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Home My WebLink AboutPRE 2020-0009; 5759 FLEET STREET - PARKING STUDY; Admin Decision LetterApril 13, 2020 Daniel Smith 3603 Fifth Avenue San Diego, CA 92110 FILE SUBJECT: PRE 2020-0009 (DEV2020-0048) -5759 FLEET STREET -PARKING STUDY APN: 211-022-25-00 {" City of Carlsbad Thank you for submitting a preliminary review for a parking structure project proposed at 5759 Fleet Street. The project site, an approximately 221,580-square-foot lot, is currently developed with an approximately 82,000-square-foot light industrial building consisting ofoffice, research and development, manufacturing, and warehouse 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: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Pl, Planned Industrial b. Zoning: P-M-Q, Planned Industrial, Qualified Development Overlay c. The property is in the Coastal Zone. The Coastal land use designation and zone are the same as the general plan and zoning above. d. The property is located in Planning Area 2 of the Carlsbad Ranch Specific Plan (SP-207L) e. The property is located in Airport Influence Area: Review Area 2 of the Airport Land Use Compatibility Plan 2. The project requires the following permits: a. Site Development Plan (SDP) b. Coastal Development Permit (CDP) Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov C 0 PRE 2020-0009 (DEV2020-0048) -5759 FLEET STREET -PARKING STUDY April 13, 2020 Pa e 2 The SDP and CDP must be submitte::J.;:JJ .:J.rrently. The Planning Commission is the final decision maker unless an appeal is-l~t the City Council shall be the final decision- maker. 3. As described in the scope of work, this preliminary review application is for the construction of a new three-level parking garage serving an existing commercial building. Staff supports the proposed parking structure subject to compliance with all applicable standards and guidelines set forth by the Carlsbad Ranch Specific Plan (SP-207L) and Carlsbad Municipal Code (CMC). Specifically, staff has concerns with the following: a. This revi.ew does not considE:r any additional requirements that may apply to any future changes in use on the property or any potential addition of square footage to the building. b. A maximum of three stories and 35 feet in height is allowed on the property. Please refer to the definition of building height in CMC Section 21.04.065. c. If additional height is needed for an elevator overrun, then the portion(s) of the structure exceeding 35 feet is subject to items a-d in Section 111.A.1 of SP-207L. d. The maximum building coverage allowed on the property is subject to Section 111.A.2 of SP-207L. For developments which utilize a parking structure, building coverage shall not exceed 75 percent of the lot area provided that at least 75 percent of the required parking is located in the subject parking structure. e. All parking spaces and drive aisles on the property shall comply with requirements set forth in Table B of CMC Section 21.44.050. f. The parking structure design shall comply with Sections 111.A.3.e and 111.C.2 of SP-207L as well as CMC Section 21.34.080. The design of the parking structure shall be generally compatible with Mediterranean architectural vocabulary and the existing building on the property. Additionally, per Section 111.A.3.e of SP-207L, architectural treatment (e.g., moldings and joints) should be utilized to provide relief on large walls. Decorative screen and trellis elements of durable high- quality materials and vine planting are also required on each level to screen and soften the appearance of the parking structure. g. Per Section 111.C.l.c of SP-207L, a 20-foot setback is required along Fleet Street (measured from face of curb). A 10-foot setback is required along the interior side yard. h. -Per Section 111.A.3.e of SP-207L, the addition of a parking structure requires the use of landscaped earth berms to reduce the apparent height of the structure. The subject property appears to have slight berms along some portions of the landscaped areas parallel on Fleet Street. The project will need to provide height enhancements to portions of the berms and additional screening landscaping in order to meet the intent of the requirement. PRE 2020-0009 (DEV2020-0048) -5759 FLEET STREET -PARKING STUDY April 13, 2020 Pa e 3 4. New landscaping or changes to existing landscaping shall comply with Section 111.A.9 of SP-207L. Prior to a formal submittal, conceptual landscape exhibits shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The Landscape Manual may be found online at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=24086 5. The development of the proposed project will require excavation in an area of the city known to have a high sensitivity as it relates to both archeological and paleontological resources. Please refer to the city's Tribal, Cultural and Paleontological Resources Guidelines which can be found online at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=34010 Please note that any archeological pedestrian survey of the site for the cultural resources study shall include a Native American monitor during the survey. 6. Please be advised that you are required to send a public notice to the surrounding property owners (GOO-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 found online at: City Council Policy No. 84: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=35578. Form P-21: https://www .ca rlsbadca .gov/ civicax/fi le ba nk/blobd load .aspx? Bio bl 0=24117 7. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements ofthis 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. C 0 PRE 2020-0009 (DEV2020-0048)-5759 FLEET STREET-PARKING STUDY April 13, 2020 Pa e4 Land Development Engineering: 8. 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/fi1ebank/blobdload.aspx?Blob1D=22711 Preliminary analysis suggests that the project is a Priority Development Project and must comply with PDP stormwater requirements of the BMP Manual. A Storm Water Quality Management Plan (SWQMP) must be prepared and submitted at time of application. 9. Provide on the title sheet, a breakdown of the proposed and existing impervious areas including impervious areas to be removed and replaced. 10. A preliminary hydrology study will be required to determine the. pre-development and post- development discharge flows. Provide preliminary recommendations to mitigate any increase in flows. 11. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed project including design recommendations for proposed pollutant control BMPs and hydromodification facilities. 12. A recent Preliminary Title Report (PTR) will be required with formal project application submittal. 13. All easements and encumbrances identified in the PTR must be indicated on the site plan. 14. Show complete property boundary data on the site plan, including bearings and distances. 15. Provide a typical street cross section of Fleet Street showing existing improvements (pavement, curb gutter, sidewalk, centerline, street lights, fire hydrants, water, sewer, etc.) 16. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) within the property. 17. On the site plan, show locations of all existing utilities (including water main, 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 as references. 18. Show the location of the columns that would support the proposed parking structure. 19. Show existing and proposed topography and drainage patterns for the site. Revise the plan to indicate how on-site surface runoff is controlled. PRE 2020-0009 (DEV2020-0048} -5759 FLEET STREET -PARKING STUDY April 13, 2020 Pa e 5 ..... 20. 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. 21. Plot the proposed striping plan for the parking structure with dimensions for parking stalls, drive aisle widths, etc. 22. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties and adjacent streets. 23. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. 24. On review of the conceptual plan submitted, a grading plan and permit will be required based upon the extent of the proposed work. 25. 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.) 26. If a change of use is intended for the existing building, a traffic analysis may be required based on the proposed ADT. 27. Please be advised that in order to make a more in-depth review of the proposed development, a more complete design of the project is required. Building Division: 28. Project shall provide six accessible parking stalls (5 standard, 1 van), 17 electric vehicle parking spaces (9 installed, 1 van accessible, 1 standard accessible). Van accessible stalls shall comply with headroom clearance 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 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. C 0 PRE 2020-0009 (DEV2020-0048) -5759 FLEET STREET-PARKING STUDY April 13, 2020 Pa e 6 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 (760} 602-4629 • Land Development Engineering: Allison Mclaughlin, Associate Engineer, at (760) 602-2732 • Fire Department: Randall Metz, Fire Inspections, at (760) 602-4661 • Building Division: Jason Pasiut, Building Official, at (760) 602-2788 Sincerely, DON NEU, AICP City Planner DN:ED:mf c: Mike Embree-Drawbridge Realty, Three Embarcadero Center, Ste. 2310, San Francisco, CA 94111 Allison Mclaughlin, Project Engineer Jason Pasiut, Building Official Fire Prevention HPRM/File Copy Data Entry