HomeMy WebLinkAboutPRE 2024-0061; STATE AND BEECH VILLAGE HOTEL; Admin Decision LetterJanuary 22, 2025
Caine Group, Inc.
PO BOX 594
Solana Beach, CA 92075
{city of
Carlsbad
SUBJECT: PRE 2024-0061 (DEV 2023-0090) -STATE AND BEECH VILLAGE HOTEL
APN: 203-101-03, -04, -15
Thank you for submitting a preliminary review to demolish four commercial buildings and multiple
accessory buildings and to construct a four-story, 55,125-square-foot, 60-guest room hotel with a ground
level parking garage and a rooftop deck and pool, at 2680-2698 State Street. The parking garage will
contain 60 valet parking spaces. The floor level will also accommodate the hotel lobby, and restaurant
and retail spaces. The second and third floors will accommodate guest rooms 1 through 52. The fourth
floor will accommodate guest rooms 53-60, a fitness room, event space and the rooftop pool and bar.
Two of the existing buildings on site totaling 5,180 square feet (existing gift shop at 2680 State Street,
2690 and existing hair salon and gift shop at 2696 State Street) will be remodeled for retail/restaurant
spaces.
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.
b.
C.
General Plan: Village and Barrio (V-B)
Zoning: Village-Barrio Zone (V-B)
Master Plan: Village and Barrio Master Plan, Village Center (VC) District
2. The project requires the following permits:
a. Conditional Use Permit -Pursuant to Village and Barrio Master Plan (VBMP) section
2.3.3, a Conditional Use Permit is required to permit a hotel in the Village Center district.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090) -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 2
The project will require approval from the City Council pursuant to VBMP section
6.3.4(()(1).
b. Site Development Plan -Pursuant to VBMP section 6.3 .3.A{l)(a) a Site Development Plan
is required for new construction of building(s) over 5,000 square feet (cumulative gross
floor area) in size. The project will require approval from the City Council.
C. Lot Merger
d. Landscape Plan
e. Grading Permit
f. Building Permit
g. Sign Permit
3. Project Description. Please provide a detailed project description with square footages of each
area/use as well as a breakdown of the existing buildings to remain (existing and proposed
square footage for each building) as well as any proposed additions to these buildings, and
number of employees. Provide details on event operations and clarify where delivery trucks will
park. Please note, all deliveries shall be concealed from public view and not utilize the public
right of way.
4. Plans .
a. Please provide a fully dimensional site plan drawn to scale. Show: North arrow, property
lines, easements, existing and proposed structures, streets, existing street
improvements, right-of-way width, dimensional setbacks and existing topographical
lines (including all side and rear yard slopes, as well as the offsite slope to the north).
Provide legal description of property and assessor's parcel number.
b. Provide floor plans and elevations drawn to scale.
c. Provide a conceptual landscape plan. Please note that 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) and also the Village and Barrio
Master Plan of La Costa Master Plan. The City of Carlsbad's Landscape Manual document
can be found on the Planning Division's web page at the following address:
https://www.carlsbadca.gov/home/showpublisheddocument/234/6374259740862700
00
d. Provide a parking calculation on the plans. Dimension drive aisles and parking spaces.
e. Provide a lot coverage calculation on the plans.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090)-STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 3
5. 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.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 reql:lirements 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.
6. Cultural/Paleontological Resource Analysis. It is unclear when the existing structures were built,
however from historic aerials it appears they may have been built in the 1960s. Please provide
the building records from the assessors' office. Any structure greater than 45 years of age will
require a historical analysis report to determine if the structures are significant pursuant to
CEQA. In addition, subterranean parking is proposed which requires extensive excavation. To
determine if there will be significant impacts to tribal, cultural, and paleontological resources
pursuant to the California Environmental Quality Act (CEQA), a cultural/paleontological report
prepared by a registered professional will need to be submitted. Both the historical analysis and
tribal, cultural, and paleontological analysis can be prepared under one report. The report shall
be consistent with the city's Tribal, Cultural, and Paleontological Resources Guidelines and can
be found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
7. Noise Analysis. The proposed use could create a potential noise impact. Please submit a noise
analysis analyzing the project's consistency with the General Plan and Noise Guidelines Manual.
The Noise Guidelines Manual can be found online at the following address:
https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
8. Vehicle Miles Traveled (VMT). Depending on the CEQA determination, a VMT analysis may be
required to demonstrate that the project will not result in any significant effects relating to
traffic. If required, provide a VMT analysis and add the average daily trips (ADT) to the site plan.
