HomeMy WebLinkAboutPRE 2023-0027; STATE AND BEECH VILLAGE HOTEL; Admin Decision Letter{"cityof
Carlsbad
July 27, 2023
8fllE COPY
Caine Group, Inc.
P.O. Box 594
Solana Beach, CA 92075
SUBJECT: PRE 2023-0027 (DEV 2023-0090)-STATE AND BEECH VILLAGE HOTEL
APN: 203-101-03, -04, -15
Thank you for submitting a preliminary review to demolish four commercial main buildings and multiple
accessory buildings and to construct a four-story, 26,000-square-foot, 68-guest room hotel with
underground parking and a rooftop deck and pool, at 2680-2698 State Street. The underground parking
level will contain 68 valet parking spaces as well as "back of house" and storage areas. The subterranean
level will also accommodate employee meeting and break area and ancillary floor area for the restaurant
uses on the floors above.
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:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Village and Barrio (V-B)
b. Zoning: Village-Barrio Zone (V-B)
c. Master Plan: Village and Barrio Master Plan, Village Center (VC) District
2. The project requires the following permits:
a. Conditional Use Permit -Pursuant to Village and Barrio Master Plan (VBMP) section
2.3.3, a Conditional Use Permit is required to permit a hotel in the Village Center district.
The project will require approval from the City Council pursuant to VBMP section
6.3.4((}(1).
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 442-339-2600 www.carlsbadca.gov
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b. Site Development Plan-Pursuant to VBMP section 6.3.3.A(l)(a) a Site Development Plan
is required for new construction of building(s} over 5,000 square feet (cumulative gross
· r fld'c5r_area) in size. The project will require approval from the City Council. .. ;
c. Lot Merger
d. Landscape Plan
e. Grading Permit
f. Building Permit
g. Sign Permit
3. Project Description. Please provide a detailed project description with square footages of each
area/use. Please ensure the project description matches what is shown on the plans and includes
the following information: number and square footage of hotel rooms, number and square
footage of commercial/retail units, square footage of lobby area, square footage of cafe, more
information on intent of cafe (for example, is the cafe intended as an accessory to the hotel or is
it intended for the public as well?), and number of employees.
4. Plans. Please provide a fully dimensional site plan drawn to scale.
a. Show: North arrow, property lines, easements, existing and proposed structures,
streets, existing street improvements, right-of-way width, dimensional setbacks and
existing topographical lines (including all side and rear yard slopes, as well as the offsite
slope to the north). Provide legal description of property and assessor's parcel number.
b. Provide floor plans and elevations drawn to scale.
c. Provide a conceptual landscape plan. 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 the Village and Barrio
Master Plan of La Costa Master Plan. The City of Carlsbad's Landscape Manual document
can be found on the Planning Division's web page at the following address:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/234/6374259740862700
00
d. Indicate the number of hotel rooms and square footages of each use (i.e. hotel rooms,
meeting rooms, lobby, restaurants, commercial/retail units, etc.).
e. Provide a parking calculation on the plans and dimension and number spaces to show
compliance (see planning comment 9 below).
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
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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.geode.us/ codes/ ca rlsba d/view. ph p ?topic=18&fra mes=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.
6. Cultural Resource Analysis. It is unclear when the existing structures were built, however from
historic aerials it appears they may have been built in the 1960s. Please provide the building
records from the assessors' office. Any structure greater than 45 years of age will require a
historical analysis report to determine if the structures are significant pursuant to CEQA. In
addition, subterranean parking is proposed which requires extensive excavation. To determine
if there will be significant impacts to tribal, cultural, and paleontological resources pursuant to
the California Environmental Quality Act (CEQA), a cultural/paleontological report prepared by a
registered professional will need to be submitted. Both the historical analysis and tribal, cultural,
and paleontological analysis can be prepared under one report. The report shall be consistent
with the city's Tribal, Cultural, and Paleontological Resources Guidelines and can be found on line
at:
7.
