HomeMy WebLinkAboutPRE 2020-0012; LA COSTA GLEN PROFESSIONAL OFFICE BUILDING; Admin Decision LetterJuly 1, 2020
Paul J. Klukas
1530 Faraday Ave., Suite 100
Carlsbad, CA 92008
Ccityof
Carlsbad
SUBJECT: PRE 2020-0012 (DEV2020-0118) LA COSTA GLEN PROFESSIONAL OFFICE BUILDING
APN: 255-012-05-00
Thank you for submitting a preliminary review of a four-lot subdivision which includes the construction of
an approximately 20,000-square-foot (sq. ft.) office building on a 3.15-acre vacant lot proposed at APN:
255-012-05-00, located on the west side of Calle Barcelona, west of 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: R-Regional Commercial
b. Zoning: P-C-Planned Community
c. Master Plan: Green Valley Master Plan -MP 92-0l(B)
d. The project is located within the Coastal Zone and is within the East Batiquitos Lagoon/Hunt
Properties Segment.
2. The project requires the following permits and the Planning Commission will be the decision-making
authority:
a. Nonresidential Planned Unit Development Permit (PUD)
b. Site Development Plan (SDP)
c. Coastal Development Permit (CDP)
d. Hillside Development Permit (HDP)
e. Habitat Management Plan Permit (HMP)
f. Minor Subdivision (MS)
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
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3. The proposed project was previous~;;!J: 'ro'. for a General Plan Amendment (GPA) 06-02,
Master Plan Amendment (MP) 92-d'fM Local Coastal Program Amendment (LCPA) 06-01, Habitat
Management Plan Permit (HMP) 06-11, Site Development Plan (SDP) 05-16, Hillside Development
Permit (HDP) 05-11, Coastal Development Permit (CDP) 05-51 and Minor Subdivision (MS) 05-28 ,
including the adoption of a Mitigated Negative Declaration.
The non-legislative development permits (the HMP, SDP, HDP and CDP) have expired because the
subdivision map MS 05-28 expired in 2018. The GPA, MP, and LCPA were approved to designate two
lots (Parcel 3 and Parcel 4) to an Open Space (OS) Land Use designation on the General Plan and to
correct some mapping errors, and to include the additional OS designation for Planning Area 2 of MP
92-0l(B). The LCPA was required to incorporate the changes on the LCP Land Use Map and approve
the modification to the Green Valley Master Plan. The city subsequently updated the General Plan
Land Use designation and the LCP Land Use Map to reflect the GPA.
A condition of approval from Resolution No. 6215 for the MP required the applicant to submit a digital
copy and a camera-ready master copy of the amended Green Valley Master Plan -MP 92-0l(B) to the
City Planner reflecting the amendments from the GPA and LCPA. However,the condition of approval
was not satisfied and will be required to be completed as part of the proposal for the development of
the office building.
4. A project description which is required to be included with the application must provide details
regarding the use of the existing parking lot on Parcel 2 -who uses it, if it is part of an agreement with
adjacent properties, and if the proposed project would affect any existing agreements. In addition,
with the subdivision of the property into two lots, an access easement agreement over Parcel 2 for
the benefit of Parcel 1 will be required as a condition of the subdivision. Depending on how parking
and access on the two parcels is designed, reciprocal access agreements between the two parcels may·
be required.
5. The project site is subject to the General Community Development Guidelines contained within the
Green Valley Master Plan, Section IV, pages IV-l-lV-34, which includes standards related to grading,
pedestrian and bicycle trails, landscape guidelines, signage and lighting. The project site is also located
within Planning Area 2 -Retail Center of the Green Valley Master Plan and will require compliance
with development standards such as building height, setbacks and parking as listed in the Master Plan,
which can be located in Section VI, pages Vl-15 -Vl-25.
6. The project is subject to the design criteria listed in the Green Valley Master Plan. The design of the
office should reflect an architectural design that is consistent with the existing retail center south of
Calle Barcelona known as The Forum. The project as proposed is appealing; however, is not consistent
with the architectural style and materials of The Forum. The office should be harmonious in style,
materials, colors, design elements, and roof lines. For the comprehensive list of design criteria, please
refer to the development standards for Planning Area 2 -Retail Center found in Section VI, pages Vl-
19 -Vl-21.
7. The site plan should include details regarding loading, refuse collection and storage areas. Loading,
refuse collection and storage areas shall be in the rear of the office building and must be screened to
minimize visibility from public rights-of-way or parking areas. For more information, please refer to
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the development standards for Planning Area 2 -Retail Center in the Green Valley Master Plan found
in Section VI, pages Vl-23 -Vl-24.
8. 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/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
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
applicatlon for the project through the Planning Division.
9. An updated Biological Resources 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 (HMP} is required with the submittal of the application
to develop the proposed office building. More information regarding the HMP can be referenced
online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=27193
The BTR is a required document that will need to address any changes to conditions of biological
resources on the site, update information on potential impacts as a result of the project, and
additional recommended mitigation, if any. The project is also in the Coastal Zone within the East
Batiquitos Lagoon/Hunt Properties Segment; therefore, there shall be no net loss of sensitive upland
or riparian habitat, and preservation of coastal sage scrub and maritime succulent scrub is required.