Please see the Vehicle Miles Traveled Analysis Guidelines at the following address:
https://www.carlsbadca .gov/home/showpublisheddocument/312/638004852643630000
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090) -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 4
9. Air Quality Analysis. An air quality analysis will be required.
10. Height.
a. The maximum height in the VC district is 45 feet and 4 stories. Please provide elevations
showing the height of the building from existing or proposed grade (whichever is lower)
to the top of the structures. Parapets are permitted up to 42-inches above the maximum
height. The project appears to comply with this requirement. However, please provide
elevations/sections for all sides to show compliance.
b. In the VC district, a maximum of 30 percent of the fourth story street facing fac;:ade can
have a 0-foot setback (as measured from the property line). The remaining 70 percent
shall be set back a minimum of 10 feet (as measured from the property line). On the
floor plans for the fourth story, show the location of the property lines along Beech
Street and show the applicable setbacks. Dimension the street facing building fac;:ade and
provide a calculation for the percentage of the building fac;:ade with less than a 10-foot
setback and the percentage of the building fac;:ade with a 10-foot or greater setback.
c. The total square footage of enclosed fourth floor space shall not exceed 80 percent of
the largest enclosed floor space below (floors one, two, or three). However, in no case
shall the fourth-floor enclosed space exceed the amount of third floor enclosed space .
Based on the numbers provided it is unclear if the project meets this requirement. Please
provide calculations for the square footage of the enclosed space of each floor by
building and show that the fourth floor of the hotel will not exceed 80 percent of the
largest enclosed floor space, nor will it exceed the third-floor enclosed space. These
numbers should not include outdoor space.
11. Setbacks. The following setbacks apply to the development:
a. Front/Corner Setbacks (front yard/street side yard): Minimum of O feet; maximum of 5
feet to building (at the ground floor) measured from the property lines fronting State
Street and Beech Street.
Additional depth permitted where area includes a plaza, courtyard, or outdoor dining.
Additional depth is also permitted to accommodate electrical transformers, utility
connections, meter pedestals, and similar equipment only if other locations are
infeasible as determined by the decision-maker.
b. Side Yard Setbacks: 0 feet from south or west property line.
c. Rear Yard Setback: 0 feet from south or west property line.
Please provide a plot plan with all setbacks indicated to show compliance.
12. Building Mass and Scale. Staff has concerns with the building's upper floor mass and scale,
specifically on the corner of State Street and Beech Street and along Beech Street. To reduce the
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090) -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 5
massing of the structure, please incorporate the following standards and guidelines from the
VBMP:
a. Pursuant to VBMP section 2.7.l(H) no building fac;:ade visible from any public street
(excluding alleys) shall extend more than 40 feet in length without a 5-foot minimum
variation in the wall plane, as well as a change in roofline. Although dimensioned floor
plans and elevations were not provided, the building fac;:ade and rooflines along State
Street and Beech Street appear to exceed these limitations. Dimension all rooflines and
building fac;:ade variations to show compliance.
b. Pursuant to VBMP section 2.8.3(A), reduce the imposing appearance of tall buildings by
stepping back from street level on elevations above the ground floor. The applicant team
indicated that the upper floors are stepped back. Please demonstrate this on the plans
by showing the floors above and below on the floor plans and dimensions the step back
along State and Beech Street.
c. Pursuant to VBMP section 2.8.3(A), utilize techniques to reduce massing, such as
variation in wall plane and height and variation in roof form and levels. The section of
the building fronting Beech Street does not appear to meet this section. Please revise.
d. Pursuant to VBMP section 2.8.3(0), utilize multi-roof forms, hips, gables, shed roof
combinations, and sufficiently articulated flat roofs to create interesting and varying roof
forms that will reduce building mass, add visual appeal, and enhance existing Village and
Barrio character and massing. Avoid long, unbroken, horizontal roof lines. Revise the roof
to comply. The section of the building fronting Beech Street does not appear to meet
this section. Please revise.
e. Consider other methods to reduce mass at the corner of State Street and Beech Street,
such as providing an open plaza at the building corner and/or providing larger step backs
on the upper floors.
