HomeMy WebLinkAboutPRE 2021-0027; IONIS PHARMACEUTICALS; Admin Decision Letterr
August 16, 2021
Jon Ohlson
DGA Architects
2550 Fifth Avenue, Suite 115
San Diego, CA 92103
FILE
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SUBJECT: PRE 2021-0027 {DEV 2021-0141} -IONIS PHARMACEUTICALS
APN 209-120-23, -24
("city of
Carlsbad
Thank you for submitting a preliminary review for the construction of a 164,833-square-foot (SF), 48-foot-
tall research and development (R&D) building and a 21-foot-tall, partially subterranean, three-level
parking structure on Lots 21 and 22 of the Carlsbad Oaks North Business Park Specific Plan, SP 211(C). Lots
21 and 22 are located on the north side of Whiptail Loop, northwest of the existing IONIS R&D campus off
Gazelle Court and Whiptail Loop. The existing campus comprises two lots and includes a conference center
and the main headquarters/R&D building. A total of 460 parking stalls are proposed on Lots 21 and 22.
Access to the site will be provided by two private driveways off Whiptail Loop. A parking study (Urban
Systems Associates, June 2021) was submitted with the Preliminary Review to support a request for the
reduction in the number of parking stalls. The proposal also includes a request to construct a private
pedestrian bridge across Whiptail Loop.
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: P-1, Planned Industrial;
b. Zoning: P-M, Planned Industrial; and
c. Specific Plan: The property is located within the boundaries of the Carlsbad Oaks North
Business Park Specific Plan, SP 211(C).
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-73141760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
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2. The project requires the following permits:
a. Site Development Plan (SDP). Because the building height exceeds 45 feet in height, a SDP
subject to approval by the Planning Commission is required. If the building height is reduced
to 45 feet, a Minor Site Development Plan subject to approval from the City Planner is
required. Please see Planning Bullet Nos. 3 and 4 below for additional information regarding
building height and setbacks.
b. Minor Subdivision (MS) or Lot Line Adjustment. A Minor Subdivision or Lot Line Adjustment
will be required to merge Lots 21 and 22 into one lot. Please see Land Development
Engineering Bullet No. 3 for additional information.
c. Landscape Plan Revision. A revision to the landscape plan for the IONIS conference center
located at 2850 Gazelle Court will be required to address the changes associated with the
addition of the bridge and pedestrian path proposed on the manufactured slope.
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.
Planning:
1. Climate Action Plan (CAP). Requirements related to the city's goals to reduce greenhouse gas
(GHG) emissions will likely impact development requirements of this project. A form.al 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.
2. Parking Study. Based on the proposed breakdown in uses and the prior studies that have been
prepared for the existing IONIS buildings, staff is preliminarily supportive of the request to modify
the parking standards and reduce the required number of parking stalls for the proposed 164,833-
square-foot R&D building from 497 parking stalls to 460. Pursuant to the parking study prepared
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by Urban Systems Associates, Inc. (June 2021), a minimum of 315 parking spaces are
recommended. This recommendation is based on an analysis on the parking demand for similar
R&D buildings as well as an assessment of the parking utilization at the existing IONIS campus.
Further, staff is supportive of the request to reduce the parking requirements as pedestrian
connectivity is encouraged throughout the IONIS campus via the proposal for a pedestrian bridge
and a cross walk.
Notwithstanding the above, prior to formal application submittal, please revise the parking study
to address any additional parking reductions required to address the comments in this letter. In
addition, please revise the study to include information with respect to the number of employees,
customers and any telework schedules IONIS is/will be implementing which may impact the
parking utilization.
3. Building Height. Exclusive of the roof equipment screen, the proposed building roofline extends
up to a maximum height of 48 feet. Pursuant to Carlsbad Municipal Code (CMC) Section
21.34.070A.2(b), a building height above 45 feet may be permitted with the approval of an SDP in
accordance with the provisions of CMC Chapter 21.06. The SDP requires approval by the Planning
Commission. In addition to the SDP findings, pursuant to CMC Section 21.34.070A.2(b)(iii), the
following findings shall be made:
(A) The height of the building(s) will not adversely affect the surrounding properties; and
(B) The building(s) will not be unduly disproportional to other buildings in the area.
If you would like the proposal to be considered as an administrative-level decision, please revise
the building height to a maximum of 45 feet. If you would like to proceed with the building height
as proposed (i.e., 48 feet), with the SDP application submittal, please include information, such as
surrounding building sizes and cross sections through the subject property and adjacent
properties supporting the above-noted additional findings which are required to be made as part
of the approval of the SDP.
4. Setbacks. Pursuant to CMC Section 21.34.070A.2(c), the required setbacks shall be increased at a
ratio of one horizontal foot for every one foot of vertical construction beyond 35 feet. The
additional setback area shall be maintained as landscaped open space.
As the 48-foot-tall building exceeds the 35-foot height limitation by 13 feet, all setbacks shall be
increased by 13 additional feet. As the area needs to be landscaped, the parking spaces cannot
be located in this area. Listed below are the required setbacks pursuant to CMC Section 21.34.070
and the additional required setback area for a building over 35 feet in height (excluding parapets
and equipment screens).
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5.
6.
7.
Property Setback for 35' -foot-tall Setback for 45'-tall Setback for 48-foot-
line building building tall building
Front Average setback of 35 feet; Average setback of 45 Average setback of 48
setback shall not be less feet; setback shall not be feet; setback shall not
than 25 feet; setback shall less than 35 feet; setback be less than 38 feet;
be entirely landscaped shall be entirely setback shall be
landscaped entirely landscaped
Side 10 feet, entirely landscaped 20 feet, entirely 23 feet, entirely
landscaped landscaped
Rear Minimum of 20 feet, of Minimum of 30 feet, of Minimum of 33 feet,
which at least 10 feet shall which at least 20 feet shall of which at least 23
be entirely landscaped be entirely landscape·d feet shall be entirely
landscaped
Based on a review of the site plan and parking layout, it does not appear the additional setback
area for the increased building height can be accommodated along the rear property line without
reducing the parking and revising the site layout. Staff therefore recommends the height of the
building be reduced to 40-45 feet. Alternatively, please consider shifting the parking garage closer
to the building to allow the parking to be shifted out of the setback area long the rear property
line.
Hillside Development Ordinance/Retaining Walls. The perimeter slopes around the northeast and
east property lines qualify as manufactured uphill perimeter slopes pursuant to CMC Section
21.95.140C.1. As such, the maximum allowable retaining wall height is six (6) feet. Based on the
inforn:iation p~ovided, it appears the project complies with the maximum allowable height up to
the front setback line. However, pursuant to SP 211(C), the maximum allowable wall height in the
front yard setback is three (3) feet. As currently designed, the project does not comply with this
standard. Please revise the plans as appropriate.
Private Pedestrian Bridge. Staff is preliminarily supportive of the proposal for a pedestrian bridge
over Whiptail Loop. However, staff recommended enhancements to the design such as the
incorporation of architectural features found at the IONIS campus (i.e., use of multi-colored ·
precision block and/or stone/tile). Please see the existing pedestrian bridge over Calle Barcelona
(just east of the intersection with El Camino Real) for ideas as to what staff might expect to see in
an enhanced design.
Screening/Design of Parking Structure.
a. Provide cross sections and renderings of the parking structure as viewed from the open space
area to the northwest ..
b. Because of the topography at the northwest corner of the site (i.e., downhill slope), the
parking structure will be very visible across the permanent open space area. Please
incorporate a decorative screen around the northwest corner of the parking structure to allow
planting at the base and opportunities for vines to grow up the screen in this area (i.e., green
screen). Please also provide additional trees in this area to soften the views.
c. Incorporate material enhancements to the structure, such as the use of the multi-colored
precision block for the elevator tower.
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8. Employee Eating Area. Pursuant to CMC Section 21.34.07((), a minimum of 300 square feet of
outdoor eating facilities shall be provided for each 5,000 square feet of building area. Credit
towards the required amount of square footage will be given for indoor eating facilities on a 1:1
basis as determined by the city planner. Based on a useable building area of 149,104 square feet
(as presented on Sheet G-0001), a minimum of 8,946 square feet of employee eating area is
required. Please provide an outdoor eating area exhibit showing how the project complies with
this requirement with the project submittal. Please note staff is supportive of the proposed
outdoor eating area within the landscaped setback area which overlooks the open space to the
northwest.
9. Grading Plan. For each section of retaining wall proposed, please provide a detailed cross section
(at tallest point) which shows the exposed bottom-of-wall and top-of-wall elevations, along with
any planters proposed in front of the retaining wall. Please utilize an enhanced material for the
retaining walls.
10. Proposed basement. Please revise the grading plan, floor plans and elevation to show where the
basement is located.
11. Building Design. Pursuant to the architectural guidelines of SP 211((), no more than 35 linear feet
of unarticulated exterior walls shall be allowed in areas visible from parking lots or public streets.
In addition, all building elevations are required to have fa~ade variation and a minimum of three
(-3) separate materials, colors, or textures. Please submit an exhibit with the submittal supporting
these requirements. The addition of an accent stone or tile around the entrance feature is
recommended for the south elevation.
12. Lighting Plan. Pursuant to SP 211((), a separate lighting plan shall be submitted for each perimeter
lot abutting the permanent open space area to the north. All outdoor lighting shall be designed
to reflect downward and shall utilize low pressure sodium or equivalent to minimize the impacts
to wildlife. Cut-off shields shall also be utilized adjacent to the open space areas.
13. Fire Suppression Area. Pursuant to SP 211((), a 30-foot-wide fire suppression zone (FSZ) is
required along the north property line. Based on discussions with the Fire Department, parking
stalls can be located in the FSZ. As currently designed, the project complieswith this requirement.
Please ensure the plans identify the location of the FSZ. In addition, please see Fire comments
below with respect to the types of plants which are not acceptable in this area.
14. Prior to submittal of the formal application, please revise the plans as follows:
a. On Sheet A-101, the minimum back-up area between each row of parking stalls is 24 feet. At
the rear of the building, the back-up area is reduced to 23.5 feet. Please revise the plans to
comply with the Zoning Code.
b. For the retaining walls which abut a row of parking stalls, please ensure the planting area in
front of the walls is large enough to accommodate planting to adequately screen the walls.
Vines and shrubs are recommended in these areas.
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Land Development Engineering:
1. A preliminary title report dated within 6 months of the application date is required with the
submittal of a discretionary application and final engineering application. Show and label on the
plans, all easements listed in said report. If the easement cannot be shown, list the easement on
the plan and state "non-plottable".
2. This project is required to provide a preliminary grading plan with the submittal of a discretionary
application and is subject to a final engineering grading plan and grading permit.
3. If this project proposes a minor subdivision to merge the two lots, a parcel map is required and
the relinquishment of access rights per Map No. 16145 is to be abandoned on the parcel map. If
a minor subdivision is not proposed, a lot line adjustment will be required to merge the two lots
and a summary vacation is required to summarily vacate the relinquishment of access rights.
4. A geotechnical report, drainage study, and storm water quality management plan (SWQMP) will
be required with the submittal of a discretionary application and final engineering application.
5. A Transportation Impaction Analysis (TIA) per the city's TIA guidelines will be required with the
submittal of a discretionary application. An approved scoping agreement by the Transportation
Planning and Mobility division will be required prior to the submittal of a discretionary application.
The city's TIA guidelines are available on the city's website and coordinate with the Transportation
Planning and Mobility manager on the scoping agreement.
6. A Vehicle Miles Travelled (VMT) analysis may be required based on the city's CEQA determination
for this project. Refer to the city's VMT guidelines which is available on the city's website. If a VMT
analysis is required, two copies shall be submitted at the time of the discretionary application.
