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Home My WebLink AboutPRE 2025-0070; 6005 HIDDEN VALLEY RD; Admin Decision LetterDavid Mann 3911 Sorrento Valley Blvd. Suite 120 San Diego, CA 92121 January 14, 2026 SUBJECT: PRE 2025-0070 (DEV2025-0104}-6005 HIDDEN VALLEY RD APN: 212-040-66-00 {city of Carlsbad VIA EMAIL AND MAIL Thank you for submitting a preliminary review application to convert a portion of an existing 73,230- square-foot, 2-story office building into medical office use on a 11.96-acre property located at 6005 Hidden Valley Road (Accessor Parcel Number 212-040-66-00). The site contains 292 existing surface parking spaces. The office was originally approved by the Planning Commission on June 7, 2000, under Site Development Plan SDP 97-25 and Coastal Development Permit CDP 97-52. The project proposes the following: • Conversion of 33,745 square feet of existing office space into medical office use. • Conversion of existing landscaped areas along the south side of the building into 18 new parking spaces located in front of an existing row of parking spaces, creating 18 tandem parking spaces that accommodate 36 vehicles (2 vehicles per space). • Conversion of existing landscaped and hardscaped areas into 10 standard parking spaces for a total net increase of 28 spaces on site. • Operation of an on-site valet service to manage the 18 tandem spaces and 1 standard space (37 vehicle spaces total) during all business hours (Monday -Friday 8am to 6pm). 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. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0070 (DEV2025-0104)-6005 HIDDEN VALLEY RD January 14, 2026 Page 2 Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Office and Open Space (O/OS) b. Zoning: Office and Open Space (O/OS) c. Coastal Zone: The project site is located within the Coastal Zone and therefore is subject to the Mello II Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning for the site are consistent with the City's General Plan Land Use and city-wide Zoning Map. d. Coastal Zone Appeals Area: The project site is located within the California Coastal Commission's appeals jurisdiction, which means the city's decision on a future project could be appealable to the California Coastal Commission. 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. b. Minor Coastal Development Permit (Minor CDP) or Coastal Development Permit (CDP) -A CDP is required pursuant to Carlsbad Municipal Code (CMC) Section 21.201.030 where the applicant wishes to undertake a development (define in CMC Section 21.04.107) located in the coastal zone. Depending on the scope of the exterior modifications, a Minor CDP or a Major CDP will 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. The CDP will be appealable to the California Coastal Commission. c. Landscape Plans -Landscape Plan approval is required for projects proposing 500 square feet or more of new or modified landscaping. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0070 (DEV2025-0104)-6005 HIDDEN VALLEY RD January 14, 2026 Page 3 d. 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.qcode.us/codes/car1sbad/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 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. Pursuant to CMC 21.44.040, the City Planner may modify the required parking standards where it can be demonstrated that adequate parking will be provided and the modification will not adversely affect the neighborhood or the site design and circulation. The modification shall be based on the results of a parking study prepared by a registered Traffic Engineer or other qualified parking consultant, or other evidence satisfactory to the City Planner. The pre-application included a valet parking plan (ACE Parking Services for 600 Hidden Valley Road, December 2025). While staff is tentatively supportive of the use of tandem spaces for valet parking and implementation of the plan, the project is required to address the comments raised in this letter and demonstrate compliance with all parking and landscaping requirements. 5. Parking. a. The site plan indicates that the building is approximately 71,563 square feet, however the building was approved at 72,593 square feet on the Site Development Plan and Coastal Development Permit (SDP 97-25/CDP 97-52) and 73,230 square feet on the building permit (CB992410). Pursuant to CMC 21.44.020 Table B, parking shall be calculated using the building's gross floor area. Please verify the gross floor area of the building and revise as needed. Floor plans may be required to show that all square footage is accounted for and indicate the location of each use. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0070 (DEV2025-0104) -6005 HIDDEN VALLEY RD January 14, 2026 Page 4 b. The building permit for the construction of the building (CB992410) indicates that the site contains 293 parking spaces, while the site plan provided for this review indicates that the site contains 292 parking spaces. Please confirm and update as needed. c. Please dimension parking spaces on the site plan. d. Indicate number of required, existing, and proposed EV spaces. e. Clearly identify and label the spaces which will be managed by the valet on the site plan. f. The drive aisle between spaces shall have a minimum dimension of 24 feet. Please dimension the drive-aisles to show compliance. See redlines . g. The project description states that valet will occur during business hours. The valet parking plan does not specify the business hours but states that valet staff will be on site Monday through Friday 8 am through 6 pm. Please verify on the site plan this accounts for all business hours by listing the full hours of operation. 6. Landscaping. a. With a formal application submittal for a CDP, conceptual landscape exhibits are required to address the proposed revision and shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The city's Landscape Manual may be found on the city's website at: https://www.carlsbadca .gov/home/showpublisheddocument/234/637425974086270000 b. Landscaping shall comply with the landscape manual, including but not limited to the following: i. A minimum of 3% of the parking area shall be landscaped. The "parking area" includes all parking spaces and drive aisles. Please provide an exhibit within the plan set showing the square footage of all landscaped areas and provide a calculation for the percentage of the parking area which is landscaped. ii. Trees shall be provided at the minimum rate of one (1) tree per every four (4) parking spaces. Tree installations intended to satisfy this requirement shall be located within the parking area, exclusive of the parking lot setbacks. Trees shall be located in close proximity to the spaces they are to shade. iii. Trees shall be planted a minimum of two (2) feet from the back of curbs. iv. Any lane of through traffic shall be separated from parking spaces by a landscaped island with a minimum outside width of six (6) feet and a minimum landscape width of four (4) feet. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0070 (DEV2025-0104)-6005 HIDDEN VALLEY RD January 14, 2026 Page 5 v. Islands at the end of each row of parking shall be used as a planting area. Please ensure the planted area between the row of proposed tandem spaces and the equipment enclosure is large enough to include a planted tree (5 feet minimum) and allows for enough space for landscaping to adequately screen the enclosure. vi. If a landscaped strip is provided perpendicular to rows of parking spaces, the planting area shall be designed to provide a minimum of four (4) feet of landscaping clear of vehicle overhangs. See redlines. vii. Long rows of parking should be broken up with landscaped islands. Landscaped islands should be provided at intervals of one island for approximately every 12 to 15 parking spaces. The project appears to comply with this requirement. viii. If landscaped "finger" islands are provided between parking spaces, they shall be designed with a minimum outside width of seven (7) feet and a minimum landscape width of four (4) feet. Please dimension proposed landscape fingers. ix. To facilitate passengers entering and exiting vehicles, landscaped islands may include a hardscape surface (paving strip) between the planter bed and parking space, provided that a minimum landscaped width of four (4) feet is maintained. The hardscape surface (not including curb) may be included in the 3% landscape area. c. Landscaping shall comply with the requirements outlined in CMC Section 21.27.050.A.6, specifically, landscaping shall be designed so as to offer relief from the monotony of rows of parked cars, and to create an overhead canopy. A minimum of one fifteen-gallon tree per four parking stalls shall be required in the parking area. As 28 new spaces are proposed, 7 new trees are required. 7. 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 the adopted land use compatibility plan for the airport. The project does not propose a new use under the ALUCP, as medical offices are classified as office uses, nor does it propose to expand an existing use. The existing and entitled office building on site has previously been reviewed for compliance with the Airport Land Use Plans adopted at the time of their entitlement. 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 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 Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0070 (DEV2025-0104)-6005 HIDDEN VALLEY RD January 14, 2026 Page 6 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 Show 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, https://www.carlsbadca.gov/home/showpublisheddocument/604/638683035715330000. 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. Please provide an exhibit that clearly shows the quantities of impervious areas that have been removed, replaced, and newly created. The entire property will be subject to the regulations outlined in form E-34. If it is determined that the project qualifies as a Priority project, all of the property will be treated as such, meaning that water quality requirements will apply to the entire property, not just the disturbed areas. 6. Based on a preliminary analysis it appears that this project may be a Standard Project. Once form E- 34 is completed and if it is determine that the project is a standard project, Complete the Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the conceptual grading and drainage plans. 7. Based on this project's general land use OFFICE/OPEN SPACE, this project is subject to the City of Carlsbad trash capture requirements. Incorporate trash capture measures on the project plans. PREPARE A PRELIMINARY TRASH CAPTURE STORM WATER QUALITY MANAGEMENT PLAN, Form E- 35A (if standard project) OR INCORPORATE INTO STORM WATER QUALITY MANAGEMENT PLAN, Form E-35 (IF PDP). 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 2025-0070 (DEV2025-0104)-6005 HIDDEN VALLEY RD January 14, 2026 Pa e 7 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. 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. 11. Delineate location of all existing and proposed buildings, walls, fences and permanent structures onsite and within 25 feet of the site. 12. Provide spot elevations at proposed parking lot location in the proposed condition. 13. Show existing lot line bearing and distance. 14. Show all existing and proposed utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, and laterals affecting the property. 15. This project requires the submission of a drainage memo, which must be prepared, signed, and sealed by a registered engineer. The memo should confirm that the increase in drainage runoff, resulting from the addition of impervious surfaces, can be managed by the existing drainage facilities without causing any adverse effects. Additionally, please include a simple Q=CIA calculation. 16. 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 & Life Safety: Fire has no comments. No impact on fire department access. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0070 (DEV2025-0104)-6005 HIDDEN VALLEY RD January 14, 2026 Page 8 Building: The following is provided for informational purposes only. Project requires separate review and approval from Building and Safety for tenant improvement and alterations to parking lot. 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, Senior Planner, at (442) 339-2634 • Land Development Engineering: Jose Sanchez, Project Engineer, at (442) 339-5486 • Fire & Life Safety: Darcy Davidson, Fire Marshal at (442) 339-2662 • Building: Jesse Sanchez, Interim Building Official, at jesse.sanchez ctr@carlsbadca.gov Sincerely, ERIC LARDY, AICP Assistant Director of Community Development EL:LY:cf Attachments: Planning Redlines c: Crossings Holdings LLC, 991 Lomas Santa Fe Dr. Unit C108, Solana Beach, CA, 92075 Jose Sanchez, Project Engineer Fire & Life Safety Laserfiche/File Copy Data Entry Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PROPOSED PARKING MOB (1/200) 33,745 SF 169 STALLS REQUIRED OFFICE (1/250) 37,818 SF 151 STALLS REQUIRED TOTALS 71,563 SF 320 TOTAL PARKING REQUIRED NEW TREES, TYP. 9"''-'vDRAINAGE P ANO INCIDENTAL PURl'OSfS EASEMENT 5' SEWER PIPE LINE AND INCIDENTAL PURPOSES EASEMENT 10' REAR BLDG SETBACK 5' REAR LDSC SETBACK DEED RESTRICTION I I I I I I I I I I I I I I I I I I Must be enough space at the end of this row for a tree and equipment enclosure screening EXISTING TREES, TYP. ---t--:::---:=--":::\-=--~:i:::::=;:,,:_:_:_:.:.:::_.:.._J APPROX. LOCATION '-- OPEN SPACE EASEMENT to comply please n PU IC STREET AND PUBLIC UTILITY EMENT 34' AND pUBLIC I Q a: ~L______L_--'--------'-------f'~ I ~-µ..! ~, NET GAIN: +18 STALLS NEW RETAINING WALL -----/ I I I // I I I I I I I I \ I I \ I I I OPEN PACE PURPOSES AND INCIDENTAL PURPOSES ENT NGE AND INCIDENTAL EMENT I I -~---_j_J -------_I- --~--------_-i--_ 1L------~~~~~ 1,.;.L--________ --------- r--"' -r-Z c,Z c,---1 CJ) --< "~ o rn CJ) ,!! u,-p ~~ "' ~'.il Q ~~ "' CJ) )> -o a o a "'rn "' "' ---------------------r--------------- [ This conceptual design is based upon a I Boundary Source: l I preliminary review of entitlement I PDF ALTA SURVEY 1 I requirements and on unverified and possibly I I I lncompleteslteand/orbulldlnglnformatlon, ~-------------.. l I and is intended merely to assist in exploring I Stormwater Management Design_ I I how the project might be developed. I ASSUMED EXISTING SYSTEM TO I l REMAIN J _____________________ L ______________ _ SCHEME: 01 Conceptual Site Plan MSHP -6005 Hidden Valley Rd. 6005 Hidden Valley Rd Suite 250, Carlsbad, CA 92011 DEVELOPMENT STANDARDS Zoning Jurisdiction Zoning Designation Setbacks Front Arterial Side Street Prime Arterial Interior Side Rear Parking Standards Required Parking PROJECT DATA Site Summary Gross Site Area Tota I Building Area(s) FAR Building Parkin Gross Areas Provided Parking Standard Compact Compact% Driveways/Parking 15 FT 30 FT 5 FT 5 FT Min Stall Size Min Stall Width Min Compact Size Max Com pact% Drive Ais le Parking Overhang Medical Office Office 520,565 SF Gross Floor Area Gross Floor 1 Floor 2 Gross Floor Area Existing 241 Stalls 51 Stalls 17% City of Carlsbad Office Zone Buildings >2 Stories 30 FT 50 FT 10 FT 10 FT 170 SF 8.5 FT 8'x16' 25% 24 FT 2.5 FT 1/200 SF 1/250 SF 11.95 AC 71,563 SF 0_14 34,405 SF 37,158 SF 71,563 SF Proposed 269 Stalls 51 Stalls 16% -------------- Total Req. Accessible 1" =50' 0 25 50 125 292 Stalls Net Change 7 Stalls 250 -c "' WARE MALCOMB 320 Stalls +28 Stalls Indicate number of self-park spaces v. number of valet spaces fl ';'\um "in,e Rd fl " SDG25-3015-00 2025.12.03 8 Stalls ~ NORTH PAGE 01