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Home My WebLink AboutPRE 2024-0013; THE ATRIUM AT BRESSI RANCH; Admin Decision LetterMay 1, 2024 Steve Rodick & Drew Sanden 7777 Alvarado Road, Suite 622 La Mesa, CA 91942 City of Carlsbad MAY O 1 2024 Planning Division (cityof Carlsbad SUBJECT: PRE 2024-0013 (DEV2024-0029)-THE ATRIUM AT BRESSI RANCH APN 209-083-22-00 Thank you for submitting a preliminary review application to subdivide an existing commercial office building on a 3.72-acre project site, which is currently developed with the three-story office building and two-level parking structure. The proposal generally involves the following: • Subdivision of an existing three-story, 67,958-square-foot commercial office building into a "grid" system of "sub-units", which may be combined into a single "suite", totaling 25 or more non- residential airspace condominium units. 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 additionaJ 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: P-I, Planned Industrial b. Zoning: Planned Industrial (PM) c. Carlsbad Airport Business Center Specific Plan -SP 200(8) 2. The project requires the following permits: a. Nonresidential Planned Development Permit (PUD) b. Tentative Tract Map (CT -Major Subdivision) The Planning Commission is the decision-making authority for these entitlements. 3. Conversion of Existing Buildings to Nonresidential Planned Developments. Any application for the conversion of an existing building to a nonresidential planned development shall be subject to Carlsbad Municipal Code (CMC) Section 21.47.090 which includes the following: a. Conversion of existing buildings to a nonresidential planned development which is a condominium, planned unit development or stock cooperative shall be processed in the same manner and meet all the standards prescribed in CMC Chapter 21.47 for a nonresidential planned development. In addition, the structure to be converted must meet present city building regulations. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0013 (DEV2024-0029}-THE ATRIUM AT BRESSl:AANCH May 1, 2024 Page2 b. An application for conversion of an existing structure to a nonresidential planned development shall include building plans indicating how the building relates to present building and zoning regulations and where modifications will be required. Also, the application shall include a letter from San Diego Gas and Electric explaining that the plans to connect the gas and electric system to separate systems is acceptable. 4. Development Standards. All nonresidential planned developments shall comply with all requirements and development standards of the underlying zone and all requirements of Title 20 (Subdivision Ordinance), with the following exception: nonresidential planned unit developments as defined herein may create lots that do not meet the requirements of Title 20 of the underlying zone. There are no size nor configuration standards for such lots beyond those imposed as a part of the permit, but they shall be reasonable as to intended use and relation to the project and the surrounding area and shall meet the intent and purpose of this chapter as stated herein. City Records {PIP 05-14) indicate that the property provides 272 parking spaces for the 67,958-square- foot building, or approximately one space per 250 square feet. Please be aware that Medical Office uses require parking be provided at a rate of one space per 200 square feet, while all other office uses require one space per 250 square-feet (Carlsbad Municipal Code section 21.44.020). If the newly created office suites are intended to accommodate Medical Office uses, additional on-site parking spaces or other means of compliance with parking standards, per CMC 21.44 may be required. Records also indicate the site provides 3,717 square-feet of employee eating areas as requires within the P-M zone. This may need to be verified during entitlement review of the subdivision. 5. McClellan-Palomar Airport Land Use Compatibility Plan: New development within the AIA must be reviewed for consistency with an adopted land use compatibility plan for the airport. Any physical changes to the structure and/or changes of use will require review of the project for compatibility and consistency with the ALUCP. 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 :ljwww.geode.us/codes/carlsbad/view. php ?topic=lB&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. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0013 (DEV2024-0029)-THE ATRIUM AT BRESSI RANCH May 1, 2024 Page 3 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. 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. As long as the project does not involve any exterior expansion or development, the questionnaire should conclude that this project is not a 'development project' and therefore should not be subject to the Carlsbad BMP Design Manual. 2. 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 on the site plan. 3. Please show existing lot line bearing and distance. 4. Per CMC Section 20.040.020, a Condominium project is defined as a Subdivision and therefore subject the Title 20 (Subdivision Ordinance) of the Carlsbad Municipal Code. A tentative tract map and final map will need to be processed to establish 25 nonresidential condominium units or 'suites.' No provision in the Carlsbad Municipal Code allows for processing a certificate of compliance in lieu of a final map for a non-residential condominium conversion of 5 or more units. 5. 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. Building: 1. Please be aware, the building code requires tree canopy for parking areas and open space areas per Green Building Standard Codes (GBSC). Electric Vehicle parking per GBSC may also be required. Fire: 1. Please address in the application how maintenance would be handled for the fire sprinkler and fire alarm systems within the building, as the building is equipped with a single system that is not installed with condominium use in mind. Potentially this could be addressed with the creation of a Property Owners Association that would address full building systems that can't be isolated by code. Public Works/Utilities: 1. Please submit with formal application a water analysis for the project that identifies the existing and proposed potable and fire system demands. 2. Please submit with formal application a sewer analysis detailing the existing and proposed demands anticipated for the public sewer main. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0013 (DEV2024-0029}-THE ATRIUM AT BRESSI RANCH May 1, 2024 Page4 3. Please update the project plans with a formal application to identify all buried utilities in the Loker Avenue right-of-way along the project frontage. Existing and proposed utility connections shall be properly located and sized for proposed demands and shall be labeled with current standard detail references. The existing 2-inch water service line appears to be tapped off of the 10-inch PVC Fire Service and shall be demolished. A new water service shall be provided directly tapped into the Loker Ave main and sized for the new project demands. See attachment. 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/planning-applications- forms. 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. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Kyle Van Leeuwen at the email below. You may also contact each department individually as follows: • Planning Division: Kyle Van Leeuwen, Associate Planner, at kyle.vanleeuwen@carlsbadca.gov • Land Development Engineering: David Rick, Associate Engineer, at David.Rick@carlsbadca.gov • Building Division: Mike Strong, Assistant Director of Community Development, at mike.strong@carlsbadca.gov • Fire and Life Safety Division: Randy Metz, Fire Inspections, at Randy.metz@Carlsbadca.gov • Public Works/Utilities: Markus Mohrle, Associate Engineer CMWD, at Markus.Mohrle@carlsbadca.gov Sincerely, ERIC LARDY City Planner EL:KVL:cf Enclosures: 1. Utilities Red lines -Site Plan Exhibit c: Lisa Hood, 3600 Lime Street, Suite 421, Riverside, CA 92501 David Rick, Project Engineer Laserfische/File Copy Data Entry Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600