13. Area Wide Standards. Pursuant to Village and Barrio Master Plan section 2.6, the project shall
comply with the following area wide standards:
a. Buildings, including the primary entrance of ground floor commercial uses, shall be
oriented towards the primary street frontage. The primary street frontage for the project
is State Street. The project appears to comply with this requirement.
b. All roof structures including protrusions such as equipment housing, guardrails, parapets
and equipment screening, architectural feature, and roof decks and their amenities, shall
be consistent with the design of the building. The project appears to comply with this
requirement. Please provide roof plans showing any proposed rooftop equipment and
screening. Provide a screening material display consisting of multiple cross sections to
ensure the roof mounted equipment is screened from all property lines.
c. Roof mounted mechanical equipment and freestanding screening that is not
architecturally integrated shall be set back from the building face at least equivalent to
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090) -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 6
the height of the screening. As currently proposed it appears the parapet will be used to
screen any rooftop material. Please note, the project will be conditioned to screen all
roof mounted mechanical equipment. Any additional proposed screening should be
shown on the elevations and roof plans for the CUP .
d. Roof structures specifically for the housing of elevators, stairways, tanks, ventilating fans
or similar equipment required to operate and maintain a building are allowed up to 10
feet above maximum height and shall be setback from the building face one foot for
every foot over 45', or a minimum of 5'. As currently proposed, the elevator/stair tower
does not exceed 10 feet above the maximum height. Please dimension the distance of
the roof protrusion to the building face .
e. The cumulative area devoted to roof structures (excluding roof decks, parapets, solar
energy systems and skylights) shall not exceed 10 percent of horizontal roof area. The
project appears to comply with this requirement. However, on the roof plan provide the
square footage of the fourth-floor roof and the square footage of the roof protrusions
to show compliance. Provide additional elevations/sections to show the height of the
rooftop deck structures. If the pool bar and/or trellises exceed the 45-foot height limit,
it shall be included in this calculation and stepped back 5-feet from the building face.
f. The ground-floor fac;:ade for retail uses adjacent to a public street shall maintain a
minimum of 45% glazing. Fac;:ade shall be measured from plate height to finish floor. The
project appears to comply with this requirement.
g. Transparent or translucent glazing is required on the ground-floor fac;:ade of a
commercial or retail use facing a public street. Opaque, reflective, or dark tinted glass is
not permitted. Please ensure the project will comply with this requirement.
h. The bottom of any window or product display window shall not be more than 3.5 feet
above the adjacent sidewalk. The project appears to comply with this requirement.
i. Window stickers or exterior window treatments that obstruct interior building views at
the street level are prohibited (except for allowable window signs).
14. Area Wide Design Guidelines. The design guidelines pursuant to section 2.8 of the VBMP,
identified in the previous preliminary review letter (PRE 2023-0027) dated July 26, 2023, are still
applicable to this project. For additional area-wide design standards, please reference section
2.8 of the Village and Barrio Master Plan:
https://www.carlsbadca.gov/home/showpublisheddocument/7950/637685893245300000
15. Building Materials. Please ensure selected building materials are high quality and comply with
the following design guidelines of the Village and Barrio Master Plan:
a. 2.8.3.A.24: Utilize accent materials to highlight building features and provide visual
interest. Accent materials may include any of the following:
i. Wood
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090} -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 7
16.
ii. Glass
iii. Glass block (tansom}
iv. Tile
V. Brick
vi. Concrete
vii. Stone
viii. Awning
ix. Plaster (smooth or textured}
b. 2.8.3.A.25: Use building materials and finishes that are true to the structure's
architectural style.
c. 2.8.3.A.27: Generally, use no more than three different materials on exterior wall
surfaces. While certain styles may successfully incorporate multiple surface materials,
caution must be used as too many materials can result in a less than aesthetically
pleasing building.
d. 2.8.3.A.28: Ensure material changes occur at intersecting planes, preferably at inside
corners of changing wall planes or where architectural elements intersect, such as a
chimney, pilaster, or projection.
e. 2.8.3.A.29: Utilize light and neutral base colors. Generally muted color schemes will
promote visual unity and allow awnings, window displays, signs and landscaping to be
given proper emphasis.
f. 2.8.3.A.31: Articulate storefronts with carefully arranged doors, windows, arches,
trellises, or awnings, rather than blank walls.
g. 2.8.3.A.33: Window type, material, shape, and proportion should complement the
architectural style of the building.
h. 2.8.3.B.1: Use awnings made of commercial grade canvas or metal and that are either
fixed or retractable.
i. 2.8.3.C.2: Visually support all balconies, either from below by decorative beams and/or
brackets, from above by cables, or by other parts of the building
j. 2.8.3 .D.5: Avoid the "tacked on" appearance of parapets, and ensure their appearance
conveys a sense of permanence. If the interior side of a parapet is visible from the
pedestrian and/or motorist area of the project, utilize appropriate detail and properly
apply materials.
