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Home My WebLink AboutPRE 2021-0038; PACIFIC RIDGE SCHOOL ADDITIONAL PARKING; Admin Decision LetterNovember 9, 2021 Michael Schweitzer SWS Engineering, Inc. 1635 Lake San Marcos Drive San Marcos, CA 92078 CCityof Carlsbad B Fl LE COPY IY/,. ,)~,/ II /10 /2.I SUBJECT: PRE 2021-0038 (DEV 2021-0196) -PACIFIC RIDGE SCHOOL ADDITIONAL PARKING APN: 213-122-18 Thank you for submitting a preliminary review for the proposed development of additional onsite parking at 6269 El Fuerte Street. The project site, an approximately 12.50-acre lot, currently is developed with a private school. This review will provide feedback based on the information provided in this preliminary review application including the site plan provided. 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: Public (P) b. Zoning: Planned Community (PC) c. Bressi Ranch Master Plan (MP-178), Planning Area 13 2. The project requires the following permits: a. Consistency Determination. A project revision may be determined to be consistent with the approved project, MP 178(J)/CUP 06-ll(C), if the required findings are made that are contained within Consistency Determination Policy 35: https://www.carlsbadca.gov/home/showpublisheddocument/272/637425976544530000 Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-73141760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2021-0038 (DEV 2021-0196) -PACIFIC RIDGE SCHOOL ADDITIONAL PARKING November 9, 2021 Pa e 2 . J ,j b. Amendment to Conditional Use Permit CUP 06-llC. If the required findings for a Consistency Determination cannot be made an Amendment to Conditional Use Permit CUP 06-llC will be · required. Bullet 3 of this letter explains in detail. c. Habitat Management Plan (HMP) Permit. If the project has a biological impact a Habitat Management Plan (HMP) Permit would be required. Bullet 3 of this letter explains in detail. 3. On December 7, 2016, the Planning Commission approved an amendment to the campus master plan Conditional Use Permit CUP 06-ll(C) which permitted the development of an innovation building, a parking garage beneath the sports field, and 27 new surface parking spaces. This preliminary review proposes construction of 61 new surface parking spaces identified on the plan sheet as Area A, Area A.1, Area D, and Area E. The proposed surface parking spaces exceed the approved number by 34 parking spaces, mostly due to the reconfiguration of parallel to perpendicular parking identified as Area A and A.1, and the creation of Area E. The additional parking spaces may still satisfy the intent of the original approval, however, these revisions may produce new development impacts that do not meet the required findings for a Consistency Determination, which would then require an Amendment to Conditional Use Permit CUP 06-llC. Furthermore, if the addition of parking into Area E impacts biological habitat a Habitat Management Plan (HMP) permit will be required. To determine whether a Consistency Determination, an Amendment to Conditional Use Permit CUP 06-llC, o'r HMP Permit is required please provide the following: a. Biological Study. The application will need to include a biological study for parking Area E and its compliance with the City of Carlsbad's Habitat Management Plan and Guidelines for Biological Studies. The report is a critical document that will need_ to describe biological resources on the site, potential project impacts, and any recommended mitigation. Please be advised that if the report identifies fauna or flora onsite that is protected by the Habitat Management Plan, the project will require a HMP Permit. For guidelines on the required contents of the biology letter, please reference the "G.uidelines for Biological Studies" on line at: https://www.carlsbadca.gov/home/showdocument?id=1604 b. Grading Plan. For each section of retaining wall proposed, please provide a detailed cross section (at tallest point) which shows the exposed bottom-of-wall and top-of-wall elevations, along with any planters proposed in front of the retaining wall. Please utilize an enhanced material for the retaining walls. 4. Hillside Development Standards, Carlsbad Municipal Code (CMC Section 21.95). The reconfiguration of the parking (Area A/Area A.1/Area E) will require grading into the abutting slope in order to create additional paved area for parking, maintain the width of the drive isle, and to construct a retaining wall to maintain slope stability. This proposed work would need to comply with the hillside development standards of CMC 21.95.140. Please provide a plan that demonstrates compliance with CMC 21.95.140 at project submittal. PRE 2021-0038 (DEV 2021-0196) -PACIFIC RIDGE SCHOOL ADDITIONAL PARKING November 9, 2021 Pa e 3 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 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. 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. 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: https://www.carlsbadca.gov/home/showpublisheddocument/604/637659282326670000 2. Based on the preliminary plans, it appears the project qualifies as a Priority Development Project (PDP) and will be required to submit a preliminary Storm Water Quality Management Plan (SWQMP) or an addendum to the existing SWQMP. 3. A grading permit will be required to construct the additional parking stalls and associated retaining walls. 4. Show top of wall, bottom of wall, and top of footing elevations for all walls. Call out wall type or provide structural calculations for non-standard walls. 5. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. PRE 2021-0038 (DEV 2021-0196)-PACIFIC RIDGE SCHOOL ADDITIONAL PARKING November 9, 2021 Pa e4 6. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume 1, Chapter 2. 7. Please be advised that in order to make a more in~depth review of the proposed development, a more complete design of the project is required. Building: 1. Two additional accessible parking stalls required (one of those a van accessible stall). 2019 CBC Table 11B 208.2. 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: Allison McLaughlin, Project Engineer, at (760) 602-2732 Sincerely, .Yln!L DON NEU, AICP City Planner DN:PD:cf c: Pacific Ridge School, 6269 El Fuerte Street, Carlsbad, CA 92009 Allison McLaughlin, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry