HomeMy WebLinkAboutPRE 2022-0017; COMMERCE REDEVELOPMENT; Admin Decision LetterMay 16, 2022
Jennifer Knudsen
CO Architects
5750 Wilshire Blvd, Suite 550
Los Angeles, CA 90036
SUBJECT: PRE 2022-0017 {DEV2022-0064)-COMMERCE REDEVELOPMENT
CCityof
Carlsbad
BFILE COPY
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APN: 210-090-32-00, 210-090-33-00, 210-090-34-00, 210-090-35-00, 210-090-41-00,
and 210-090-42-00
Thank you for submitting a preliminary review for a laboratory/office development project proposed at
5205-5375 Avenida Encinas. The project site, an approximately 8.87-acre lot, is currently developed with
light industrial and commercial uses.
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:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Planned Industrial (Pl)
b. Zoning: Planned Industrial Zone (P-M) (CMC Chapter 21.34)
c. The property is in the Coastal Zone (CMC Chapter 21.201). The Coastal land use designation
and zone are the same as the general plan and zoning above.
d. The property is located within the Commercial/Visitor-Serving Overlay Zone (CMC Chapter
21.208)
2. The project requires the following permits:
a. Minor Site Development Plan (SOP) per Carlsbad Municipal Code (CMC) Section 21.34.050
b. Coastal Development Permit (CDP) per CMC Chapter 21.201.
c. Minor Subdivision (MS) per to CMC Chapters 20.24 and 20.28.
Because the CDP requires action by the Planning Commission, the SDP, CDP, and MS will be processed
concurrently for consideration by the Planning Commission per CMC Section 21.54.040 (C}(2).
Community Development Department
Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 442-339-2600 www.carlsbadca.gov
PRE 2022-0017 (DEV2022-0064)-COMMERCE REDEVELOPMENT
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3. As described in the scope of work, this preliminary review application is for the demolition of the
existing office/light industrial development (totaling eight one-and two-story buildings) and the
construction of a new life sciences development consisting of two new three-story, 226,350 square-
foot buildings with one basement-level parking structure underneath both buildings. Staff supports
the proposed project with revisions to meet all city applicable codes, standards, and policies.
4. Per CMC Section 21.208.010, the intent and purpose of the commercial/visitor-serving overlay zone
is to supplement the underlying zoning by providing additional regulations for commercial/visitor-
serving uses which require a conditional use permit in the underlying zone. The proposed bio-
industrial research and development use is not a commercial/visitor-serving use and is therefore not
subject to the provisions of CMC Chapter 21.208.
5. More detail will be required for the proposed utility yards. These shall be architecturally integrated _
into the overall project per CMC Section 21.34.080. Please consider relocating utility yards to less
prominent locations of the site.
6. Please consider incorporating plantable/green walls throughout the buildings to add vertical
landscaping, which can contribute to improved visual interest and texture.
7. A noise study consistent with the City of Carlsbad Noise Guidelines Manual is required because most
of the project site is located within the 65-70 CNEL and 70+ CNEL noise contours associated with
Interstate 5 and the railroad tracks. The noise study is required to identify the need for any noise
attenuation of the building. Additionally, the noise study will also need to show that the project's
noise emissions do not exceed those allowed per CMC Section 21.34.090(1). The guidelines can be
referenced online at:
https://www .ca rlsbadca .gov /home/showp u blisheddocument/238/637 42597 4092370000
8. The project site is located within McClellan-Palomar Review Area 2 of the Airport Influence Area (AIA),
as defined in the Airport Land Use Compatibility Plan (ALUCP) dated March 4, 2010, by the San Diego
County Regional Airport Authority. The project is not located within the airport's noise contour and
thus is not impacted by airport noise; the project is not located within the Airport Overflight
Notification Area; and the project site is located outside Safety Zones 1-6, thus, the proposed land use
is considered compatible within the ALUCP. The plans will need to show that the proposed buildings
are below the Federal Aviation Regulation (FAR) Part 77 obstruction surface at the project site, or
evidence of FAA notification. The ALUCP can be referenced online at:
https://www.carlsbadca.gov/home/showpublisheddocument/226/637446617757230000
9. Please show proposed trash enclosures on plans. Enclosures shall be architecturally consistent with
the proposed buildings.
10. Please identify structures located above the roof, some structures may not be considered allowed
height protrusions per CMC Section 21.46.020.
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11. As identified in a subsequent email communication, building height may be measured from a higher
finish grade through approval of a discretionary permit provided that the plans show the appropriate
reasons for the request. In determining whether the project may use a higher finish grade to measure
building height, the City Planner will consider natural topography of the site, compatibility with the
existing grade of adjacent and surrounding properties, the need to comply with required access, and
utility and drainage standards as outlined in CMC Section 21.04.065(2).
12. Per Table A in CMC Section 21.44.020, required parking ratios for bio-industrial research and
development uses is 1 parking space per 300 square feet of gross floor area. Please clearly identify
the proposed use on the plans. Additionally, the project's parking areas are subject to Table Bin CMC
Section 21.44.050.
13. Per CMC Section 21.34.070(6)(6), a minimum of ten percent of the required parking area, inclusive of
driveways, ·shall be landscaped subject to the approval of the city planner. Landscaping in the building
setback areas shall not count towards meeting this requirement.
14. A conceptual landscape plan will be required. 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:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/7032/637697387309165858
Additionally, the project is required to comply with CalGreen tree canopy landscaping requirements
(5.106.12).
15. All signs shall comply with requirements set forth in CMC Section 21.41. A separate sign permit shall
be required as a condition of approval.
16. Please submit correspondence from SDG&E indicating whether a transformer will be required. If
required, please identify the location on the plans and provide landscape screening. To minimize
visual impacts, please make every effort to locate the transformer in an inconspicuous area.
17. All development applications that require Planning Commission or City Council approval shall provide
early public notification. If the project will be subject to City Planner approval, then this requirement
does not apply. This requirement may be met by sending a public notice to the surrounding property
owners (600-foot radius) within 30 days of submittal of the development application pursuant to City
Council Policy No. 84 and Form P-21. The policy and form may be referenced online at:
City Council Policy No. 84:
https://www .ca rlsbadca .gov /ho me/showpu blishedd ocu ment/266/637 425976535170000
Form P-21:
https://www .ca rlsbadca .gov /home/showpubl isheddocu ment/ 452/637843403622903814
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18. 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:ljwww.gcode.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.
19. This preliminary review does not constitute a complete review of the proposed project and additional
items of concern may be identified upon formal project application submittal. Please refer to the
Development Permits P-2 checklist for all of the necessary required items prior to formal submittal,
which is available on the city's website at the following address:
https://www.carlsbadca.gov/home/showpub1isheddocument/3760/637843362037030000
Applicant Questions followed by Staff Responses:
1. The project is parked at a ratio of 2.5 cars/lO00GFA, which is a common parking ratio for life sciences
developments in San Diego County. Please advise of code compliance related to this parking ratio.
Please refer to Planning item no. 12 above.
2. The preliminary Climate Action Plan checklist has been provided for city comment to assist us
understand CAP compliance and budget for any related improvements.
Initial review of the Form P-30 checklist did not find any significant issues. Clarification in section 3B
for the water heating system being proposed will be necessary.
3. Please provide initial city staff input on level of environmental review, prior compliance, exempt, etc.,
or any technical studies to be required for formal submittal, etc.
Upon initial review, staff does not find that the project is eligible for a CEQA Categorical Exemption.
Staff is unable to determine the appropriate level of environmental review at this time. Additional
research will be completed once the application is submitted. However, it is recommended that you
enlist the services of an environmental consulting firm that can prepare an Initial Study to analyze the
project's potential environmental impacts. As a result, additional technical studies may be required,
such as cultural resources/paleontology, air quality, and VMT studies, among others.
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4. Please advise of compliance with code elements such as building height, traffic assessment, parking
as noted above in item 1, and employee eating areas.
The plans, as presented, show compliance with different code elements except for the items listed in
the Planning comments above or Engineering comments below. This preliminary review does not
constitute a complete review of the proposed project and additional items of concern may be
identified upon formal project application submittal.
5. Confirm no additional right-of-way, street dedications, or public improvements will be triggered by the
proposed development.
No street dedications will be necessary, but dedication of on-site utility easements may be required.
Based on the design as proposed, the required improvements in the right-of-way include construction
of the new driveway, removal of two current driveways and replacement with curb, gutter, and
sidewalk, reconstruction of the curb ramps at the existing north driveway in order to bring the ramps
into ADA compliance, relocating existing fire hydrants located within the public sidewalk, restriping
within the roadway, and any necessary trenching and utility connections in the right-of-way.
6. Confirm no public outreach is required beyond noticing and onsite signage.
Early public notification is required. Please refer to Planning item no. 17 above.
7. Outline entitlements to be processed, decision-making body, for each permit, and approximate
timeframe for approval assuming generalized and non-significant project issues.
Please refer to Planning item no. 2 above. The Planning Commission is the final decision-making body
for the project. The approximate timeframe for approval is dependent on the applicant's turnaround
time when responding to city comments. The timeframe also varies depending on CEQA process
requirements.
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
https:ljwww.carlsbadca.gov/departments/community-development/planning. You may also access.the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please
review all information carefully before submitting.
Land Development Engineering:
1. Processing of a tentative and final parcel map for the proposed project will be required to bring
property lines in conformance with city requirements. Lot lines may not cross the proposed buildings.
Parcel maps may be used to create 4 or less parcels on the site. The parcel map may be used for
vacation of existing easements or dedication of new easements.
2. Provide preliminary title reports for all parcels on site. List all easements included in the title reports
on the site plan and show on plans any easements that are plottable.
3. 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 found on the city's website.
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The project will be defined as a Priority Development Project (PDP), and it will be subject to complying
with PDP stormwater requirements of the BMP Manual and must prepare a Storm Water Quality
Management Plan per the city's E-35 template.
Unless a proper exemption can be cited, the project will be subject to hydromodification. No potential
critical course sediment yield areas appear on the property. As the project is within the Priority Land
Use category of Planned Industrial, it will also be subject to Trash Capture requirements.
4. Submit a Preliminary Hydrology Study, including map and calculations to demonstrate capacity/sizing
of proposed and existing storm drain infrastructure. Show before and after discharges to each
included drainage basin.
5. Provide earthwork volumes, including cut, fill, remedial, import, and export. The project will be
subject to a grading permit.
6. Provide a preliminary grading plan. Show existing and proposed contours on the site, as well as in
adjacent areas on adjoining properties. Submit a preliminary soils report.
7. Provide elevations for top of wall, finished grade, and top of footing for all proposed retaining walls.
Cross sections may be necessary to clarify how the proposed buildings and adjacent improvements
will fit with existing and proposed grades.
8. The project will be conditioned to prepare and submit an improvement plan for all improvements in
the city right-of-way. Improvements include construction of the new driveway, removal of two current
driveways and replacement with curb, gutter, and sidewalk, reconstruction of the curb ramps at the
existing north driveway in order to bring the ramps into ADA compliance, relocating existing fire
hydrants located within the public sidewalk, restriping within the roadway, and any necessary
trenching and utility connections in the right-of-way. Show existing and proposed improvements in
the right-of-way.
9. Relocation of southern driveway will be subject to approval by Transportation. Show any proposed
access restrictions, as well as striping modifications in the roadway associated with the relocated
driveway. Show sight distance triangles at the new driveway to demonstrate that city sight distance
requirements are met.
10. Clearly show existing and proposed trees in the right-of-way. Modification of street trees is subject to
city approval.
11. Show all existing and proposed on-site potable and recycled water pipelines, as well as any off-site
water pipelines associated with the project's looped pipeline system. Include any associated
infrastructure, such as fire hydrants. A determination will be made once additional information is
provided regarding whether the potable water system will be required to be public or private.
12. Show existing and proposed sewer pipelines. A determination will be made once additional
information is provided regarding whether the system will be required to be public or private.
13. Show existing and proposed storm drain infrastructure.
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14. Show the locations and sizes of all existing or proposed water services, water meters, backflow
preventers, and sewer laterals. Show trench resurfacing per City of Carlsbad standard GS-25.
15. If the ADT associated with the project is greater than 110, the project will be subject to preparing a
Local Mobility Analysis per the City of Carlsbad Transportation Impact Analysis Guidelines. Provide a
scoping agreement approved by Transportation and a Local Mobility Analysis that has been prepared
in accordance with the approved scoping agreement.
16. The project may be subject to preparation of a vehicle miles traveled analysis if evaluation of
transportation impacts is required to support the project's CEQA determination.
17. The project will be subject to complying with the city's Transportation Demand Management (TOM)
Ordinance. Employee ADT calculations are based on the proposed uses only; no credit for employee
ADT is given for existing uses. Revise Section 5 of the Climate Action Plan Consistency Checklist (P-30
form) and resubmit form. Submit a preliminary Tier 3 Transportation Demand Management Plan.
Fire Department:
1. Fire Department access is acceptable. Applicant shall submit fire flow verification based on a 120,000-
square-foot building of Type V-N construction. Contact Fire Department for more information.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Esteban Danna at the number below. You may also contact each department individually as
follows:
• Planning Division: Esteban Danna, Associate Planner, at (442) 339-2629
• Land Development Engineering: Jennifer Horodyski, Project Engineer, at (442) 339-2747
• Fire Department: Randy Metz, Fire Marshall, at (442) 339-2661
Sincerely,
~rl
DON NEU, AICP
City Planner
DN:ED:cf
c: Randy Levinson, Carlsbad 1-Commerce, LLC., 10996 Torreyana Rd., Suite 250, San Diego, CA 92121
Jennifer Horodyski, Project Engineer
Fire Prevention
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