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Home My WebLink AboutPRE 2020-0029; 925 PALOMAR AIRPORT ROAD; Admin Decision LetterJanuary 25, 2021 David Smith Suite 210 9666 Businesspark Avenue San Diego, CA 92131 SUBJECT: PRE 2020-0029 (DEV 2020-0240) -925 PALOMAR AIRPORT ROAD APN: 211-050-19-00 {'city of Carlsbad E3FILE COPY llf~'k,/ 2/2/21 Thank you for submitting a preliminary review for the subdivision of a single lot into two, and a car wash facility on the proposed east parcel project located at 925 Palomar Airport Road. The project site, an approximately 1.39-acre (approximately 60,548 square foot) lot, currently is undeveloped/developed with a Carl's Junior fast-food restaurant. 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: VC/R, Visitor Commercial/Regional Commercial; b. Zoning: C-2-Q, General Commercial -Qualified Development Overlay Zone/C-T-0, Commercial Tourist -Qualified Development Overlay Zone; and c. Coastal Zone: the project site is located within the Mello II segment of the Local Coastal Program. 2. The project requires the following permits: a. Minor Subdivision (MS) to create two lots from one; b. Minor Conditional Use Permit {CUP); c. Site Development Plan {SDP); Community Development Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2020-0029 (DEV 2020-0240)-925 PALOMAR AIRPORT ROAD January 13, 2021 Pa e 2 d. Coastal Development Permit (CDP). The CDP requires approval by the Planning Commission; and all associated permits will require approval by the Planning Commission pursuant to CM.C Section 21.54.040C; and e. Landscape plan prepared in compliance with the Landscape Manual. 3. As described in the scope of work, this preliminary review application is for the subdivision of one lot into two on a developed site and a proposed car wash on the east lot. The Carlsbad Municipal Code (CMC) permits the subdivision of land within the General Commercial and Commercial/Visitor-Serving Overlay zone. Therefore, the proposed subdivision of land is subject to comply with all applicable CMC standards, including but not limited to Chapters 21.28, 21.29 (General Commercial -Qualified Development Overlay and Commercial/Visitor-Serving Overlay zone). Specifically, staff has concerns with the following that need to be corrected/addressed prior to applying for permits: a. Commercial/Visitor-Serving Overlay zone: CMC Chapter 21.208, a proposed car wash shall comply with the development standards of this overlay. b. Building Height: CMC Section 21.28.030.B, building height shall not exceed 35 feet, and allowed height protrusions as described in Section 21.46.020; c. Frontage Setbacks: CMC Section 21.208.lOOD, Commercial/visitor-serving buildings located adjacent to Palomar Airport Road east of the 1-5 interstate freeway shall maintain a minimum setback of fifty feet.; d. Please provide a pedestrian walkway around the perimeter of the building for maintenance and access. In addition, it is important to have a pedestrian connection from both driveways; and e. Please clarify the number of parking stalls which will be allocated for Carl's Jr. and the proposed use, and whether shared parking is proposed. 4. 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.gcode.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 application for the project through the Planning Division. PRE 2020-0029 (DEV 2020-0240) -925 PALOMAR AIRPORT ROAD January 13, 2021 Pa e 3 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 review all information carefully before submitting. Land Development Engineering: 1. A tentative map discretionary application will require a preliminary grading plan, SWQMP, drainage report, and geotechnical report, if a condominium is proposed. Additional analysis such as Transportation Impact Analysis and Vehicle Miles Travelled may be required. Depending on the type of car wash structure and associated scope of work, the items mentioned above may be required. 2. Complete the city's Storm Water Standards Questionnaire (Form E-34). 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 obtained on the city's web site. Preliminary analysis suggests that the project is subject to be a 'Priority Development Project' which requires a completed city's Storm Water Quality Management Plan (SWQMP) Template (Form E-35). If the qualifies as a 'Standard Project', provide two completed Standard Project Requirement Checklist (E-36 Form) with the discretionary application. The form is available on the city's website. 3. The section of Palomar Airport Road which the subject property fronts is an exempt street segment per the city's General Plan Mobility element. This project is subject to Transportation Demand Management (TDM) and Transportation Signal Management {TSM) requirements per the city's General Mobility element. Provide with the application of a tentative map, two copies of a preliminary TDM plan per the city's TDM guidelines which is available on the city's website. TSM is a fair share contribution of $2000 (one traffic signal controller) that is required prior to the issuance of construction permits or prior to recordation of the final or parcel map, whichever occurs first. 4. This project may be subject to a Transportation Impact Analysis {TIA) per the city's TIA Handbook. The city's TIA Handbook is available on the city's website. If the project is subject to TIA requirements, a scoping agreement is required to be submitted to Land Development Engineering division and approved prior to the application submittal of a tentative map. A TIA must be submitted with the application of the tentative map. 5. Preliminary analysis suggests this project is subject to Vehicle Miles Travelled (VMT) requirements per the city's VMT guidelines which is available on the city's website. If the project is subject to a VMT analysis, the analysis is required with the submittal of tentative map application. A scoping agreement for VMT analysis is required to be reviewed and approved by the Land Development Engineering division prior to the submittal of the VMT analysis for the tentative map application. 6. A preliminary title report dated within 6 months of the application date is required with the submittal of a discretionary application and final engineering application. Show and label on the plans, all easements listed in said report. If the easement cannot be shown, list the easement on the plan and state "non-plottable". 7. It is unclear whether the 30-ft access easem~mt shown on the preliminary site plan is existing, who it is dedicated to {the city or adjacent property) and whether Map No. 16860 was the instrument that dedicated the easement as the map does not explicitly state the easement as being "dedicated hereon". The validity of the 30-ft access easement in question needs to be verified whether it is truly PRE 2020-0029 (DEV 2020-0240) -925 PALOMAR AIRPORT ROAD January 13, 2021 Pa e4 existing. If the 30-ft access easement is determined to be existing, the re-alignment of the easement requires a portion of the easement to be abandoned and a new portion of the easement to be dedicated which can be done by a certificate on the final map. If the 30-ft access easement does not exist, then an easement is required to be dedicated for reciprocal access purposes in the benefit of APN 211-040-36-00 {951 Palomar Airport Road). 8. Show and label on the plans, the existing sewer and water services (laterals) and call-out whether it is to remain or to be removed. If to be removed, show and label the proposed services on the plans. Additionally, show and label on the plans, the proposed sewer and water services (laterals) for the new parcel/lot. 9. Provide on the civil plans, the method of drainage for the subject property, the existing and proposed grades or finish surface elevations, and pad and finish floor elevation for proposed structures that requires a foundation. 10. Show and label on the plans, the adjacent structures/buildings and contours within 25-ft of the project boundary. 11. Show and label on the plans, the existing 8-inch VCP sewer main, 8-inch PVC reclaimed water distribution main, and 10-inch ACP potable water distribution main in Palomar Airport Road. 12. Label on the plans, the half-street width distance from centerline of Palomar Airport Road to property line. 13. Provide a vicinity map, the existing and proposed including net difference of water (GPD), sewer (EDU), and traffic (ADT) demands, and earthwork quantities of cut, fill, import, export and remedial in cubic yards, on the title sheet of the plans. 14. If an electrical transformer is required to service the proposed condominium or car wash structure, it must be located on-site, private property and cannot be located within the city's right-of-way. 15. Address the red line comments on the plans. 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: Kyrenne Chua, Project Engineer, at (760) 602-2744 DON NEU, AICP City Planner DN:PD:cf c: JCM Tom Company II, LLC, 1524 Dorcas Street, Sand Diego, 92110 Kyrenne Chua, Project Engineer Fire Prevention H PRM/Flle Copy Data Entry