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HomeMy WebLinkAboutPUD 93-08; Campus The; Planned Unit Development - Non-Residential (PUD) (3)City of Carlsbad Planning Department February 29, 1996 Metropolian Life Insurance Company Attn: Steve Corrigan 24422 Avenida de la Carlota Laguna Hills, CA 92653 SUBJECT: NONRESIDENTIAL PLANNED UNIT DEVELOPMENT PERMIT - PUD 93-08x1 The City has completed a review of the application for Nonresidential Planned Unit Development No. PUD 93-08x1 to subdivide an existing three building complex into four parcels at 5962, 5964, and 5966 La Place Court. It is the Planning Director's determination that the project is in compliance with the City's Nonresidential Planned Development Ordinance, Chapter 21.47 of the Carlsbad Municipal Code and therefore APPROVES this request based on the following: Findings: 1. The granting of this permit will not adversely affect and will be consistent with the code, the general plan, the Carlsbad Research Center Specific Plan, the El Camino Real Corridor Development Standards, and all adopted plans of the City and other governmental agencies. 2. The proposed use at the particular location is necessary and desirable to provide a service or facility which will contribute to the general well-being of the neighborhood and the community. 3. The use will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. 4. The proposed nonresidential planned development meets all of the minimum development standards of the underlying zone, which is Heavy Commercial - Limited Industrial. 5. This project is consistent with the City's Growth Management Ordinance as it has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 5. 2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 - FAX (619) 438-O894 I • NONRESIDENTIAL PLANNED UNIT DEVELOPMENT PERMIT - PUD 93-08x1 February 29, 1996 Page 2 _ Conditions: 1. The Planning Director does hereby approve the nonresidential planned development for the project entitled PUD 93-08x1 . (Exhibit "A-E" on file in the Planning Department and incorporated by this reference, dated February, 1994), subject to the conditions herein set forth. Staff is authorized and directed to make or require the Developer to make all corrections and modifications to the above documents, as necessary to make them internally consistent and conform to Planning Director's final action on the project. Development shall occur substantially as shown on the approved exhibits. Any proposed development substantially different from this approval, shall require an amendment to this approval. 2. This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 (amended July 2, 1991) use standard condition fees established by the City Council pursuant to Chapter 21 .90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfill the subdivider's agreement to pay the public facilities fee dated September 21, 1993, a copy of which is on file with the City Clerk and is incorporated by this reference. If the fees are not paid this application will not be consistent with the General Plan and approval for this project will be void. 3. This project shall comply with all conditions and mitigation measures which may be required as part of the Zone 5 Local Facilities Management Plan and any amendments made to the Plan prior to the issuance of building permits. 4. If any condition for construction of any public improvement or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this residential housing project are challenged this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without condition complies with all requirements of law. 5. Approval of PUD 93-08x1 is granted subject to the approval of MS 93-10. 6. The applicant shall establish an owner's association and covenants, conditions, and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the Planning Director prior to final map approval or Certificate of Compliance, whichever is applicable. Proposed amendments to approved CC&Rs require Planning Director approval. Said CC&Rs shall include the following: a. The required CC&Rs shall assign to a governing board or person the responsibility for reviewing all proposed tenant improvements for Lots NONRESIDENTIAL PLANNED UNIT DEVELOPMENT PERMIT - PUD 93-08x1 February 29, 1996 Page 3 \ 1 through 3 to ensure that the number of parking spaces required to accommodate the combined proportion of uses based on the parking ratios required by Specific Plan 180 does not exceed 588 spaces. The assessed parking shall be calculated and shown on each tenant improvement plan submitted to the City. b. Although the total number of spaces onsite is 647, only 588 spaces may be credited to the required parking. Two hundred-seventeen of the 647 spaces are compact, yet as stated in Section 21.44.110 of the Carlsbad Municipal Code, only 158 of these spaces may be credited to meeting parking demand. One hundred-fifty eight compact plus 430 standard spaces provide a total of 588 spaces. c. The owners of Lots 1 through 3 shall hold in common an equal undivided interest in Lot 4. The responsibility and cost for the maintenance of Lot 4 shall be shared in a fair and equitable proportion. 7. Prior to the issuance of the PUD 93-08x1 there shall be a Notice of Restriction placed on the deed to this property subject to the satisfaction of the Planning Director notifying all interested parties and successors in interest that the City of Carlsbad has issued a(n) Nonresidential Planned Development permit on the real property owned by the declarant. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The restrictions referred to in said notice may be modified or terminated only with the approval of the Planning Director, Planning Commission or City Council of the City of Carlsbad whichever has final decision authority for this project. 8. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building. 9. No outdoor storage of material shall occur onsite unless required by the Fire Chief. In such instance a storage plan will be submitted for approval by the Fire Chief and the Planning Director. 10. All landscape plans shall be prepared to conform with the Guidelines Manual. 11. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Planning Director prior to installation of such signs. 12. A uniform sign program for this development shall be submitted to the Planning Director for his review and approval prior to occupancy of any building. NONRESIDENTIAL PLANNED UNIT DEVELOPMENT PERMIT - PUD 93-08x1 February 29, 1996 Page 4 13. The various combined uses of Lots 1 through 3 shall be maintained in such proportion of their total net useable square footage so that the 588 spaces provided on Lot 4 adequately serve the parking needs for Lots 1 through 3 based upon the parking ratios required per Specific Plan 180. 14. The following note shall be placed on the final map: "A reciprocal access and parking easement is hereby reserved across Lot 4 and the maintenance of said easement shall be the responsibility of all the property owners in perpetuity." If you have any questions regarding the above findings and conditions, please contact David Rick at (619) 438-1161 extension 4328. Sincere! J. HOLZMILLER Planing Director MJH:DR:kr c: Gary Wayne Bobbie Hoder Adrienne Landers Bob Wojcik Ken Quon File Copy Data Entry Planning Aide City of Carlsbad Engineering Department February 16, 1994 Mr. Steve Corrigan Metropolitan Life Insurance Company 24422 Avenida de la Carlota Laguna Hills, CA 92653 PROPOSED MINOR SUBDIVISION NO. 93-10, THE CAMPUS, CRC A preliminary decision has been made, pursuant to Section 20.24.120 of the City of Carlsbad Municipal Code, to approve the tentative parcel map of the proposed minor subdivision subject to the following conditions: 1. The tentative parcel map approval shall expire twenty-four (24) months from the date of the letter containing the final decision for tentative parcel map approval. 2. The applicant shall provide the City with the approved tentative parcel map. The map shall be to scale on a reproducible 24" x 36" xerox or photo mylar. The tentative parcel map shall reflect the conditions of approval by the City. The reproducible shall be submitted to the City Engineer, reviewed and signed by the City's project engineer and project planner prior to submittal of the building plans, final map, improvement or grading plans, whichever occurs first. 3. Unless a standards variance has been issued, no variance from City Standards is authorized by virtue of approval of this tentative parcel map. 4. The applicant shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. 5. The applicant shall be responsible for coordination with S.D.G.&E., Pacific Bell Telephone, and Cable TV authorities. 6. The applicant shall defend, indemnify and hold harmless the City and its agents, officers, and employees from any claim, action or proceeding against the City or its agents, officers, or employees to attack, set aside, void or null an approval of the City, the Planning Commission or City Engineer which has been brought against the City within the time period provided for by Section 66499.37 of the Subdivision Map Act. 7. The applicant shall provide an acceptable means for maintaining the private easements within the subdivision and all the private: streets, sidewalks, street lights, storm drain facilities and sewer facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. Adequate provision for such maintenance shall be included in a recorded document subject to the approval of the City Engineer pripr to final map approval. 2075 Las Palmas Dr. - Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-0894 Mr. Steve Corrigan PROPOSED MINOR SUBDIVISION MS 93-10 February 16, 1994 Page: 2 8. 9. .10. 1 1 . 1 2. 1 5. Prior to approval of the parcel map the applicant shall pay all current fees and deposits required. Prior to approval of the parcel map the owner shall pay and/or enter into an agreement with the City to pay any drainage area fees established as a result of the Master Drainage Plan Update. Prior to the approval of the parcel map the applicant shall pay the recording fees for all agreements, easements and documents required for this project. The project is approved under the express condition the applicant pay the additional public facilities fee prior to parcel map approval in accordance with City Council Resolution No. 9169 adopted July 28, 1987 and as amended from time to time. The applicant further agrees to pay any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code. The applicant's written agreement to pay said fees is on file with the office of the City Clerk and is incorporated herein by this reference. If the fees are not paid, this application