HomeMy WebLinkAboutPRE 2023-0055; 5801 AND 5807 VAN ALLEN WAY; Admin Decision LetterNovember 2, 2023
TIM SCHULZE
11750 SORRENTO VALLEY ROAD, SUITE 100
SAN DIEGO, CA 92121
SUBJECT: PRE 2023-0055 (DEV2023-0129)-5801 AND 5807 VAN ALLEN WAY
APN{S): 212-120-01-00, 212-120-02-00
Dear Mr. Schulze,
Ccityof
Carlsbad
8FILE COPY
Thank you for submitting a preliminary review application for site plan revisions that is proposing to
replace existing onsite landscaping and a drive-aisle for the addition of 45 new surface parking spaces on
two (2) properties located at 5801 Van Allen Way (Lot 75) and 5807 Van Allen Way (Lot 74) within the
Carlsbad Research Center Specific Plan. Existing development and uses on these two properties are as
follows:
Lot 74 (5807 Van Allen Way): One-story Building, 47,496 square feet (sq. ft.) gross floor area
Office: 6,900 sq. ft.
Manufacturing: 35,596 sq. ft.
Warehouse: 5,000 sq. ft
Parking Provided: 100 spaces
Lot 75 (5801 Van Allen Way): One-story Building, 54,414 square feet (sq. ft.) gross floor area
Manufacturing: 49,414 sq. ft.
Warehouse: 5,000 sq. ft
Parking Provided: 49 spaces
Both properties share in the combined total of 149 parking spaces via a joint use parking agreement
recorded on October 17, 2023 (DOC#2023-0282727).
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 Division:
General
1. General Plan and zoning designations for the property are as follows:
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
PRE 2023-0055 (DEV2023-0129)-5801 AND 5807 VAN ALLEN WAY
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a. General Plan: Planned Industrial (Pl)
b. Zoning: Heavy Commercial (C-M)
c. Specific Plan: Carlsbad Research Center Specific Plan (SP 180)
2. The project requires the following permits:
a. Grading Plan and Permit (see Land Development Engineering below for specifics)
b. New Landscape Plans and/or Landscape Plan Revisions
3. 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.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.
4. AMEND 2023-0001 analyzed SMAC's operations within two buildings on two separate lots with a
reduced parking requirement approved after submittal of a parking study prepared by a professional
traffic consultant (Urban Systems Associates, Inc, March 3, 2023). The project description included as
part of this preliminary review application indicates that SMAC intends to vacate the building located
on Lot 75 (5801 Van Allen Way) and consolidate operations entirely within the 47,496 square foot
building located on Lot 74 (5807 Van Allen Way), thus freeing up Lot 75 (5801 Van Allen Way) for a
future business opportunity. In answer to Bullet No. 7 attached to the preliminary review application,
adding 45 total parking·spaces to the two (2) existing lots should not trigger a further amendment.
The March 3, 2023 Urban Systems parking study demonstrated that SMAC's operational demand
requires approximately 0.726 parking spaces per 1,000 square feet. Assuming SMAC's operations
remain the same and applying this parking ratio to the 47,496 square foot building on Lot 74, SMAC
would require 35 parking spaces total. With the addition of 45 new parking spaces as proposed in this
preliminary review application, total parking over the two lots would increase from 149 spaces to 194
spaces total. Subtracting the 35 parking spaces assigned to SMAC operations, and Lot 75 would have
159 parking spaces at their disposal to share through an existing joint use parking agreement.
Regardless of the additional parking being proposed, each future use will still need to be analyzed to
verify that: 1) the use is permitted in the C-M zone (CMC Section 21.30.010) and; 2) that adequate
parking exists on site per the parking ordinance (CMC Chapter 21.44).
PRE 2023-0055 (DEV2023-0129) -5801 AND 5807 VAN ALLEN WAY
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5. In answer to Bullet No. 2 attached to the preliminary review application, the non-discretionary
permits associated with this proposal would not require further CEQA review.
6. The preliminary review exhibits show removal of existing landscape to allow for new areas to be
created for the development of surface parking stalls; as well as the removal of an existing drive-aisle
and loading area(s) to also allow for new areas to be created for the development of surface parking
stalls. The Planning Division doesn't have issues with the proposed removal of landscape and the
addition of parking stalls, provided the dimensions of the proposed parking stalls meet the minimum
requirements outlined in CMC Section 21.44.050 and all applicable policies of the City's Landscape
Manual are adhered to. The city's landscape manual is linked here for ease of reference:
https://www .ca rlsbadca .gov /home/showpu bl is heddocument/234/637 42597 4086270000.
The additional parking stalls may require planting of new landscape and trees that are not currently
shown on the preliminary review exhibits. You'll want to refer to the applicable parking lot and
perimeter landscape requirements in the manual.
7. Please dimension all parking stalls and drive-aisle widths. Where new parking spaces are being
proposed perpendicular to a drive aisle, a minimum 24-foot back up area is required.
