HomeMy WebLinkAboutPIP 00-05; Carlsbad Airport Center Lot 23; Planned Industrial Permit (PIP) (12)September 20,2000
Mr. Andrew Gracey
Callaway Golf
2285 Rutherford Road
Carlsbad, CA 92008 ..
SUBJECT: PRE 00-62 - INDUSTRIAL SHELL BUILDINGS ON DRYDEN PLACE
LOTS 23 & 24, CT 81-46, APN: 212-091-02 & 03
A preliminary review of your project was conducted on September 11, 2000. 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 preliminarv
review does not represent an in-depth analvsis of your proiect. Additional issues of
concern mav be raised after your application is submitted and processed for a more
specific and detailed review.
Plannina Department
General Information & Processing
1. Following are the land use designations for the subject property:
0 Zoning: Planned Industrial (P-I).
General Plan Land Use designation: Planned Industrial (PI).
2. The proposed development will require a Planned Industrial Permit (PIP). You will need
to file a separate PIP application and environmental impact assessment form for each
lot. The Planning Director may approve a PIP, subject to the following:
0 The General Plan and the Carlsbad Airport Centre Specific Plan (Case No. SP
0 Zoning Ordinance, including the Planned Industrial Zone regulations in Chapter
0 April 1994 Comprehensive Land Use Plan for the McClellan-Palomar Airport;
0 City of Carlsbad Landscape Manual, adopted November 13, 1990, and;
0 Local Facilities Management Plan for Zone 5.
181A);
21.34;
Please note that the schedule of planning fees, the municipal code, and other city
information are available on the City of Carlsbad website, www.ci.carlsbad.ca.us.
Application forms, submittal requirements, the Landscape Manual, and specific plans
are available at the Planning Division counter. You may contact the counter at (760)
602-46 1 0.
3. The plans provide insufficient information to determine with certainty whether a Hillside
Development Permit would be required on either lot. In some cases, Zoning Ordinance
Chapter 21.95 (Hillside Development Regulations) exempts from a Hillside Development
Permit single lot projects that propose limited additional development of previously
approved manufactured'slopes. This may be applicable to this proposal. Please refer
specifically to Section 21.95.040 for specific details.
1635 Faraday Avenue Carlsbad, CA 92008-7314 (760) 602-4600 FAX (760) 602-8559 www.ci.carlsbad.ca.us @
PRE 00-62 - INDUSTRIAL SHELL BUILDINGS ON DRYDEN PLACE
September 20, 2000
Pacle 2
4. As part of an application for a PIP, you will need to provide written approval from the
Carlsbad Airport Centre Owners’ Association. The Association’s phone number is (760)
929-2275.
5. A 200-foot wide San Diego Gas and Electric easement crosses Lot 23. When its
facilities are involved in proposed development, SDG&E encourages early consultation
with developers (e.g., before plans and environmental documents are prepared). To
avoid delays, staff recommends you contact the company immediately. If possible,
SDG&E approval should be obtained and submitted as part of the application package.
If this is not feasible, a condition of approval will require the company’s clearance before
the City grants any additional entitlements, such as the issuance of a grading permit.
You may direct questions about construction in the power line easement to John
Hernandez, Land Management Representative, Sempra Energy (SDG&E), at (858) 654-
1238. General information about SDG&E’s development review process and concerns
is also attached.
6. The Comprehensive Land Use Plan (CLUP) for McClellan-Palomar Airport indicates
both lots are in the Flight Activity Zone. This zone identifies the areas where most
aircraft-related problems, such as crashes, are likely to occur. Such areas, the CLUP
says, should be free of intensive development and all uses involving the assembly of
more than 100 persons. In addition, the CLUP also establishes noise contours around
the airport and the general land uses that are compatible with the noise levels identified
by the contours. Please see the attached applicable excerpts from the CLUP.
According to the CLUP noise contour map, the subject lots appear to be in the 75 CNEL
contour. Conversely, CLUP text clearly states the 75 CNEL contour is contained within
the airport boundary. These are apparent contradictions the San Diego Association of
Governments (SANDAG), which serves as the Airport Land Use Commission, needs to
sort out. The noise/land use compatibility matrix in the CLUP indicates commercial and
industrial uses are not permitted on properties in the 75 CNEL contour.