will not be consistent with the General Plan and approval for this project shall be void. Prior to approval of the parcel map the owner of the subject property shall execute an agreement holding the City harmless regarding drainage across the adjacent property. The applicant shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. The applicant shall provide best management practices to reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such improvements shall be approved by the City Engineer prior to approval of the final map, issuance of grading or building permit, whichever occurs first. , This projecr is located within the Carlsbad Research Center Specific Plan. All development design shall comply with the requirements of that plan. The final parcel map shall comply with the requirements of Planned Unit Development (PUD) 93-08. The applicant may request a review of the preliminary decision with the City Engineer in writing within ten (10) days of the date of this letter. Upon such written request the City Engineer shall arrange a time and place with the applicant for such review. ROBERT J. WOJCIK Principal Civil Engineer c: Kenneth Quon David Rick Doug Melchior City of Carlsbad Engineering Department May 5, 1994 Stephen Eggert Metropolitan Life Insurance Company 24422 Avenida de la Carlota Laguna Hills, CA 92653 PROPOSED MINOR SUBDIVISION NO. MS 93-10 Whereas a review of the preliminary decision was requested on February 24, 1994; and whereas a telephone meeting was held on March 2, 1994, in which the applicant requested additional time to have their legal counsel submit a letter of the conditions to be resolved; and whereas numerous telephone meetings and letters were exchanged by the City and the applicant between March 2, 1994 and April 28, 1994, to resolve the conditions; and whereas the requirements of the California Environmental Quality Act and the City of Carlsbad Environmental Protection Ordinance of 1973 relating to the subject proposed parcel map have been examined by the Planning Director and declared to have a non-significant impact upon the environment; and whereas negative findings delineated by Section 20.24.130 of the Carlsbad Municipal Code have not been made; and whereas this minor subdivision is found to be in conformity with the General Plan of the City of Carlsbad; therefore, a final decision has been made to approve the subject tentative parcel map subject to the conditions set forth in the preliminary approval letter. ROBERT J. WOJCIK Principal Civil Engineer RJW:pg Edward M. Pollock, Metropolitan Life Insurance Company Doug Melchior, Melchior Land Surveying, Inc. Ken Quon, Associate Engineer David Rick, Planning Technician 2O75 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-O894 Metropolitan Plaza ^^ 101 Lincoln Centre Drive, Foster Citj^BW404-1121 Tel 415 574-8181 ^r Edward M. Pollock Counsel £-3 MetLife April 5, 1994 Mr. David Rick City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, CA 92009-1576 Mr. Kenneth Quon City of Carlsbad Engineering Department 2075 Las Palmas Drive Carlsbad, CA 92009-1576 Re: Proposed Minor Subdivision No. 93-08 The Campus at Carlsbad Gentlemen: Metropolitan Life Insurance Company has submitted a proposed tentative parcel map in connection with the above- referenced minor subdivision. As we discussed, Metropolitan has two principal concerns regarding Michael J. Holzmiller's February 16, 1994 to Steve Corrigan of Metropolitan and Robert J. Wojcik's February 16, 1994 letter to Mr. Corrigan that we would like to discuss with you. First, Condition No. 6 of Mr. Holzmiller's letter requires Metropolitan to establish an owners' association and to record certain covenants, conditions and restrictions that are more specifically described in Condition No. 6. (Although Mr. Wojcik's letter requires an acceptable means for maintaining the private easements and other matters, it does not require the imposition of an owners' association as the enforcement mechanism.) Metropolitan has no objection to the covenants, conditions and restrictions discussed in Condition No. 6. We would, however, prefer to avoid setting up an owners' association for a number of reasons. We have found that as a practical matter eliminating the owners' association reduces unnecessary costs and an avoids an unwarranted layer of complexity without depriving the owners of the parcels, the City, or neighboring landowners of any concomitant benefits. In our experience, owners' associations entail certain additional monetary costs and are generally unwieldy Metropolitan Life Insurance Company Mr. David Rick Mr. Kenneth Quon April 5, 1994 Page 2 and impractical in connection with minor subdivisions. As a result they may not be properly administered, and the owner- members may be subject to potential liability. We have also found that the liability associated with the owners' association may develop into an issue of contention between buyers and sellers. Some buyers, who have no objection to acquiring property subject to CCRs, prefer to avoid the additional encumbrances associated with membership in an owners' association. Accordingly we are concerned that the approach suggested by the City may cause Metropolitan to lose potential buyers. We also want to underscore that there is no benefit afforded by an owners' association that would not be provided by means of appropriate covenants within the CCRs. Rights of egress and ingress, rights of access to utility and similar lines, and rights of and obligations to review tenant improvements for parking compliance can all be enforced more directly and more easily without the imposition of an additional administrative layer that would arise if an owners' association were to be established. For example, the CCRs could provide that owners of the parcels would select a manager to enforce the rights and obligations under the CCRs. The provisions in the CCRs would run with the land and could be enforceable by and against all future owners of the parcels. If one or more owners failed to comply with the provisions of the CCRs, the CCRs could provide that any aggrieved owner could require noncomplying owners properly to enforce the CCRs. Simply stated, the City can achieve exactly what it wants to achieve with or without an owners' association, whereas the imposition of an owners' association creates a number of administrative and financial burdens on Metropolitan and subsequent property owners within the subdivision. Eliminating the owners' association, on the other hand, streamlines the subdivision and renders the property more marketable. Turning to Mr. Wojcik's letter, Metropolitan has significant concerns regarding Condition No. 6 and Condition No. 12 in that letter requiring Metropolitan to agree to indemnify the City and hold the City harmless under specified circumstances. Accordingly, we would greatly appreciate having that condition removed. Steve Eggert, who is Metropolitan's asset manager with responsibility for the Project at this time, Doug Mr. David Rick Mr. Kenneth Quon April 5, 1994 Page 3 Melchior, Metropolitan's surveyor, and I are available at any time to answer any questions you may have. If you would find it helpful, you may want to ask Mr. Holzmiller and Mr. Wojcik to join us in a telephone conference call. Please call me if you have any questions, to set up a conference call, or if any of us can provide any additional information regarding this request. Thank you very much. Very truly yours, Edward M. Pollock cc: Steve Eggert Douglas R. Melchior City of Carlsbad Planning Department February 16, 1994 Attn: Steve Corrigan Metropolitan Life Insurance Company 24422 Avenida de la Carlota Laguna Hills, CA 92653 SUBJECT: NONRESIDENTIAL PLANNED UNIT DEVELOPMENT PERMIT - PUD 93-08 The City has completed a review of the application for Nonresidential Planned Unit Development No. 93-08 to subdivide an existing three building complex into four parcels at 5962, 5964, and 5966 La Place Court. It is the Planning Director's determination that the project is in compliance with the City's Nonresidential Planned Development Ordinance, Chapter 21.47 of the Carlsbad Municipal Code and therefore APPROVES this request based on the following: Findings: 1. The granting of this permit will not adversely affect and will be consistent with the code, the general plan, the Carlsbad Research Center Specific Plan, the El Camino Real Corridor Development Standards, and all adopted plans of the city and other governmental agencies. 2. The proposed use at the particular location is necessary and desirable to provide a service or facility which will contribute to the general well-being of the neighborhood and the community. 3. The use will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. 4. The proposed nonresidential planned development meets all of the minimum development standards of the underlying zone, which is Heavy Commercial - limited Industrial. 5. This project is consistent with the City's Growth Management Ordinance as it has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 5. 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 - (619)438-1161 Steve Corrigan Metropolitan Life Insurance Company February 16, 1994 Page 2 Conditions: 1. Approval is granted for PUD 93-08, as shown on Exhibit(s) "A" - "E", dated February 7, 1994, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions. 2. This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 (amended July 2, 1991) and as amended from time to time, and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfill the subdivided agreement to pay the public facilities fee dated September 21, 1993, a copy of which is on file with the City Clerk and is incorporated by this reference. If the fees are not paid this application will not be consistent with the General Plan and approval for this project will be void. 3. This project shall comply with all conditions and mitigation measures which may be required as part of the Zone 5 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 5. Approval of PUD 93-08 is granted subject to the approval of MS 93-10. 