7. This project will be subject to a Transportation Demand Management (TDM) plan: Refer to the
city's TOM guidelines which is available on the city's website. Submit two copies of a preliminary
TDM plan at the time of the discretionary application.
8. Based on the preliminary Storm Water Quality Management Plan (SWQMP) submitted for the
preliminary review, this project is subject to Priority Development Project and hydro modification
requirements. Two copies of the preliminary SWQMP shall be submitted at the time of the
discretionary application.
9. The proposed modular wetlands as a proprietary biofiltration BMP will not be accepted as the
project site is currently vacant and a normal biofiltration basin (BF-1) can be designed to fit within
the footprint of the property. Also, to be considered propriety biofiltration, the devices must be
vegetated, is required to demonstrate infeasibility as to why a normal biofiltration basin cannot
be accommodated on-site and needs to demonstrate 40% retention is being met. The modular
wetlands cannot be located within the private dr.ive aisle. Additionally, a modular wetland cannot
be considered as a flow-thru device as the city does not have Alternative Compliance Program to
accept a flow-thru device for the purposes of pollutant treatment control.
10. Based on the Storm Water Standards Questionnaire, E-34 Form in the preliminary SWQMP, it
appears to be filled out incorrectly. Revise the E-34 form accordingly.
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11. It appears on the DMA exhibit in the preliminary SWQMP, has portions of Drainage Management
Areas (DMAs) that by-pass water quality facilities based on the proposed grades and drainage
methods. These portions of the DMA will need to be routed to a water quality facility for pollutant
control and hydromodification. Alternatively, these portions of DMAs should be evaluated to
determine if they qualify as self-mitigating areas.
12. On September 1, 2021, the city will no longer be utilizing infiltration feasibility worksheets and
adopting the County of San Diego methodology which infiltration infeasibility needs to be
documented and determined by the geotechnical engineer. Carlsbad will also be adopting the
County of San Diego sizing worksheets for pollutant control. Revise the sizing sheets accordingly
to the city's BMP Design Manual.
13. Provide in the preliminary SWQMP, the city's single sheet BMP plan attachment 4. The city's
template is available on the city's website.
14. Submitthe preliminary grading plan for discretionary review in engineering scale 1" = 20'.
15. All on-site fire service lines, hydrants, and related appurtenances is required to be privately
maintained and owned. A note shall be added to the fire utility plans.
16. Provide on the preliminary grading plan, the proposed PAD elevations of the building and
distinguish the different PAD and finish floor (FF) elevations of the building on the plan.
17. Show and label on the plans, the existing sewer service (lateral) and call-out whether it is to
remain or to be removed. If to be removed, show, and label the proposed sewer service on the
plans.
18. Provide on the title sheet, the demands of traffic in average daily trips (ADT), water in gallons per
day (GPD) and sewer in equivalent dwelling units (EDU).
19. Label on the plans, the proposed top and bottom retaining wall elevations.
20. Show and label on the plans, the adjacent structures/buildings, and contours within 25-ft of the
project boundary.
21. Provide 3-point vehicle turning movements for the parking structure.
22. Add on the preliminary grading plan, the stopping sight distance for both driveway approaches.
23. Revise the proposed drainage method for the project to eliminate any concentrated discharge
onto slopes.
24. Provide on the preliminary grading plan, the flowline elevations of the proposed brow ditches.
25. Add and call-out on the preliminary grading plan, pedestrian ramps that are ADA compliant for
the proposed driveway approaches.
26. Add on the preliminary grading plan, the proposed width for both of the driveway approaches.
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27. Add on the preliminary grading plan, the pedestrian path and connection from the lonis
Conference Center property (Parcel 1 of Map No. 21705). Show and call-out any required on-site
improvements for the conference center parking lot.
28. Provide in the preliminary SWQMP and grading plan, the cross-section detail of the proposed
biofiltration basin. Verify that the finish grade elevation with the top of grading elevation matches
the calculated ponding depth.
29. Label on the preliminary grading plan, the invert elevations of all the existing and proposed storm
drain facilities.