There are additional conservation standards to be applied in the Coastal Zone such as a 20-foot buffer
between preserved upland habitats and development. For guidelines on the required contents of the
BTR and Coastal Zone requirements, please reference the "Guidelines for Biological Studies," which
can be referenced online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24331
10. The project shall demonstrate compliance with the Hillside Development Regulations contained
within CMC Chapter 21.95 and the Hillside Development and Design Guidelines, which may be
referenced online at:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=24084
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11. The development proposal appears to affect steep slopes (i.e., 25 percent inclination or greater),
which may possess endangered plant/animal species and/or coastal sage scrub and chaparral plant
communities (referred to as dual criteria slopes). A Slope Analysis/Vegetation Constraints Map must
be submitted to the city with any initial project application which analyzes dual criteria slopes in
accordance with the Hillside Development Regulations (CMC Chapter 21.95). Procedures for hillside
mapping can lie found in CMC Section 21.95.130.
12. A conceptual landscape plan shall be submitted with the project application in compliance with the
city's Landscape Manual. Please show all existing trees to be removed on the landscape plan. The
Landscape Manual can be found online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086.
13. 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:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24117
14. Please show all existing and proposed walls and fences and include height and material details.Please
refer to the Green Valley Master Plan for design criteria regarding height and materials for walls and
retaining walls, contained within Section VI, page Vl-22. Wall and fence height shall be measured from
the lowest adjacent grade on either side. Please clearly show wall heights measured from the lowest
adjacent grade.
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. A digital copy of the Green Valley Maser Plan can be obtained by
emailing Jessica Bui, Associate Planner, at iessica.bui@carlsbadca.gov. Please contact the Planning
Division to schedule an appointment to submit the application at (760)602-4610 or
planning@carlsbadca.gov.
Land Development Engineering:
1. Complete a Stormwater Standards Questionnaire, Form E-34, to determine whether this project is
subject to 'Priority Development Project' (PDP) requirement or 'Standard Project' requirements. The
questionnaire is available in the city website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711
Preliminary analysis suggests that the project is a Priority Development Project and must comply with
PDP stormwater requirements of the BMP Manual. A Storm Water Quality Management Plan
(SWQMP) must be prepared and submitted at time of application.
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2. Biofiltration basins are preferred for stormwater pollutant control. Use of proprietary BMP
technologies may only be accepted if basins are infeasible.
3. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows. Provide preliminary recommendations to mitigate any increase in
flows.
4. Since the project's total ADT exceeds 110 ADT, the project is required to prepare a Traffic Impact
Analysis (TIA} using the City of Carlsbad traffic impact analysis (TIA} guidelines available in the city
website at:
http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?B1ob1D=22758
5. If the project's employee ADT exceeds 110 ADT, the project is required to prepare a Transportation
Demand Management Plan. A draft TOM plan will be required for the discretionary application and
an approved TOM plan will be required prior to the issuance of a building permit.
6. An additional VMT Analysis consistent with our VMT Analysis Guidelines may be required for CEQA
purposes. Currently our TIA guidelines do not include this but will soon be updated to reflect the
changes.
7. Submit preliminary Geotechnical Study that provides design recommendations for this proposed
development including grading of building pads for all outdoor building structures, and design
recommendations for treatment BMPs and hydromodification facilities proposed for this project.
8. A preliminary title report dated within 6 months of the application date is required with the
submittal of a discretionary application.
9. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (additional fire hydrants, sprinkler system, etc.).
10. The project is located within a Very High Fire Hazard Zone. The minimum width for the drive aisle is
28 feet subject to Fire Department approval. The plan has been sent to the Fire Department for
comments on this issue.
11. Provide a letter from OMWD regarding the water line in the drive aisle. It should address whether the
dead-end water line is acceptable for the fire flow and water service and also whether the water line
shall be public or private.
12. Provide a letter from a CASP consultant regarding whether ADA access is required from Calle
Barcelona.
13. The previously approved project required a bus stop on Calle Barcelona. Coordinate with NCTD as to
whether this bus stop is still required.
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1. All construction submittal drawings shall be submitted to the Fire Department for review in
accordance with the California Fire Code. Please contact Darcy Davidson, Assistant Fire Marshal at
Darcy.Davidson@carlsbadca.gov or (760) 602-4665 for more information regarding applicable Fire
codes and policies.
If you would like to schedule a meeting to discuss this letter with the commenting 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: Allison Mclaughlin, Project Engineer, at (760) 602-2732
• Fire Department: Darcy Davidson, Assistant Fire Marshal, at {760) 602-4665
DON NEU, AICP
City Planner
DN:JB:mf
c: Continuing Life Communities, LLC, 1940 Levante St., Carlsbad, CA 92009
Allison Mclaughlin, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry