HomeMy WebLinkAboutPRE 2023-0009; ATEC II; Admin Decision LetterC'_cityof
Carlsbad
May 1, 2023
8Fll£ COPY
ANDREW TARANGO
SCA ARCHITECTURE
31280 EVENING CREEK DR., SUITE 125
SAN DIEGO, CA 92128
SUBJECT: PRE2023-0009 (DEV2023-0048)-ATEC II
APN 212-093-12-00, 219-093-12-00
Dear Andrew Tarango,
Thank you for submitting a preliminary review application for the proposed construction of a new office
building and parking structure proposed on an approximately 3.5-acre lot. The proposal generally involves
the following:
• Demolition of an existing on-grade parking lot; and
• Development of a new 51,700 square foot, 2-story office building and 3.5-story parking structure.
Parking is to be shared between adjacent developed lot (APN 219-093-12-00).
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 ofthe 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, Planned Industrial
c. Carlsbad Airport Centre Specific Plan -SP 181 (H)
2. The project requires the following permits:
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
PRE2023-0009 (DEV2023-0048) -ATEC II
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a. Minor Site Development Plan (SDP)
b. Amendment to PUD2019-0007 (AMEND)
The City Planner will be the decision maker for the above entitlements.
4. Height: The maximum building height allowed in the P-M zone is 35 feet, with protrusions such as
parapet walls allowed up to 45 feet. Additional height may be allowed in accordance with 21.34.070.
5. Setbacks: The Carlsbad Airport Centre Specific Plan requires the following setbacks:
a. Streetside Setback of 30 feet. Walkways, landscaping, and walls up to 3 feet in height area
allowed within the setback. Surface parking is allowed within the setback but must maintain
a 10-foot setback from the right-of way.
b. Interior Setback of 10 feet from any interior lot line required.
c. Rear setback of 25 feet from rear lot line required.
6. Lot Coverage: Maximum building coverage, including accessory building structures and excluding
open parking areas, shall not exceed 50 percent of the gross lot area.
7. Parking: Parking shall be provided as required by 21.44.020. If a modification to the required parking
standards is desired, this can be achieved by p'roviding a parking study, CMC 21.44.040(B), or through
a common parking facilities reduction CMC 21.44.090. Any reductions requested are subject to
approval by the City Planner.
8. Retaining Walls: Retaining walls shown on civil plan are not in compliance with applicable regulations:
a. Retaining walls within the required 30-foot streetside setback are limited to 3 feet in height,
as required by the Carlsbad Airport Centre Specific Plan (Section IV (A)(l)(d)). Retaining walls
for walkways and drainage areas appear to be out of compliance with this standard.
b. Retaining walls adjacent to the north property line are limited to six (6) vertical feet when
proposed into a manufactured uphill permitter slope with a gradient of greater than forty
percent AND an elevation differential of greater than 15 feet (CMC 21.95.140(C)).
9. Covenant Agreement: The existing Parking, Drainage, and Reciprocal Access covenant for easement
will need to be amended to reflect the proposed condition and development (Enclosure 1). This will
necessitate an amendment (AMEND) to Non-Residential Planned Development Permit, PUD2019-
0007, as discussed in 2.b. above.
10. Landscape: 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 reviewed online at:
https://www.carlsbadca.gov/home/showpublisheddocument/7032/637697387309170000
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May 1, 2023
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11. 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 an adopted land use compatibility plan for the airport. Review of the project
against the ALUCP revealed the following:
a. Exhibit 111-1 -Compatibility Policy Map: Noise. The project site is located along the edge of
the 60-65 dB CNEL noise exposure range per Exhibit 111-1, with the majority of the site and
proposed uses outside. Pursuant to the ALUCP Section 3.3.3(c) on page 3-19, "compatibility
of new nonresidential development with noise levels generated by the Airport is indicated in
Table 111-1." Table 111-1 on pg. 3-23 identifies commercial and industrial type uses, more
specifically "office buildings" and "office areas of industrial buildings" as a compatible use
within the 60-65 dB CNEL noise exposure range. The table does not discuss "parking
structures" as it is assumed parking structures are not an impacted use because of noise.
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 Buildings, Manufacturing [300 sf /person], Research & Development [300 sf /person],
Warehouse" are all considered compatible use within Safety Zone 6 with no F.A.R. limits.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. As part of a formal
submittal, please submit for our review copies of the most recent FAR Part 77 covering the
proposed project. The project is located within the boundaries of the FAA notification area
for the airport as shown on Exhibit 111-3. The project therefore requires compliance with the
Federal Aviation Administration's (FAA) Federal Aviation Regulations (FAR) Part 77, Objects
Affecting Navigable Airspace. FAR Part 77 regulations require that anyone proposing to
construct an object, which could affect navigable airspace around 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.