6. The applicant shall establish an owner's association and covenants, conditions, and restrictions. Said CC&R's shall be submitted to and approved by the planning director prior to final map approval or Certificate of Compliance, whichever is applicable. Proposed amendments to approved CC&R's require Planning Director approval. Said CC&R's shall include the following: a. The required CC&R's shall assign to a governing board or person the responsibility for reviewing all proposed tenant improvements for Lots 1 through 3 to ensure that the number of parking spaces required to accommodate the combined proportion of uses based on the parking ratios Steve Corrigan Metropolitan Life Insurance Company February 16, 1994 Page 3 required by Specific Plan 180 does not exceed 588 spaces. The assessed parking shall be calculated and shown on each tenant improvement plan submitted to the Qty. b. Although the total number of spaces onsite is 647, only 588 spaces may be credited to the required parking. Two hundred-seventeen of the 647 spaces are compact, yet as stated in Section 21.44.110 of the Carlsbad Municipal Code, only 158 of these spaces may be credited to meeting parking demand. One hundred-fifty eight compact plus 430 standard spaces provide a total of 558 spaces. c. The owners of lots 1 through 3 shall hold in common an equal undivided interest in lot 4. The responsibility and cost for the maintenance of Lot 4 shall be shared in a fair and equitable proportion. 7. Prior to the issuance of the PUD 93-08 there shall be a Notice of Restriction placed on the deed to this property subject to the satisfaction of the Planning Director notifying all interested parties and successors in interest that the City of Carlsbad has issued a(n) Non-residential Planned Development Permit on the real property owned by the declarant. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The restrictions referred to in said notice may be modified or terminated only with the approval of the Planning Director, Planning Commission or City Council of the City of Carlsbad whichever has final decision authority for this project. 8. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building. 9. No outdoor storage of material shall occur onsite unless required by the Fire Chief. In such instance a storage plan will be submitted for approval by the Fire Chief and the Planning Director. 10. All landscape plans shall be prepared to conform with the Guidelines Manual. 11. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Planning Director prior to installation of such signs. Steve Corrigan Metropolitan Life Insurance Company February 16, 1994 Page 4 _ 12. A uniform sign program for this development shall be submitted to the Planning Director for his review and approval prior to occupancy of any building. 13. The various combined uses of Lots 1 through 3 shall be maintained in such proportion of their total net useable square footage so that the 588 spaces provided on Lot 4 adequately serve the parking needs for Lots 1 through 3 based upon the parking ratios required per Specific Plan 180. 14. The following note shall be placed on the final map: "A reciprocal access and parking easement is hereby reserved across lot 4 and the maintenance of said easement shall be the responsibility of all the property owners in perpetuity." If you have any questions regarding the above findings and conditions, please contact David Rick at (619) 438-1161, extension 4328. Sincerely, MICHAEL J. HOLZMILLER Planning Director c: Gary Wayne Bobbie Hoder Adrienne Landers Bob Wojcik Ken Quon File copy Data Entry Marjorie/Rich DR:lh PUD9308JJR City of Carlsbad Planning Department January 11, 1994 Metropolitan Life Insurance Company 24422 Avenida de la Carlota Laguna Hills, CA 92653 Attention: Steve Corrigan SUBJECT: PUD 93-08 - THE CAMPUS Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Non-residential Planned Development Permit, application no. PUD 93-08, as to its completeness for processing. The application is complete, as submitted. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. 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 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. Attached is a list of issues which need to be addressed. Please contact your staff planner, David Rick, at (619) 438-1161 extension 4328, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, » y MICHAEL J. HOLZMILLER Planning Director MJH:DR:vd Gary Wayne Adrienne Landers Bobbie Hoder Bob Wojcik Ken Quon File Copy / Data Entry Marjorie/Rich 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619) 438-1161 ISSUES OF CONCERN No. PUD 93-08 - THE CAMPUS PLANNING: 1. As previously stated in the September 30, 1993 letter, the ground sign must be removed in order to comply with Section 3d of the El Camino Real Corridor Development Standards. According to your November 30, 1993 letter responding to our issues of concern, you indicated that the ground sign was approved by the City. A permit was issued for the sign in 1988. However, the permit was issued in error, as Section 3d has been in effect since 1981. You also recommended "that the sign remain intact, especially since new ground signs have been recently installed along El Camino Real". The recently installed ground signs which you referred to, "Dean Witter" and "Charles Schwab", are placed on walls and are therefore considered "wall" signs. The Carlsbad Research Center Specific Plan does not prohibit wall signs from fronting El Camino Real. "The Campus" sign is a ground sign which is prohibited. Compliance with this standard could be achieved by installing a wall along the parking lot and placing the sign on this wall. Such a wall could serve two purposes: to screen the parking lot and to support a sign with visibility from El Camino Real. 2. Pursuant to Section 21.44.110(1) of the Zoning Ordinance, up to 25 percent of the required parking spaces may be compact. If all three buildings contain 100 percent office, then 635 parking spaces would be required. Of this total, no more than 158 spaces may be compact. The total number of spaces provided is 647, of which 217 are compact. Because there are 217 compact spaces included within this total, the 59 (217 existing spaces - 158 permissible spaces = 59) excess compact spaces cannot be credited towards satisfying the required parking. This means that the total number of onsite spaces which can be credited towards parking demand is 588 spaces. With a demand of 635 spaces, the project is short 47 spaces. Either the parking plan will need to be changed inorder to substitute compact spaces with standard size spaces or the buildings will need to accommodate less intensive uses such as warehouse or manufacturing in order to comply with the parking standards. Please revise the plans accordingly. San Diego Gas & Electric 1623 WEST MISSION ROAD • ESCONDIDO, CA 92029-1109 December 20, 1993 RLE NO. PLA 590 MR DAVID RICK PLANNING DEPARTMENT CITY OF CARLSBAD 2075 LAS PALMAS DRIVE CARLSBAD CA 92008-1949 Subject: The Campus P.U.D. Dear David: Gas and electric service is currently being provided to the above location. The existing service is provided in accordance with our filed rules and changes in the method of service due to the conversion from apartments to condominiums is not required by SDG&E. Unless a request is made by the developer to alter the existing method of gas and electric service to this project, there will be no construction required, nor construction advances required from the developer. If I may be of further assistance or if you have any questions, please call me at the number listed below. Our hours are from 7:00 AM - 4:30 PM, Monday through Friday. Sincerely, Michele Kaiser Customer Project Planner Telephone: (619)480-7651 MMK/sdr cc: Melchior Land Surveying 5731 Palmer Way, Suite G Carlsbad, CA 92008 City of Carlsbad Planning Department September 30, 1993 Tishman West Companies Attn: James A. Sinsheimer 10960 Wilshire Blvd. Los Angeles, CA 90024 SUBJECT: PUD 93-08/MS 93-10 - THE CAMPUS Thank you for applying for Land Use Permits in. the City of Carlsbad. The Planning Department has reviewed your Non-Residential Planned Development, application no. PUD 93-08, as to its completeness for processing. The application is incomplete, as submitted. Attached are two lists. The first list is information which must be submitted to complete your application. This list of items must be submitted directly to your staff planner by appointment. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. The second list is issues of concern to staff. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, September 21, 1993, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact your staff planner, David Rick, at (619) 438-1161 extension 4328, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL J. HOLZMICLER Planning Director MJH:DR:lh c: Gary Wayne Adrienne Landers Bobbie Hoder Bob Wojcik Ken Quon File Copy Data Entry Marjorie/Steve 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161 LIST OF ITEMS NEEDED TO COMPLETE APPLICATION: No. PUD 93-08/MS 93-10 - THE CAMPUS PLANNING: 1. The site plan needs to show the following information: a. a vicinity map. b. the total square footage of building to be used as warehouse. If no building space is to be used as warehouse, then the floor plans need correcting. c. The total number of standard vs. compact parking spaces need to be provided. The width of each type of space needs to be shown. d. Indicate the building height at its highest point on all three buildings. e. Indicate the number of tables and chairs proposed in the outdoor employee eating , .. • \Vf.0 areas.' l I 5 \ * 'J ~ 2. The Public Facility Fee Agreement form needs correcting. None of the forms standard text can be crossed out or deleted. One original notarized agreement form and one copy of this notarized form must be submitted. 3. A letter is needed from San Diego Gas & Electric Company stating that plans to convert the gas and electric system to separate systems have been submitted and are acceptable. 4. A copy of a compliance inspection performed by the City of Carlsbad Building Department (A separate fee is required). 5. A signed statement by owner stating that Section 66427.1 of the State Map Act will be complied with. A blank copy of the form is enclosed. 6. A completed "Project Description/Explanation" sheet. ISSUES OF CONCERN PLANNING: 1. Per the Carlsbad Research Center Specific Plan, the parking adjacent to El Camino Real must be screened from El Camino Real by either a wall 42 inches high or landscaping. If landscaping is proposed, then ten copies of a complete landscape plan showing the species and quantity of each existing plant, proposed irrigation plans, and the number, type, size of plants proposed on the east side of the parking lot needs to be submitted. 