Loading...
HomeMy WebLinkAboutPIP 95-06A; PSB Lending Corporation; Planned Industrial Permit (PIP) (4)4 November 3, 1997 Catherine Cody Suite A1 44 3914 Murphy Canyon Rd San Diego CA 92123 SUBJECT: PIP 95-06(A)/PUD 97-14 - PSB LENDING CORP. Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning and Engineering Departments have reviewed your Planned industrial Permit Amendment and Non-residential Planned Development Permit, application no. PIP 95-06(A)/PUD 97-1 4, as to its issues of concern. The City may, in the course of processing the application, request that you clarify, amplify, correct, or otherwise, supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. These issues, listed below, must be addressed before this application can be scheduled for a hearing. The Planning Department will begin processing your application as of the date of this communication. Please contact your staff planner, Michael Grim, at (760) 438-1 161, extension 4499, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL J. HOLZMLER Planning Director MJH: MG:kr C: Gary Wayne Brian Hunter Chris DeCerbo Mike Shirey Larry Black Bobbie Hoder File Copy Data Entry 2075 Las Palmas Dr. - Carlsbad, CA 92009-1 576 - (61 9) 438-11 61 - FAX (61 9) 438-0894 @ ISSUES OF CONCERN NO. PIP 95-06(A)/PUD 97-14 - PSB LENDING CORP. Planning: 1. The proposed 124,504 square foot office building requires 499 parking spaces. The proposed parking supply of 625 spaces more than meets this requirement. Based upon the comments below, some parking spaces may be lost to accommodate other design requirements. Also, there appear to be discrepancies between the existing parking lot layout and the site plan, at a minimum with respect to the location of handicapped parking spaces in front of the building. Please revise the site plan to reflect the existing development on Lots 33/34. With the proposed parking total of 625 parking spaces, a minimum of 13 handicapped spaces are required. It is recommended that these parking spaces be located on Lots 33/34 and distributed around the building, in close proximity to additional handicapped access points into the building. 2. Conversion of the building to an office-only building with a majority of the parking on the north side of the building necessitates pedestrian routes and access points leading from the parking lot to the north side of the building. Please enhance the proposed parking lot to include an separate pedestrian circulation path, outside of the drive aisles. This pedestrian link should lead as directly to the building as possible. The north side of the building is proposed to include windows and stairway accesses, however there are no safe pedestrian routes to or around this part of the building and no landscaping. Please revise the site plan and landscape plan to include a pedestrian route separated from vehicular traffic aisles and add landscaping to this side of the building. Additional handicapped access points along the north side of the building are also recommended. 3. Please identify the existing and proposed employee eating areas. A 1 21,504 square foot building requires a total of 7,470 square feet of outdoor employee eating area(s). There appear to be three existing employee eating areas, one in back of the building and two in front. According to the approved site plan for PIP 95-06, these three areas total 4,500 square feet, however this has not been confirmed in the field. Please provide additional eating areas to satisfy the minimum square footage requirement. The existing rear eating area has no amenities and none of the outdoor eating areas have trash receptacles or handicapped access. The approved plans for PIP 95-06 show all three areas containing tables, benches and trash receptacles. Please include these amenities on the proposed plans (both site plan and landscape plan). Please also improve the access to some or all of these eating areas to provide for handicapped access. In addition, the Planned Industrial Zone requires that employee eating areas be landscaped so as to provide an "apparent sense of privacy". The two eating areas in front of the building are not adequately landscaped or otherwise separated to satisfy this requirement. 9 L 4. The Landscape Manual contains several requirements for parking lot landscaping. Please incorporate the following provisions in the proposed landscaping: a. Trees shall be provided at the minimum rate of one per every four parking sta'lls. These trees must be within the parking area. Also, a landscaped island should separate 10 of fewer parking spaces in a row. Based upon 329 spaces in the upper parking lot, a minimum of 83 trees is needed. The current plan only shows 50 parking lot trees, with rows of over 30 spaces without a landscaped island. Please augment the existing planting/parking plan to meet these requirements. b. At all vehicular access points, landscape elements shall be less than 30 inches in height. Please verify that adequate sight distance exists for the parking lot entry and connection, given the proposed landscaping. c. All outdoor employee eating areas are required to be shown in the landscape plans. These plans should include all amenities, including but not limited to site furniture, trash receptacles, and picnic tables. d. The existing landscaping along the perimeter of the building and existing parking lot does not appear to be in a healthy, thriving condition (especially as compared to the landscaping in front of the building). Please include these areas in the proposed landscape plans and address how their condition will be improved. Also, it is unclear whether the existing parking areas satisfy the minimum one tree per four parking spaces requirement. Please either verify this conformance or enhance the existing parking lot to meet this requirement. A set of the proposed landscape plans have also been forwarded to the City's consultant landscape planchecker. Additional comments may follow in a separate correspondence. Engineering: 1. Please delete the flared concrete section which is being shown at the proposed driveway at Owens Avenue. 2. Please widen the proposed driveway at Owens Avenue to a 30' minimum width. 3. Please provide 5' offsets at adjacent proposed parking stalls which are located at an angle of 90" to each other. 4. Please show profiles and vertical curves for the proposed on-site and Owens Avenue driveways. 5. Please indicate pedestrian. access to the existing parking lot from the proposed parking lot. Pedestrian access should be provided at the proposed on-site driveway and towards the northerly end of the parking lot. 6. 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/fossil filter type system, constructing de-pollutant basins, etc. 7. Please create one PIP plan set for the project. Label and number all sheets. 8. Please be sure that any revisions which are made on one plan sheet, are reflected on all applicable plan sheets. 9. Enclosed for the applicant's review for making the requested. revisions is a red- lined check print of the project. This check print must be returned with the revised plans to facilitate continued staff review.