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the
Overflight Notification Area. However, pursuant to the ALUCP Policy 3.6. -Overflight
Compatibility Policies for McClellan-Palomar Airport, Section 3.6.3(c) on pg. 3-57 recordation
of an overflight notification document is not required for nonresidential development.
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. However, as noted in subsection d) above, an
overflight notification document is not required for nonresidential development.
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11. Climate Action Plan: 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.geode.us/ codes/ ca rlsbad/view. php ?topic=18&fra mes=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 Det~rmination 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
https://www.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. Please contact Nick Gorman in the Traffic Division at Nick.Gorman@carlsbadca.gov, a division of the
Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are
used to determine if a Local Mobility Analysis is required and the scope of analysis. Submit.either an
approved Scoping Agreement or correspondence from the Traffic Division indicating one is not
required. Provide ADTand peak hour trips per generation rates from SAN DAG Brief Guide of Vehicular
Traffic Generation Rates for the San Diego Region on the site plan/tentative map.
If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/328/637425982502330000
2. Depending on the CEQA determination, which is determined after the application for discretionary
permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles
Miles Traveled Analysis Guidelines, available
at: https://www .ca rlsbadca .gov /home/showdocu ment?id=312.
3. A Transportation Demand Management (TDM) plan is required for this project. Based on a
preliminary analysis this project is a Tier 3 TDM plan. Please provide the number of employee
vehicle trips the project will generate. Calculate the gross employee ADT using the generation rates
PRE2023-0009 (DEV2023-0048) -ATEC II
May 1, 2023
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from Table 2-2 of the TDM Handbook. Show calculations on the Climate Action Plan checklist, Form
P-30. Submit a TDM plan with your application for discretionary permits utilizing the TDM template
on the city website.
4. This project is a Priority Development Project (PDP). All impervious surfaces being created or replaced
(onsite and offsite) shall be included for treatment. Please update the 50% redevelopment
calculations shown on Step 4, Form E-34 and in SWQMP, this is based on the entire property boundary
(APN 212-093-05 and APN 212-093-12). If the proposed impervious surface newly created exceeds
50% of the total, then storm water treatment will be required for the entire existing project within
the property boundaries as well as the proposed improvements.
5. Please update the Storm Water Quality Management Plan to clarify how DMA 4 is being treated. Show
on DMA Map and callout the existing DMA boundary for the BMP constructed with Dwg 523-3A and
show what impervious surface previously treated with BMP from Dwg 523-3A that will now be treated
with BMP #2.
6. BMP#2 must be sized to treat the minimum 3% minimum tributary area criteria, please update the
calculations in the Storm Water Quality Management Plan and size on the grading plans.
7. Please show either on sheet PS3 or the conceptual grading and drainage plans how the proposed
parking garage drains to BMP #1.
8. Please provide 100 year hydrologic and hydraulic calculations for the existing 36" RCP storm drain and
storm drain in Owens Avenue to evaluate if a portion of the existing 18" RCP storm drain in Owens
Avenue will need to be upsized to 36" RCP at the new point of connection.
9. Please provide a Preliminary Title Report (current within the last six (6) months).
10. A preliminary geotechnical report is required to evaluate the feasibility of the project. Guidelines for
preliminary geotechnical studies are available on the City of Carlsbad Engineering website.
11. Per CMC15.16.060 this project will require a grading permit and grading plan.
12. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan
and in the cross sections.
13. Please indicate the remedial earthwork quantities proposed for the project in cubic yards.
14. Please indicate maximum height of retaining wall measured from bottom of footing to top of wall and
maximum height measured from finish surface to top of wall for all retaining walls shown on sheet 2.
15. Please coordinate ADA path depicted on sheet AS2 with conceptual grading and drainage plans, show
grade along ADA path as required for compliance with Title 24-State Accessibility Requirements.
16. All transformers and electrical facilities solely serving this project boundary shall be located on site
and outside of the public right-of-way.
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May 1, 2023
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17. Please 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.)
18. Please plot stopping sight distance at the driveway for Owens Avenue.
19. Please address the comments on the attached redlined plan (Enclosure 2).
Utilities:
1. Please submit a water study, analyzing existing and proposed demands for the public water
distribution system. Water study to include domestic meter and fire sizing criteria, as well as
modeling of public distribution system in response to on-site water demands per the CMWD 2019
Potable Water Master Plan and fire flow requirements per CFC Table 8105.1 as modified by the City
of Carlsbad fire department.
2. Please submit a sewer study analyzing existing and proposed demands for the public sewer main.
Model the demands and performance criteria of the sewer per the City of Carlsbad 2019 Sewer
Master Plan and City of Carlsbad Volume 1 Engineering Standards.
3. Public potable water and sewer mains along project frontages must meet minimum design diameter
and material as specified in City of Carlsbad Engineering Standard Vol. 2 Section 3.2.2 for water and
Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition
of development
Building:
The following comments are provided courtesy of the Building Division and will need to be clearly detailed
in your final design prior to submitting for building permit construction plan review:
1. Carlsbad requirements:
CLIMATE ZONE 7
SEISMIC (R=6.5) = .12 W; SOC= D; SDS.::: .75, ::.1.00; Dl/D2
RAINFALL ("/hr.): 3.7"
WIND VELOCITY: 96mph
2. The accessible parking stalls across the drive aisle will need to be designed so that persons using these
accessible spaces do not cross behind any other vehicle accept their own vehicle.
3. The new parking garage and the at-grade parking area are considered two separate parking facilities.
Consideration for accessible stalls, EV stalls, and accessible EV stalls needs to be detailed into the plans
that will be submitted for Building Division plan review.
4. Cal Green review:
a. Bicycle parking details per the CalGreen code will need to be shown on the plans. Refer to
CCGBSC section 5.106.4.1.1-2.2.
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b. Light pollution reduction details per the CalGreen code will need to be shown on the plans.
Refer to CCGBSC section 5.106.8.
c. Shade trees in the new at-grade parking facility will need to be shown on the plans. Refer to
CCGBSC section 5.106.12.
d. Separate submeters or metering devices shall be installed for the uses described in CGBSC
sections 5.303.1.1 and 5.303.1.2.
i. 5.303.1.lNew buildings or additions in excess of 50,000 square feet.
ii. 5.303.l.2Excess consumption. {in excess of 1,000 gallons per day)
e. 100 percent of trees, stumps, rocks and associated vegetation and soils resulting primarily
from land clearing shall be reused or recycled. For a phased project, such material may be
stockpiled on site until the storage site is developed. Refer to CCGBSC section 5.408.3.
f. lOCGBSC sections 5.410.2 -5.410.4.5.1: Building Commissioning: New buildings 10,000
square feet and over. For new buildings 10,000 square feet and over, building commissioning
shall be included in the design and construction processes of the building project to verify
that the building systems and components meet the owner's or owner representative's
project requirements. Commissioning shall be performed in accordance with this section by
trained personnel with experience on projects of comparable size and complexity. For I-
occupancies that are not regulated by OSH PD or for I-occupancies and L-occupancies that are
not regulated by the California Energy Code Section 100.0 Scope, all requirements in Sections
5.410.2 through 5.410.2.6 shall apply.
g. Note: For energy-related systems under the scope {Section 100) of the California Energy Code,
including heating, ventilation, air conditioning {HVAC) systems and controls, indoor lighting
systems and controls, as well as water heating systems and controls, refer to California Energy
Code Section 120.8 for commissioning requirements.
Commissioning requirements shall include:
1.Owner's or owner representative's project requirements.
2.Basis of design.
3.Commissioning measures shown in the construction documents.
4.Commissioning plan.
5.Functional performance testing.
6.Documentation and training.
7.Commissioning report.
Fire and Life Safety Division:
1. Fire access is Ok. Applicant will need to submit a formal fire lane plane for review and approval by
Fire prior to Building Permit Issuance.
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If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Kyle Van Leeuwen at the number below. You may also contact each department individually as
follows:
• Planning Division: Kyle Van Leeuwen, Associate Planner, at (442) 339-2611
• Building Division: Jason Pasiut, Building Official, at (442) 339-2788
• Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744
• Utilities: Neil Irani, Associate Engineer, at (442)-339-2305
• Fire and Life Safety Division: Randy Metz, Fire Inspections, at (442) 339-2661
Sincerely,
tfa'l~
ERIC LARDY, AICP
City Planner
EL:KVL:JC
Enclosures:
1. Land Development Engineering (LDE) Redlines
c: 1950 Camino Vida Roble Property Owner, 315 S. Coast Hwy, Suite. U-12, Encinitas CA 92024
Linda Ontiveros, Project Engineer
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