HomeMy WebLinkAboutPRE 2018-0022; CARLSBAD CORPORATE PLAZA PARKING STRUCTURE; Admin Decision LetterAugust 6, 2018
· Jeff Blair
BSD Builders, Inc.
3615 Kearney Villa Road, Ste. 202
San Diego, CA 92123
B FILE COPY ~ '8/7/lfJ
SUBJECT: PRE 2018-0022 (DEV 2018-0131) -
CARLSBAD CORPORATE PLAZA PARKING STRUCTURE
... {"Cityof
Carlsbad
Thank you for submitting a preliminary review for the addition of an above-grade parking structure with
solar carports to a site developed with two (2) office buildings. The project site, an approximately 4.58-
acre parcel, is located on the northwest corner of Camino Del Parque and Paseo Del Norte, and is
addressed as 6183 and 6185 Paseo Del Norte (APN 211-040-18).
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans, policies. and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal. new plans. policies. and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Office (O);
b. Zoning: Planned Community (P-C);
c. The subject property is located within the boundaries of the coastal zone and is therefore
subject to the Mello II Segment of the Local Coastal Program (LCP). The Local Coastal
Program Land Use designation, Office (0), is the same as the General Plan Land Use
designation noted above;
d. Specific Plan 23(H); and
e. The property is also located within the Commercial/Visitor-Serving Overlay Zone.
Community & Economic Development
Planning Division f 1635 Faraday Avenue Carlsbad, CA 92008-7314 f 760-602-4600 f 760-602-8560 f I www.carlsbadca.gov
~It "\ r,
PRE 2018-0022 (DEV 2018-0B~i -CARLS'llAD'CORPORATE PLAZA PARKING'ARUCTURE
August 6, 2018
Pa e 2
2. The project requires the following permits:
a. Minor Site Development Plan (SDP)
b. Coastal Development Permit (CDP); and
c. Minor Specific Plan (SP) Amendment. If the parking structure is proposed to allow for
additional medical office space beyond the scope of what is allowed pursuantto SP 23(H),
please be advised that an amendment to SP 23(H) will be required to increase the square
footage allowance or to remove the limitation. The current limit is 6,000 square feet of
medical office area. The Minor SP Amendment requires City Council approval. The above-
noted permits would also be considered by the same hearing bodies concurrent with the
Minor SP Amendment.
3. Please clarify the intent of the parking structure. ls it the owner's intent to remove or modify the
restriction of 6,000 square feet of medical office from the permitted list of uses pursuant to Exhibit
"A" of Planning Commission Resolution 4517 (SP 23(H)? If adequate parking cannot be provided
to park 100 percent medical office use, the SP will still need to be amended to increase the limit
for medical office area. The list of permitted uses pursuant to SP 23(H) is attached for reference.
4. As currently proposed, the project does not meet the parking requirements for the conversion of
the buildings, totaling 76,444 square feet, from general office to medical office. Based on a review
of the project data, a total of 383 parking spaces are required for the conversion to 100 percent
medical office space (76,444 sq. ft., 5/1000) and a total of 374 are proposed. While the plans do
not include the necessary details to determine how many stalls will need to be removed, it
appears that several parking spaces will be eliminated in the existing lot to allow for the
construction of the parking structure. Staff recommends increasing the size of the parking
structure to accommodate the additional spaces to allow for greater flexibility in the types of uses
that can be located onsite. Please number the existing and proposed parking stalls on the future
submittal.
5. Staff has strong concerns regarding the proposed design of the parking structure. A steel structure
will not be supported as it does not complement the design of the office buildings. In addition,
the cable railing at the edge of the structure cannot be supported as it will not screen or shield
the cars and headlights. A painted concrete or similar structure which complements the materials
and color of the existing buildings will be required, including around the perimeter of the structure
to screen the vehicles.
6. Please provide a significant landscape screen (i.e. "green screen") at the base of the wall
supporting the ramp of the parking structure and any other wall which supports the parking
structure. In addition, more robust landscaping along the Camino del Parque perimeter will be
needed to screen and soften views of the structure from the adjacent residential uses.
7. Pursuant to CMC Section 21.44.110, the maximum number of compact stalls permitted is 25
percent of the total required parking spaces. An inventory of the number and size of the existing
parking spaces will be required.
8. Please provide information on how the project will be phased, while still providing utilities, access,
and parking for the existing office buildings.
PRE 2018-0022 (DEV 2018-0k ~ -CARLSBAD CORPORATE PLAZA PARKINC:.....,/RUCTURE
August 6, 2018
Pa e 3
9. Please be advised that parking stalls which are located adjacent to a solid wall associated with the
parking structure should be increased in width by two (2) feet to allow adequate space for car
doors to open. In addition, each parking spaces shall maintain a standard stall size of 8.5 feet by
20 feet, exclusive of supporting posts or columns. Parking spaces may be lost to comply with these
requirements. Please consider these requirements when determining the size of the parking
structure.
10.
11.
12.
13.
The trash enclosure will need to be relocated to an area outside of the footprint of the parking
structure. The design of the new trash enclosure shall complement the design of the existing
buildings on the site and should comply with Engineering Design Standard GS-16. Vines should be
included in the landscaping design to screen the enclosure walls.
