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.
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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.