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Home My WebLink AboutPRE 2019-0008; 2051 PALOMAR; Admin Decision LetterJune 4, 2019 FILE Nathan A. Dean 3911 Sorrento Valley Blvd, Suite 120 San Diego, CA 92121 SUBJECT: PRE 2019-0008, {DEV2019-0062) -2051 PALOMAR APN: 213-050-39 {'city of Carlsbad Thank you for submitting a preliminary review for a proposal to reconfigure the lot to add additional parking at the east and west side of the property located at 2051 Palomar Airport Road in Local Facilities Management Zone 5. The additional parking is required to meet city parking requirements for the proposed 167,976 square feet of office uses within the first and second floors of the existing building and 17,274 square feet of storage space within the basement. The project site is approximately 13 acres in size and currently is developed with an existing industrial/office building. 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: Planned Industrial (Pl) b. Zoning: Planned Industrial (P-M) c. Specific Plan: Specific Plan of Carlsbad Tract No. 73-49 (SP000145). The Specific Plan is an approved Tract Map, CT 73-49. No development standards are contained in this Specific Plan. 2. The project requires the following permit and approvals: a. Minor Site Development Plan (Minor SDP). Per Section 21.34.050 of the Carlsbad Municipal Code (CMC), a Minor SDP is required for development in the P-M zone. b. Approval from any Owner's Association as required per the adopted CC&R's for the property. Community & Economic Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2019-0008 (DEV2018-0062) -2051 PALOMAR June 4, 2019 Page 2 3. Staff is supportive of the proposal to add additional ~,¥.!An. :., g Pf>yj~1at the aesthetics of the site are maintained and/or improved. The site should contjn4t to ~el . am pus-like appearance. . ;,,~,tJ ~~); ,j ' 4. The project shall comply with the development standards of the P-M zoning designation and any applicable CC&R standards, including but not limited to the following: a. Setbacks: Proposed parking shall be located outside of the SO-foot front yard setback and 10-foot side yard setback. b. Landscaping in Parking Area: A minimum of 10 percent of the parking area, inclusive of driveways, shall be landscaped and parking shall be screened from view from Palomar Airport Road. Please provide a Preliminary Landscape Concept Plan as specified in comment #6 below. c. Employee Eating Areas: Required employee eating areas must be provided for all buildings containing more than 5,000 square feet. Pursuant to Section 21.34.070(() of the CMC, a minimum of three hundred square feet of outdoor eating facilities shall be provided for each five thousand square feet of building area. Please demonstrate conformance on the plans. d. Parking: The parking requirements for uses in the P-M zoning are provided in CMC Chapter 21.44. Provided below are noteworthy parking standards that apply to this project. i. Staff is supportive of considering the basement area as warehouse space for calculating the required parking provided that the space is used for warehouse and/or storage purposes only. An approval for the project will be conditioned to specify that the basement area shall be utilized for warehouse and/or storage purposes only, as determined by the City Planner. More parking intensive uses may be allowed in this space provided that the owner/applicant demonstrates that sufficient parking is provided to meet parking code requirements. Indoor offite employee eating areas, gyms, and lounges are to be parked at the office parking ratio. ii. Pursuant to CMC Chapter 21.44, the parking requirements for office uses and warehouse space are 1 space per 250 square feet of gross floor area and 1 space per 1,000 square feet of gross floor area, respectively. Therefore, 167,976 square feet of office uses within the first and second floors of the existing building requires a minimum of 672 parking spaces and 17,274 square feet of storage space within the basement requires a minimum of 18 parking spaces. In total, 690 parking spaces are required. iii. The minimum parking space width is 8.5 feet with a minimum area of 170 square feet. 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. iv. A minimum 24-foot drive aisle and back-up radius is required for parking areas. v. Accessible parking may be required for this project. Please contact the Building Division to discuss. PRE 2019-0008 (DEV2018-0062) -2051 PALOMAR June 4, 2019 Page 3 5. New forthcoming requirements related to the city's Climate Action Plan (CAP) will likely impact development requirements of this project. A formal application submittal will need to include a completed CAP Checklist (Form P-30) to determine what requirements will apply to the project. New CAP requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in City Council Ordinance Nos. CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024 which are available on the city's website at the following address: http://www.carlsbadca.gov/services/depts/pw/environment/cap/ordinances.asp To the extent that some or all of the new CAP requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the effective requirements even if different than what is proposed in the project's planning approvals. CAP requirements may impact, but are not limited to,.site design and local building code requirements. Once adopted as part ofTitle 18 and in effect, plans submitted for grading or building permits must demonstrate compliance with the new CAP requirements. If incorporating new CAP requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading or building permits, the applicant may be required to submit and receive approval of a Consistency Determination or an Amendment application for the project through the Planning Division. 