Parking.
a. Please provide a parking table that provides a breakdown of required parking for all land
uses. Parking shall be calculated as follows.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090) -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 8
i. Hotel: 1 parking space per guest room
ii. Restaurant: 1 space per 170 square feet
iii. Retail/Commercial Business: 1 space per 415 square feet
b. Assembly Bill 2097 (AB 2097), effective January 1, 2023, which added Government Code
§65863.2, effectively eliminated parking requirements in new residential and
commercial developments when located within a half-mile of a major transit stop. The
project is within one-half mile of Carlsbad Village Train Station and therefore the project
qualifies for AB 2097. The intent of AB 2097 is to provide flexibility for project design,
concurrent with planning studies that have shown that parking should be market driven.
Developers could still voluntarily provide onsite parking, but the number of parking
spaces provided will be based on builder preference and market demand, not by city-
established minimum parking standards.
For additional information on AB 2097, please see the City of Carlsbad Information
Bulletin, 18-131, located at the following link:
https://www.carlsbadca.gov/home/showpublisheddocument/12218/63808352180920
0000
The applicant has indicated that the project will utilize Assembly Bill 2097 (AB 2097) for
the retail/commercial and restaurant uses ..
c. Irrespective of proximity to public transit, state law allows the city to continue to apply
minimum parking standards for electric vehicle (EV) charging stations as well as required
parking spaces accessible to persons with disabilities (ADA). Please determine the
number of required EV capable spaces and EV charging stations, accessible spaces and
accessible EV charging stations required pursuant to CMC 18.21.040, and the California
Building Code Title 24 Part 2. Show, dimension and label the location of these spaces on
the plans to show compliance. Please note, EV and ADA spaces required for the retail
spaces must be made available to the retail spaces and cannot be utilized in the valet
operation.
d. The project currently proposes 60 valet spaces. Please show the additional spaces
required to satisfy EV and ADA requirements for the commercial (retail and restaurant)
uses.
e. Please provide a detailed description of the valet parking plan. Clarify in the description
if the valet parking will be open to the public for restaurant/beach use. Indicate the
location in which vehicles will be queued for the valet. Please note, valet operations,
including vehicle pick up/drop off and queuing, shall take place entirely within the
project boundaries. Include details on circulation and turn around.
f. Spaces 53-60 are located within the drive aisle/vehicle backup. These spaces will need
to be removed in order to provide efficient circulation.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090)-STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 9
17. Modification from Standards. The applicant has requested information on obtaining a
modification from some of the VBMP standards. A modification to a development standard or
standards may be permitted by the decision-making authority in all districts. However, a
standards modification is permitted only if a project applicant can prove it is necessary to achieve
one or more of the limited purposes outlined in VBMP section 2.6 .7 which includes:
A. To provide housing affordable to low and/or moderate-income households; or
B. To construct residential development at densities at the minimurn set forth for the
applicable land use district; or
C. To enable a significant public benefit as determined by the decision-making authority. A
significant public benefit may include, but is not limited to, one or more of the following:
i. Exceeding minimum Climate Action Plan (CAP) consistency requirements;
ii. Exceeding local energy efficiency requirements and/or renewable energy
requirements;
iii. Exceeding local electric vehicle parking requirements;
iv. Reducing vehicle miles traveled (VMT);
v. Implementing programs that encourage employees to carpool or ride transit;
vi. Implementing an important public amenity or infrastructure component of the
Master Plan; and
vii. Advancing other benefits as determined by the decision-making authority; or
D. To protect or accommodate a designated or potential historic resource as defined in
California Environmental Quality Act Guidelines Section 15064.5; or
E. To recognize an established building or site character that is unique and desirable to
maintain.
To grant a standards modification, the decision-making authority shall make the following
findings. These findings are in addition to any other findings required to approve a project. 1
F. The applicant has provided acceptable evidence to demonstrate the need for the
standards modification and there is no other way to reasonably achieve one or more of
the purposes outlined in Section 2.6.7.B without the modification.
