineering redlines (provided via email 4/26/23)
Landscape redlines
Building Department comments
c: Kazuyuki Sanada, 501 Via Del Monte, Oceanside, CA 92058
Linda Ontiveros, Project Engineer
File Copy
Data Entry/Laserfiche
Ca!fof
Carlsbad
Memorandum
April 6; 2023
To:
From:
Re:
Shannon Harker, Project Planner
Jason Pasiut, Building Official
PRE2023-0011 • PLNG-Preliminary Review • Shannon Harker
PRELIMINARY REVIEW
The Building Division has no comments at this time regarding this latest submittal for conceptual plan
review. The following comments are provided courtesy of the Building Division and will need to be
clearly detailed in your final design prior to submitting for building permit construction plan review. The
Building Division will not need to see these preliminary plans again:
Carlsbad requirements:
CLIMATE ZONE 7
SEISMIC (R=6.5) = .12 W; SOC= D; Sos ;c: .75, Sl.00; D1/D2
RAINFALL ("/hr.): 3.7"
WIND VELOCITY: 96mph
2019 / 2022 California codes are adopted
o Consideration for accessible stalls, EV stalls, and accessible EV stalls needs to be detailed into the
plans that will be submitted for Building Division plan review.
o Areas along the accessible path from the public way to the entrance to the facilities that exceed 5%
slope will need to meet the minimum standards for ramps. CBC 1003.5.
o Sheet A0lO: If the exterior stair leads down to an employee work area consideration for a ramp will
need to be included in the design. An accessible path of travel is required to employee work areas.
o Carlsbad Climate Action Plan triggered for tenant improvements in excess of 200k. Please refer to
Carlsbad form B-50 for specific requirements. Include details on the plans for all CAP compliance
measures required.
o Refer to Carlsbad municipal code section 18.21.040 for specific EV charger requirements. For
example, for 118 standard stalls: 25 EV capable and 6 EV installed spaces are required.
o Showers are required for the "F" occupancy.
o Designate which "H" occupancy is being proposed and provide a hazardous materials report to
justify quantities. -
o One-hour separation required between the Breakroom and QC lab.
Cal Green review:
o Bicycle parking details per the CalGreen code will need to be shown on the plans. Refer to CCGBSC
section 5.106.4.1.1-2.2.
Community Development
1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I www.carlsbadca.gov
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April 6, 2023
Page 2
o Light pollution reduction details per the CalGreen code will need to be shown on the plans. Refer to
CCGBSC section 5.106.8.
o Shade trees in the new at-grade parking facility will need to be shown on the plans. Refer to CCGBSC
section 5.106.12.
o Separate submeters or metering devices shall be installed for the uses described in CGBSC sections
5.303.1.1 and 5.303.1.2.
o 100 percent of trees, stumps, rocks and associated vegetation and soils resulting primarily from land
clearing shall be reused or recycled. For a phased project, such material may be stockpiled on site
until the storage site is developed. Refer to CCGBSC section 5.408.3.
If the applicant has any questions, please call me at 442-339-2788.
Jason Pasiut
Building Official -Community Development