HomeMy WebLinkAboutPIP 97-07; Newton Business Center; Planned Industrial Permit (PIP) (35)June 25,1997
J. R. Wetsal
Industrial Developments International
181 01 Von Karmen Avenue, Suite 1040
Irvine, CA 92612
SUBJECT: PRELIMINARY REVIEW 97-34 - NEWTON DRIVE BUSINESS PARK
APN: 21 2-05043
A preliminary review of your project was conducted on June 19, 1997. 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 preliminary
review does not represent an in-depth analysis of your proiect. Additional issues of
concern may be raised after your application is submitted and processed for a more
specific and detailed review.
Planninq:
1. A Planned Industrial Permit (PIP) and Coastal Development Permit is required for
the proposed development and environmental review of the project would be
required due to proposed grading and potential disturbance to sensitive habitat
located on the site. A biological survey and analysis would be required as part of the
application submittal.
2. The configuration of the parcel proposed for development is not shown accurately on
the site plan. Please show the property lines of the subject parcel and the adjacent
properties. It is impossible to determine setbacks without property lines.
3. To reduce visual impacts and ensure compatibility, the proposed structure should
incorporate enhanced architectural elements more similar to an offtce than a
warehouse facility due to its location adjacent to future residential development.
4. The required front yard setback is an average of 35’ with a minimum of 25’ in the P-
M Zone. The setback, which is measured from the Newton Drive right-of-way line,
must be entirely landscaped and irrigated. Required side yard setbacks are 10’ with
no parking overhang and the required rear yard setback is 20’ (IO’ of which must be
entirely landscaped).
5. The proposed location of the industrial development immediately adjacent to
residentially designated property requires a very sensitive design to avoid potential
impacts. The proposed loading bays on the west side of the structure (as depicted
on the plan) would not be compatible with future residential development. Please
orient the building so that the loading bay faces the industrial area and ensure that a
2075 Las Palmas Dr. - Carlsbad, CA 92009-1 576 - (61 9) 438-11 61 - FAX (G19) 438-0894 @
-
PRE 97-34 - NEWTON Dt,,\/E BUSINESS PARK
JUNE 25,1997
PAGE 2
6.
7.
8.
9.
solid landscape screen ’is provided to screen loading areas and the parking lot from
surrounding properties.
The project could be subject to conditions of approval which restrict hours of
operation and noise levels to ensure compatibility with surrounding residential
development.
A minimum of three hundred square feet of outdoor eating area is required for each
5,000 square feet of building area. (50% of the required area may be provided
inside). Employee eating areas are not shown on the plan.
The parking standard for office and warehouse uses is as follows:
Office: 1 space/250 square feet of gross floor area
Warehouse: 1 space11 ,000 square feet of gross floor area
The floor plan must reflect the areas to be used for each use or the project should be
parked at the office standard (1 space/250 square feet). Standard parking spaces
are 8.5’ x 20’ and compact spaces are 8’ x 15’. No overhang is permitted within any
required setback for standard spaces and no overhang is permitted for compact
spaces. Please show the dimensions on site plans submitted for review.
Ennineerinn:
1.
2.
3.
4.
5.
6.
7. ..
Please indicate all existing and proposed utilities (i.e., storm drain, water, sewer,
etc.) for on-site and off-site along Newton Drive to Faraday Avenue. Indicate
gravity flow sewer facilities with inlet elevations. Show on-site surface runoff
draining towards Newton Drive.
The proposed cul-de-sac design does not meet City design standards. Any and
all required street improvements must meet City Standards.
Please be advised, in accordance with Item No. 2 above, depending on property
boundary, project design and traffic circulation patterns, construction of a full
standard cul-de-sac, with any requisite off-site property acquisition and
improvements, may be required.
Delete any proposed parking spaces that are directly adjacent to a proposed
driveway. Delete the proposed parking space which is being shown directly
adjacent to the proposed gate.
Provide a Vicinity Map on the site plan.
Submit the site plan at either a 1” = 40’, or, 1” = 20’ scale.
The preliminary drainage study which was submitted (Bartolome J. Pastor of
ALTA Consultants, correspondence to C. Wickham, dated: May 7, 1997)
indicates the following:
e
PRE 97-34 - NEWTON DI ..JE BUSINESS PARK
JUNE 25,1997
PAGE 3
8.