G. The standards modification is consistent with the goals and policies of the Master Plan
and the vision and intent of the applicable district.
H. (If applicable) The decision-making authority has determined the project provides a
significant public benefit that warrants the granting of the standards modification.
I. In the Coastal Zone, a standards modification is permitted only when the decision-
making authority determines that the modification is consistent with the certified Local
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090) -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 10
Coastal Program, and if applicable, with the public access and recreation policies of
Chapter 3 of the Coastal Act.
Please note, the bar for obtaining approval of a standards modification is set very high. Significant
evidence and justification shall accommodate any requests for a standards modification.
18. Trash & Recycling. Please clarify how the trash/recycling will be accessed. Provide a will-serve
letter from Carlsbad Republic Service.
19. SDG&E Transformer and Air Conditioning Units. The plans show an area for utilities at the
northwest corner of the lot fronting State Street. The transformer must be located outside of the
front yard setback. Landscaping shall be provided to screen the transformer from the street.
Please also show any air conditioning units proposed on the roof plan. These shall also be
screened from both of the public streets.
20. Early Public Notice and Stakeholder Outreach. The project is subject to City Council Policy
Statement No . 84, Development Project Public Involvement. Please review policy 84, as early
public noticing and stakeholder outreach requirements have recently been updated.
An early public notice is required to be prepared by the applicant and mailed to all owners and
a notice sign is required to be posted onsite by the applicant within 30 days of the application
submittal date.
In addition, the applicant is required to complete enhanced stakeholder outreach to further
engage the community on their project. Project applicants shall conduct at least one in-person
public outreach meeting with the community. Additional meetings are encouraged and
recommended but not required.
The Draft Development Project Public Involvement Package must be submitted at the time of
the application submittal.
Applicants are encouraged to begin engaging and soliciting public input prior to application
submittal, however outreach conducted prior to submittal does not satisfy the requirements of
the policy.
21. Title Report. Please provide a title report for the project site. The title report must be dated
within the last 6 months.
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 comments:
Land Development Engineering Division staff has completed a preliminary review of the above-
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090) -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 11
referenced project. Prior to formal application for the discretionary permit submittal the following items
must be adequately resolved/addressed, unless otherwise noted:
1. Contact Nick Gorman in the Transportation 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 (LMA) is required and the scope
of analysis. If an LMA is deemed necessary, first, work with Transportation Division staff to obtain
an approved scoping agreement. After the scoping agreement has been approved, submit the
approved Scoping Agreement as an appendix within the LMA that is to be prepared per the most
recent Transportation Impact Analysis Guidelines.
2. After the scoping agreement has been approved or deemed not necessary by the Transportation
Division, submit a completed Transportation Analysis Need Statement Form P-42 to Land
Development Engineering at LandDev@carlsbadca.gov prior to discretionary application
submittal. If an LMA has been deemed not necessary by the Transportation Division, please
provide correspondence from the Transportation Division indicating one is not required.
3. A Transportation Demand Management (TDM) plan may be required depending on the number
of employee vehicle trips the project will generate. Calculate the gross employee ADT using the
generation rates from Table 2-2 of the TDM Handbook
at https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000 S
how calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TDM
plan with your application for discretionary permits.
4. 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.carlsbadca.gov/home/showdocument?id=312.
5. Complete a Stormwater Standards Questionnaire Form E-34. 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 is located on the
City of Carlsbad website.
6. Based on a preliminary analysis it appears that this project is a Priority Development Project
(PDP). All impervious surfaces being created or replaced (onsite and offsite) shall be included for
treatment. Submit a Storm Water Quality Management Plan. Review the Hydromodification
Exemption Map and Potential Critical Coarse Sediment Yield Area Map on the City website to see
if this criterion applies to your project. The post construction storm water treatment BMPs shall
be shown on a conceptual grading plan and drainage plan with the discretionary application.
7. Based on this project's general land use V-B, this project is subject to the City of Carlsbad trash
capture requirements. Incorporate trash capture measures on the project plans and incorporate
into the Storm Water Quality Management Plan .
8. Provide a Preliminary Title Report (current within the last six (6) months).
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090) -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 12
9. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Report on the site plan . If any vacations or quitclaims are planned with this development
annotate on the site plan.
10. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm
hydrologic calculations before and after development for each drainage basin .