Upon formal submittal, staff will route your plans to SANDAG, enabling us to determine
whether the project is compatible with Flight Activity Zone and noise standards. Prior to
submittal, we recommend you contact Mr. Jack Koerper of SANDAG staff for further
information on this matter. Staff has sent a copy of this letter to him.
7. On September 20, the Planning Commission is scheduled to consider amendments to
the City’s Sign Ordinance. The changes affect the industrial zones and would replace
the Carlsbad Airport Centre Specific Plan sign standards. Please contact the Planning
Division counter if you would like a copy of the Sign Ordinance amendments proposed.
Plan Comments on Lots 23 and 24
8. Staff cannot perform a thorough review of the site plan because no scale is stated and
the plan does not appear to be drawn at any common scale. Therefore, we are unable
to determine compliance with many requirements, such as setbacks, parking space and
drive dimensions, and planter dimensions. We also cannot verify the lot dimensions or
area as none are provided. And, as previously mentioned, plan information is
inadequate to determine compliance with slope development standards. Finally, it is
difficult to locate some property boundaries, especially on Lot 24, and identify what the
various lines shown on both lots represent.
PRE 00-62 - INDUSTRIAL SHELL BUILDINGS ON DRYDEN PLACE
September 20,2000
As a general comment, please ensure that plans submitted with a formal PIP application
are prepared according to the application requirements for Planned Industrial Permits.
9. Project plans provide insufficient information to determine whether the following Airport
Centre Specific Plan standards are met. This is not a complete list of requirements.
Setbacks
0 Street: 30 feet (Parking may encroach to within 10 feet of the right of way line; no
0 Side: 10 feet, and;
0 Rear: 25 feet (Parking may encroach to within 10 feet of the rear property line;
parking overhang is permitted.);
no parking overhang is permitted.).
Landscaping
0 General: A minimum 15% of the area of each lot shall feature irrigated
landscape. All designated undeveloped areas such as setbacks and areas not
used for parking or storage shall be landscaped with ground cover, shrub, and
tree materials;
0 Parkway landscaping: The entire area between the street curb to 10 feet beyond
the right of way line shall be landscaped;
0 Parking lot screening: In the Dryden Place parkway, berms, 18-30 inches high
depending on site topography, shall be provided. Parking in side setbacks shall
be screened from streets and adjacent properties with evergreen plants, and;
0 Parking lot trees: One tree per every 5 parking spaces shall be provided in the
parking area. Based on the number of parking spaces and trees proposed, it
appears that both lots fall short of this requirement (Staff did not count trees
shown along the building.). Trees shall be evergreen and canopy. In the
SDG&E easement, the types and heights of trees are, limited. Attached are
standards from SDG&E on improvements in power line easements, including a
recommended tree list; this information should be verified with the company.
Plan Comments on Lot 23
IO.
11.
12.
The proposed square tree planters in the parking lot are not permitted. Instead, the
design of the parking lot landscape areas shall be according to the City’s Landscape
Manual. The manual requires a continuous planting strip to separate opposing parking
spaces and planting islands alongside and parallel with parking spaces. By department
policy, the planter islands should be separated by no more than 10-12 spaces.
Furthermore, no car overhangs into landscape areas are permitted.
The Planned-Industrial Zone standard for employee eating areas, found ‘in Zoning
Ordinance Section 21.34.070 (3), requires a minimum 300 square feet of outdoor eating
area for each 5,000 square feet of building area. Thus, the 2,200 square feet of
outdoor patio proposed is about 800 square feet short of the requirement. However,
Planning Department Administrative Policy 19 (enclosed) clarifies that 40% of the
outdoor eating area required may be located indoors. The Policy also states that an
eating area located outdoors may be proposed in a rear or side setback only if warranted. Further, the Zoning Ordinance standards require the eating areas to offer a
sense of privacy and be provided with outdoor furniture.
The Preliminary Review application submitted describes both planned buildings as
“shells” with no particular use for either proposed. According to Planning Department
Administrative Policy 14 (enclosed), the parking requirement for such buildings on
PRE 00-62 - INDUSTRIAL SHELL BUILDINGS ON DRYDEN PLACE
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Pacle 4
industrial lots is to be calculated at the Zoning Ordinance standard for research and
development uses, which is one space per every 250 square feet of gross floor area.
