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HomeMy WebLinkAboutPRE 2021-0017; LA COSTA GLEN PARKING STRUCTURE; Admin Decision LetterJune 1, 2021 Justin Wilson Continuing Life Communities, LLC 1940 Levante Street Carlsbad, CA 92009 Ccicyof Carlsbad BFILE COP';' fY/11,,'/-eJ h /1'1/zt SUBJECT: PRE 2021-0017 (DEV2021-0085) -LA COSTA GLEN PARKING STRUCTURE APN: 255-012-16-00 Thank you for submitting a preliminary review to add a two-level parking structure with a total of 96- parking spaces, which will replace an existing surface parking lot with 48 existing parking spaces, resulting in a net increase of 48 parking spaces located at 1961 Buckthorn Court. The 55-acre project site is currently developed with a continuing care retirement community with senior residential and professional care uses onsite. 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: Residential (R -15) b. Zoning: Planning Community Zone (P -C) c. The property is located within Planning Area 3 of the Green Valley Master Plan d. The property is in the East Batiquitos Lagoon/Hunt Properties segment of the Local Coastal Program and is within the appealable area of the Coastal Zone. The Coastal land use designation and zone are the same as the General Plan and Zoning above. Community Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760·602·4600 I 760·602-8560 f I www.carlsbadca.gov ------........ ·-- PRE 2021-0017 (DEV2021-0085)-LA COSTA GLEN PARKING STRUCTURE June 1, 2021 Pa e 2 2. The project requires the following permits and the Planning Commission will be the decision-making authority: a. Amendment (AMEND) to amend the approved Site Development Plan no. SDP 98-01. b. Amendment (AMEND) to amend Conditional Use Permit no. CUP 98-01. c. Amendment (AMEND) to amend Coastal Development Permit no. CDP 98-04. 3. Development Standards. Staff supports the proposed parking structure subject to compliance to the requirements of the Green Valley Master Plan, which requires the structure to be subject to the Carlsbad Municipal Code (CMC) Chapter 21.24 -Residential Density -Multiple (RD-M) Zone standards. The comments provided below are not inclusive of all the requirements per CMC Chapter 21.24. Please refer to the referenced municipal code section for all requirements. a. Building Height. No structure shall exceed 35 feet measured from existing or proposed grade, whichever is lower. b. Building Coverage. All buildings, including the parking structure shall not cover more than 60 percent of the lot. c. Setbacks. i. Side yard setbacks shall be not less than five feet in width. ii. Rear yard setback shall be not less than 10 feet in depth. 4. Parking. Plans submitted for review must include the number of existing senior housing units and the number of professional care units and beds, the total number of parking spaces onsite, and provide parking stall dimensions and drive aisle widths that are consistent with the current provisions within the Parking Ordinance, CMC Chapter 21.44. 5. Existing Surface Parking Lot. The existing surface parking lot located on a separate parcel that abuts Calle Barcelona was constructed without permits. If the parking lot is to remain, it is recommended that the parking lot is included in the Amendment application with plans to legalize the lot for continued use. In addition, the parking lot would be subject to any applicable parking lot design and landscaping as required in CMC Chapter 21.44. Additional submittal requirements for Engineering would be required such as a Storm Water Quality Management Plan. Please see Engineering comment no. 9 for more information. However, if the parking lot is to be demolished, the Engineering Department will still require information to determine if the work performed to construct the surface parking lot required a grading permit. Whether the lot is to remain or to be demolished, staff is requiring that the applicant takes the necessary steps to bring the parking lot into consistency as soon as possible before being subject to code enforcement action. To allow the parking lot as a standalone project, please submit an Amendment to Site Development Plan no. SDP 98-01, an Amendment to Conditional Use Permit no. CUP 98-01 and an Amendment to CDP 98-04. 6. Design. It is strongly recommended that the parking structure is designed to be complementary with the existing structures onsite in architectural design, material and color. Additionally, live landscaping walls should be considered to enhance the appearance of the parking structure. Please see the attached examples for more details. PRE 2021-0017 (DEV2021-0085) -LA COSTA GLEN PARKING STRUCTURE June 1, 2021 Pa e 3 7. Landscaping. New landscaping or changes to existing landscaping requires conceptual landscape exhibits to be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual. The project site is bounded by a Very High Fire Hazard Zone and the conceptual landscape plans must provide compliance with the requirements contained within the Landscape Manual. All relevant information pertaining to any applicable Habitat Management Plan landscaping requirements, signage, and physical barriers such as walls or ·fences must be plotted, labeled, and provide dimension and material details within the plans. The landscape manual may be obtained online at: https://www.carlsbadca.gov/home/showdocument?id=234 8. Biological Resources Assessment. A formal submittal of the project will need to include a biological resources technical report prepared by a registered biologist in accordance with the specific requirements of CMC Chapter 21.210, the Habitat Management Plan for Natural Communities in the City of Carlsbad (a.k.a. the Habitat Management Plan (HMP)), and the East Batiquitos Lagoon/Hunt Properties segment of the LCP. For guidelines on the required contents of the biological resources technical report, please reference the "Guidelines for Biological Studies", which can be obtained at the Planning Division's front counter or referenced online at: https://www.carlsbadca.gov/home/showdocument?id=1604 The city's HMP may be found online at: https://www.carlsbadca.gov/home/showdocument?id=1600 9. 