It is anticipated that the adjacent residential community to the south, Alta Mira, may have
concerns with respect to the construction-related impacts, including noise and dust control, as
well as concerns with the proposal to construct a parking structure to allow for 100 percent
medical office use. Once the project is submitted, staff recommends that you contact the Home
Owner's Association to discuss the proposal so that any concerns can be addressed. In addition,
please refer to the link below for City Council Policy No. 84, Development Project Public
Involvement Policy.
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-35578
A landscape plan will be required with the application for the parking structure. The plan shall
include landscaping for the new trash enclosure, screening for any proposed walls, planters in
place of the existing tree wells, any changes to existing terminal islands, as well as storm water/
Low Impact Development (LID) requirements. In addition, the existing perimeter along the
Camino Del Parque frontage should be enhanced (or repaired) to provide adequate landscaping,
including shrubs and ground cover, as required pursuant to the Landscape Manual. Please see link
below for details.
http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086
Please ensure that the site plan submitted as part of the formal project includes the requested
information pursuant to P-2, Development Permits.
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24116
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or on line at www.carlsbadca.gov. You
may also access the General Plan Land Use Element and the Zoning Ordinance online at the website
address shown; select Department Listing; select Planning Home Page. Please review all information
carefully before submitting.
Engineering:
1. A completed city's Storm Water Standard Questionnaire, E-34 Form will be required as part of the
discretionary application. Currently, it is unknown if your project is subject to the "Standard"
Project requirements or "Priority Development Project" requirements. If this project qualifies as
a "Standard" project, a completed city's Standard Project Requirement Checklist, E-36 Form will
be required as part of the discretionary application. If this project qualifies as a "Priority
Development Project", then a preliminary Storm Water Quality Management Plan per the city's
SWQMP template, E-35 Form, will be required as part of the discretionary application. All city
forms are available on the city's website.
, '
. PRE 2018-0022 {DEV 2018-0l~i/ -CARLSBAD CORPORATE PLAZA PARKING' .,'fRUCTURE
August 6, 2018
Pa e4
2. Provide on the title sheet, a breakdown of the proposed and existing impervious areas including
impervious areas to be removed and replaced.
3. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows. Provide preliminary recommendations on the proposed storm
drain system to serve this project and to mitigate any increase in flows.
4. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the
proposed development.
5. Based on the increase in average daily traffic of converting to all medical office, a traffic impact
analysis based on the new City Traffic Impact Analysis guidelines may be required.
6. A Preliminary Title Report (PTR) will be required with formal project application submittal dated
within 6 months of submittal.
7. All easements and encumbrances identified in the PTR must be indicated on the site plan.
8. Show complete property boundary data on the site plan, including bearings, distances, and curve
data.
9. Provide typical street cross section of Paseo Del Norte and Camino Del Parque showing existing
improvements (pavement, curb, gutter, sidewalk, centerline, street lights, fire hydrants, water,
sewer, etc.).
10. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk,
walls, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) within
the property.
11. On the site plan, show locations of all existing utilities (including watermain, water services, water
meters, sewer main, sewer laterals, storm drain pipes, etc. and their appurtenances). Reference
city approved improvement plan drawing numbers of the existing utilities for references.
12. The submitted plan does not depict any facilities; however, this project appears to impact existing
utilities. The re-location of facilities may require public improvement plans, vacation of portions
of existing public utility easements and dedication of new easements.
13. Show the location of the columns that would support the proposed parking structure.
14. Show existing and proposed topography and drainage patterns for the site. Revise the plan to
indicate how on-site surface runoff is controlled.
15. Clearly show all existing parking stalls that will be removed/deleted as part of this project. Add a
parking summary table to include the number of existing, required and proposed parking stalls.
16. Plot the proposed striping plan for the parking structure with dimensions for parking stalls, drive
aisle widths etc.
PRE 2018-0022 (DEV 2018-0:i., 1 -CARLSBAD CORPORATE PLAZA PARKIN<.. . RUCTURE
August 6, 2018
Pa e 5
17. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties and adjacent streets.
18. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
19. On review of the conceptual plan submitted, a grading plan and permit will be required based
upon the extent of the proposed work.
20. Meet with the Fire Department to identify the necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.)
21. Show the re-location of trash enclosures required to serve the development. Call-out enclosures
per Carlsbad Standard drawing GS-16.
22. Please be advised that a more complete design of the project is required to provide an in-depth
review of the proposed development.
1. Solar plans shall be submitted to Fire as a deferred submittal prior to issuance of the building
permit.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning Division: Shannon Harker, Associate Planner, at 760-602-4621
• Land Development Engineering: Tim Carroll, Project Engineer, at 760-602-2737
• Fire Department: Randy Metz, Fire Marshal, at 760-602-4661
DON NEU, AICP
City Planner
DN:SH:jb
Enc: Engineering red lines
SP 23(H) list of permitted uses
c: Paul Kerr, 12625 High Bluff Drive, Ste. 315, San Diego, CA 92130
Scott Leggett, 6125 Paseo Del Norte, Ste. 210, Carlsbad, CA 92011
Teri Delcamp, Principal Planner
Tim Carroll, Project Engineer
File Copy
Data Entry