2. "The Campus" monument sign facing El Camino Real is nonconforming and will need to be removed per Section 3d "Signs and Graphic Requirements" of the Carlsbad Research Center Specific Plan. Section 3d states that "no ground sign other than the approved entryway sign shall be approved so as to be visible along El Camino Real. 3. If any portion of the building is to be used as warehouse in addition to the other uses indicated on the site plan, then the parking requirements may become more restrictive resulting in the need for additional parking. The floor plans indicate that some of the buildings will contain warehouse space, yet the warehouse space is not included in the parking assessment. Please clarify. City Engineer CITY OF CARLSBAD 2075 Las Palmas Dr. Carlsbad, CA 92009-4859 PROPOSED MINOR SUBDIVISION NO. I (We), the undersigned owner(s), do hereby state that I (we) have read Section 66427.1 of the Subdivision Map Act and I (we) will make the notifications to the tenants required therein. DATE OWNER DATE . OWNER 66427.1 Establishes requirements for notice to tenants and right of tenants to exclusive contract for purchase in condominium, community apartment or stock cooperative projects. The legislative body shall not approve a final map for a subdivision to be created from the conversion of residential real property into a condominium project, a community apartment project, or a stock cooperative project unless it finds all of the following: (a) Each of the tenants of the proposed condominium, community apartment project or stock cooperative project has received, pursuant to Section 66452.9, written notification of intention to convert at least 60 days prior to the filing of a tentative map pursuant to Section 66452. There shall be a further finding that each such tenant, an each person applying for the rental of a unit in such residential real property, has, or will have, received all applicable notices and rights now or hereafter required by this chapter or Chapter 3 (commencing with Section 64451). In addition, a finding shall be made that each tenant has received 10 days written notification that an application for a public report will be, or has been, submitted to the Department of Real Estate, and that such report will be available on request. The written notices to tenants required by this subdivision shall be deemed satisfied if such notices comply with the legal requirements for service by mail. (b) Each of the tenants of the proposed condominium, community apartment project, or stock cooperative project has been, or will be, given written notification within 10 days of approval of a final map for the proposed conversion. (c) Each of the tenants of the proposed condominium, community apartment project, or stock cooperative project has been or will be, given 180 days written notice of intention to convert prior to the termination of tenancy due to the conversion or proposed conversion. The provisions of this subdivision shall not alter or abridge the rights or obligations of the parties in performance of their covenants; including, but not limited to, the provision of services, payments of rent or the obligations imposed by Sections 1941, 1941.1, and 1941.2 of the Civil Code. (d) Each of the tenants of the proposed condominium, community apartment project, or stock cooperative project has been or will be, given notice of an exclusive right to contract for the purchase of his or her respective unit upon the same terms and conditions that such unit will be initially offered to the general public or terms more favorable to the tenant. The right shall run for a period of not less than 90 days from the date of issuance of the subdivision public report pursuant to Section 11018.2 of the Business and Professions Code, unless the tenant gives prior written notice of his or her intention not to exercise the right. (e) This section shall not diminish, limit or expand, other than as provided herein, the authority of any city, county, or city and county to approve or disapprove condominium projects. [Amended, Chapter 1128, Statutes of 1980] F City of Carlsbad Planning Department September 30, 1993 Tishman West Companies Attn: James A. Sinsheimer 10960 Wilshire Blvd. Los Angeles, CA 90024 SUBJECT: PUD 93-08/MS 93-10 - THE CAMPUS Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Non-Residential Planned Development, application no. PUD 93-08, as to its completeness for processing. The application is incomplete, as submitted. Attached are two lists. The first list is information which must be submitted to complete your application. This list of items must be submitted directly to your staff planner by appointment. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. The second list is issues of concern to staff. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed. September 21, 1993, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact your staff planner, David Rick, at (619) 438-1161 extension 4328, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL J. HOLZMILLER Planning Director MJH:DR:lh c: Gary Wayne Adrienne Landers Bobbie Hoder Bob Wojcik Ken Quon File Copy Data Entry Marjorie/Steve 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 - (619) 438-1161 LIST OF ITEMS NEEDED TO COMPLETE APPLICATION: No. PUD 93-08/MS 93-10 - THE CAMPUS PLANNING: 1. The site plan needs to show the following information: a. a vicinity map. b. the total square footage of building to be used as warehouse. If no building space is to be used as warehouse, then the floor plans need correcting. c. The total number of standard vs. compact parking spaces need to be provided. The width of each type of space needs to be shown. d. Indicate the building height at its highest point on all three buildings. e. Indicate the number of tables and chairs proposed in the outdoor employee eating areas. 