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 determjne 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 atthe 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. 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; select Department Listing; select Planning Home Page. Please review all information carefully before submitting. PRE 2021-0017 (DEV2021-0085)-LA COSTA GLEN PARKING STRUCTURE June 1, 2021 Pa e4 Land Development Engineering: Prior to formal application submittal the following items must be adequately resolved/addressed: 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: https:ljwww.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000 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. Worksheets in the manual shall be used to size the proposed water quality basin shown on the site plan. The project appears to be subject to flow control (Chapter 6 Hydromodification) as well. Critical course sediment yield areas appear on the property within the vicinity of the development per the WMAA Potential Critical Course Sediment Yield Area map for Carlsbad. Further analysis will be required. 2. Submit a preliminary grading plan with your application for discretionary permits. Include grading quantities in cubic yards. A grading permit will be required. 3. Submit a preliminary hydrology study with your application for discretionary permits. It is not clear where the discharge point is for the existing 18" private HOPE pipe that collects the overflow within the water quality basin. Please clarify. 4. 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. 5. The water quality basin is designated as a bioretention basin which allows infiltration into the native soil. If through infiltration analysis or other geotechnical issues the soil is determined to have a low infiltration rate and a partial bioretention or biofiltration basin is required instead, the underdrain will likely need to gravity flow to a storm drain: Include all invert elevations and top of pipe or grate elevations. Add headwall and rip rap at outlet in basin. Identify distance of basin from structures and have soils engineer analyze acceptable distance or required mitigations to protect structures. Provide cross sections. 6. To prevent conflicts between parked vehicles and vehicles maneuvering in and out of their stalls, provide 5-foot extensions to the end of the parking spaces where the spaces meet at 90-degree angles. 7. Plot drainage flow patterns on the parking garage. 8. Plot ADA path of travel from handicap spaces to proposed tennis court and buildings. A letter from a CASp person may be required to verify that the design complies with ADA requirements. ----··-•"''' ....... . PRE 2021-0017 (DEV2021-0085)-LA COSTA GLEN PARKING STRUCTURE June 1, 2021 Pa e 5 9. Based on historic air photos, the surface parking lot fronting Calle Barcelona may have needed a grading permit and appears to be over an acre of asphalt and the parking lot extends into a slope at the north end of the parking lot. If the developer chooses to retain the surface parking lot, the developer will need to provide a plan showing the land configuration before the asphalt parking lot was added and configuration after the parking lot was added. Include existing and proposed one-foot topographic contours as well as grading quantities. In addition, the developer shall complete the storm water quality questionnaire (E-34) form to determine the level of storm water quality analysis and documentation required. Given that over 5,000 square feet of impervious area was added, the questionnaire should conclude that the project is a priority development project requiring review and approval of a Storm Water Quality Management Plan. Building: 1. The parking structure requires 4 accessible parking stalls, one of which is a van accessible stall. All accessible stalls shall be on the shortest route to the public way and on the first level. 2. Show the accessible route from the parking facility to the nearest accessible entrances served by this parking. Fire: 1. Because the proposed structure is adjacent to a very high fire hazard zone, NFPA 13 fire sprinklers are required in the parking structure. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jessica Evans at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Evans, Associate Planner, at (760) 602-4631 • Land Development Engineering: David Rick, Associate Engineer, at (760) 602-2781 • Building Division: Jason Pasiut, Building and Code Enforcement Manager, at (760) 602-2788 • Fire Department: Randy Metz, Fire Marshal, at (626) 536-6677 DON NEU, AICP City Planner DN:JE:cf Attachments: 1) Parking structure design examples c: David Rick, Project Engineer Fire Prevention HPRM/File Copy Data Entry