HomeMy WebLinkAboutPRE 2025-0013; VENTANA REAL; Admin Decision LetterApril 9, 2025
Adam Kooienga
Hofman Planning Associates
5900 Pasteur Court, Suite 200A
Carlsbad, CA 92008
SUBJECT: PRE 2025-0013 (DEV07037}-VENTANA REAL
{city of
Carlsbad
VIA EMAIL AND MAIL
APNs 212-021-07-00, 212-021-08-00, 212-021-03-00, 212-021-04-00
Thank you for submitting a preliminary review application proposing a change of use from commercial
office to medical office within Area 2 (Lots 2 and 3) of the Fenton Carlsbad Center Specific Plan (SP 07-02).
In 2024, the Fenton Carlsbad Center Specific Plan was amended to change the land use designation of
Area 1, Lot 4 from Office (0) to R-30 (Residential 26.5 -30 du/ac), consistent with the 2021-2029 Housing
Element Program 1.1. Prior to that, the specific plan allowed for medical office type uses within Area 1
(Lots 1 and 4) and prohibited medical office type uses within Area 2 (Lots 2 and 3). With the recent change
from Office (0) to R-30 Residential on Lot 4, the preliminary review application is seeking directions on
how to allow for medical office use in Area 2 (Lots 2 and 3).
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 directions 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: Office (0)
b. Zoning: Office (O)
c. Fenton Carlsbad Center Specific Plan (SP 07-02)
2. The proposal described in the preliminary review application project description would require the
following permits:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0013 (DEV07037) -VENTANA REAL
April 9, 2025
Page 2
a. Specific Plan Amendment (AMEND).
The original specific plan and associated environmental review anticipated a limited amount of
medical office use, which was restricted to Lots 1 and 4. Lot 1 is presently developed with medical
office use. Lots 2 and 3 are currently developed with three (3) three-story commercial office buildings.
Lot 4 was never developed. A proposed amendment, if approved, would allow a higher intensity land
use on Lots 2 and 3, which combined are developed with a greater amount of floor area than was
originally anticipated for Lot 4. As such, this would likely necessitate design changes to the existing
site, requiring additional discretionary permits. Permits likely to be required are listed below and
would need to accompany a formal application submittal for an amendment to the Specific Plan:
b. Minor Site Development Plan (SOP). A minor SOP, processed according to the provisions of
CMC Chapter 21.06, would be needed to address changes to the site resulting from increased
traffic volumes, increased parking demand (likely a new parking structure), landscape
revisions, storm water requirements, etc.
c. Nonresidential Planned Development (PUD). Lot 2 is currently subdivided into two (2)
separate parcels with one (1) three-story commercial office building developed on each. The
adjoining parcel lines dividing the site zig zag back and forth capturing various blocks of
parking spaces across the two sites. Medical office use is a higher intensity use than Office
generally resulting in increased traffic demand and requiring a greater number of parking
spaces. Lots 2 and 3 appear to be parked for office uses at a parking rate of 1 space for every
250 square feet of gross floor area, whereas, medical office uses require 1 space for every 200
square feet of gross floor area. An increase in parking demand would be generated by the net
increase in medical office uses that are being requested, which likely will also require
construction of a parking structure or other significant parking improvements. Unless both
sites will be able to accommodate the increased parking demand on each of their respective
site, sharing of parking would require a nonresidential PUD. Requirement of this permit will
be dependent upon how the project intends to proceed.
d. Special Use Permit (SUP). The project site is located along El Camino Real and thus is subject
to the El Camino Real Corridor Development Standards. Development within the El Camino
Real Scenic Corridor requires submittal and approval of a Special Use Permit. The El Camino
Real Corridor Development Standards can be found on the Planning Division's website under
Planning Codes, Standards & Policies; or as linked below:
https://www.carlsbadca.gov/home/showpublisheddocument/232/637425974083470000
Any proposed improvements to the site, namely construction of new structures, would need
to demonstrate compliance and observe all applicable development standards.
3. 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
PRE 2025-0013 (DEV07037) -VENTANA REAL .
April 9, 2025
Page 3
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. ph p ?to pie= 18&fra mes=o n
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.
4. 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 proposed land use change against the McClellan-Palomar Airport
Land Use Compatibility Plan (ALUCP) revealed the following:
a. Exhibit 111-1 .-Compatibility Policy Map: Noise. The project site is located entirely outside of the
60-65 dB CNEL noise exposure range per Exhibit 111-1.
