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Home My WebLink AboutPRE 2024-0023; MOTEL 6 EV CHARGERS; Admin Decision LetterCity of Carlsbad JUN O 5 2024 Planning Division June 5, 2024 Farid Hamidy 8977 Activity Road, STE 200 San Diego, CA 92126 SUBJECT: PRE 2024-0023 (DEV2024-0046) -MOTEL 6 EV CHARGERS APN: 205-191-09-00 Ccityof Carlsbad Thank you for submitting a preliminary review to construct a parking lot with 22 paved spaces two steel carport structures with roof mount photovoltaic (PV) systems and 10 electric vehicle (EV) charging stations at 3666 Pio Pico Drive. The project site, an approximately 1-acre lot, is currently developed with a 39- guestroom, two story-motel and a 39-space parking lot. The project proposes to add a new driveway approach on Magnolia Drive to access the proposed parking lot. The motel is currently considered legal non-conforming due to parking. Pursuant to CMC 21.44.020 Table A, parking for a hotel/motel is required at 1.2 spaces per unit. The 39-room motel requires 47 spaces. Including the proposed 22-space parking lot, there will be a total of 61 spaces. Therefore, the proposed parking lot would allow the motel to exceed the required number of parking spaces and the motel would no longer be considered legal nonconforming due to parking. 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 f n-depth analysis of your prolect. 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: Visitor Commercial (VC) b. Zoning: Commercial Tourist (C-T) c. Commercial/Visitor-Serving Overlay Zone: The project site is located within the Commercial/Visitor Serving Overlay Zone pursuant to CMC 21.208. However, pursuant to CMC 21.208.040, uses which are authorized as permitted uses in the underlying zone are not subject Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0023 {DEV2024-0046} -MOTEL 6 EV CHARGERS June 5, 2024 Page 2 to the provisions of CMC Chapter 21.208, and shall be subject to the development standards and entitlement process required by the underlying zone. Hotel/Motel uses are a permitted use in the C-T zone. Therefore, the project is not subject to the Commercial/Visitor-Serving Overlay zone entitlement process or development standards. 2. The project requires the following permits: a. Grading Permit -A grading permit may be required depending on the amount of grading proposed. b. Landscape Permit -A landscape permit may be required depending on the amount of landscaping proposed. c. Building Permit 3. 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 extentthatnew 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. Plans 4. Provide a site plan showing all property lines. Please see Information Bulletin IB-201 for a list of minimum requirements for site plans: https://www.carlsbadca.gov/home/showpublisheddocument/10800/637945928288670000 5. Provide dimensions of the proposed parking spaces, driveway, and drive-aisle. 6. Clarify on the plans if an additional driveway is proposed on Pio Pico Drive. If an additional driveway is proposed, please show the driveway apron .. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0023 (DEV2024-0046) -MOTEL 6 EV CHARGERS June 5, 2024 Page3 7. Indicate the square footage of each shade structure and provide the overall height from existing or proposed grade, whichever is lower, to the highest point of the structure. 8. Show the following setbacks on the plans: Property Lines Abutting Residential Use -10' Parking/PY Carports 9. The parking spaces and drive aisle must meet the requirements of CMC Chapter 21.44,including but not limited to the following: a. Parking spaces are required to be a minimum of 8.5-feet-wide by 20-feet-long. Please dimension the parking spaces. b. Indicate the angle of parking, dimension the drive aisle, and clarify if the drive aisle is intended for one-way traffic or two-way traffic. 30-and 45-degree parking requires a 14- foot-wide drive aisle for one-way traffic and a 24-foot-wide drive aisle for two-way traffic., while 60-degree parking requires an 18-foot-wide drive aisle for one-way traffic and a 24- foot-wlde drive aisle for two-way traffic. Please note, additional width may be required for vehicle/emergency vehicle maneuvering area. c. At least 3% of the parking area shall be planted and maintained with trees listed on the city's official street tree list, or approved shrubs. Said trees or shrubs shall be: i. Contained in planting areas with a minimum dimension of 4 feet and bounded by a concrete or masonry curb of a minimum of 6 inches in height; ii. Located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. d. Parking areas adjacent to streets shall be screened through the use of planting or any combination of planting, mounding and decorative walls. Please refer to the city's landscape Design Manual for additional information and revise the plans accordingly: https:Uwww.carlsbadca.gov/home/showpublisheddocument/11160/637985942877070 000 e. All landscaped areas shall be served by a water irrigation system and be supplied with bubblers or sprinklers. And all plans for such landscaped areas shall be approved by the city planner prior to the construction and placement thereof. f. Every parking area that is not separated by a fence from any street or alley property line upon which it abuts, shall be provided with a suitable concrete curb or timber barrier not less than 6 inches in height, and located not less than 2 feet from such street or alley property lines, and such curb or barrier shall be securely installed and maintained; provided no such curb or barrier shall be required across any driveway or entrance to such parking area. Please show how the project complies with this requirement. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0023 (DEV2024-0046) -MOTEL 6 EV CHARGERS June 5, 2024 Page4 g. Every parking area abutting property located in a residential zone shall be separated from such property by a solid wan, view-obscuring fence or compact evergreen hedge 6 feet in height measured from the grade of the finished surface of such parking lot closest to the contiguous residentially zoned property; provided, that along the required front yard, the fence, wall or hedge shall not exceed 42 inches in height. Please show how the project complies wlth this requirement. 