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
Noise Analysis. The proposed use could create a potential noise impact. Please submit a noise
analysis analyzing the project's consistency with the General Plan and Noise Guidelines Manual.
The Noise Guidelines Manual can be found on line at the following address:
https://www .ca rlsbadca .gov /home/showpu blisheddocu ment/238/637 42597 40923 70000
8. Vehicle Miles Traveled (VMT). The project must demonstrate that it will not result in any
significant effects relating to traffic. Please provide a Vehicle Miles Traveled (VMT) analysis at
submittal. Add the average daily trips (ADT) to the site plan.
Please see the Vehicle Miles Traveled Analysis Guidelines at the following address:
https://www.carlsbadca.gov/home/showpublisheddocument/312/638004852643630000
9. Access: Pursuant to Village and Barrion Master Plan (VBMP) section 2.6.l(A):
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10.
a. Where alley access is not available, development sites shall be permitted a maximum
one access point from a public street. The project currently complies with this
requirement.
b. Driveway aprons shall not exceed 20 feet in width. Please provide details of driveway
apron to show compliance.
c. A clear zone shall be provided at the intersection of a street and driveway to maintain a
free line of sight. The clear zone shall consist of an isosceles right triangle measured 7.5
feet in both directions from the intersection of the two property lines. The ground floor
building footprint, site features taller than 36 inches, or landscaping that is taller than 30
inches is not permitted within the clear zone. Please depict the clear zones on each side
of the driveway entrance to show compliance.
Height.
a. The maximum height in the VC district is 45 feet and 4 stories. Please provide elevations
showing the height of the building from existing or proposed grade (whichever is lower}
to the top of the structures.
b. In the VC district, a maximum of 30 percent of the fourth story street facing fa~ade can
have a 0-foot setback (as measured from the property line}. The remaining 70 percent
shall be set back a minimum of 10 feet (as measured from the property line}. On the
floor plans for the fourth story, show the location of the property lines along State Street
and Beech Street and show the applicable setbacks. Dimension the street facing building
fa~ade and provide a calculation for the percentage of the building fa~ade with a 0-foot
setback and the percentage of the building fa~ade with a 10-foot or greater setback.
c. The total square footage of enclosed fourth floor space shall not exceed 80 percent of
the largest enclosed floor space below (floors one, two, or three}. However, in no case
shall the fourth-floor enclosed space exceed the amount of third floor enclosed space.
Please provide calculations for the square footage of the enclosed space of each floor
and show that the project will not exceed 80 percent of the largest enclosed floor space,
nor will it exceed the third-floor enclosed space.
11. Setbacks. The following setbacks apply to the development:
a. Front/Corner Setbacks (front yard/street side yard}: Minimum of O feet; maximum of 5
feet to building (at the ground floor} measured from the property lines fronting State
Street and Beech Street.
b. Side Yard Setbacks: 0 feet from south or west property line.
c. Rear Yard Setback: 0 feet from south or west property line.
Please provide a plot plan with all setbacks indicated to show compliance.
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12.
13.
Building Mass and Scale. To reduce the massing of the structure, please incorporate the following
standards and guidelines from the VBMP:
a. Pursuant to VBMP section 2.7.l(H) no building fac;ade visible from any public street
(excluding alleys) shall extend more than 40 feet in length without a 5-foot minimum
variation in the wall plane, as well as a change in roofline. Although dimensioned
elevations were not provided, the building fac;ade and rooflines along State Street and
Beech Street appear to exceed these limitations. Please provide elevations with
variations in the wall plane and rooflines alone State Street and Beech Street. Dimension
all rooflines and building fac;ade variations to show compliance.
b. Pursuant to VBMP section 2.8.3(A), reduce the imposing appearance of tall buildings by
stepping back from street level on elevations above the ground floor. Please revise the
building to comply.
c. Pursuant to VBMP section 2.8.3(A), utilize horizontal and vertical articulation to break
up monolithic street walls and facades. Please revise the building to comply.
d. Pursuant to VBMP section 2.8.3(A), utilize techniques to reduce massing, such as
variation in wall plane and height and variation in roof form and levels. Please revise the
building to comply.
e. Pursuant to VBMP section 2.8.3(A), utilize details such as wall surfaces constructed with
patterns, changes in materials, building pop-outs, columns, and recessed areas to create
shadow patterns and depth on the wall surface. Please implement these details into the
project.
f. Pursuant to VBMP section 2.8.3(D), utilize multi-roof forms, hips, gables, shed roof
combinations, and sufficiently articulated flat roofs to create interesting and varying roof
forms that will reduce building mass, add visual appeal, and enhance existing Village and
Barrio character and massing. Avoid long, unbroken, horizontal roof lines. Revise the roof
to comply.
Area Wide Standards. Pursuant to Village and Barrio Master Plan section 2.6, the project shall
comply with the following area wide standards:
a. Buildings, including the primary entrance of ground floor commercial uses, shall be
oriented towards the primary street frontage. The primary street frontage for the project
is State Street. The project appears to comply with this requirement, however, show
building entrances at State Street on the floor plans and elevations to show further
compliance.
b. All roof structures including protrusions such as equipment housing, guardrails, parapets
and equipment screening, architectural feature, and roof decks and their amenities, shall
be consistent with the design of the building. This requirement will be reviewed in
greater detail with the submittal of the elevations. Please also provide roof plans
showing equipment and screening and renderings. Provide a screening material display
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consisting of multiple cross sections to ensure the roof mounted equipment is screened
from all property lines. Please see Attachment A for an example.
c. Roof mounted mechanical equipment and freestanding screening that is not
architecturally integrated shall be set back from the building face at least equivalent to
the height of the screening. Please note, the project will be conditioned to screen all roof
mounted mechanical equipment. Proposed screening should be shown on the elevations
and roof plans for the CUP.
d. Roof structures specifically for the housing of elevators, stairways, tanks, ventilating fans
or similar equipment required to operate and maintain a building are allowed up to 10
feet above maximum height and shall be setback from the building face one foot for
every foot over 45', or a minimum of 5'. Although the project appears to comply with
this requirement. Please dimension the height of the roof protrusion for the housing of
elevators and dimension the distance of the roof protrusion to the building face.
e. The cumulative area devoted to roof structures (excluding roof decks, parapets, solar
energy systems and skylights) shall not exceed 10 percent of horizontal roof area. The
project appears to comply with this requirement. However, on the roof plan provide the
square footage of the fourth-floor roof and the square footage of the roof protrusions
to show compliance.
f. The ground-floor fa~ade for retail uses adjacent to a public street shall maintain a
minimum of 45% glazing. Fa~ade shall be measured from plate height to finish floor.
Please ensure the project will comply with this requirement.
g. Transparent or translucent glazing is required on the ground-floor fa~ade of a
commercial or retail use facing a public street. Opaque, reflective, or dark tinted glass is
not permitted. Please ensure the project will comply with this requirement.
h. The bottom of any window or product display window shall not be more than 3.5 feet
above the adjacent sidewalk. Please provide measurements on the elevations to show
how the project complies with this requirement. If the windows on the first floor are
higher than 3.5 feet above the adjacent sidewalk, the window openings must be
extended. Please ensure the project will comply with this requirement.
i. Window stickers or exterior window treatments that obstruct interior building views at
the street level are prohibited (except for allowable window signs).
14. Area Wide Design Guidelines. Please note the following design guidelines pursuant to section 2.8
of the VBMP:
a. Utilize accent materials to highlight building features and provide visual interest. Accent
materials may include any of the following: wood, glass, glass block (transom), tile, brick,
concrete, stone, awnings, plaster (smooth or textured). Provide colored elevations with
materials and colors listed to show compliance.
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b. Use building materials and finishes that are true to the structure's architectural style.
Provide colored elevations with materials and colors listed to show compliance.
c. Generally, use no more than three different materials on exterior wall surfaces. While
certain styles may successfully incorporate multiple surface materials, caution must be
used as too many materials can result in a less than aesthetically pleasing building.
Provide colored elevations with materials and colors listed to show compliance.
d. Ensure material changes occur at intersecting planes, preferably at inside corners of
changing wall planes or where architectural elements intersect, such as a chimney,
pilaster, or projection. Provide colored elevations with materials and colors listed to
show compliance.
e. Utilize light and neutral base colors. Generally muted color schemes will promote visual
unity and allow awnings, window displays, signs and landscaping to be given proper
emphasis. Provide colored elevations with materials and colors listed to show
compliance.
f. Ensure lighting is. architecturally compatible with the building. Provide elevations and
renderings to show how the project complies.
g. Ensure that the main entrance to a building is clearly identifiable and unique, as it is the
primary point of arrival and should be treated with significance. Provide elevations and
renderings to show how the project complies.
h. Window type, material, shape, and proportion should complement the architectural
style of the building. Provide elevations and renderings to show how the project
complies.
i. Utilize recessed windows where appropriate to the architectural style, to provide depth.
Provide elevations and renderings to show how the project complies.
j. Visually support all balconies, either from below by decorative beams and/or brackets,
from above by cables, or by other parts of the building. Provide elevations and
renderings to show how the project complies.
k. Ensure that roof materials and colors are consistent with the desired architecture or style
of the building. Provide elevations and renderings to show how the project complies.
I. Avoid flat roofs unless sufficient articulation of detail is provided, such as precast
treatments, continuous banding or projecting cornices, lentils, caps, corner details, or
variety in pitch (sculpted), height, and roofline. Revise the roof to comply.
m. Avoid the "tacked on" appearance of parapets, and ensure their appearance conveys a
sense of permanence. If the interior side of a parapet is visible from the pedestrian
and/or motorist area of the project, utilize appropriate detail and properly apply
materials. Provide elevations and renderings to show how the project complies.
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For additional area-wide design standards, please reference section 2.8 of the Village and Barrio Master
Plan:
https://www.carlsbadca.gov/home/showpublisheddocument/7950/637685893245300000
15. Parking.
a. Please provide a parking table that provides a breakdown of required parking for all land
uses. Parking shall be calculated as follows.
i. Hotel: 1 parking space per guest room
ii. Restaurant: 1 space per 170 square feet
iii. Retail/Commercial Business: 1 space per 415 square feet
b. Assembly Bill 2097 (AB 2097), effective January 1, 2023, which added Government Code
§65863.2, effectively eliminated parking requirements in new residential and
commercial developments when located within a half-mile of a major transit stop. The
project is within one-half mile of Carlsbad Village Train Station and therefore the project
qualifies for AB 2097. The intent of AB 2097 is to provide flexibility for project design,
concurrent with planning studies that have shown that parking should be market driven.
Developers could still voluntarily provide onsite parking, but the number of parking
spaces provided will be based on builder preference and market demand, not by city-
established minimum parking standards.
For additional information on AB 2097, please see the City of Carlsbad Information
Bulletin, 18-131, located at the following link:
https://www.carlsbadca.gov/home/showpublisheddocument/12218/63808352180920
0000
The applicant has indicated that the project will utilize Assembly Bill 2097 (AB 2097) for
the retail/commercial and restaurant uses.
c. Irrespective of proximity to public transit, state law allows the city to continue to apply
minimum parking standards for electric vehicle (EV) charging stations as well as required
parking spaces accessible to persons with disabilities (ADA). Please determine the
number of required EV capable spaces and EV charging stations, accessible spaces and
accessible EV charging stations required pursuant to CMC 18.21.040, and the California
Building Code Title 24 Part 2. Show, dimension and label the location of these spaces on
the plans to show compliance.
d. Please provide a detailed description of the valet parking plan. Clarify in the description
if the valet parking will be open to the public for restaurant/beach use. Indicate the
location in which vehicles will be queued for the valet. Include details on circulation and
turn around.
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16.
17.
18.
Trash & Recycling. Please show the location of trash and recycling on the plans and provide a
will-serve letter from Carlsbad Republic Service.
SDG&E Transformer and Air Conditioning Units. Please show the location of the SDG&E
transformer on the plans. Ensure the transformer is located outside of the front yard setba<;:k.
Landscaping shall be provided to screen the transformer from the street. Please also show any
air conditioning units proposed on the roof plan. These shall also be screened from the public
street.
Stakeholder Outreach. The project is subject to City Council Policy Statement No. 84,
Development Project Public Involvement. A notice sign is required to be posted onsite by the
applicant and an early public notice is required to be prepared by the applicant and mailed to all
owners located. In addition, the applicant is required to complete enhanced stakeholder
outreach to further engage the community on their project. Examples of enhanced public
outreach includes, a public meeting or open house, a project website, an onsite meeting or
information booth, etc.
See the Guidance on Development Project Public Involvement, P-21, at the following link for
more information:
https://www.carlsbadca.gov/home/showpublisheddocument/452/637843403622900000
19. Title Report. Please provide a title report for the project site. The title report must be dated
within the last 6 months.
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 comments:
Land Development Engineering Division staff has completed a preliminary review of the above-
referenced project. Prior to formal application for the discretionary permit submittal the following items
must be adequately resolved/addressed, unless otherwise noted:
1. 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 SAN DAG 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/328/637425982502330000.
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3. 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.carlsbadca.gov/home/showdocument?id=312.
4. A Transportation Demand Management {TOM) 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 TOM Handbook
at https :ljwww.carlsbadca.gov/home/showpu blisheddocu ment/310/637 4259813383 70000
Show calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TDM
plan with your application for discretionary permits.
5. 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.
6. Based on a preliminary analysis it appears that this project is a Priority Development Project
(PDP). All impervious surfaces being created or replaced (onsite and offsite) shall be included for
treatment. Submit a Storm Water Quality Management Plan. This project is exempt from
Hydromodification. The post construction stormwater treatment BMPs shall be shown on a
conceptual grading plan and drainage plan with the discretionary application.
7. Based on this project's general land use V-B, this project is subject to the City of Carlsbad trash
capture requirements. Incorporate trash capture measures on the project plans and incorporate
into the Storm Water Quality Management Plan.
8. Provide a Preliminary Title Report {current within the last six (6) months).
9. 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.
10. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm
hydrologic calculations before and after development for each drainage basin.
11. A preliminary geotechnical report is required to evaluate the feasibility of the project to evaluate
the remedial requirements and infiltration feasibility of the BMPs. Guidelines for preliminary
geotechnical studies are available on the City of Carlsbad Engineering website.
12. Per CMC15.16.060 this project will require a grading permit and grading plan.
13. 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.
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14. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
15. Delineate and annotate approximate topographic contours for existing and proposed condition.
Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and
5' intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
16. 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.
17. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
18. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
19. Provide the method of draining the property. Unless otherwise specified by a geotechnical
engineer, method of drainage shall comply with California Building Code (latest version) section
1804.4.
20. 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
of retaining wall measured from bottom of footing to top of wall and maximum height measured
from finish surface to top of wall.
21. Provide cross sections to show the existing and proposed ground, the proposed wall, the footing,
the property line and remedial excavation required for the basement construction. Indicate if
temporary shoring will be needed for this project and indicate on the cross section.
22. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
23. The trees along the State Street and Beech Avenue frontage are included in the city's street tree
inventory. Indicate on the site plan that they are to remain or to be removed. Proposed removal
of street trees will require approval per Section 11.12.090 of the Carlsbad Municipal Code.
Coordinate with the parks and recreation department for additional information.
24. Show existing lot line bearing and distance and setback to the building lines.
25. An adjustment plat with a certificate of compliance will be required for the lot consolidation.
26. Show location and dimensions of all accessways and pathways as required for compliance with
Title 24-State Accessibility Requirements.
27. Provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements and proposed improvements and
dedications.