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: professional services, doctors, financial, civic (p . 3-47)" and "automobile parking
structures (p. 3-50)" are considered compatible within Safety Zone 6 with no F.A.R. restrictions.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. 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. This aspect of ALUCP compliance would need to be
addressed with a formal application submittal if the proposed land use change from office to
medical office use triggered the necessity to construct a parking garage or multiple parking
garages on site to meet parking requirements. When filing a formal application with the city, it
would be best to have had this completed by the FAA prior to that submittal.
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.
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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). Proposed use and parking deck are compatible.
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.
5. Because the proposed project would create a change of circumstances and have the potential for
additional environmental impacts, it is unlikely this proposal will qualify for a categorical exemption
under the California Environmental Quality Act (CEQA) or be able to rely solely on the previous
environmental document for the Specific Plan. As part of a formal application process, and after a
determination of application completeness, further environmental analysis will likely be required in
the form of technical studies and/or a CEQA initial study. This process is necessary for city staff to
determine if a proposed project will have any potentially significant impacts on the environment. The
initial study will be initiated by the applicant's environmental consultant and reviewed for
concurrence by staff. Following completion of the initial study, additional documentation may be
required to complete the CEQA process for your project and will be decided once received, reviewed,
and agreed upon by staff for recommendation to the decision maker(s). For this proposal, staff
foresees additional environmental analysis needed for issue areas including, but not limited to,
Vehicle Miles Traveled (VMT), Air Quality (AQ), and Greenhouse Gas (GHG) Emissions.
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:
6. The proposed change in land use from the previously approved commercial office use to medical
office use for the three existing buildings located within Parcels 1 and 2 of Map 20669 and Lot 3 of
Map 15253, also known as Area 2 of the Fenton Carlsbad Center Specific Plan (SP 07-02), will result in
a significant increase in ADT. A scoping agreement will be required. Please contact Nick Gorman in
the Transportation Division at Nick.Gorman@carlsbadca.gov, a division of the Public Works
Department. Scoping Agreements are used to determine if a Local Mobility Analysis (LMA) is required
and the scope of analysis. Please work with Transportation Division staff to obtain an approved
scoping agreement. After the scoping agreement has been approved, please submit the approved
Scoping Agreement as an appendix within the LMA that is to be prepared, and submitted with the
discretionary application, per the most recent Transportation Impact Analysis Guidelines.
7. After the scoping agreement has been approved, submit a completed Transportation Analysis Needs
Statement, Form P-42 to Land Development Engineering at LandDev@carlsbadca.gov prior to
discretionary application submittal.
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8. A Transportation Demand Management (TDM) plan may be required depending on the number of
employee vehicle trips the proposal will generate. Please calculate the gross employee ADT using the
generation rates from Table 2-2 of the TDM Handbook. The handbook can be found on the city's
website at:
https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000
Show calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TDM plan
with your application for discretionary permits.
9. 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. The guidelines can be found on the city's website at:
https ://www .ca rlsbadca .gov /ho me/ showdocume nt ?id=312.
10. Based on the items submitted, there's not enough information to perform an engineering review of
the proposed project. Due to the significant increase in traffic and required additional parking spaces,
it appears that on-site, and possibly off-site, improvements will be required. A preliminary
engineering plan showing all proposed improvements, grading, etc. along with associated technical
studies (e.g. storm water quality management plan) is required.
11. Please be advised that an engineering review of the proposed development will occur when an
application for a discretionary permit is submitted with a complete design, including all items required
per the Development Permit Application Form P-2.
Fire & Life Safety:
12. Change in use or occupancy of the existing buildings would require building permits. Fire & Life Safety
will need to review for code compliance at that time.
Building:
13. No comment.
Public Works -Utilities Design:
14. Privatization of existing onsite public utilities (water and sewer) may be required as a condition for
any proposed ground disturbances in future improvements.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jason Goff, Senior Planner at the number below. You may also contact each department
individually as follows:
• Planning: Jason Goff, Senior Planner, at (442) 339-2643
PRE 2025-0013 (DEV07037) -VENTANA REAL
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• Land Development Engineering: Tim Carroll, Principal Engineer, at (442) 339-2737
• Fire & Life Safety: Darcy Davidson, Division Chief/Fire Marshal at (442) 339-2662
• Building: Shawn Huff, Building Official, at (442) 339-5338
• Public Works, Utilities: Zac Taylor, Assistant Engineer, at (442) 339-2329
Sincerely,
ERIC LARDY, AICP
City Planner
EL:RE:JG:cf
c: Brookwood CB I, LLC, 5605 N. MacArthur Boulevard, Suite 150, Irving, TX 75038
Brookwood CB II, LLC, 5605 N. MacArthur Boulevard, Suite 150, Irving, TX 75038
Tim Carroll, Land Development Engineering
Darcy Davidson, Fire & Life Safety
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