30. Label on the preliminary grading plan for the proposed slopes, a maximum of 2:1 slope.
31. The proposed pedestrian bridge is to be privately owned and maintained. Verify that the
pedestrian bridge on the preliminary grading plan matches the elevation detail. Verify that the
vertical clearance for the pedestrian bridge is adequate for semi-trailer truck. Lastly, verify that
the pedestrian bridge is ADA compliant.
32. Call-out on the preliminary utility plan, that all existing 12-inch PVC water main stub outs and
sewer laterals not to be utilized by the project in Whiptail Loop are to be removed and capped at
the main.
33. Address the redline comments on the plans and SWQMP.
Fire Department:
1. Fire access and building footprint are acceptable.
2. The pedestrian bridge elevations appear to comply with Fire Code requirements.
3. The following comments were provided regarding the Fire Suppression Area on the landscape
plan:
a. All species of grass proposed to be located in the Fuel Modification Zone shall be removed
from the plant palette.
b. Remove coyote brush from the revegetation area as there may be an issue as it grows in the
future.
Building Department:
1. Provide calculation to justify proposed square footage in excess of allowable limits of CBC Table
506.2 (frontage increase or unlimited building area calculations).
2. Show an accessible path of travel to the outdoor seating at the west end of the parking lot.
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3. CAP EV charging requirements-Section 4B to be revisited:
a. 10% of total parking to be EVSE (EV charging stalls do not count as parking per 11B-208.1).
b. 50% of the 10% total to be "installed" (23 EV charging stations installed).
c. The remainder shall be "ready" or "capable."
d. 23 EVSE stalls require 1 van accessible EVSE stall, 2 standard EVSE stalls and 2 ambulatory
stalls.
4. Other CAP measures 1B, 2B, 3B and 5 to be detailed on the plans. The size of the system must be
confirmed to be in compliance with CAP 2B at initial project submittal but may be deferred.
Landscaping:
Numbers below are referenced on the red line plans where appropriate for ease in locating the area of
the comment concern.
1. The following comments are considered to preliminary to a Concept Plan submittal but are based
on Section 3 of the Landscape Manual which outlines requirements for Concept Plan submittals.
The general intent of these comments is to identify any significant issues of concern for future
planning. At the time of the first full Conceptual Plan review, all of Section 3 of the landscape
manual will be reviewed.
2. Please show and label any site items that might require special screening such as trash enclosures
and transformers.
3. On the Planting Plans, please provide callouts to identify BMP basins.
4. It would be helpful to have a small Key Map on each sheet showing what area of the site is shown
on each sheet. This is not required for Concept Plans but will be required for Construction
Drawings.
5. On the Planting Plans, please identify the planned location for the irrigation water meter.
Coordinate with the civil engineer to ensure the plans to show the same location.
6. The Landscape Manual indicates that landscape plans are to feature ground cover, shrubs, and
trees to screen elements of unsightliness and screen/soften new improvements. The Landscape
Manual also indicates that landscaping shall be use.d to accentuate and enhance architecture.
Sufficient trees should be provided on the project to provide screening and softening of the
buildings. As plans develop, this issue will be examined in greater detail. Landscape softening of
the development is probably one of the most significant landscape issues 'on the project.
7. Please show existing trees or tree groupings on existing perimeter slopes. Indicate if any are to be
removed. All slopes will need to be planted to meet the minimum slope revegetation standards.
Tree planting on slopes (a combination of existing and proposed) will contribute to the screening
and softening referenced above.
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8. With so many slope areas on the plans, please provide slope indicator lines to help identify where
slopes are located and what direction they are sloping.
9. Please prepare a Maintenance Responsibility Exhibit at a scale and size (preferably one sheet) that
provides an overall view of the project and shall clearly identify the various areas of landscape
maintenance responsibilities (private, and Association, etc.).
10. Please verify if fire suppression zones are required for this project. Review plans with the Fire
Marshal to confirm fire suppression zone locations and requirements and provide documentation
of findings. Address fire suppression as appropriate.