11. A preliminary geotechnical report is required to evaluate the feasibility of the project to evaluate
the remedial requirements and infiltration feasibility of the BMPs. Guidelines for preliminary
geotechnical studies are available on the City of Carlsbad Engineering website .
12. Per CMC15.16.060 this project will require a grading permit and grading plan.
13. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey
Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for
vertical control per City Engineering Standards Volume 1, Chapter 2.
14. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
15. Delineate and annotate approximate topographic contours for existing and proposed condition.
Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and
5' intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
16. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.)
at the project site, project frontage and within 25 feet of the boundary.
17. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
18. Provide spot elevations at the corners of each pad in the proposed condition . Include finish pad
and floor elevations.
19. Provide the method of draining the property. Unless otherwise specified by a geotechnical
engineer, method of drainage shall comply with California Building Code (latest version) section
1804.4.
20. Delineate all retaining walls that will be utilized on the project site and show top of wall and
bottom of wall elevations, including at the highest and lowest points. 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.
21. Provide cross sections to show the existing and proposed ground, the proposed wall, the footing,
the property line and remedial excavation required for the basement construction. Indicate if
temporary shoring will be needed for this project and indicate on the cross section.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090} -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 13
22. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
23. The trees along the State Street and Beech Avenue frontage are included in the city's street tree
inventory. Indicate on the site plan that they are to remain or to be removed. Proposed removal
of street trees will require approval per Section 11.12.090 of the Carlsbad Municipal Code.
Coordinate with the parks and recreation department for additional information.
24. Show existing lot line bearing and distance and setback to the building lines.
25. An adjustment plat with a certificate of compliance will be required for the lot consolidation.
26. Show location and dimensions of all accessways and pathways as required for compliance with
Title 24-State Accessibility Requirements.
27. Provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements and proposed improvements and
dedications.
28. Delineate and annotate all proposed driveways, driveway widths and grades into the basement
and ensure compliance with City of Carlsbad engineering standards. It is unclear from the plans
how access will be provided to park on the property.
29. Show dimensions of all parking spaces and p-vehicle turning movements within the parking area.
Provide 5-foot minimum from edge of building to parking space for back up purposes. Delineate
and annotate any columns required in the basement to ensure parking clearances. It is unclear
if the drive aisle for parking is wide enough to accommodate turning movements. Also, it is
unclear how parking spaces 53-60 will be accessed.
30. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, street lights in State Street and Beech Avenue and laterals
affecting the property. See City of Carlsbad drawings 376-5, 462-6, 118-9, and dwg 131-9 for
reference.
31. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way.
32. Obtain a letter from SDG&E confirming their approval of the proposed transformer location and
stating that no additional off-site facilities will be necessary for this project. Please also include
all existing and proposed dry utilities and the services that will supply power to the proposed
transformer.
33. Provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update
2019, Section 4.2 Design Criteria, and as updated by the current City of Carlsbad Engineering
Standard Volume 1 Section 6.2 for sewer.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090) -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 14
34. Provide a Water Study for the new development based on City of Carlsbad Potable Water Master
Plan 2019, Section 4.2 Design Criteria, and as updated by the current City of Carlsbad Engineering
Standard Vol. 2 Section 3.2.2 for water.
35. 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.
36. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with 2022 Carlsbad
Engineering Design Standards requirements.
37. Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards.
38. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing and proposed grades on-site, fences and location of structures on-site and
on adjacent properties.
39. Frontage improvements are required per CMC18.40. Public street frontage improvements
required include curb and gutter, sidewalk, driveway, utility removal and relocation, etc.
40. A 3" AC grind and overlay may be required for State Street and Beech Avenue, once a more
complete plan set is prepared.
41. 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.)
42. Delineate and annotate any proposed gates for the parking garage and ensure that no stacking
of vehicles will occur in the public right-of-way.
43 . Plot stopping sight distance at all driveways.
44. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Fire:
1. Hosepull distance is not shown and likely exceeds the allowed distance of 150 feet. A fire
apparatus access roadway must extend to within 150 feet of all portions of the exterior of the
first floor of all buildings. This allows for adequate firefighting operations and hosepull from the
fire apparatus. Hosepull measurements begin at a point in the street located 10 feet from the
edge of the curb. Show hosepull measurement on the plans and demonstrate can reach all points
of the first floor of the buildings within 150 feet.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090) -STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 15
2. Sleeping rooms below the fourth story above grade plane shall have not fewer than one exterior
emergency escape and rescue opening (EERO). Such openings shall open directly into a public
way or to a yard or court that opens to a public way. Demonstrate how EEROs (if provided) on
the east side of the building will be accessed.