2. The Public Facility Fee Agreement form needs correcting. None of the forms standard text can be crossed out or deleted. One original notarized agreement form and one copy of this notarized form must be submitted. 3. A letter is needed from San Diego Gas & Electric Company stating that plans to convert the gas and electric system to separate systems have been submitted and are acceptable. 4. A copy of a compliance inspection performed by the City of Carlsbad Building Department (A separate fee is required). 5. A signed statement by owner stating that Section 66427.1 of the State Map Act will be complied with. A blank copy of the form is enclosed. 6. A completed "Project Description/Explanation" sheet. ISSUES OF CONCERN PLANNING: 1. Per the Carlsbad Research Center Specific Plan, the parking adjacent to El Camino Real must be screened from El Camino Real by either a wall 42 inches high or landscaping. If landscaping is proposed, then ten copies of a complete landscape plan showing the species and quantity of each existing plant, proposed irrigation plans, and the number, type, size of plants proposed on the east side of the parking lot needs to be submitted. 2. "The Campus" monument sign facing El Camino Real is nonconforming and will need to be removed per Section 3d "Signs and Graphic Requirements" of the Carlsbad Research Center Specific Plan. Section 3d states that "no ground sign other than the approved entryway sign snail be approved so as to be visible along El Camino Real. 3. If any portion of the building is to be used as warehouse in addition to the other uses indicated on the site plan, then the parking requirements may become more restrictive resulting in the need for additional parking. The floor plans indicate that some of the buildings will contain warehouse space, yet the warehouse space is not included in the parking assessment. Please clarify. w City Engineer CITY OF CARLSBAD 2075 Las Palmas Dr. Carlsbad, CA 92009-4859 PROPOSED MINOR SUBDIVISION NO. I (We), the undersigned owner(s), do hereby state that I (we) have read Section 66427.1 of the Subdivision Map Act and I (we) will make the notifications to the tenants required therein. DATE OWNER DATE OWNER 66427.1 Establishes requirements for notice to tenants and right of tenants to exclusive contract for purchase in condominium, community apartment or stock cooperative projects. The legislative body shall not approve a final map for a subdivision to be created from the conversion of residential real property into a condominium project, a community apartment project, or a stock cooperative project unless it finds all of the following: (a) Each of the tenants of the proposed condominium, community apartment project or stock cooperative project has received, pursuant to Section 66452.9, written notification of intention to convert at least 60 days prior to the filing of a tentative map pursuant to Section 66452. There shall be a further finding that each such tenant, an each person applying for the rental of a unit in such residential real property, has, or will have, received all applicable notices and rights now or hereafter required by this chapter or Chapter 3 (commencing with Section 64451). In addition, a finding shall be made that each tenant has received 10 days written notification that an application for a public report will be, or has been, submitted to the Department of Real Estate, and that such report will be available on request. The written notices to tenants required by this subdivision shall be deemed satisfied if such notices comply with the legal requirements for service by mail. (b) Each of the tenants of the proposed condominium, community apartment project, or stock cooperative project has been, or will be, given written notification within 10 days of approval of a final map for the proposed conversion. (c) Each of the tenants of the proposed condominium, community apartment project, or stock cooperative project has been or will be, given 180 days written notice of intention to convert prior to the termination of tenancy due to the conversion or proposed conversion. The provisions of this subdivision shall not alter or abridge the rights or obligations of the parties in performance of their covenants; including, but not limited to, the provision of services, payments of rent or the obligations imposed by Sections 1941, 1941.1, and 1941.2 of the Civil Code. (d) Each of the tenants of the proposed condominium, community apartment project, or stock cooperative project has been or will be, given notice of an exclusive right to contract for the purchase of his or her respective unit upon the same terms and conditions that such unit will be initially offered to the general public or terms more favorable to the tenant. The right shall run for a period of not less than 90 days from the date of issuance of the subdivision public report pursuant to Section 11018.2 of the Business and Professions Code, unless the tenant gives prior written notice of his or her intention not to exercise the right. (e) This section shall not diminish, limit or expand, other than as provided herein, the authority of any city, county, or city and county to approve or disapprove condominium projects. [Amended, Chapter 1128, Statutes of 1980]