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HomeMy WebLinkAboutPIP 95-02; Dominie Press; Planned Industrial Permit (PIP) (9)December 22, 1994 Kenneth D. Smith 435 W. Bradley Avenue, Suite C El Cajon, CA 92020 SUBJECT: 9464 - DOMINIE PRESS, INC. APN: 1'2-092-08 Preliminary review of your project was conducted on December 22, 1994. Listed below are the direction and comments on the overall concept of your project. The Drellminarv review does issues raised by staff. Please note that the purpose of a preliminary review is to provide you with not represent an in-depth analysis of vour proiect. Additional issues of concern mav be raised after vour application Is submitted and processed for a more specific and detailed F m. Plannina 1. Development on the subject parcel will be regulated by,th,e Planned Industrial (PM) Zone (Chapter 21.34 of the Carlsbad Zoning Ordinance), and the provisions of the Carisbad Airport Centre Specific Plan (SP 181-A). Implementing the regulations of these documents-will.assistin the design of an.approvable project on the site. The approval of a Planned Industrial Permit (PIP) by the Planning Director is required prior to the issuance of any building permits. 2. On the cover sheet of the plans, indicate the total ehployee eating area requirement. Then indicate the amount of square footage provided for (1) indoor eating areas, and (2) outdoor eating areas. Reference section 21.34.070(3)(A-F) regarding the calculation of this requirement and the objectives of privacy, landscaping and amenities associated with outdoor eating areas. 3. Check the most recent American Disabilities Act (ADA)/Caliornia Uniform Building Code requirements regarding handicap accessibility proGsions. Staff believes that a handicap ~ " accessible pathway will be required from the sidewalk adjacent to Kellogg Avenue to the walkway/sidewalk area in front of the handicap vehicle spaces thiit leads to the main entrance of the building. 4. Printing uses are only allowed within the Specific Plan in Area 2 and requires approvals other than just a PIP. The subject site is not in Area 2 and therefore is not allowed to develop with a printing use. The plans indicate that this use will only involve warehouse and office uses; no printing activities are proposed. A PIP approval for this site will likely include a condition preventing printing uses in conformance with the Specific Plan. 5. No landscape plans were submitted with this review. The landscape plan Submitted with afuture PIP submittal must be consistent with the specific Plan and the Cky's Landscape Manual where applicable. . -I 2075 Las Palmas Drive - Carlsbad, California 92009-1576 - (619) 438-1 161 @ ,, . " DECEMBER 22.1994 PAGE 2 6. 7. 8. 9. IO. 11. 12. 13. 14. Per the specific plan, parking lot trees including canopy trees must be provided within the parking area (not setbacks) at a ratio of 15. With 34 parking spaces proposed, a minimum of 7 parking lot trees (15 gallon minimum) will be required. Landscaping plans must also show slope landscaping and ground cover for the vacant undeveloped portion of the site. It is staffs understanding that a Community Facilities District (CFD) tax will continue to be assessed on the vacant, undeveloped portion of the site. Are there any plans for expansion or future development into the undeveloped portion of the site. If so, an approved PIP will require an amendment at that time. The ability to develop in this area will be dependent on the land uses'being proposed and the ability to design a project that meets all applicable development and design standards. Staff recommeds that you consult with Coast Waste Management to review the proposed location of the trash enclosures to ensure adequate waste collection service. The approval of a PIP generally locks into place the square footage allocated to each use involved; in this case warehouse and office uses. The ability to re-arrange the uses involved, or introduce new uses (manufacturing, et?) 'will be based in part on the availability of parking provided on-site. The two foot parking overhang-shown on the eastern edge of the parking lot at the base of the sideyard slope is technically allowed by the code if approved by the Planning Section 21.44.110 of the Cis Zoning Ordinance (Parking) allows up to 25% of a non- Director. Staff discourages the use of parking overhang if other design options exist. residential project's required parking to be compact s$aces (8 x 15'). By converting the standard sized parking spaces in front of the building to 6 compact spaces, the need for parking overhang on the east side of the aisle adjacent to the slope base is eliminated. This would also allow for a median with trees wells adjacent to the south edge of the southern van handicap space. In addition, the large amount of undeveloped area assoc!etec! with this project offers many design ofions; ssaal ahna:ivzs 6xist which likely will prevent the proposal and allowance of parking overhang. Architectural exhibits as submitted appear to be bland and perhaps do not reflect the positive aspects of the building's design. All typical building colors and materials should be noted on the elevations. Any rooftop equipment must be shown along with any parapets or screening walls as part of a detailed rooftop plan/exhibit. Detailed architectural revlew will take place while processing the PIP and will be done in conjunction with the landscape plan review while implementing PM and Specific Plan design objectives and guidelines. The site is also subject to compliance with the McClellan-Palomar Comprehensive Land Use Plan (CLUP), whch regulates development and land uses adjacent to the airport. The CLUP is implemented by SANDAG with assistance from the City on a project by project basis. A brief analysis of the subject site and the CLUP appears to indicate that the-site is located between the 65 and 70 CNEL Airport Nolse co&ours. Per the Airport .. " " DECEMBER 22,1994 PAGE 3 Noise/Land Use Compatibility Matrix found within the CLUP, office uses located between the 65 and 70 CNEL contours are required to mitigate interior noise levels to 50 CNEL SANDAG can confirm the location of the site relative to airport noise contours. SANDAG or the City can sell copies of the CLUP. If interior noise mitigation is required. a noise study documenting the existing interior noise level is required prior to building permit. This will be a condition of the PIP. Any mitigation measures required to reduce existing interior noise levels to 50 CNEL as outlined in the noise study must be incorporated into the building plan specifications. Enaineerins 1. The loading space can accommodate a semi truck and trailer with a turning radius of 60 feet, 407D but single unit trucks with a 42 foot turning radius, 407E could not access the loading door from the side without blocking parking spaces. There is not enough room for turning the 407E truck into the loading area. The design appears to be limited to one truck at a time. We suggest angling the truck turn around area and widening the rear parking aisle to 32' to accommodate all trucks. 2. When a PIP application is submitted please include the following on the plan: a. Drainage arrows, top0 and spot elevations. We were not able to fully address drainage in the preliminary. The project will need to meet the National Pollution Discharge Elimination (NPDES) permit. We suggest that low-flow drainage be taken through vegetated swales to the drainage inlet at the northwest corner. b. A vicinity map. Please contact Eric Munoz at (619) 438-1 161 ext. 4441 if you'have any questions. Sincerely, MICHAEL J. HOLZMiLLER Planning Director MIHEMrd C: Bobbie Hoder Data Entry File Copy Bob Wojcik Jim Davis .