HomeMy WebLinkAboutPRE 2019-0009; TLE CARLSBAD; Admin Decision Letter,
May 23, 2019
Donald McCormick
2964 Avenida Ciruela
Carlsbad, CA 92009
FILE
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SUBJECT: PRE 2019-0009 (DEV2019-0064} -TLE CARLSBAD
APN: 213-050-16-00
{'city of
Carlsbad
Thank you for submitting a preliminary review for a child daycare center located on El Camino Real, south
of Camino Vida Roble. The project site, an approximately 3.3-acre (143,748 square foot) lot, is currently
undeveloped.
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: R-4 Residential, 0-4 dwelling units/ac. Growth Management Control Point of 3.2
units/ac.
b. Zoning: R-1, One-Family Residential Zone.
c. El Camino Real Corridor Development Standards.
d. Property is not located within the Coastal Zone.
2. The project requires the following permits:
a. General Plan Amendment. A General Plan Amendment is required to change the land use
designation from R-4 Residential to Office.
b. Zone Change. Pursuant to Carlsbad Municipal Code (CMC) Section 21.84.040, the proposed use
will require a Zone Change from R-1 to Office.
c. Minor Site Development Permit. Pursuant to CMC Section 21.27.040 development within the
Office zone requires a Minor Site Development Plan.
Community & Economic Development
Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 J 760-602-4600 J 760-602-8560 f J www.carlsbadca.gov
PRE 2019-0009 (DEV2019-0064) -TLE CARLSBAD
May 23, 2019
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d. Minor Conditional Use Permit. Pursuant to CMC Section 21.83.040 a Minor Conditional Use
Permit is required for a children's daycare in the Office zone.
e. Special Use Permit. Pursuant to CMC Section 21.40.040 and the El Camino Real Corridor
Development Standards the project site is located within Area 4 of the Corridor and will require
a Special Use Permit.
f. Habitat Management Plan Permit. Pursuant to CMC Section 21.210.030 a Habitat Management
Plan Permit will be required due to the disturbance of sensitive habitat.
The project will require approval from City Council per CMC Section 21.54.040.C.
3. El Camino Real Corridor Development Standards. The project is located within the Scenic Preservation
Overlay Zone and is subject to the El Camino Real Corridor Development Standards (Corridor
Standards), requiring the processing and approval of a Special Use Permit (SUP). The intent of the
Corridor Standards is to maintain and enhance the appearance of the roadway by setting standards
for setbacks, signs, building height, grading and design. The proposed project is located within Area 4
(College Avenue Intersection to Sun Fresh Rose Company) of the El Camino Real Corridor, where
research facilities, business parks and the airport dominate the central portion of the City. In addition
to the Chapter 1 -Design Guidelines, there are 11 development standards associated with Area 4,
with which the project must be found consistent. Because the Preliminary Review application does
not provide enough information to directly comment on the proposed project regarding the Corridor's
development standards, the following areas will need to be addressed at formal submittal:
a. Design Theme. The Corridor Standards requires a planned "campus type" research, business,
service center. Please indicate how this project shall meet this standard.
b. Signs. A freestanding monument sign shall not exceed five feet above street grade, and 24
square feet in area.
c. Building Height. Maximum height of 35 feet from pad grade.
d. Grading. No cut or fill shall exceed 15 feet from original grade.
e. Setbacks from right-of-way. Minimum of 30 feet. Some method of screening must be
incorporated into this setback. In no case can a six-foot wall or parking area encroach closer
than 25 feet of the right-of-way.
f. Roof Equipment. If structures are downslope, or can be seen from adjacent developed area, no
roof equipment shall be visible.
The proposed project shall be required to meet the development standards of the right-of-way
corridor and private frontage along El Camino Real. This information is available online at
http://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=24734.
4. Noise Study. Please provide a noise study consistent with the City of Carlsbad Noise Guidelines
Manual (please see the link below to access the guidelines online). The noise study is required to
identify the need for any noise attenuation of the building. For non-residential uses such as
Preschools/Daycares the Noise Guidelines Manual requires the interior noise to be 45 dB(A) or less.
Refer to the guidelines as necessary to comply.
Link to City of Carlsbad Noise Guidelines:
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PRE 2019-0009 (DEV2019-0064) -TL£ CARLSBAD
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http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094
5. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). Because the proposed land use
change is significantly different than the land use approved under the prior compatibility plan, the
project will be subject to review and consistency findings of the new ALUCP (see ALUCP Policy
2.3.2(c)). Due to the necessary land use change the project will also be subject to ALUC review (see
ALUCP Policy 2.6.1). Preliminary review of this project against the new ALUCP revealed the following:
a. Exhibit 111-1 -Compatibility Policy Map: Noise. The project site is located outside of the 60 db
CNEL noise exposure range per Exhibit 111-1. Pursuant to the ALUCP Section 3.3.3(a) on page 3-
19: "The threshold for evaluation is the projected 60 dB CNEL contour. This contour defines
the noise impact area of the Airport. All land uses located outside of this noise contour are
consistent with the noise compatibility policies."
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 uses are considered compatible within Safety Zone 6 with no floor area restrictions. Day
Care Centers would also be considered compatible under Table 111-2 on page 3-49.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. The project site is located
within the Federal Aviation Administration (FAA) Height Notification Boundary. More
specifically, the project site is located within the 481' MSL horizontal surface elevation contour
shown on Exhibit 111-3 of the ALUCP. Formal submittal of this project will therefore require
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. We recommend that you contact the FAA as early in the
process as possible. Any formal submittal of this project shall include a copy of the FAR Part 77
determination.
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the
Overflight Notification Area. Any formal submittal of this project shall be subject to all
notification/disclosure requirements as discussed in Section 3.6 on pgs. 3-55 through 3-57 of
the ALUCP.
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
discussion in subsections a) and b) above.
f. Exhibit 111-6 -Compatibility Policy Map: Avigation Easement Area and Overflight Notification
Areas. As noted in subsection d) above; any formal submittal of this project shall be subject to
all notification/disclosure requirements as discussed in Policy 3.6 on pgs. 3-55 through 3-57 of
PRE 2019-0009 (DEV2019-0064) -TLE CARLSBAD
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the ALUCP. Furthermore, an avigation easement could be required of the project if any of the
items discussed in Policy 2.11.5 on pg. 2-27 of the ALUCP are found to occur.
g. In accordance with the McClellan-Palomar ALUCP Chapter 2 -Policy 2.6.1, the project will
require an Airport Land Use Commission (ALUC) review and determination of consistency. A
copy of a completed FAA Part 77 shall accompan,Y an "Application for Determination of
Consistency".
6. Site Plan. Concept Plan 02 plan sheet shows a play area behind the proposed daycare building. This
play area borders residential uses which would cause unwanted noise impacts. Consider
reconfiguring the site and building to have the play area within a courtyard located away from
adjacent residences. This will mitigate noise and give the building an aesthetically enhanced look.
7. Project Description. Please include this information as part of the Project Description within the
formal application:
a. Purpose of the use and need.
b. Number of employees.
c. Proposed hours of operation.
d. Age range and targeted group.
8. Habitat Management Plan (HMP). At formal submittal this project will need to include a Biological
Technical Report (BTR) prepared by a registered biologist in accordance with the specific requirements
of CMC Chapter 21.210, and the Habitat Management Plan for Natural Communities in the City of
Carlsbad (a;k.a. the Habitat Management Plan (HMP)). The BTR is a critical document that will need
to describe biological resources on the :;ite, potential project impacts, and any recommended
mitigation. Please be advised if the BTR identifies fauna or flora onsite that is protected by the HMP,
then the project would require a Habitat Management Plan Permit approved by the Planning Division.
For guidelines on the required contents of the BTR, please also reference the "Guidelines for Biological
Studies," which can be obtained at the Planning Division's front counter or referenced on line at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=24331
9. Child Day Care Centers. The project is required to satisfy the development standards pursuant to CMC
Section 21.83.080. At formal submittal indicate how the project meets or exceeds these standards.
10. Land Use Change and Rezone. A Land Use change and Zone Change could be supported by planning
staff to allow the proposed use. However, the formal submittal will need to demonstrate the adjacent
subdivision HOA's approval/concurrence for amending the recorded easement or a new easement to
allow the proposed use to have access (see also Land Development Engineering comment no. 2).
Failure to obtain access from Jasper Way may alter staff's ability to support the project.
11. Landscape. Provide a conceptual landscape plan as part of the formal application. Landscaping shall
comply with the Carlsbad Landscape Manual, please refer to link below:
http:ljwww.carlsbadca.gov/civicax/filebank/blobd1oad.aspx?Blob1D=24086
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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
http:ljwww.carlsbadca.gov/services/depts/planning/default.asp. You may also access the General Plan
Land Use Element and the Zoning Ordinance online at the website address shown; select Department
Listing; select Planning Home Page. Please review all information carefully before submitting.
Land Development Engineering:
1. Complete a Stormwater Standards Questionnaire. 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 can be printed from the following website
link:
http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711
Preliminary analysis suggests that the project is a Priority Development Project and is therefore
subject to designing and installing numerically sized water quality basins via a Storm Water Quality
Management Plan (SWQMP) per Chapter 5 of the Carlsbad BMP Design Manual in addition to
installing site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual. Plot
proposed BMPs, including required water quality basin(s), on the site plan. Include BMPs for El Camino
Real street widening as well. The project appears to be subject to flow control (Chapter 6
Hydromodification) as well. No potential critical course sediment yield areas appear on the property
per the WMM map for Carlsbad.
2. The driveway access to Jasper Way designated as 'alternative' shall be the primary and only access to
the site. A 30-foot wide private access easement to Jasper Way exists at this driveway entrance per
File No. 2006-0813909 recorded November 15, 2006. This easement, however, restricts access to
residential developments only. To develop a nonresidential development such as this, a new private
• access easement must be recorded. Eliminate the access and deceleration lane on El Camino Real.
3. The ultimate right-of-way width for El Camino Real (ECR) is 126 feet. The majority of ECR along the
property frontage is 108 feet (45 feet from street centerline to the subject property line). Plot
proposed public street and utility easement dedication (18 ft) along the project frontage to establish
a half street width of 63 feet for a full right-of-way width of 126 feet. Install street frontage
improvements. Improvements shall include curb, gutter, sidewalk, street lights, street pavement with
striping, curb inlet, and full decorative pavement with landscape and irrigation in the existing raised
median, all along the entire property frontage. Striping shall include a bike lane. Include relocation
of utilities (i.e. fire hydrant) as needed.
4. Specify if the 20-foot sewer easement plotted in front of the building is existing or proposed. If
existing, provide the recordation data for the easement. There is a 21-inch VCP that has been
abandoned on the property. If this sewer easement is for that abandoned pipe, then the easement
may need to be vacated. Assuming this is an existing city easement, coordinate with the Carlsbad
Municipal Water District to determine if the easement is still needed.
L.
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5. Plot proposed grading. Submit a preliminary grading plan with your application for discretionary
permits.
6. Submit a preliminary hydrology study with your application for discretionary permits. A sump
condition exists on El Camino Real along the property frontage. This drainage appears to flow
overland eastward to an existing headwall inlet onsite to a public 24-inch pipe that laterally crosses El ·
Camino Real westward. A public curb inlet will be needed to replace the existing onsite inlet. Show
removal of the existing onsite RCP and inlet that is no longer needed. Include an analysis in the
hydrology study.
7. Submit a current title report with your application and plot all easements listed in the report. For any
easements that cannot be plotted due to insufficient data, list the easement on the site plan with a
note stating such.
1. No Fire comments of concerns on rezoning property.
2. Fire sprinklers will be required in day care structure.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Paul Dan at the number below. You may also contact each department individually as follows:
• Planning Division: Paul Dan, Associate Planner, at (760) 602-4614
• Land Development Engineering: David Rick, Project Engineer, at (760) 602-2781
• Fire Department: Randy Metz, Fire Inspections, at (760) 602-4666
Sincerely,
DON NEU, AICP
City Planner
DN:PD:mf
c: Andrew & Linda Reintjes, 45183 Tioga Street, Temecula, CA 92592
David Rick, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry