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Home My WebLink AboutPRE 2023-0008; DISC SPORTS AND SPINE; Admin Decision LetterApril 3, 2023 JANE SUMAYA TRIAS MD 3501 JAMBOREE ROAD, SUITE 2300 NEWPORT BEACH, CA 92660 SUBJECT: PRE2023-0008 (DEV2023-0039) -DISC SPORTS AND SPINE APN 212-040-25-00 ('Cityof Carlsbad BFILE copy Thank you for submitting a preliminary review application for a medical office use proposed within an existing office building located at 1265 Laurel Tree Lane. The project site, an approximately 8.61-acre site, currently is developed with an approximately 85,000 square-foot three-story office building. The project proposes: • Interior renovation to an approximately 25,000-square~foot third floor space for a medical office use. • Proposed medical office use includes ambulatory surgery center (patients will not stay over 23 hours), outpatient clinic, and administrative office space. Applicant questions suggest the possible addition of: • A ground floor utility yard. • A ground floor generator. • A third elevator inside the building. • Landscaping and lighting improvements 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 Division: General 1. General Plan and zoning designations for the property are as follows: Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov PRE2023-0008 (DEV2023-0039) -DISC SPORTS AND SPINE March 31, 2023 Page 2 a. General Plan: Office and Open Space (O/OS) b. Zoning: Office and Open Space (O/OS) c. The property is in the Coastal Zone. The Coastal land use designation and zone are the same as the general plan and zoning above. 2. The project requires the following permits: a. Building Permit; except as provided in Carlsbad Municipal Code Section 21.201.060 (Exemptions and categorical exclusions from minor coastal development permit and coastal development permit procedures). 3. Per applicant question, the proposed medical office use, including an ambulatory surgery center where patients will not stay over 23 hours, appears to be a permitted use in the Office (0) Zone. For example, another business in Carlsbad with a similar use is the Carlsbad Surgery Center, located at 6121 Paseo Del Norte, Suite 100, also within the O Zone. The subject building was approved as a medical office use (SOP 04-10/CDP 04-28 -Paseo Del Norte Office Building). The Carlsbad Surgery Center's website indicates they are "an ambulatory surgery center that serves patients who require elective surgery that does not require more than a 23 hour stay''. Their website also states that they are the "first outpatient surgery center in Carlsbad." Therefore, there appears to be precedence established provided that the proposed ambulatory surgery center does not require more than a 23 hour stay. 4. Per applicant question, a formal submittal would need to demonstrate that the site can adequately accommodate the cumulative parking needs associated with all the uses within the three-story · building at the time of submittal. Please note that parking is based on gross floor area. If the project is struggling to comply with the preceding requirements, please be aware that pursuant to Section 21.44.040.B of the Carlsbad Municipal Code, the city planner may modify the required parking standards where it can be demonstrated that adequate parking will be provided, and the modification will not adversely affect the neighborhood or the site design and circulation. The modification shall be based on the results of a parking study prepared by a registered traffic engineer or other qualified parking consultant, or other evidence satisfactory to the city planner. 5. Per applicant questions, any proposed utility yard(s), ground floor generator, or roof mounted equipment will need to comply with the following requirements: a. Reduction of onsite parking will need to maintain compliance with Carlsbad Municipal Code (CMC) Section 21.44. b. All roof appurtenances, including air conditioners, shall be architecturally integrated and shielded from view and sound buffered from adjacent properties and streets to the satisfaction of the city planner (CMC Section 21.27.0S0(A)(ll)). See also CMC 18.10.120 Screening for Mechanical Equipment and Devices. c. Utility yard(s) and/or a ground floor generator is required to be screened from public view pursuant to CMC Section 18.10.120(C). d. Utility yard(s) shall be architecturally treated to be consistent with the building design pursuant to CMC Section 18.10.120(C). PRE2023-0008 (DEV2023-0039)-DISC SPORTS AND SPINE March 31, 2023 Page 3 e. Utility yard(s) and/or a ground floor generator should be setback a minimum of 100 feet from the edge of the nearby stream pursuant to CMC Section 21.201.060(B)(2)(g); f. Generators or other equipment shall not generate noise in excess of the performance standards for non-transportation noise sources discussed in Table 5.:3 (pg. 5-17) of the city's General Plan, Noise Element. Please note that a proposed utility yard and/or a ground floor generator will likely trigger Coastal Development Permit requirements pursuant to Carlsbad Municipal Code Section 21.201.060.8.2, subsections (e) and (g). 