Report Date: May 27, 2001

Date: April 25, 2001

Time: 7:00 PM

Place: Scripps Ranch Information Center

 Project Reviewed: MedImpact

This meeting was the second review of the MedImpact project, proposed for the southeast corner of the I-15 interchange and Scripps Poway Parkway. Much of the meeting involved a discussion of the resolution of the issues raised previously by both the members of the NPSC and those raised in the first City project assessment letter.

1. Neville Willsmore reported that the total number of parking spaces has been reduced from 2550 to 2420, for a new parking ratio of 3.7. At this time, he was not able to show the exact location where the parking spaces would be reduced. However, committee members requested that more trees be added to the parking lot where the reduction in parking spaces would occur.
2. MedImpact representatives explained that the existing architecture in the community is horizontal in nature, with colonnades, covered walkways, trellis’s, and the use of warm grays and stone accents. MedImpact proposes to tie into these existing themes by incorporating some of the same design themes, including building design which is also horizontal in nature, pillars/colonnades on the front of the buildings and trellis’s.
3. The proposed color and materials palette was discussed. The proposed stone material is now a grayish/taupe limestone called Lagos Azul #2. A dark solar gray or medium solar bronze-shaded insulated glass, which would not have a shiny appearance, is proposed for the glass. NPSC members asked for the applicant to provide examples of this glass color on other buildings in the City for reference.
4. The 5-story building proposed for the corner of Scripps Poway Parkway and the I-15 interchange is to be set back 200’ from the corner.
5. Committee members requested the MedImpact project team switch the location of the 6-story building proposed to be constructed on an existing 40-foot elevated pad along Scripps Poway Parkway, with a 3-story building proposed for a pad at the rear of the site. If that cannot be done, members requested the pad be reduced in height prior to construction so that the overall building elevation would be reduced.

MedImpact representatives provided the following responses:

• Elevation of the pad is needed to construct a parking structure for the 6-story building.
• Pad to the rear of the site is solid rock and could not be excavated to construct a parking structure at a reasonable cost.
• Builder is confined to the existing grades off the already constructed cul-de-sac.
• To get the overall square footage they desire, the project needs to be constructed as presently designed.

NPSC representatives explained that this is a very important issue for the committee and community. The major concern is the visual impact of this very tall structure, to be constructed in a very conspicuous location, which does not fit into the character of the community.

1. NPSC members requested a review of the proposed signage plan. MedImpact reps. did not have the signage plan but promised to get it to the committee for their review.
2. The MRNPC Community Plan Design Guidelines for the Industrial Element specifies the use of warm, textured materials, not presently incorporated into the project. MedImpact reps offered to use the same ledger stone as used on the monument signs and other buildings in the community, for the retaining walls along Scripps Poway Parkway and also along the pedestrian walkway which is proposed to traverse the slope along the Parkway.
3. The question was posed about how the ADT’s can be maintained if MedImpact leases out space, and the NPSC was told that a minimum of 40,000 sq. ft. would have to be leased to maintain MedImpact’s corporate headquarters status.
4. The proposed trail system was explained, including a proposed connection to the existing bike path at the west end of the property.
5. There is still an unexplained discrepancy in the amount of gross pad area and net pad area between the amount approved in the 1998 EIR for this property, and the amount of acreage currently reported by MedImpact. The NPSC asked again for clarification on these discrepancies.
6. Carpool spaces will be designated at each building.

Final notes: A new project assessment letter is expected next week (first week of May). MedImpact would like to begin grading for their project in September.