11. Plans are very conceptual at this stage. The proposed plant species shown in the plant legend
appear to be an appropriate mix for the project. With future Concept Plan level submittals, please
develop more detail on the planting plans to provide a better indication of planting groupings and
density of planting.
12. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid
obstructing motorists' views of pedestrian crossings, driveways, roadways, and other vehicular
travel ways. On collector streets and larger, landscape elements over 30 inches in height
(including planting measured at maturity) as measured from adjacent street grade are not
permitted at street corners within a triangular zone drawn from two points, 25.feet outward from
the beginning of curves. At medium to high use driveways, the 30-inch height limitation applies
at driveways 25 feet from the edge of the apron outward along the curb, then 45 degrees in
toward the property. Landscape features (shrubs, trees, fencing, etc.) shall be selected to ensure
that no visual impairments or obstructions are located within the CalTrans sight distance lines.
Please coordinate with the civil engineer and show and label all vehicular sight lines and sight
triangles on the plans per above and insure no conflicts.
13. For parking lots, trees shall be provided at the minimum rate of one per·every four parking stalls.
Trees pertaining to this requirement shall be located within the parking area, exclusive of parking
lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. There
are a few parking bays on the site that will need an additional tree to meet this requirement.
Please see the planting plans.
14. If a landscaped strip is provided perpendicular to rows of parking spaces, the planting area shall
be designed to provide a minimum of four (4) feet of landscaping clear of vehicle overhangs.
Sheets L2.1 and 2.3 include a center planter that is 4' (total) width. Please refer to the landscape
manual page 16, Figure 3D. Please increase the width of the planter to meet the requirement.
15. Parking areas shall be screened from adjacent property or streets through the use of planting or
any combination of planting, mounding, and decorative walls. Screening elements shall have a
total height of at least three (3) feet. The Concept Plan should demonstrate how this requirement
will be satisfied.
16. Per the Carlsbad Oaks North Specific Plan, a minimum of 10% of the parking area shall be
landscaped. The "parking area" includes all parking spaces and drive aisles. The plantings shall be
contained in planting areas with a minimum dimension of 4' and bounded by a concrete or
masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off-
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street parking areas in order to obtain the maximum amount of dispersion. Please provide a
calculation showing the percentage of landscape area provided in the parking area. Sheet L2.1
shows an example of the method of determining what areas can be counted towards the 10%
requirement. All landscape area between the red lines can be counted.
17. Please add the following notes to the plans and ensure all requirements are met:
Slopes 6:1 or steeper requiring erosion control measures as specified herein shall be treated
with one or more of the following planting standards:
a. Standard 1-Cover Crop/ And Erosion Control Matting:
Cover crop shall be a seed mix typically made up of quick germinating and fast
covering grasses, clovers, and/or wildflowers. Submit the specific seed mix for City
approval prior to application. The cover crop shall be applied at a rate sufficient to
provide 90% coverage within thirty (30) days.
The type of erosion control matting shall be as approved by the city and affixed to the
slope as recommended by the manufacturer. On slopes 3 feet or less in vertical height
where adjacent to public walks or streets:
When planting occurs between August 15 and April 15, erosion control matting
shall be required.
During the remainder of the year, the cover crop and/or erosion control matting
may be used.
On slopes greater than 3 feet in height, erosion control matting shall be required, and
a cover crop shall not be used, unless otherwise approved by the City.
b. Standard #2 -Ground Cover
One hundred {100%) percent of the area shall be planted with a ground cover known
to have excellent soil binding characteristics (planted from a minimum size of flatted
material and spaced to provide full coverage within one year).
c. Standard #3 -Low Shrubs
Low spreading woody shrubs (planted from a minimum of 1-gallon containers) shall
cover a minimum of seventy (70%) percent of the slope face (at mature size).
d. Standard #4 -Trees and/or Large Shrubs
Trees and/or large shrubs shall be (planted from a minimum of 1-gallon containers)
shall be installed at a minimum rate of one (1) plant per two hundred {200) square
feet.
Slopes -6:1 or steeper and:
a. 3' or less in vertical height and adjacent to public walks or streets require at a
minimum Standard #1 (cover crop or erosion control matting).
