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HomeMy WebLinkAboutPRE 2025-0042; LAUREL TREE MEDICAL OFFICE; Admin Decision LetterAugust 25, 2025 Adam Kooienga 5900 Pasteur Ct., Unit 200A Carlsbad, CA 92008 SUBJECT: PRE2025-0042 (DEV2025-0055) -LAUREL TREE MEDICAL OFFICE APN: 212-040-71-00 C cityof Carlsbad VIA EMAIL AND MAIL Thank you for submitting a preliminary review application to convert an existing gym/office building into a medical office building project proposed at 1265 Laurel Tree Lane (APN 212-040-71-00). The 8.61-acre (375,052-square-foot) project site is currently developed with a 45-foot-tall, three-story, 85,000-square- foot building. The first level contains a gym, while the second and third levels are occupied by general offices. The site also includes surface parking with 397 spaces. In May 2005, the City of Carlsbad Planning Commission approved a Site Development Plan (SDP 01-01(8)) and a Coastal Development Permit (CDP 01-02(8)) for the original development of the property (see attached Planning Commission Resolutions 5881 and 5882). A Conditional Use Permit (CUP 05-04} was also approved at that time to allow the gym on the first level (see attached Planning Commission Resolution 5883). The project proposes to convert the second and third floors from general office use to medical office use . The gym will remain on the first level until the current lease expires, after which the space will also be converted into medical office use. 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: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE2025-0042 (DEV2025-0055) -LAUREL TREE MEDICAL OFFICE August 25, 2025 Pa e 2 a. General Plan: The General Plan Land Use designations for the project site are Office (0) and Open Space (OS). The existing building and parking are located within the portion of the lot designated 0. b. Zoning: The project site is zoned Office (0) and Open Space (OS). The existing building and parking are located within the portion of the lot designated 0 . c. Coastal Zone: The project site is located within the appealable area of the Coastal Zone and is subject to the Mello II segment of the Local Coastal Program (LCP). The LCP Land Use is consistent with the City's General Plan Land Use and Zoning designations for the site. 2. The project requires the following permits: a. Minor Site Development Plan (SDP) -A Minor Site Development Plan is required for exterior modifications, including changes to the parking layout and configuration. A decision from the City Planner is required for a Minor SDP. a. Minor Coastal Development Permit (Minor CDP) or Coastal Development Permit (CDP) -The project is within the coastal zone, within the Mello II segment of the Local Coastal Program. A Coastal Development Permit may be required for exterior modifications. See Planning Comment 11(a) for more information. b. Landscape Plans -Landscape Plan approval is required for projects proposing 500 square feet or more of new or modified landscaping. c. Building Permit -A building permit will be required for the proposed interior renovations and change in use. 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 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 ?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 Determination or an Amendment application for the project through the Planning Division. PRE2025-0042 (DEV2025-0055)-LAUREL TREE MEDICAL OFFICE August 25, 2025 Pa e 3 Parking. a. As the project description indicates that the gym will remain in operation until the end of the existing lease (2032), there must be sufficient off-street parking for both the gym and the proposed medical office. b. Medical offices and gyms both require a parking ration of one space per 200 square feet of gross floor area. Based on an 85,000 gross square footage, 425 parking spaces are required. c. The approved SDP for the development included 406 parking spaces, however the topographical survey provided for the preliminary review indicates that 397 parking spaces exist on site. d. Clearly identify proposed parking spaces on the plans and provide a parking table to demonstrate how the project will comply with the parking requirement. 4. Project Phasing. Provide a project phasing plan. 5. Employee Eating Areas. Outdoor eating facilities for employees shall be provided outside all industrial/office buildings containing more than five thousand square feet, as follows: a. A minimum of 300 square feet of outdoor eating facilities shall be provided for each five thousand square feet of building area. Credit towards the required amount of square footage will be given for indoor eating facilities on a 1:1 basis, as determined by the City Planner. b. The area shall be easily accessible to the employees of the building. c. The area shall be located such that a sense of privacy is apparent. d. The area shall be landscaped and provided with attractive outdoor furniture, i.e., metal, wood, or concrete picnic tables, benches/chairs and trash receptacles. e. The site size, location, landscaping and furniture required above shall be approved as part of the required discretionary action (tentative map, site development plan, planned unit development, etc.) required under Title 21 of this code. Show all existing and proposed outdoor eating facilities for employees, indicate the square footage of each and provide a calculation on the plans to show compliance. 6. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). The project site is located within the McClellan-Palomar Airport Influence Area (AIA). As the project proposes a new use within the AIA it must be reviewed for consistency with the adopted land use compatibility plan for the airport. Review of the proposed medical office against the ALUCP revealed the following: a. Exhibit 111-1 -Compatibility Policy Map: Noise. A majority of the project site is located within the 65-70 dB CNEL noise exposure range. Pursuant to the ALUCP Section 3.3.3(c), 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 page 3-23 identifies medical offices as a conditionally PRE2025-0042 (DEV2025-0055)-LAUREL TREE MEDICAL OFFICE August 25, 2025 Pa e 4 compatible use within the 65-70 dB CNEL noise exposure range. Specifically, to be compatible, the building structure must be designed to attenuate exterior noise to the indoor CNEL of 50 CNEL. Please submit a noise study with the application demonstrating how the project complies with the ALUCP. The noise analysis shall describe the exterior noise environment and the acoustical design features required to achieve the interior noise standards. Evidence shall also be provided which indicates that the specified sound attenuation measures have been incorporated into the design of the project. b. Exhibit 111-2 -Compatibility Policy Map: Safety. The project site is located within Safety Zones 2, 3 and 6. Pursuant to Policy 3.4.11, project sites lying partially within multiple Safety Zones shall be considered as if it were multiple parcels divided at the compatibility zone boundary line. Pursuant to Table 111-2 (Pgs. 3-45 through 3-52), medical offices are considered conditionally compatible within Safety Zones 2 and 3 and compatible in Safety Zone 6. Per Table 111-2, conditional uses shall either comply with the Maximum Intensity and Lot Coverage Limits or the maximum FAR. Both sets of calculations will need to be shown on the plans. On page 3-43 of the ALUCP, FAR is calculated by people per acre multiplied by the occupancy load factor (or square footage per person) for each land use divided by 43,560. Further, it needs to be determined whether risk reduction objectives are incorporated into the project design as there are two different categories for the FAR and Maximum Intensity as follows. Zone 2 for medical office: Maximum Intensity: 70 Maximum Intensity with Risk Reduction Measures: 105 Maximum Lot Coverage: 50% FAR for medical office: 0.35 (or 0.52 with risk reduction measures) Zone 3 for medical office: Maximum Intensity: 130 Maximum Intensity with Risk Reduction Measures: 260 Maximum Lot Coverage: 60% FAR: 0.64 (or 1.28 with risk reduction measures) Staff cannot verify that the project complies with the limitations of Safety Zones 2 and 3 until the appropriate calculations have been completed. Please determine the occupancy load factor to complete the calculation. Please refer to Page 3-43 of the ALUCP for details. c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. Pursuant to Exhibit 111-3, the project is located within the boundaries of the FAA notification area for the airport. The airport elevation is 331 feet above mean sea level (AMSL). Pursuant to Part 77 of the FAA regulations, the FAA shall be notified of any proposed construction or alteration having a height greater than an imaginary surface extending 100 feet outward and 1 foot upward (slope of 100:1) from the runway elevation. As the project does not propose construction of new structures or expansion of the existing structure, a Part 77 application will not be required to be filed with the FAA. PRE2025-0042 (DEV2025-0055)-LAUREL TREE MEDICAL OFFICE August 25, 2025 Pa e 5 d. Exhibit III-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), page 3-57, recordation of an overflight notification document is not required for nonresidential development. It is also not required when an avigation easement is required. 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 within the Avigation Easement Area. Pursuant to ALUCP Policy 3.3.3, the dedication of an avigation easement in accordance with Policy 2.11.5 of Chapter 2 is a requirement for compatibility of any type of development within the 65 dB CNEL contour that is designated as a conditional use. 7. Noise Analysis. As the project is located in the 70+, 65-70 and 60-65 CNEL existing and future transit noise contours, please submit a noise analysis prepared by a registered acoustician with the project application. The report shall analyze the project's compliance with the Noise Element and Noise Guidelines Manual. 8. Biological Resources. Please note, the project site is adjacent to the Encinas Creek which is identified in the city's Habitat Management Plan (HMP) as an existing hardline conservation area. Wetland/riparian buffers will apply if the project proposes to construct new structures or expand the development footprint. If either of these scenarios are proposed, please submit a biological resource map/figure completed by an approved biologist containing the following information: aerial base map, project area (property) boundary, vegetation mapping of project plus 150 feet outside of boundaries, impact area, fuel modification zones, 100-foot wetland buffer. 9. Early Public Notice. The project is subject to City Council Policy Statement No. 84, Development Project Public Involvement. Please review City Council Policy No. 84, as early public notice 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 10. Applicant Specific Questions. a. Would medical offices on the first, second and third floors require a major or minor Coastal Development Permit? Pursuant to CMC section 21.201.030, a CDP is required for any proposed development in the coastal zone. Upon further review, staff has determined that the conversion of a general office into a medical office does not require a CDP. However, the information provided is insufficient to determine PRE2025-0042 (DEV2025-0055)-LAUREL TREE MEDICAL OFFICE August 25, 2025 Pa e 6 whether the proposed exterior modifications would warrant a CDP. Staff will re-evaluate the need for a CDP once a formal application is submitted. Depending on the scope of the exterior modifications, a Minor CDP or a Major CDP may be required. Development with a building valuation less than $60,000 qualify for a Minor CDP, while developments costing $60,000 or more qualify for a Coastal Development Permit. The City Planner shall make the final determination regarding a project's cost of development. The primary basis for determining the cost of development will be the application of dollar costs per square foot for different types of construction. These costs are set by the International Conference of Building Officials (ICBO) and are applied throughout San Diego County. For more information on determining the cost of construction please see the Project Valuation Form (B -29). Contractor proposals may also be submitted for consideration by the City Planner. Please refer to the current fee schedule for the appropriate $/square foot fee rate. The decision-making authority for a Minor CDP is the City Planner. The decision-making authority for a Major CDP is the Planning Commission. If a CDP is required, it will be appealable to the California Coastal Commission. b. If a CDP is required, would concurrent processing be an option? The project is eligible for concurrent processing of ministerial permits once the draft conditions of approval for the discretionary permit(s) have been issued. Please see the Concurrent Permit Processing Informational Bulletin 18-113 for more information: https://www.carlsbadca.gov/home/showpublisheddocument/8164/637704327248070000 c. Would a Minor Site Development Plan be required? A Minor SOP is required for any exterior modifications, including changes to the existing parking layout and configuration. Because the site does not currently provide enough parking spaces for the proposed use, it is anticipated that modifications to the parking lot will be necessary to accommodate additional spaces, thereby requiring a Minor SDP. The SOP may be processed concurrently with the CDP. 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. Contact Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov, a division of the Public Works Department, to review and approve a Scoping Agreement. Scoping Agreements are used to determine if a Local Mobility Analysis (LMA) required and the scope of analysis. 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. PRE2025-0042 (DEV2025-0055)-LAUREL TREE MEDICAL OFFICE August 25, 2025 Pa e 7 2. Submit a completed Transportation Analysis Need Statement Form P-42 to Land Development Engineering at LandDev@carlsbadca.gov prior to discretionary application submittal. 3. A Transportation Demand Management (TDM) plan will be required due to the amount 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 Show calculations on the Climate Action Plan checklist, Form P-30. Submit a preliminary 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 this project's general land use and potential for an addition to the building footprint and/or addition of parking spaces to accommodate medical office parking rates, the proposed project may be subject to the City of Carlsbad trash capture requirements per the BMP Design Manual found on the City of Carlsbad website. a. Trash Capture requirements shall include a concurrent submittal of a plan amendment to previously approved plan, DWG 432-2C, for Biltmore Pacifica (SDP 01-0lB) 7. Per CMC15.16.060 this project may require a grading permit and grading plan for any proposed parking lot improvements. 