6 .. As part of a formal application, the project will also require the following: a. Preliminary Landscape Concept Plan b. Conceptual Water Conservation Plan c. Conceptual Landscape Maintenance Responsibility Exhibit (private or common) Please note that the Conceptual Landscape Plans shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web page at the following address: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086. 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 online at http:ljwww.carlsbadca.gov/services/depts/planning/default.asp. 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. Land Development Engineering: Prior to formal application submittal the following items must be adequately resolved/addressed: 1. Complete a Stormwater Standards Questionnaire (Form E-34). This questionnaire will guide you and the city in determining what type of reports and storm water mitigation must be completed to satisfy state and city stormwater quality requirements. The questionnaire can be printed from the city's website at: http://www.carlsbadca.gov/services/depts/landev/engineering.asp. PRE 2019-0008 (DEV2018-0062}-2051 PALOMAR June 4, 2019 Page4 To complete the questionnaire, square footages will need to be calculated for new impervious area and replacement of existing impervious area. Any removal of the full asphalt section to replace the asphalt or to install concrete is considered replacement of impervious area. Clearly identify on plans any replaced impervious area. If the project is defined as a Standard Project, it is subject to installing site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the Standard Project Requirement Checklist (Form E-36). The checklist can also be printed from the city's website. In addition, identify on the site plan all source control and site design BMPs proposed per the completed Standard Project Requirement Checklist (Form E-36). Drainage patterns and slopes on all new or replaced impervious areas should be provided. 2. It is unclear what improvements are occurring on the east side of the building. Clearly identify the limits of the building, both existing and proposed if they are not the same. Also show any structures or large equipment to be removed or to remain. Structures and/impervious area to be removed can be shown on a separate demo plan sheet if desired. 3. Provide a preliminary grading plan. Include grading quantities and provide details on retaining walls necessary to construct parking stalls 1-14. It is anticipated that a grading permit will be required. 4. Show trash enclosures on the site plan, and plot truck turning radii for paths leading to trash enclosures (Caltrans Highway Design Manual Figure 404.5B). 5. Aisle widths shall be a minimum of 24 feet. For all dead-end parking aisles, confirm that adequate turnaround area is provided at the end of parking aisles by providing a maximum three-point turn for a standard passenger vehicle. Generally, 5' of additional drive aisle beyond the last parking space provides the needed turnaround. Parking stalls 128, 134, 140, and 146 are impacted by this requirement. 6. Tenant improvements within the building that demo and reconstruct workspace will be evaluated to determine if they meet the criteria of the Transportation Demand Management (TDM) Ordinance. If any tenant improvements meet the requirements of the ordinance, a TDM plan shall be prepared prior to issuance of building permit. Building Comments: 1. Additional plan details are necessary on Sheet EX2.1 to determine if exiting meets code requirements. Fire Comments: 1. No Fire Access concerns with the reconfiguration of the loading dock. Fire will defer to building on the egress issue from 2nd floor. Egress through non-rated corridor could be problematic during architectural review. PRE 2019-0008 (DEV2018-0062) -2051 PALOMAR June 4, 2019 Page S If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Cliff Jones at the number below. You may also contact each department individually as follows: • Planning Division: Cliff Jones, Associate Planner, at (760) 602-4613 • Land Development Engineering: Jennifer Horodyski, Project Engineer, at (760) 602-2768 . • Fire Department: Randy Metz, Fire Marshal, at (760) 602-4661 • Building Division: Mike Peterson, Assistant Director of Community & Economic Development, at (760) 602-2721 Sincerely, vL1b DON NEU, AICP City Planner DN:CJ:mf c: Mike Peterson, Assistant Director of Community & Economic Development Jennifer Horodyski, Project Engineer Fire Prevention File Copy/HPRM Data Entry