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28. Delineate and annotate all proposed driveways, driveway widths and grades into the basement
and ensure compliance with City of Carlsbad engineering standards. It is unclear from the plans
which street will provide access to the parking garage.
29. Clarify if all parking area provided will be valet only. Show dimensions of all parking spaces and
p-vehicle turning movements within the parking area, specifically for spots 41 and 42. Provide
5-foot minimum from edge of building to parking space for back up purposes. Delineate and
annotate any columns required in the basement to ensure parking clearances.
30. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, street lights in State Street and Beech Avenue and laterals
affecting the property. See City of Carlsbad drawings 376-5, 462-6, 118-9, and dwg 131-9 for
reference.
31. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way.
32. Provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update
2019, Section 4.2 Design Criteria.
33. Provide a Water Study for the new development based on City of Carlsbad Potable Water Master
Plan 2019, Section 4.2 Design Criteria.
34. Public potable water and sewer mains along project frontages must meet minimum design
diameter and material as specified in City of Carlsbad Engineering Standard Vol. 2 Section 3.2.2
for water and Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be
required as a condition of development.
35. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with 2022 Carlsbad
Engineering Design Standards requirements.
36. Delineate and annotate the proposed trash enclosure location and ensure design is consistent
with the City of Carlsbad standard drawing GS-16. Any deviation from the City of Carlsbad
standard may require approval from Republic Services to ensure that the trash enclosure is
serviceable.
37. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing and proposed grades on-site, fences and location of structures on-site and
on adjacent properties.
38. Frontage improvements are required per CMC18.40. Public street frontage improvements
required include curb and gutter, sidewalk, driveway, utility removal and relocation, etc.
39. A 3" AC grind and overlay may be required for State Street and Beech Avenue, once a more
complete plan set is prepared.
PRE 2023-0027 (DEV 2023-0090) -STATE AND BEECH VILLAGE HOTEL
July 27, 2023
Pa e 13
40. Meet with the Fire Department to identify the necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.}
41. Delineate and annotate any proposed gates for the parking garage and ensure that no stacking
of vehicles will occur in the public right-of-way.
42. Plot stopping sight distance at all driveways.
43. 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.
Fire:
1. Please provide a detailed site plan showing distances from property lines and adjacent buildings
to evaluate for fire department access.
2. NFPA 13 Fire Sprinklers and fire alarms are required throughout the entire structure for all hotels.
3. The plans show assembly size meeting rooms subterranean in the basement. Applicant must
demonstrate how egress will comply with Building Code prior to approving meeting rooms below
grade.
Building:
The Building Division has no comments at this time regarding this latest submittal for conceptual plan
review. The following comments are provided courtesy of the Building Division and will need to be clearly
detailed in your final design prior to submitting for building permit construction plan review.
Carlsbad requirements:
CLIMATE ZONE 7 SEISMIC (R=6.S} = .12 W; SDC = D; SDS;::: .75, ~1.00; Dl/D2 RAINFALL ("/hr.):
3.7" WIND VELOCITY: 96mph
2019 California codes are adopted until December 31, 2022.
2022 codes take effect on January 1, 2023
PRE 2023-0027 (DEV 2023-0090) -STATE AND BEECH VILLAGE HOTEL
July 27, 2023
Pa e 14
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Lauren Yzaguirre at the number below. You may also contact each department individually as
follows:
• Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634
• Land Development Engineering Nichole Fine, Project Engineer, at (442) 339-2744
• Fire Department: Randy Metz, Fire Marshal, at (442) 339-2661
• Building Division: Jason Pasiut, Building Official, at (442) 339-2788
Sincerely,
ERIC LARDY, AICP
City Planner
EL:LY:es
Attachment:
A-Screening of Equipment Example
c: Laura and Dain Blackburn, 4668 Silent Knoll DR Fallbrook, CA 92028-9200
Nichole Fine, Project Engineer
Randy Metz, Fire Prevention
Jason Pasiut, Building Division
File Copy
Data Entry /Laserfiche