HomeMy WebLinkAboutPRE 2026-0034; RANCH AND COAST ANIMAL HOSPITAL; Admin Decision LetterJuly 29, 2026
Stevie Adler
1625 Neptune Ave.
Encinitas, CA 92024
{city of
Carlsbad
VIA EMAIL AND MAIL
SUBJECT: PRE 2026-0034 (DEV2026-0055) -RANCH AND COAST ANIMAL HOSPITAL
APN: 207-102-02-00
Thank you for submitting a Preliminary Review application for the proposed small-animal outpatient
veterinary clinic located within a 2,173-square-foot suite in a 6,490-square-foot commercial building
currently under construction. The facility will provide outpatient services during the daytime hours and
would operate between 8:00 AM to 6:00 PM, Monday through Friday, and 9:00 AM to 5:00 PM on
Saturdays and Sundays. The interior layout will include a reception area, a doctor's office, patient
examination rooms, a treatment area, a surgical suite, an X-ray room, and a custodial/storage area. The
veterinary clinic would be staffed by one doctor and four employees Or)-site. No outdoor animal use areas
or events are proposed. The project site consist of an approximately 1.95-acre property located at 4625
Garden Hill Loop within the Marja Acres development. A total of 66 parking spaces shared between all
commercial uses will be provided in the parking lot once construction is complete. Vehicle access to the
site is provided by Garden Hill Loop, off El Camino Real.
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:
a. General Plan: General Commercial (GC}
b. Zoning: General Commercial (C-2}
c. Coastal Zone: The property is in the non-appealable jurisdiction of the Coastal Zone. The
Coastal land use designation and zone are the same as the general plan and zoning above.
Community Development Department
Planning Division / 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE2026-0034 {DEV2026-0055) -RANCH AND COAST ANIMAL HOSPITAL
July 29, 2026
Pa e 2
2. The project requires the following permits:
a. Minor Conditional Use Permit (CUP)
A Minor Conditional Use Permit, processed according to the provisions of Chapter 21.42 of Title
21 of the Carlsbad Municipal Code (CMC), shall be required for a veterinary clinic/animal hospital
(CMC § 21.28.010). This is an administrative permit subject to approval by the City Planner.
The information submitted with the preliminary review indicates there will be no outdoor areas
for animals, nor will there be any overnight care. Please be advised that the project may include
operational conditions to this effect to ensure there are no impacts to the adjacent residential
land use (condominiums
3. Parking. Pursuant to CMC § 21.44.020, Table A, veterinary clinics/animal hospitals shall be parked at
a "medical office" ratio of 1 space/200 square feet of gross floor area. Please provide parking
calculations for all uses utilizing the shared parking lot, including the proposed veterinary hospital.
Calculations can be provided using Table A in CMC § 21.44.020.
https://ecode360.com/44012597
4. Noise Analysis. The proposed veterinary clinic is adjacent to a property currently developed with
residential condominiums. Pursuant to the Noise Element of the General Plan and the city's Noise
Guidelines manual, there are different interior and exterior noise standards for residential and
commercial land uses, subject to Table 5-2: Allowable Noise Exposure and Table 5-3: Performance
Standards for Non-Transportation Sources (As Measured at Property Line of Source/Sensitive Use).
Please submit a noise analysis prepared by a registered professional that assesses the project's
consistency with the General Plan and the Noise Guidelines Manual.
Noise Guidelines Manual:
https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
General Plan, Noise Element:
https://www.carlsbadca.gov/home/showpublisheddocument/3426/637434861102600000
5. California Environmental Quality Act (CEQA) and Compliance with EIR 2017-0001. The project's
discretionary actions will be subject to CEQA review. Compliance with the EIR for Marja Acres will
need to be verified to confirm the project falls within the scope of what was originally analyzed, there
are no new impacts, and the project complies with any applicable mitigation measures. Please be
advised you will be required to enlist the services of an environmental consultant to perform the
requisite CEQA compliance analysis and prepare the appropriate environmental document, which will
be determined when the project is deemed complete for processing.
