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HomeMy WebLinkAboutHDP 96-14; Taylor Made Golf; Hillside Development Permit (HDP) (17)September 9, 1996 Smith Consulting Architects 5355 Mira Sorrento Place, #750 San Diego CA 921 21 SUBJECT: PRE 96-41 - Taylor Made Golf APN: 21 2-130-01, 02, 05, and 06 A preliminary review of your project was conducted on September 5, 1996. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The Drelirninarv review does not represent an in-depth analvsis of your proiect. Additional issues of concern rnav be raised after vour amlication is submitted and processed for a more specific and detailed review. Plannina: 1. The proposed site is located within the Carlsbad Research Specific Plan Area and as such, all development must comply with the requirements of Specific Plan 181. No planned industrial permit is required within this specific plan area, therefore, the project is considered ministerial requiring only a building permit. Normally ministerial projects are not subject to environmental review, however, in accordance with Section 19.04.070 of the Carlsbad Municipal Code, the Planning Director has excepted this project from the exemptions in the State CEQA guidelines for ministerial projects due to the potential safety impacts from golf balls hitting cars along College Boulevard and potential biological issues raised by encroachment into open space. Environmental issues which should be addressed include the following: a. Safetv of the travelinn Dublic. The proposed range appears to be approximately 300 yards long with golf balls aimed directly towards College Blvd. Staff has public safety concerns with the project in respect to the potential for errant golf balls striking vehicles and pedestrians utilizing College Blvd. The City recently received a request from another golf test facility to increase the length of their test driving range from 280 yards to 310 + yards because the present length is considered inadequate. It would seem logical to assume that the 300 yard range at your facility may be inadequate as well. Staff strongly suggests revising your site plan to accommodate a longer range or perhaps considering another site. One alternative you may wish to consider is that of purchasing a small amount of land to the southeast to lengthen the proposed driving range. A golf test facility at any location will require the submittal of a trajectory analysis. The analysis should also include 2075 Las Palmas Dr. Carlsbad, CA 92009-1576 * (619) 438-1161 - FAX (61 9) 438-0894 49 .- PRE 96-41 - TAYLOR ~ADE GOLF SEPTEMBER 9, 1996 PAGE 2 discussion of the proposed fence height and substantiation that golf balls will not be hitting cars on College Boulevard. Mitigation measures included as a requirement of the environmental review would restrict use of the facility and would require the owner to accept liability for personal injury and property damage from use of the test facility. b. Natural oDen sDace. The subject site includes land designated as natural open space by tentative map CT 85-24. Environmental review of this issue will require review of the site by a biologist to determine whether or not proposed mitigation areas are viable mitigation locations. The biologist should also address plant materials, methods of installation and irrigation, as well as potential monitoring until the plant materials are mature and well-established. 3. It is not possible to determine from the submitted plans, whether or not a grading permit or Hillside Development Permit would be required to process this proposal. Either of these actions would also initiate environmental review. After review of the above issues as well as any potential grading issues, if all environmental impacts can be mitigated, a Mitigated Negative Declaration would be issued by the City followed by a required 20 day public review period. 4. The proposal does not include architectural design, however, we would like to call attention to the superior styles of architecture existing within the specific plan area. The City would like to encourage the incorporation of a variety of design elements and materials into your proposed building reflective of some of the aesthetically-designed buildings in the park rather than the more modest, painted, tilt-up concrete buildings erected recently. In addition, building articulation should be provided along both the College Blvd. elevation and the east-facing elevation. Although these elevations may be considered the "back" sides of the structure, they face designated scenic corridors and should include articulated design elements. 5. Land uses within the proposed structure were not designated, therefore, the provided parking could not be analyzed. However, when plans are submitted for building permits they should include a breakdown of parking by land use as follows: office at 1 :250', manufacturing at 1 :400' plus one stall for each vehicle used in conjunction with the use, and warehouse at 1 :1000' plus one stall for each vehicle used in conjunction with the use. Because your business includes hand assembly operations, it is strongly recommended that you provided more than the minimum number of parking spaces. Parking stalls should not overhang the landscape areas. 6. The outdoor eating area should be provided at a minimum of three hundred square feet for each five thousand square feet of building area. I t F PRE 96-41 - TAYLOR MALIE GOLF 6 I SEPTEMBER 9, 1996 PAGE 3 I 7. If the relocation of Fermi Court is approved, a street name change must be processed to rename Fermi Court as Taylor Court. Enaineerina: 8. 9. IO. 11. 12. 13. In general, painted crosswalks are allowed only at signalized intersections and adjacent to schools. The painted crosswalk proposed on Salk Avenue does not meet this criteria and should be removed from the plan. Pedestrian ramps should be provided at the Salk Avenue/Fermi Court intersection and directly across on the south side of Salk Avenue. Future plans should indicate the type of fencing or other barriers to be utilized around the test range to prevent golf balls from landing on the surrounding streets. . This project will require a street vacation and dedication if the alignments and locations of Salk Avenue and Fermi Court differ from their existing alignments and locations. This project will require a lot line adjustment if lot lines differ from their existing configuration. This project is subject to comply with the National Pollutant Discharge Elimination System (NPDES) permit, which requires the provision of best management practices to reduce surface pollutants to an acceptable level prior to discharge. All onsite surface runoff should be directed to flow through a landscape swale prior to reaching any inlets or catch basins. Please contact Adrienne Landers at (61 9) 438-1 161, extension 4451 if you have any questions. Assistant Planning Director GEW:AL:bk C: Bobbie Hoder File Copy Data Entry