8. The replacement of a drive-aisle located between Lots 74 and 75 with six (6) new parking spaces
together with the replacement of a loading area with two (2) new parking spaces in line with an
existing at-grade loading bay associated with the building located on Lot 75 may be problematic from
a truck turning radius requirement through the parking lot. Please consult with Land Development
Engineering before proposing removal of said drive-aisle between the two (2) lots.
9. Please continue the landscape median located between the six (6) new parking spaces proposed in
the existing drive-aisle being replaced between Lot 74 and 75. Remove asphalt paving and provide
landscape plantings and trees. Continue existing curb at edge of parking lot.
10. Many of the proposed parking spaces are in areas on site that currently function as existing loading
areas adjacent to grade level roll up doors. As it pertains to required parking, loading areas are for
loading and required parking is for parking of employees and visitors to the site. Parking and loading
areas do not serve a dual purpose. Please clarify intent and revise accordingly.
11. Please replace any hardscape with landscape in the areas fronting the grade level roll up doors where
the preliminary review exhibits are proposing to replace loading areas with parking stalls. In these
areas, replace existing asphalt with sidewalk adjacent to the building consistent with the adjacent
sidewalks to each side.
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 2023-0055 (DEV2023-0129)-5801 AND 5807 VAN ALLEN WAY
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Land Development Engineering Division:
1. Clearly show the proposed improvements on top of an existing site plan. Proposed improvements
should be bold and existing improvements should be screened back.
2. Provide a geotechnical report to support the feasibility of infiltration for porous pavement. If
infiltration is infeasible, the proposed porous asphalt parking areas shall be considered impervious
and subject to water quality calculations.
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. If the amount of impervious surface created or replaced exceeds 5,000 square feet, this
project will be subject to Priority Development Project (PDP) requirements and a Storm Water Quality
Management Plan (SWQMP) shall be submitted with the discretionary application and shall include
calculations for water quality and hydromodification.
4. Based on this project's General Plan Land Use designation of Planned Industrial (Pl), this project is
subject to the City of Carlsbad trash capture requirements. Please incorporate trash capture measures
on the project plans. Prepare a preliminary trash capture storm water quality management plan, or if
it is determined this project is a Priority Development Project (PDP), applicant shall incorporate trash
capture calculations into the overall Storm Water Quality Management Plan (SWQMP).
5. Please provide a Preliminary Title Report (current within the last six (6) months).
6. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report
on the site plan. Particularly, there is an existing water easement recorded 10/7/1994 as document
1994-0593469 north of 5807 Van Allen Way.
7. This project requires an encroachment agreement for proposed pervious pavement in the Carlsbad
Municipal Water District (CMWD) Easement.
8. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards. This project may require a grading permit and grading plan.
9. Please delineate and annotate approximate topographic contours for existing and proposed
condition. Provide 1-foot contours for slopes less than 5%; 2-foot intervals for slopes between 5% and
10%, and $-foot intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
10. Please provide spot elevations for the new curb. If retaining walls will be proposed, show and label
top of wall, and bottom of wall elevations. Show these elevations at each end of the wall and in the
middle. Also show the worst condition elevation.
11. On the site plan, please 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.
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12. Please show and call out the existing water line and all the appurtenance, fire hydrants, services,
meters, and backflows per City of Carlsbad Dwg. No. 330-7 and 355-6 located in the drive aisle north
of 5807 Van Allen Way.
13. It appears that the existing fire hydrant, backflow, and meter may need to be relocated based on this
project. Please show all relocated utilities on the project plan. A proposed water easement and
vacation of a portion of the existing water easement may be required based on relocation.
14. Please address the comments on the attached red lined plan.
15. 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.
16. Once earthwork quantities, an infiltration feasibility for pervious pavement, and an impervious area
exhibit is provided, the Land Development Engineering Division can determine if a grading permit will
be required.
Building Division:
1. This proposal is subject to state green building code standards such as tree canopy and EV parking;
and building code standards such as ADA. Conformance with these standards may impact design,
layout, the number of parking spaces added, and/or implementation costs.
Fire Department:
1. Any changes to Fire Lane configurations due to new parking spaces shall be submitted to and
approved by the Fire Department prior to changing any of the parking configurations.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jason Goff at the number below. You may also contact each department individually as follows:
• Planning Division: Jason Goff, Senior Planner, at (442) 339-2643
• Land Development Engineering: Nicole Fine, Project Engineer, at (442) 339-2744
• Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661
• Mike Strong, Interim Building Official, at (442) 339-2721
Sincerely,
ERIC LARDY, AICP
City Planner
EL:CJ:JG:ES
c: Justin Loiacono, Harbor Associates, 12501 Seal Beach Boulevard, Suite 225, Seal Beach, CA 90740
Nicole Fine, Project Engineer
Randy Metz, Fire Prevention
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