6. 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
Communit y Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE2026-0034 (DEV2026-00SS) -RANCH AND COAST ANIMAL HOSPITAL
July 29, 2026
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for consistency with an adopted land use compatibility plan for the airport. Review of the project
against the ALUCP revealed the following:
a. Exhibit 111-1 -Compatibility Policy Map: Noise. The project site is located outside of all noise
exposure areas.
b. Exhibit 111-2 -Compatibility Policy Map: Safety. The project site is not located within any Safety
Zones per Exhibit 111-2.
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.
However, since the project does not propose additions to the existing structure on site, no
additional review will be needed.
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.
e. Exhibit 111-5 -Compatibility Policy Map: Airport Influence Area. The project site is located
within Review Area #2 of the Airport Influence Area. Review Area #2 consists of locations
beyond Review Area 1 but within the airspace protection and/or overflight notification areas
depicted on the associated maps in this chapter. Limits on the heights of structures,
particularly in areas of high terrain, are the only restrictions on land uses within Review Area
2. Per discussions above in subsections a) and b), no additional review requirements are
needed.
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
7. 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
Community Development Department
Planning Division / 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE2026-0034 (DEV2026-0055) -RANCH AND COAST ANIMAL HOSPITAL
July 29, 2026
Pa e 4
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.
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:
No comments.
Fire & Life Safety:
1. Not enough information has been provided to conduct a complete review of fire and life safety
requirements for this project. Provide a Site Plan showing the entire building, location of this suite
within the building (if not a stand-alone building), and specific location within Marja Acres.
2. Provide proposed occupancy classification and calculated occupant load per CBC Chapter 10.
Utilities:
1. Provide updated Civil Site Plan indicating public utility connection locations, meter and backflow sizes,
and piping arrangements detailed up to the back flow preventers based on approved plumbing and
fire flow demands. All connections to the public utilities shall be detailed on plans in accordance with
current city engineering standards.
a. Plumbing analysis and Fire Department approved fire flow requirements shall be used to
determine the size(s) and number of potable water utility connections that are required.
b. Irrigation shall require a separate meter and backflow.
2. Proposed Ground floor layout shall preserve suitable locations and space for all required utility
connections, meters, and backflow devices in conformance with current Engineering Standards.
Identify locations and detail fire service, water, irrigation, and sewer connections at property line for
the new development in compliance with current Carlsbad Engineering Design Standards.
Building:
1. Submitted plans do not show adequate information to show code compliance based on the scope of
work per CBC 107.2.1. Thus, a comprehensive review cannot be conducted at this time. The
comments below are not all-inclusive, and additional comments may be forthcoming.
2. Provide the following building data:
a. Identify the occupancy group of the building in accordance with CBC 302.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE2026-0034 (DEV2026-0055) -RANCH AND COAST ANIMAL HOSPITAL
July 29, 2026
Pa e 5
b. Note on plan whether the building is equipped with automatic fire sprinklers or not. CBC
107.2.1.
c. Identify the type of construction of the building in accordance with CBC Table 601.
d. Identify the number of stories of the building. CBC 107.2.1
e. Provide a scope of work statement that itemizes the construction that is to occur.
3. Provide a site plan showing, to scale, the building(s) on site, distances from property lines, streets,
sidewalks, and any onsite parking spaces. A site plan is required to verify egress features and site
accessibility. CBC 107.2.6
The following are provided for information purposes only:
1. This project requires a separate permit from the Building Department for a Tenant Improvement. For
more information on this permit process and plan submittal requirements, please refer to the Tenant
Improvements B-6 form .
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Mackenzie VanZyverden at the number below. You may also contact each department
individually as follows:
• Planning: Mackenzie VanZyverden, Assistant Planner, at (442) 339-5301
• Land Development Engineering: Joshua Thompson, Project Engineer, at (442) 339-2105
• Fire & Life Safety: Darcy Davidson, Fire Marshal at (442) 339-2662
• Building: Jesse Sanchez, Building Official, at (442)-339-2719
• Utilities: Zac Taylor, Associate Engineer, at (442)-339-2329
Sincerely,
s:!'~o/
City Planner
EL:MV:cf
c: Shahriar "Sean" Pourteymour, 5973 Avenida Encinas, Suite 305, Carlsbad, CA 92008
Joshua Thompson, 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