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b. 3' to 8' in vertical height require Standards #1 (erosion control matting shall be
installed in lieu of a cover crop), #2 and #3.
c. In excess of 8' in vertical height require Standards #1 (erosion control matting
shall be installed in lieu of a cover crop), #2, #3, and #4. -
Areas graded flatter than 6:1 require a cover crop per Standard #1 with temporary irrigation
when they have one or more of the following conditions:
a. Sheet graded pads not scheduled for improvements within 6 months of completion
of rough grading.
b. A potential erosion problem as determined by the City.
c. Identified by the City as highly visible areas to the public or have special conditions
that warrant immediate treatment.
18. For the Concept Plan submittal, please provide a Water Conservation Plan in conjunction with the
Landscape Concept Plan. This plan shall demonstrate to the City how the proposed development
will use all practical means available to conserve water in the landscape. Please provide/address
the following:
a. Please indicate the proposed type of water to be used for irrigation (i.e. potable, recycled,
graywater, etc.).
b. Please provide a colored or hatched plan clearly showing where recycled water,
graywater and potable water are proposed to be used for irrigation. This plan will be
forwarded to Carlsbad Municipal Water District (CMWD) for review. Any comments will
be returned to the applicant.
c. Irrigation systems for all projects, except for service to a single-family residence or front
yard irrigation on individually metered condos, shall be designed to use non-potable,
treated recycled water, unless an exemption is approved by the City Utilities Department.
d. Please provide written descriptions of water conservation features including addressing
xeriscape principles (see Appendix A of the Landscape Manual) within the project.
e. Hydrozone Diagram: Please include one "Hydrozone Diagram" which identifies grouping
of plants within the individual hydrozones (high, moderate, low, very low or special
landscape areas) and which indicates the square footage and irrigation method of each
area.
f. Separate water service for landscaping (including, but not limited to connections, water
meters, and back flow preventers) shall be provided for all commercial/industrial
projects, golf courses, parks, and residential common areas in projects over four (4)
dwelling units.
g. Concept plans shall include calculations which document the maximum allowed annual
water use for the landscaped area or maximum applied water allowance (MAWA) and
estimated total water use (ETWU). A landscape project shall not exceed the MAWA. The
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August 16, 2021
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19.
MAWA for a landscape project shall be determined by the following calculation as defined
in the City ordinance: MAWA = (ETo)(0.62)[(0.45 x LA)+ (0.55 x SLA)]. The ETWU shall be
determined by the following calculation as defined in the Landscape Manual:
Please provide calculations and worksheets on city forms as found in the Landscape
Manual.
In addition to the calculations, include a statement on the plans signed under penalty of
perjury by the person who prepared the plan that provides:
"I am familiar with the requirements for landscape and irrigation plans contained in the
City of Carlsbad's Landscape Manual _and Water Efficient Landscape Regulations. I have
prepared this plan in compliance with those regulations and the landscape manual. I
certify that the plan implements those regulations to provide efficient use of water."
Please provide a line beneath this statement for signature and date.
PLEASE RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, fire
protection, and colored water use plan) for the next submittal. The submittal must be made to
a Planning Division staff member at the Planning counter along with a transmittal clearly
indicating what the submittal is for (i.e. Conceptual Plan re-submittal). Please call the Planning
Division Counter at (760) 602-4610 to make a submittal appointment. Please provide a written
response to all comments clearly indicating where and how each comment was addressed.
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: Kyrenne Chua, Project Engineer, at (760) 602-2744
• Fire Department: Randy Metz, Fire Marshal, at (626) 536-6677
DON NEU, AICP
City Planner
DN:SH:cf
Enc: Engineering redlines (previously provided to applicant)
Landscape redlines (previously provided to applicant)
c: Wayne Sanders, !SIS Pharmaceuticals, 2855 Gazelle Court, Carlsbad, CA 92010
Kyrenne Chua, Project Engineer
Randy Metz, Fire Department
File Copy/ Data Entry