Based on this requirement, Lot 23 is 42 parking spaces short of the needed number.
13. The attached SDG&E restrictions on improvements in power line easements prohibit
lighting standards. This may affect site lighting proposed.
Plan Comments on Lot 24
14. The proposed location of the two trash enclosures is not acceptable since it cannot be
accessed without use of adjacent parking spaces.
15. Where is the loading area? It does not appear there is a location for it that would not
interfere with car maneuvering area.
Building Design
16. Building architecture for Lot 23 lacks needed variation and interest. To improve the
visual appearance, the Carlsbad Airport Centre Specific Plan requires buildings to
incorporate, among other things, varied roof and wall planes and enhanced architecture
at building entries. Particularly important is an improved, enriched appearance on the
east and the very long south building elevations since they are visible to Dryden Place.
17. The greater elevation of Dryden Place in relation to portions of the lots will cause site
and building improvements to be quite noticeable to motorists approaching from
Palomar Oaks Way. Along with quality architecture, thoughtful screening and
placement of mechanical equipment, especially if on the roof, is needed.
Enaineerina Department
Engineering Department staff have completed a preliminary review of the above-referenced
project. Prior to formal application submittal the following items must be adequately
resolved/addressed:
1. Thank you for indicating the existing utilities (i.e., storm drain, water, sewer, etc.).
Staff, however, could not tell if there is existing concrete sidewalk along the project’s
frontage. Please verify and revise as necessary. Also, please show proposed on-
site facilities/utilities (i.e., fire hydrants, looped water line, light standards, etc.).
2. Please indicate proposed pad and finished floor (FF) elevations on the site plan.
3. Please show the proposed driveway grades on the site plan.
4. Clear Caltrans “corner” sight distance must be met at the proposed driveways. Therefore, please show 330’ of clear sight distance on the site plan and preliminary
landscape plans.
5. Please show a Vicinity Map on the site plan indicating where the site is located.
6. Please show a “North” arrow and scale on the site plan.
7. Please label the street fronting the property (Dryden Place?).
PRE 00-62 - INDUSTRIAL SHELL BUILDINGS ON DRYDEN PLACE
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8. Please fully dimension the site plan and fronting street. On-site drive aisles must
have a minimum width of 24’, unless they are adjacent to a parallel loading area;
then the drive aisle must have a minimum width of 32’.
9. Please show on the site plan, any driveways and street intersections across the
street from the site.
IO. Please be advised, each lot is limited to one (1) driveway in .accordance with the CT
81-46 ‘Access Exhibit.’ Therefore, two (2) driveways must be deleted. Since each
lot can only have one (1) driveway, please widen the proposed driveways to a 30’
minimum width.
11. Please indicate how a truck with a 42’ (Caltrans 407-E) and 60’ (Caltrans 407-D)
turning radius will circulate throughout the site.
12. Please provide 5’ offsets at proposed parking stalls which are located at 90’
adjacent to each other.
13. Please be advised, if these parcels have different property owners then the
developer must obtain private slope easements from the adjacent property owners
for any grading/slopes that are located off-site. Staff could not determine the extent
of grading being proposed.
14. Please show typical street sections for all streets on the site plan. Indicate existing
and proposed improvements on the typical sections and whether the street is public
or private.
’ 15. A recent Preliminary Title Report (PR), issued within six months of formal application
submittal, will be required for the proposed project.
16. All easements and encumbrances, as identified in Schedule ‘B’ of the PR, must be
indicated on the site plan. The future disposition of all easements and
encumbrances must also be identified (i.e., “easement to remain,” “easement to be
quitclaimed,” etc.).
17. The complete property boundary must be shown on the site plan in accordance with
the property legal description in the PR. The property boundary must include all
bearings and distances.
18. Please indicate how National Pollutant Discharge Elimination System (NPDES)
criteria will be met. This could include, but not be limited to, doing one or a
combination of the following: directing surface run-off through vegetated swales
prior to discharge to a storm drain or the public right of way, constructing a
gravel/sand/filter system, constructing de-pollutant basins, etc. Please be advised,
this is a maior staff issue of concern. Show these pollutant mitigation measures on
the site plan and preliminary landscape plans.
