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HomeMy WebLinkAboutPRE 2020-0037; PEMCOR WAREHOUSE BUILDING; Admin Decision LetterCcityof Carlsbad December 7, 2020 Milos Makaric 8FILE COPY "l~i/pj 12/9/40 13280 Evening Creek Drive San Diego, CA 92128 SUBJECT: PRE 2020-0037 (DEV2020-0267)-PEMCOR WAREHOUSE BUILDING APN: 213-061-08-00 Thank you for submitting a preliminary review to construct an approximately 16,368-square-foot warehouse building with 4,000 square feet of first floor and mezzanine office space proposed at 2055 Corte Del Noga I. The project site, a 131,248-square-foot lot, currently is developed with a 30,378-square- foot, two-story 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) 2. The project requires a Minor Site Development Pian (SDP) pursuant to Carlsbad Municipal Code (CMC) Section 21.34.050. The City Planner will be the decision-making authority. 3. Building Height. Pursuant to CMC Section 21.34.070, the building height shall not exceed a height of 35 feet. Allowed height protrusions in accordance with CMC Section 21.46.020 shall not exceed a height of 45 feet. Please reference CMC Section 21.34.070.A(2) for procedures and requirements for building height that exceeds 35 feet. 4. Setbacks. Pursuant to CMC Section 21.34.070, the project shall be designed to comply with the following setbacks: a. Front Yard. In accordance with CMC Section 21.04.240, the front lot line is defined as a line separating the lot from the street. In the case of a corner lot, the front lot line shall be the line separating the narrowest street frontage of the lot from the street; therefore, it appears that the front yard setback should be measured from the property line along Corte Del Abete. The front yard setback shall be an average 35 feet, not less than 25 feet and fully landscaped. With the encroachment of the existing parking spaces into the 35- foot setback along Corte Del Abeto, the plans submitted for a formal application will need to show if the existing site meets the minimum 35-foot average. Community 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 2020-0037 (DEV2020-0267}-PEMCOR OFFICE BUILDING December 7, 2020 Pa e 2 b. Street Side Yard. The street side yard appears to be located along Corte del Noga! and is the same as the front yard setback. c. Interior Side Yard. The interior side yard is opposite the street side yard property line and mu~t be a minimum of 10 feet, entirely landscaped and irrigated. d. Rear Yard. The rear yard is opposite the front yard property line and shall be a minimum 20 feet where at least 10 feet adjacent to the rear property line must be entirely ' landscaped and irrigated. 5. Landscaping in Parking Areas. CMC Section 21.34.070 requires a minimum of 10 percent of the required parking area, inclusive of driveways, shall be landscaped. Landscaping in the building setback areas shall not count toward meeting the requirement. In addition, in accordance with CMC Section 21.44.050, at least three percent of the parking area must be planted and maintained with trees listed on the city's official tree list or approved shrubs and should be contained in planting areas with a minimum dimension of four.feet and bounded by a concrete curb of at least six inches high, and should be equally distributed throughout the parking area. A conceptual landscape plan shall be submitted with the project application in compliance with the city's Landscape Manual. The Landscape Manual can be found at: https://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=24086 6. Parking. In accordance with CMC Chapter 21.44 -Parking, a standard parking stall is 170 square feet with a minimum width of 8.5 feet and a compact stall is a minimum of eight feet wide and 15 feet in length. The stall dimensions must be provided on the site plan submitted with the project application. Manufacturing uses are required to provide one parking space per 400 square feet of gross floor area, plus one parking space for each vehicle used in conjunction with the use. Warehouse uses must provide one parking space per 1,000 square feet and one space for each vehicle used in conjunction with the use. Office uses must provide one parking space per 250 square feet of gross floor area. In addition, the floor area dedicated to the private gym must provide parking at the warehouse rate. The breakdown on the plans shows the correct ratios, given storage uses are assessed based on the warehouse ratio. Based on the plans provided for review, a total of 141 parking spaces must be provided onsite. A maximum of 25 percent of required spaces may be compact; however, the compact spaces must be located near the building entrance. The project as designed is allowed a maximum of 35 compact parking spaces; however, the plans show 36 compact spaces. The plans submitted for a formal application must be reduced to a 35 compact spaces. 7. Employee Eating Area. Per CMC Section 21.34.070, outdoor eating facilities must be provided onsite for buildings that contain more than 5,000 square feet. A minimum of 300 square feet of outdoor eating facilities is required for each 5,000 square feet of building area. The employee eating area must be easily accessible to employees and be designed to provide a sense of privacy. The eating area must be landscaped and provide outdoor furniture and trash receptacles and should be designed outside of required fully landscaped setback areas. The plans submitted with a formal application must provide dimensioned areas and identify the location of furniture and trash receptacles. 8. Design Criteria and Performance Standards. The project will be subject to the Design Criteria listed in CMC Section 21.34.080 and the Performance Standards listed in Section 21.34.090. 9. Walls. In accordance with CMC Section 21.34.070, walls located in required setback areas shall not exceed six feet in height and walls within the required front yard or street side yard setback shall not PRE 2020-0037 (DEV2020-0267) -PEMCOR OFFICE BUILDING December 7, 2020 Pa e 3 exceed 36 inches. Any proposed walls must be shown on the plans submitted with the formal application and must include height dimensions and material details. 