3. The ladder pad shall be provided to access EEROs above ground level. The ladder pads shall
located at a distance from the building determined by measuring the required length of the
ladder at the proper climbing angle. The measurement is made with the top of the ladder leaning
against the emergency rescue opening and the foot of the ladder on the ground. The ladder angle
is to be at least 70 degrees and no greater than 76 degrees. Ladder pad shall be sized 6' by 6'
minimum to allow for 3 feet of working space in front, behind, and around the ladder.
4. Access walkways must be provided to all required egress doors from a building, all firefighter
access doorways and the area beneath each emergency rescue opening. Access walkways must
be a minimum of five feet in width. Please show access walkways on the plan, including how the
FD will access the east side of the building.
5. Fire sprinklers required throughout.
6. Applicants must provide documentation that hydrants are provided in the quantity and spacing
described in California Fire Code (CFC) Appendix and prove that they are capable of delivering
the amount of water required by CFC Appendix B. The quantity and spacing of hydrants are
governed by the fire flow required for the structure(s) served. The required fire flow is dependent
upon the size of the structure, type of construction, and whether the building is equipped with
fire sprinklers. This information must be shown clearly on the plans
7. If parking garage is open parking garage, it must be Type I, 11, or IV.
8. Hosepull distance is not shown and likely exceeds the allowed distance of 150 feet. A fire
apparatus access roadway must extend to within 150 feet of all portions of the exterior of the
first floor of all buildings. This allows for adequate firefighting operations and hosepull from the
fire apparatus. Hosepull measurements begin at a point in the street located 10 feet from the
edge of the curb. Show hose pull measurement on the plans and demonstrate can reach all points
of the first floor of the buildings within 150 feet.
9. Sleeping rooms below the fourth story above grade plane shall have not fewer than one exterior
emergency escape and rescue opening (EERO). Such openings shall open directly into a public
way or to a yard or court that opens to a public way. Demonstrate how EEROs (if provided) on
the east side of the building will be accessed. • The ladder pad shall be provided to access EEROs
above ground level. The ladder pads shall located at a distance from the building determined by
measuring the required length of the ladder at the proper climbing angle. The measurement is
made with the top of the ladder leaning against the emergency rescue opening and the foot of
the ladder on the ground. The ladder angle is to be at least 70 degrees and no greater than 76
degrees. Ladder pad shall be sized 6' by 6' minimum to allow for 3 feet of working space in front,
behind, and around the ladder.
Community Deve lopment Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0061 (DEV2023-0090}-STATE AND BEECH VILLAGE HOTEL
January 22, 2025
Pa e 16
10. Access walkways must be provided to all required egress doors from a building, all firefighter
access doorways and the area beneath each emergency rescue opening. Access walkways must
be a minimum of five feet in width. Please show access walkways on the plan, including how the
FD will access the east side of the building.
11. Fire sprinklers required throughout.
12. Applicants must provide documentation that hydrants are provided in the quantity and spacing
described in California Fire Code (CFC} Appendix and prove that they are capable of delivering
the amount of water required by CFC Appendix B. The quantity and spacing of hydrants are
governed by the fire flow required for the structure(s) served. The required fire flow is dependent
upon the size of the structure, type of construction, and whether the building is equipped with
fire sprinklers. This information must be shown clearly on the plans
13. If parking garage is open parking garage, it must be Type I, 11, or IV.
Building:
The documents and renderings submitted do not provide enough detail or specificity from a Building
Division perspective to provide any comment or analysis.
• Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634
• Land Development Engineering Nichole Fine, Project Engineer, at (442) 339-2744
• Fire Department: Darcy Davidson, Fire Division Chief, at (442) 339-2662
• Building Division: Shawn Huff, Building Official, at (442) 339-5338
Sincerely,
ERIC LARDY, AICP
City Planner
EL:LY:cf
c: Laura and Dain Blackburn, 4668 Silent Knoll DR Fall brook, CA 92028-9200
Nichole Fine, Project Engineer
Darcy Davidson, Fire Prevention
Shawn Huff, Building Division
File Copy
Data Entry/Laserfiche
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600