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Home My WebLink AboutPRE 2023-0002; REVERA US SAN MARCOS PROPCO, LLC; Admin Decision LetterMarch 6, 2023 SIMIN ZAKAVAND SAGECREST PLANNING AND ENVIRONMENTAL 27128 PASEO ESPADA, SUITE 1524 SAN JUAN CAPISTRANO, CA 92676 {'Cityof Carlsbad E]FILE COPY SUBJECT: PRE 2023-0002 (DEV2023-0010) -REVERA US SAN MARCOS PROPCO, LLC APN: 223-812-02 AND 223-812-04 (CARLSBAD), 223-651-01 (SAN MARCOS) Thank you for submitting a preliminary review application for a proposed senior care facility project within the city of San Marcos generally located at the northeast corner of San Elijo Road and Paseo Plomo. More specifically, as it relates to the city of Carlsbad, this project is proposing to establish two (2) points of ingress egress for vehicular access through the city of Carlsbad via Paseo Plomo, a private drive. Paseo Plomo spans APN 223-812-02 and 223-812-04. The-project proposes physical improvements (i.e., two driveways, grading and landscaping) to APN 223-812-02, which is an approximately 4.95 acre lot, currently developed with Paseo Plomo and a Daycare Facility. Paseo Plomo also provides access to an existing RV storage lot for the Villages of La Costa Master Plan. No improvements are proposed to the portion of Paseo Plomo located within APN 223-812-04. 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 ofthe 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: Community Facility (CF)/Open Space (OS). b. Zoning: Planned Community (P-C) c. Master Plan: Villages of La Costa (MP 98-01), La Costa Oaks Neighborhood 2. The project requires the following permits: a. Minor Hillside Development Permit (HDP) -Administrative Action by City Planner Community Development Department Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 442-339-2600 www.carlsbadca.gov PRE 2023-0002 (DEV2023-0010) -REVERA US SAN MARCOS PROPCO LLC March 6, 2023 Pa e 2 b. Minor Habitat Management Plan Permit (HMP) -Administrative Action by City Planner - Requirement of this permit will depend on outcome of Biological Study and type of habitat or species that could potentially be impacted by the project. 3. The following technical studies are required: a. Biological Study. 4. Unless exempt pursuant to CMC § 21.95.040, no person shall grade, erect, or construct into or on top of a slope which has a gradient of fifteen percent or more and an elevation differential greater than fifteen feet without first obtaining a hillside development permit (HDP) pursuant to CMC Chapter 21.95. The project site includes a change in grade elevation greater than 15 feet, slopes greater than 15 percent, and is not exempted under CMC § 21.95.040; therefore, a Minor HOP is required as noted in Comment No. 2 above. As such, the project will need to demonstrate conformance with the Hillside . Development Regulations and Hillside Development & Design Guidelines. As part of a formal submittal, please be sure that project exhibits address all requirements listed under CMC § 21.95.130 -Hillside Mapping Procedures and CMC § 21.95.140 -Hillside Development and Design Standards. The Hillside Development & Design Guidelines may be reviewed online at: https://www.carlsbadca.gov/home/showpublisheddocument/270/637425976541270000 5. A formal submittal of this project will need to include a biological study of the site in compliance with the City of Carlsbad's Habitat Management Plan (HMP) and Guidelines for Biological Studies. If the site contains any potentially or known occupied Coastal Sage Scrub (CSS), protocol surveys shall be conducted, if not already done, in a February/March period to adequately survey for the presence of nesting gnatcatchers. Surveys conducted outside of this nesting period may only observe presence/absence of gnatcatchers and would not be accepted as adequate for purposes of CEQA compliance. The city's HMP. may be reviewed at the Planning Division front counter or found online at: https:ljwww.carlsbadca.gov/home/showpublisheddocument/224/637446616709600000. The Guidelines for Biological Studies may be found online at: https://www.carlsbadca.gov/home/showpublisheddocument/1604/637819050500430000 3. The project proposes to regrade an existing manufactured slope between Paseo Plomo (city of Carlsbad) and the city of San Marcos parcel to accommodate two driveway access points a.nd landscaping in association with a proposed senior care facility. The subject slope is manufactured and was originally graded with the development of San Elijo Road and later with the development of the Villages of La Costa Master Plan, La Costa Oaks Neighborhood. The following design considerations will need to be integrated for this area: PRE 2023-0002 (DEV2023-0010} -REVERA US SAN MARCOS PROPCO LLC March 6, 2023 Pae 3 a. Any proposed retaining walls or structural elements that might be needed or associated with the proposed driveways shall be consistent with the Village of La Costa Master Plan Design Guidelines where applicable. b. Any proposed street or entry lighting or landscape accent lighting shall be consistent with the Village of La Costa Master Plan Design Guidelines where applicable. c. . Any proposed landscaping along Paseo Plomo and over the manufactured slope area located between Paseo Plomo and the proposed senior care facility shall be consistent with the Village of La Costa Master Plan Design Guidelines where applicable. A link to the Village of La Costa Master Plan is provided below. As you review this document, please take note that the project site is located within the Oaks Neighborhood: https:ljwww.carlsbadca.gov/home/showpublisheddocument/7036/637617677236200000 4. No information regarding the use of retaining wall(s) or how the existing manufactured slope will be graded to accommodate these two (2) new driveways was included with this preliminary review. Planning staff is concerned aesthetically with how the most southerly driveway, located closest to San Elijo Road, will be graded to accommodate the elevation change between Paseo Plomo and the lower project site. Our preference is that you avoid use of retaining walls and instead utilize contour grading to the maximum extent practical. Where a retaining wall has to be used, it shall not exceed six (6) feet in vertical height. 5. Conceptual landscape exhibits are required if proposing 500 square feet of new landscaping or landscaping modifications totaling 2,500 square feet or more. This project appears to provide more than 500 of new landscaping. Please note that Conceptual Landscape Exhibits shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016) and also Section 7.5 of the Villages of La Costa Master Plan, Oaks Neighborhood. The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web page at the following address: · https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000 6. 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 PRE 2023-0002 (DEV2023-0010) -REVERA US SAN MARCOS PROPCO LLC March 6, 2023 .Pa e4 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. Provide a Preliminary Title Report (current within the last six (6) months). 2. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report on the site plan. If any vacations or quitclaims are planned with this development annotate on the site plan. 3. Although grades are not shown on the proposed site plan, pursuant to CMC Section 15.16.060 a grading permit and grading plan appear to be required due to the amount of grading that would be needed for the new driveway serving Paseo Plomo. 4. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control per City Engineering Standards Volume 1, Chapter 2. 5. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan. 6. Delineate and annotate approximate topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less than 5%; 2-foot intervals for slopes between 5% and 10%, and 5-foot intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary. 7. On the site plan, show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. 8. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 9. Delineate all retaining walls that will be utilized on the project site and show top of wall and bottom of wall elevations, including at the highest and lowest points. Indicate maximum height PRE 2023-0002 (DEV2023-0010) -REVERA US SAN MARCOS PROPCO LLC March 6, 2023 Pa e 5 of retaining wall measured from bottom of footing to top of wall and maximum height measured from finish surface to top of wall. 10. Delineate location of all existing and proposed buildings, walls, fences, and permanent structures onsite and within 25 feet of the site. 11. Show existing lot line bearing and distance. 12. Provide typical street cross sections for existing frontage streets. Provide existing right-of-way width and existing improvements and proposed improvements and dedications. 13. Delineate and annotate all proposed driveways and driveway widths. Comply with Volume 1, Section 3.15 of the Engineering Standards. 14. Applicant shall coordinate with the fire department to ensure width and grade of driveway meets fire department requirements. 15. Plot stopping sight distance at all driveways and corner sight distance at all street intersections. 16. Please be advised that a more in-depth review of the proposed development will occur when a more complete design of the project is provided. Building Division (Jason Pasiut): 1. No comments. Fire Prevention (Randy Metz): 1. No comments. Public Works -Traffic: 1. No comments. Public Works -Transportation and Mobility: 1. Please submit a Scoping Agreement per the latest City of Carlsbad Transportation Impact Analysis Guidelines. 2. Project Trip Generation -Provide average daily and peak hour traffic generated by the project. For the proposed land use trip generation calculation, use SAN DAG (Not So) Brief Guide of Vehicular Traffic Generation Rates. PRE 2023-0002 (DEV2023-0010} -REVERA US SAN MARCOS PROPCO LLC March 6, 2023 Pa e 6 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jason Goff at the number below. You may also contact each department individually as follows: • Planning Division: Jason Goff, Senior Planner, at (442} 339-2643 • Land Development Engineering: Allison Mclaughlin, Associate Engineer, at (442) 339-2732 • Fire Department: Randy Metz, Fire Division Chief, at (442} 339-2661 • PW Traffic: John Kim, City Traffic Engineer, at (442} 339-2757 • PW Transportation: Nathan Schmidt, Transportation and Mobility Manager, at (442} 339-2734 Sincerely, ERIC LARDY, AICP City Planner EL:JG:JC c: Andrew Coelho, Sunrise Development Inc., 7902 Westpark Drive, Mclean, VA 22102 Allison Mclaughlin, Project Engineer Fire Prevention laserfiche/File Copy Data Entry