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Home My WebLink AboutPRE 2019-0032; SUMMER HOUSE AT CARLSBAD BY THE SEA; Admin Decision LetterAugust 10, 2020 Diego Lastres 1030 G Street San Diego, CA 92101 Ccicyof Carlsbad 8FILE COPY SUBJECT: PRE 2019-0032 (DEV2019-0234) SUMMER HOUSE AT CARLSBAD BY THE SEA APN: 203-231-01-00 Thank you for submitting a preliminary review of an interior tenant improvement to an existing professional care facility use known as Carlsbad by the Sea. The project includes the conversion of seven existing care units into 12 memory care units within an approximately 8,000-square-foot (sq. ft.) area and the remodel of an existing outdoor patio area on the third floor of the building located at 2855 Carlsbad Boulevard, sited at the north side of Grand Avenue, west of Carlsbad Boulevard. 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: V -Village b. Zoning: V -R -Village & Barrio Master Plan (VBMP) within the Hospitality District (HOSP) c. The project is located within the appealable area of the Coastal Zone. 2. The project requires the following permits: a. Amendment (AMEND). Professional care facilities are conditionally permitted in the HOSP district of the VBMP. The existing use was permitted through Conditional Use Permit (CUP) No. 94-10 and the proposed increase to the number of units will require the submittal of an Amendment application. Community Development Department Planning Division \ 1635 Faraday Avenue Carlsbad, CA 92008-7314 \ 760-602-4600 \ 760-602-8560 f \ www.carlsbadca.gov PRE 2019-0032 (DEV2019-0234)-SUMMER HOUSE AT CARLSBAD BY THE SEA August 10, 2020 Pa e 2 b. Coastal Development Permit (CDP). The project is located within the appealable area of the Coastal Zone and the increase in the number of units creates an intensification of the use and therefore requires a CDP. The city will review the plans for compliance with the requirements of the city's c,oastal regulations and Local Coastal Program in the VBMP. Iii accordance with the VBMP, projects requiring an Amendment to a CUP and CDP within the HOSP District require the review and recommendation by the Planning Commission. The Planning Commission will review the project and make a recommendation to the c;ity Council. The City Council will be the decision-making authority for the project. 3. The plans submitted with a formal application must include an accurate parking matrix which shows the number of existing parking spaces, the existing and proposed number of units with the number of beds in each unit, and the parking requirement for professional care facility uses contained within the VBMP which is 0.45 parking spaces per bed. Retail or professional office space that is not a part of the professional care facility requires one parking space per 415 square feet of gross floor area. The VBMP is available on the city's website at the following address: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=36580 4. The other reviewing departments did not have comments to include in this review letter because the proposed project involves interior improvements that do not appear to affect access. However, the reviewer's names and contact information are included at the end of this letter should any questions arise within their fields as you prepare the formal application materials. 5. 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 (CMC) 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. 6. The project is subject to City Council Policy Statement No. 84, Development Project Public Improvement Policy. Pursuant to the Policy, applicants are required to send a public notice within 30 days of submittal of development applications. Please see the Policy for additional information: PRE 2019-0032 (DEV2019-0234)-SUMMER HOUSE AT CARLSBAD BY THE SEA August 10, 2020 Pa e 3 http :ljwww .ca rlsbadca .gov /civicax/fileba nk/blo bd load .aspx? Blob! D=24117. 7. This preliminary review does not constitute a complete review of the proposed project and additional items of concern may be identified upon formal project application submittal. Please refer to the Development Permits P-2 checklist for all the necessary required items prior to formal submittal, which is available on the city's website at the following address: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-24116 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://www.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 contact the Planning Division to schedule an appointment to submit the application at (760)602-4610 or planning@carlsbadca.gov. If you would like to schedule a meeting to discuss this letter with the reviewing departments, please contact Jessica Bui at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Bui, Associate Planner, at (760) 602-4631 • Land Development Engineering: David Rick, Project Engineer, at (760) 622-4228 • Building Division. Jason Pasiut, Building and Code Enforcement Manager, at (760) 602-2788 • Fire Department: Darcy Davidson, Assistant Fire Marshal, at (760) 602-4665 Sincerely, DON NEU, AICP City Planner DN:JB:cf c: Joan Johnson, Front Porch Communities and Services, 2855 Carlsbad Blvd., Carlsbad, CA 92008 David Rick, Project Engineer Fire Prevention HPRM/File Copy Data Entry