10. The proposed parking canopy must maintain a 10-foot setback from the interior property line abutting the residence to the east. Please revise the project for compliance. 11. The proposed shade structure appears to be crossing the west property line into the right-of-way. The shade structure cannot be in the right-of-way. Please revise the project for compliance. 12. A habitat-in-lieu fee to construct on the undeveloped portion of the lot will be required prior to issuance of grading permit or building permit, whichever comes first. The fee will be calculated on a per acre basis as Type F habitat (Disturbed Land). Please see the master fee schedule at the following link for current fee amounts: https://www.carlsbadca.gov/home/showpublisheddocument/14226/638506893877800000 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:llwww.carlsbadca.gov/departrnents/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: 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. 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 ls located on the City of Carlsbad website. 2. Based on a preliminary analysis it appears that this project may be 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. Review the Hydromodification Exemption Map and Potential Critical Coarse Sediment Yield Area Map on the City website to see if this criterion applies to your project. The post construction stormwater treatment BMPs shall be shown on a conceptual grading plan and drainage plan with the discretionary application. 3. Based on this project's general land use, VC, this project is subject to the City of Carlsbad trash capture requirements. Incorporate trash capture measures on the project plans and include in the storm water quality management plan, Form E-35. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0023 (DEV2024-0046) -MOTEL 6 EV CHARGERS June 5, 2024 Page 5 4. Clearly show on the site plan the difference between the existing improvements (curbs, buildings, utilities, pavement, fences, etc.) and the proposed improvements (curbs, pavement, striping, etc.). 5. Provide a preliminary grading and drainage plan (using an engineer scale: 1" =5', 1" =10', etc.). Include all required BMP's required to comply with current storm water quality regulations. 6. Provide 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 15 feet beyond the project boundary. 7. Provide dimensions of the drive aisle and parking spaces for the proposed parking lot. Clearly delineate the direction of travel in the parking plot. 8. Plot the truck turning movements from the proposed parking lot/drive aisle into and out of the existing parking lot/drive aisle. Plot the turning movements into and out of Pio Pico Drive and Magnolia Drive. Plot turning radii per Caltrans figure 404.58 and/or 404.SF. 9. The proposed design does not appear to meet engineering standards for queuing distances and turning movements into and out of Pio Pico Drive, the existing parking lot/drive aisle and the proposed drive aisle and will not be supported. A complete review will be performed by the city's traffic and engineering department after the turning movements and queuing are plotted on the site plan and submitted as part of the discretionary permit. 10. Add curb return to provide for turning movements where the proposed drive aisle connects to the existing parking lot, see attached redlines. 11. Re-locate the proposed driveway on Magnolia to avoid conflict with the existing curb inlet. 12. Re-locate the solar panels outside of the city right-of-way. 13. Add proposed sidewalk on Pio Pico Drive between the existing sidewalk and the existing ped ramp. 14. Provide a Preliminary Title Report (current within the last six (6) months). 15. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report on the site plan. 16. 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. 17. Per CMClS.16.060 this project may require a grading permit and grading plan. 18. A separate improvement plan for work within the right-of-way may be required for this project. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0023 (DEV2024-0046) -MOTEL 6 EV CHARGERS June 5, 2024 Page 6 19. 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. 20. 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, buildings, fences, etc.) at the project site, project frontage and within 15 feet of the boundary. 21. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 22. The trees along the Pio Pico Drive and Magnolia Drive 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. 23. Show the bearings and distances for the entire lot line. 24. Provide typical street cross sections for existing frontage streets. Provide existing right-of-way width and existing improvements and proposed improvements and dedications. 25. Applicant shall coordinate with the fire department to ensure width of driveway meets fire department requirements. 26. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, power poles, guy wires, street lights and laterals affecting the property. 27. 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. 28. 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.) 29. Plot all columns supporting the solar panels on the preliminary grading plan for the parking lot. 30. Address the comments on the attached red lined plan. 31. 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: The Carlsbad Fire Department has reviewed the project and has no comments or concerns. Building: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0023 (DEV2024-0046}-MOTEL 6 EV CHARGERS June 5, 2024 Page7 The following will be required at building permit plan check review: 1. Structural review from True North. 2. Electrical/Transformer -Provide SDG&E connection plan/approval. 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 • Building Division: Shawn Huff, Building Official, at (442) 339-5338 • Land Development Engineering: Tim Carroll, Project Engineer, at (442) 339-2737 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661 Sincerely, ERIC LARDY, AICP City Planner EL:LY:cf Attachments: LDE Redlined Plans c: Shanup Patel, 3666 Pio Pico Drive, Carlsbad, CA 92008-2554 Tim Carroll, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600