8. 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. Utilize approved plans for Biltmore Pacifica, Project ID : SDP 01-0lB. 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. Provide a Preliminary Title Report (current within the last six (6) months). 11. Upon building permit application, impact fees for medical office will be assessed. To receive an estimate of the building permit fees, please complete form B-40 found on the City of Carlsbad website. 12. 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. PRE2025-0042 (DEV2025-0055)-LAUREL TREE MEDICAL OFFICE August 25, 2025 Pa e 8 Fire & Life Safety: 1. Fire Master Plan. To facilitate the review process, please include a Fire Master Plan for review. The plan shall include, at a minimum, the following elements: a. Square footage, height/stories, construction type, occupancy type. b. Fire department access roads and dimensions, road surface material, weight capacity, and access gates. c. Show the circulation route for emergency vehicles through the property. d. Hose-pull dimensions to all structures v. Hydrant locations o Hydrants shall be provided along the length of the fire access roadway in the quantities and up to the maximum distances prescribed in CFC Table C 102.1 2. Fire Apparatus Access Roads. a. Roadways must extend to within 150 feet of all portions of the exterior of the first floor of any structure. b. Fire access roadways shall be designed, constructed, and maintained to support the imposed loads of Carlsbad fire apparatus with a total weight of 75,000 pounds. c. The surface shall be designed, constructed, and maintained to provide all-weather driving capabilities. A letter or statement, wet-stamped and signed by a registered engineer, shall be provided on the plans certifying that any new roadway meets this 75,000-pound, all-weather requirement. Road base without an appropriate topping or binding material does not satisfy the all-weather requirement. d. Two fire department access points are required for this property. The existing secondary access road from Palomar Airport Road shall be upgraded to an all-weather surface. Turf block and Grasscete, or similar, are not acceptable road surfaces for CFD. i. If fire access road will be constructed from an engineered surface other than cement or asphalt (i.e., pavers), an AM&M for alternative engineered surface shall be submitted to Fire & Life Safety Division for review and approval. ii. The AM&M Guideline is available on the city website, or contact Fire & Life Safety Division for a template request letter specific to engineered access road surface. iii. Knox access shall be provided. e. The minimum width of a fire access roadway is 24 feet, except: i. Fire Apparatus Access Roads shall meet requirements for aerial apparatus access when the distance from grade plane to the highest level of the roof exceeds 30 ft. PRE2025-0042 (DEV2025-0055}-LAUREL TREE MEDICAL OFFICE August 25, 2025 Pa e 9 ii. The minimum width of an aerial fire apparatus access roadway is 26 feet, unobstructed width. iii. The aerial access road must be a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building. 3. Very High Fire Hazard Severity Zone (VHFHSZ) and Adjacent to Flammable Vegetation. a. Refer CFC Chapter 49 (Or CWUIC after Jan. 1, 2026) for defensible space requirements. b. Coordinate with Habitat Management Program Manager regarding mitigation of vegetation in area adjacent to protected habitat on the south side of the property. c. Note: Building will need to comply with new Zone Zero regulations if building permits are issued after Jan 1, 2026 (pending state adoption of Zone Zero in the LRA). Building: 1. Change in occupancy and constructive tenant improvement (Tl) will be reviewed in accordance with the CBC in effect at the time of submittal for plan check review. 2. A Transportation Demand Management (TDM) plan will be required. See the city's Transportation Demand Management Handbook on line at the following link: https://www.carlsbadca.gov/home/showpublisheddocument/310/638285571490130000 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Lauren Yzaguirre at the number below. You may also contact each department individually as follows: • Planning: Lauren Yzaguirre, Associate Planner, at (442) 339-2634 • Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773 • Fire & Life Safety: Darcy Davidson, Fire Division Chief/Fire Marshal (442) 339-2662 • Building: Mike Strong, Assistant Director of Community Development at (442) 339-2721 Sincerely, ~~ ERIC LARDY, AICP City Planner EL:LY:mh Attachments: Planning Commission Resolution No. 5881 (PC Resolution 5881 ) Planning Commission Resolution No. 5882 (PC Resolution 5882 ) Planning Commission Resolution No. 5883 (PC Resolution 5883)