9.
IO.
11.
12.
13.
14.
15.
a) The existing 18”’storm drain in Newton Drive is not of sufficient size to
handle the additional flow from the proposed development; and,
b) all manholes and inlets in Newton Drive, and south of Newton Drive
along Faraday Avenue, will overtlow.
City Standards require the following: Drainage facilities shall be designed to carry
the IO-year, 6-hour storm underground, the 50-year, 6-hour storm between the
tops of the curb lines, and, the 100-year, 6-hour storm between the right of way.
This project will be required to meet this standard design criteria. This may
include installation of additional inlets/storm drain, pressure pipe and/or on-site
retention.
Are the proposed slopes, on or off-site. If they are located off-site, a private
slope easement must be obtained from the adjacent property owner.
As previously indicated (Assistant Planning Director, Gary Wayne,
correspondence to SPT Holdings, LLC, dated: April 3, 1997), one (1) 30’ wide
driveway is acceptable for this proposed project. If two (2) driveways are going
to be proposed, depending on property boundaries, the second driveway must be
a 36’ wide (not 40’) shared driveway, with the adjacent property.
As previously indicated (Assistant Planning Director, Gary Wayne,
correspondence to SPT Holdings, LLC, dated: April 3, 1997), adequate queuing
area must be shown at the driveway entrances. Where gates are proposed, 20’
of queuing must be provided for each 1000 Average Daily Traffic (ADT).
Additionally, turning areas must be provided before the gate so that a standard
“P” vehicle can turn around on-site without backing into, or, utilizing the public
street.
Indicate all existing and proposed improvements.
Show typical street sections for Newton Drive and Faraday Avenue. Indicate
existing and proposed improvements on the typical sections.
Dimension the site plan. 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’.
Please. indicate the amount of grading proposed for the project in cubic yards of
cut/fill and importlexport.
A recent Preliminary Title Report (PR) (issued within 6 months of formal
application submittal) will be required for the proposed project.
PRE 97-34 - NEWTON Dh. JE BUSINESS PARK
JUNE 25,1997
PAGE 4
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
27.
All easements and encumbrances as identified in Schedule "B" of the PR must
be indicated on the site plan. The future disposition of any easements and
encumbrances must also be identified.
The complete property boundary must be shown on the site plan, which must
include all bearings and distances. All property areas must be identified as
proposed or future development, or, as areas of open space.
Please indicate 42' (CalTrans 407-E) and 60' (CalTrans 407-D) turning radii for
the proposed 12' x 14' "drive-in door" and "truck courtyard," respectively. Indicate
how a 60' radius truck will circulate throughout the site to the loading areas.
Please be advised, truck circulation throughout the site is a major staff issue of
concern.
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 system, constructing depollutant basins, etc. Also, any
loading areas that are located in a sump must have pump facilities to direct
drainage to a pollutant mitigation area.
Show all existing and proposed topography and drainage patterns for the site.
Please be advised, this property may be located in College Boulevard
Assessment District 85-2. This can be verified with the PR for the property.
Please be advised, this property is located in the Cannon Road West Facility Fee
Area of Benefit. Therefore, the applicant will 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 current rate for
this fee is $73/ADT, and is subject to change.
Indicate future access from Newton Drive to any and all other developable lots in
the vicinity of the project (e.g., APN's: 212-050-41 , 36-39).
Please provide 5' offsets at proposed parking stalls which are located at 90°
adjacent to each other.
Indicate the project's proposed ADT, on the site plan.
The preliminary site plan indicates the area for the site as 9.58 ac. The
assessor's parcel book indicates the site area as 14.28 ac. Please verify and
revise.
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.
~ ~~~~
P
PRE 97-34 - NEVVTON Dh! 4 E BUSINESS PARK
JUNE 25,1997
PAGE 5
28. A red-lined check print is enclosed for the applicants use in making the requested
revisions. This check print must be returned with the formal application
submittal to facilitate continued staff review.
Please contact Anne Hysong at (760) 438-1 161, extension 4477, if you have any questions.
Assistant Planning Director
GRN:AH:kr
C: Michael J. Holzmiller
Bobbie Hoder
Don Neu
File Copy
Data Entry