10. McClellan-Palomar Airport land Use Compatibility Plan (ALUCP) -The project site is located within the McClellan-Palomar Airport Influence Area (AIA). New development within the AIA must be reviewed for consistency with the adopted land use compatibility plan for the airport. Preliminary review of this project against the new ALUCP finds the following: a. Exhibit 111·1-Compatibility Policy Map: Noise. The project site is located outside of the 60 db CNEL noise exposure range per Exhibit 111·1. Pursuant to the ALUCP Section 3.3.3(a) on page 3-19: "The threshold for evaluation is the projected 60 dB CNEL contour. This contour defines the noise impact area of the Airport. All land uses located outside of this noise contour are consistent with the noise compatibility policies." b. Exhibit 111·2 -Compatibility Policy Map: Safety. The project site is located entirely within Safety Zone 6 (Traffic Pattern Zone) per Exhibit 111·2. Pursuant to Table 111·2 (Pgs. 3-45 through 3-52), office cir industrial buildings are compatible within Safety Zone 6. c. Exhibit 111·3 -Compatibility Policy Map: Part 77 Airspace Protection. The project site is located within the 7:1 Transitional Surface contour of Exhibit 111·3. Formal submittal of this project would require compliance with the Federal Aviation Administration's (FAA) Federal Aviation Regulations (FAR) Part 77, Objects Affecting Navigable Airspace. FAA Part 77 regulations require that anyone proposing to construct an object, which could affect navigable airspace arou_nd an airport, submit information about the proposed construction to the FAA. The FAA will then conduct an aeronautical study, the outcome of which is a determination as to whether the object would be a potential hazard to air navigation. Any formal submittals would be required to include a copy of the FAA Part 77 determination. d. Exhibit 111·4 -Compatibility Policy Map: Overflight. The project site is located within the Overflight Notification Area. Pursuant to the ALUCP Policy 3.6 -Overflight Compatibility Policies for McClellan-Palomar Airport require real estate disclosures and overflight notification documents to be recorded for residential development. This non-residential project is not subject to this requirement. e. Exhibit 111·5 -Compatibility Policy Map: Airport Influence Area. The project site is located within Review Area #1 of the Airport Influence Area. Review Area #1 consists of locations where noise and/or safety concerns may necessitate limitations on the types of land use actions. Please see discussions above in subsection a) and b). f. Exhibit 111·6 -Compatibility Policy Map: Avigation Easement Area and Overflight Notification Areas. The project site is located outside of the Avigation Easement Area but is located within the Airport Overflight Notification Area. 11. Noise Study. To analyze the project's compliance with the city's Noise Guidelines Manual and the Noise Element of the General Plan, please submit a Noise Analysis prepared by a registered acoustician at formal application submittal for the proposed office area. If certain building features (i.e., STC-rated windows, etc.) are required to comply with the interior noise requirements, please include the details on the plans. A noise study is not required for the proposed warehouse and office building. The Noise Guidelines Manual can be found here: https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094 PRE 2020-0037 (DEV2020-0267) -PEMCOR OFFICE BUILDING December 7, 2020 Pa e4 12. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on To the extent that new GHG reduction 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. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction 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. 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://www.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: 1. Complete a Stormwater Standards Questionnaire. 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 storm water quality requirements. The questionnaire can be printed from the following website link: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-22711 Preliminary analysis suggests that the project is a Priority Development Project and is therefore subject to designing and installing numerically sized water quality basins via a Storm Water Quality Management Plan (SWQMP) per Chapter 5 of the Carlsbad BMP Design Manual in addition to installing site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual. Plot proposed BMPs, including required water quality basin(s), on the site plan. The project would also be subject to hydromodification requirements per Chapter 6. 2. Identify the turn radius used for the truck. If the loading bay is designed for semi-tractor trailer (i.e. raised loading bay) then, if not already, please design turns for GO-foot radius turns per California Department of Transportation Highway Design Manual. 3. List grading quantities. This development will require a grading permit. The soils report to be submitted with your application will require third party consultant review. PRE 2020-0037 (DEV2020-0267)-PEMCOR OFFICE BUILDING December 7, 2020 Pa e 5 4. Plot all existing and proposed potable, fire sprinkler and landscape water services, meter, and back flow devices on any required site/grading plans. Include meter, pipe and back flow size and material. New service connections will likely be needed vs. connecting to the existing onsite private services if the original development did not increase water facility sizes to accommodate this future development. Plot street water main, including any reclaimed water mains. 5. Plot existing and proposed sewer laterals and street mains. Include pipe size and material. Plot existing street sewer main. 6. Label the CMWD water easement plotted on the plan. Plot all other easements encumbering the property. Also, identify the beneficiary of the 20-foot easement located along the southern property line and clarify if this easement exists or is proposed. Plot any utilities located within the easement. 7. Include a demolition plan in the plan set that only shows existing conditions to remain and to be removed. Building: 1. The site plan design needs to consider the Climate Action Plan and show compliance for required EV charging and accessible EV charging stalls. Fire: 1. Please contact Darcy Davidson, Assistant Fire Marshal, for more information regarding any required fire protection systems at darcy.davidson@carlsbadca.gov. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jessica Bui at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Bui, Associate Planner, at (760) 602-4631 • Land Development Engineering: David Rick, Associate Engineer, at (760) 602-2781 • Building Division: Jason Pasiut, Building and Code Enforcement Manager, at (760) 602-2788 • Fire Department: Darcy Davidson, Assistant Fire Marshal, at darcy.davidson@carlsbadca.gov Sincerely, ~n DON NEU, AICP City Planner DN:JB:cf c: Paul Mayer, P.O. Box 903, Rancho Santa Fe, CA 92067 David Rick, Project Engineer Fire Prevention HPRM/File Copy Data Entry