19. Indicate the project‘s proposed Average Daily Traffic (ADT) on the site plan.
20. Please indicate the project’s grading quantities in cubic yards (cy) of cut/fill and
importfexport, including any remedial grading. Also, indicate the cy/acre of grading
PRE 00-62 - INDUSTRIAL SHELL BUILDINGS ON DRYDEN PLACE
a. September 20,2000
Paqe 6
21.
22.
23.
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for the project.
Please show all proposed topography, grading and drainage patterns for the site.
Please be advised, a grading plan and permit will probably be required for this
project. Since grading quantities were not indicated on the preliminary site plan,
staff could not make a determination at this time.
At formal application submittal, please submit a hydrology analysis that shows the
pre and post developed flow (Q in cfs) and velocity (V in fps) that is discharging from
the site. Determine and discuss in the report if the existing public storm drain system
has the capacity to handle any increase in surface runoff flows. If the existing storm
drain cannot accommodate the increased flows, then the project will be required to
mitigate this impact by one of the following methods: 1) Construct an
additionaVparalle1 storm drain system; 2) Remove and reconstruct the existing storm
drain system; and/or, 3) Fully detain post-developed flows on-site. Please be
advised, the storm drain oriqinallv constructed with this subdivision may be
undersized. Staff has serious concerns reqardinq this issue.
Please show water demand on the site plan for potable water, fire service and
recycled landscape/slope irrigation in gpm and psi. Also, please show on the site
plan what is inside the existing “water meter vault,” i.e., number and size of meters,
etc.
Please show proposed on-site fire hydrants and an on-site looped water system
between these lots back to the street.
Please be advised, the Carlsbad Municipal Water District (CMWD) Recycled Water
Master Plan indicates that a 4 and 8” recycled water line should be constructed to
provide recycled water to this project. It may be incumbent upon the project to
construct these lines, or a portion of these lines. At a minimum, recycled water
meters must be installed for the project.
A note on the preliminary site plan states, “Existing slope planting to be installed per
City Drawing (DWG) 241-6L . . . .” DWG 241-6L only covers CT 81-46 Phase II.
This project was mapped in accordance with CT 81-46 Phase I. So, DWG 241-61,
does not cover this area. Therefore, please explain what this note means and verify
and revise as necessary.
Please be advised, this property may be located in various Fee Districts. Depending
on the District, the applicant may be required to sign a consent and waiver agreement for payment of a facilities fee, as well as, pay the facilities fee, prior to
any building permits being issued on the property. The project’s PR should indicate
if the property is located in any applicable Fee Districts.
Please submit the formal site plan on 24” x 36” plan sheets.
This preliminary review does not constitute a complete review of the proposed
project, additional items of concern may be identified upon formal project application
submittal.
A red-lined check print is enclosed for the applicant‘s use in making the requested
PRE 00-62 - INDUSTRIAL SHELL BUILDINGS ON DRYDEN PLACE
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Pacle 7
revisions. This check print should be returned with the formal application
submittal to facilitate continued staff review.
Fire Department
Preliminam comments: This commentary identifies missing information that must be included
with the official project submittal. It may also identify fire protection issues associated with the
project.
1. Lot 23 ..
0 Two on-site hydrants will be required;
0 State the intended use of the building, and;
0 Roof venting and fire Sprinklers must be designed to protect high piled storage.
2. Lot 24
0 Two on-site hydrants will be required;
0 State the intended use of the building, and;
Roof venting and fire Sprinklers must be designed to protect high piled storage.
If you have questions about this letter, please contact the following people:
0 Engineering Department: Mike Shirey, Associate Engineer-
0 Fire Department: Mike Smith, Fire Division Chief - Fire Prevention, at (760) 602-
0 Planning Department: Scott Donnell, Associate Planner, at (760) 602-4618.
Engineering/Development Services, at (760) 602-2747.
4660.
GEW:SD:cs
c: Durkin Development, 23/244660 La Jolla Village Dr, #180, San Diego, CA 92122
Steve Hal, IChapo & Hall Architects, 777 S Highway 101, Ste 210, Solana Beach, CA
92075
Mr. Jack Koerper, San Diego Association of Governments, Suite 800401, “B” Street,
San Diego, CA 92101
Michael J. Holzmiller, Planning Director
Dennis Turner, Team Leader
Mike Shirey, Project Engineer
Mike Smith, Fire Prevention