6. Per applicant question, the addition of a third elevator would not be concerning to the Planning Division, provided that any elevator tower protrusion above the existing roof deck elevation is architecturally treated to be consistent with the building design. 7. Any proposed landscape changes would need to be consistent with the city's Landscape Manual. The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web page at the following address: https://www .ca rlsbadca .gov /home/showpu bl isheddocu ment/234/637 42597 4086270000 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 eriergy 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 counte~r 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. PRE2023-0008 (DEV2023-0039)-DISC SPORTS AND SPINE March 31, 2023 Page4 Land Development Engineering Division: 1. Please contact Nick Gorman in the Traffic Division at Nick.Gorman@carlsbadca.gov, a division of the Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are used to determine if a Local Mobility Analysis is required and the scope of analysis. Submit either an approved Scoping Agreement or correspondence from the Traffic Division indicating one is not required. Provide ADT and peak hour trips per generation rates from SANDAG Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region on the site plan/tentative map. 2. If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at: https:ljwww.carlsbadca.gov/home/showpublisheddocument/32~/637425982502330000. a. Depending on the CEQA determination, which is determined after the application for discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles Traveled Analysis Guidelines available at: https://www .ca rlsbadca .gov /home/showdocument?id=312. b. A Transportation Demand Management (TDM) plan may be required depending on the number of employee vehicle trips the project will generate. Calculate the gross employee ADT using the generation rates from Table 2-2 of the TDM Handbook found on the City of Carlsbad website. Show calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TDM plan with your application for discretionary permits. 3. Please complete a Stormwater 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 is located on the City of Carlsbad website. 4. Based on this project's general land use and potential for an addition to the building footprint, this project may be subject to the City of Carlsbad trash capture requirements per the BMP Design Manual found on the City of Carlsbad website. 5. Please provide a Preliminary Title Report (current within the last six (6) months). 6. Please 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 those on the site plan. 7. Upon building permit application, impact fees for medical office will be assessed. To receive an estimate of the building permit fees, please complete form B-40 found on the City of Carlsbad website. 8. Please be advised that a more in-depth review of the proposed development will occur with the discretionary permit application when a more complete design of the project is provided. PRE2023-0008 (DEV2023-0039)-DISC SPORTS AND SPINE March 31, 2023 Page 5 Building Division: The Building Division has no comments regarding the conceptual plan review. However, the following comments are provided courtesy of the Building Division and will need to be clearly detailed in your final design prior to making any submittal for building permit construction plan review: 1. Carlsbad requirements: CLIMATE ZONE 7 SEISMIC (R=6.5) = .12 W; SDC = D; SDS ~ .75, :Sl.00; D1/D2 RAINFALL ("/hr.): 3.7" WIND VELOCITY: 96mph 2. 2019 / 2022 California codes are adopted. 3. Is this an OSHPD-3 facility? If so 2022 CBC section 1226 regs are applicable to this project. 4. CALgreen Division 5.1 non-residential mandatory measures related to the scope of work are applicable. 5. Light pollution reduction details per the CalGreen code will need to be shown on the plans. Refer to CCGBSC section 5.106.8. 6. At least one elevator in the building needs to comply with CBC section 3002 for a medical emergency elevator. Fire Department: No Comment 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: Linda Ontiveros, Project Engineer, at (442) 339-2773 • Building Division: Jason Pasiut, Building Official, at (442) 339-2788 • Fire Department: Randy Metz, Fire Division Chief, at (442) 339-2661 Sincerely, ERIC LARDY, AICP City Planner EL:JG:JC c: Jim Becker, Trias MD, 3501 Jamboree Road, Suite 2300, Newport Beach, CA 92660 Linda Ontiveros, Project Engineer Fire Prevention Laserfiche Data Entry