HomeMy WebLinkAboutPRE 2019-0027; CV MEDICAL OFFICES; Admin Decision LetterDecember 5, 2019
Bill Perry
3338 Otto Ave
Alpine, CA 91901
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8FILE COPY
SUBJECT: PRE 2019-0027 (DEV2019-0215) -CV MEDICAL OFFICES
APN: 203-110-28
{°city of
Carlsbad
Thank you for submitting a preliminary review for a remodel and addition proposed at 2801 Jefferson
Street. The project site, an approximately 19,256-square-foot lot, is currently developed with two
structures, a medical office and an accessory storage structure.
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:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Village (V)"
b. Zoning: Village Review (V-R)
c. The property is not in the Coastal Zone
d. The project site is located within the Village General {VG) District of the Carlsbad Village and
Barrio Master Plan (VBMP). Please see link below:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=36S80
2. The project requires the following permits:
a. Minor Site Development Plan
b. Nonconforming Construction Permit (for the expansion of the front building with an existing
nonconforming driveway width)
3. New forthcoming requirements related to the city's Climate Action Plan (CAP) will likely impact
development requirements of this project. A formal application submittal will need to include a
completed CAP Checklist (Form P-30) to determine what requirements will apply to the project.
New CAP requirements are related to energy efficiency, photovoltaic, electric vehicle charging,
Community & Economic Development
Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 760-602-4600 j 760-602-8560 f I www.carlsbadca.gov
PRE 2019-0027 (DEV2019-0215) -CV MEDICAL OFFICES
December 5, 2019
Page 2
water heating and traffic demand management requirements, as set forth in City Council Ordinance
Nos. CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024 which are
available on the city's website at the following address:
http://www.carlsbadca.gov/services/depts/pw/environment/cap/ordinances.asp
To the extent that some or all of the new CAP requirements are in effect atthe 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. CAP
requirements may impact, but are not limited to, site design and local building code requirements.
Once adopted as part of Title 18 and in effect, plans submitted for grading or building permits must
demonstrate compliance with the new CAP requirements. If incorporating new CAP 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.
4. The existing driveway will need to be widened to 20 feet beyond the front structure all the way to
the first parking space. A minimum 24-foot drive-aisle width is required where parking spaces are
at 90 degrees.
5. The proposed architecture of the addition to the front structure and addition/remodel to the rear
structure does not match the existing Folk Victorian style of the main structure. Pursuant to Section
1.5.1 (C)(l) of the Carlsbad Village and Barrio Master Plan, please redesign the proposed addition
and rear structure to be compatible with the existing front structure's architectural style. Staff does
not support changing the style of the existing front structure because it is potentially historically
significant, and its style needs to be maintained.
6. Please ensure that there is a minimum of five (5) feet between the proposed rear building and the
side property line.
7. Staff does not support a tandem/garage parking configuration for non-residential development.
Please consider other options and review parking alternatives in Section 2.6.G'of the Carlsbad Village
and Barrio Master Plan. Staff will review parking compliance upon formal submittal.
8. Staff does not support the continuance of the additional curb cut and parking space at the northerly
portion of the lot pursuant to Carlsbad Village and Barrio Master Plan Sections 2.6.l(A)(3)(b),
2.6.l(B)(l), 2.8.2(A)(4), and 2.8.2(B)(l). Please revise the site plan upon formal submittal.
9. Pursuant to CMC Section 21.44.050, a minimum 20-foot driveway width is required. Upon formal
submittal, revise the addition to the front structure to maintain a 20-foot driveway clearance
adjacent to the addition.
All necessary application forms, submittal require merits, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or . online at
http:ljwww.carlsbadca.gov/services/depts/planning/default.asp. You may also access the General Pla·n
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.
PRE 2019-0027 (DEV2019-0215)-CV MEDICAL OFFICES
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Land Development Engineering:
1. On the site plan, delineate the limits and indicate the area of the proposed addition to the existing
rear building. Clarify if the existing building will be demolished and replaced or will remain and
remodeled.
I
2. Indicate the existing use of the existing buildings.
3. Indicate on the site plan the existing and proposed project's average daily traffic (ADT). Use the
SANDAG's trip-generation rate of 50 ADT per 1000 sq. ft for medical office use to calculate the net
ADT. If the proposed net ADT exceeds the 110 ADT threshold, the project is required to submit a
traffic impact analysis based on the new traffic impact analysis (TIA) guidelines available in the city
website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22758
4. Calculate the proposed project employee ADT. If the employee ADT exceeds the 110 ADTthreshold,
then the project is required to submit a Transportation Demand Management (TDM) Plan prepared
in accordance with the City of Carlsbad Transportation Demand Management Handbook dated
August 21, 2019 available in the City website. Incorporate all proposed TDM facilities on the
preliminary Site Plan.
5. Provide a recent Preliminary Title Report (PTR) with formal project application submittal. All
easements and encumbrances identified in Schedule 11B11 of the PTR shall be shown and identified
on the site plan.
6. Show property boundary data including bearings and distances.
7. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard
Volume 1, Chapter 2.
8. On the site plan, indicate the existing and proposed impervious area in square feet.
9. Complete a Storm Water Standards Questionnaire Form E-34 to determine storm water quality
requirements for this project. The questionnaire is available in the City website at:
http://www.carlsbadca.gov/services/depts/landev/engineering.asp
Note that if the proposed impervious area exceeds 5,000 sq. feet threshold, the project qualifies as
a PDP project. A PDP project is required to submit a SWQMP prepared in accordance with the latest
City BMP Design Manual.
10. On the proposed preliminary grading plans, show all existing and proposed contour lines and spot
elevations to determine the existing and proposed drainage pattern.
11. Submit a preliminary Geotechnical Study that provides recommendations for this proposed
development.
PRE 2019-0027 (DEV2019-0215) -CV MEDICAL OFFICES
December 5, 2019
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12. Indicate the sewer demand in equivalent dwelling units (EDU), potable water demand in gallons per
· minute (GPM).
13. On the site plan, show all existing utilities including water main, sewer main within Jefferson Street.
Reference the city approved drawings for all existing utilities within Jefferson Street.
14. Show the locations of the fire, potable and irrigation water services including water meters and
backflow preventers.
15. Provide typical Jefferson Street cross-section at the project frontage. Label and dimension the
existing right-of-way.
16. Show existing surface improvements at Jefferson Street (including curb, gutter, sidewalk, paving,
access-holes, inlets, power poles, street lights, adjacent driveways, vaults, transformers, etc.) at the
project frontage.
17. Show a typical cross-section of the proposed driveway. Show locations of all private utilities (sewer,
water and storm drain) within the proposed driveway.
18. Show the location of all trash enclosures per City Standard GS-16.
19. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, etc.).
20. This preliminary review does not constitute a complete review of the proposed project and
additional items of concern may be identified upon formal project application submittal.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Esteban Danna at the number below. You may also contact each department individually as
follows:
• Planning Division: Esteban Danna, Associate Planner, at (760) 602-4629.
• Land Development Engineering: Tecla Levy, Project Engineer, at (760) 602-2733.
• Fire Department: Randall Metz, Fire Inspections, at (760) 602-4661.
DON NEU, AICP
City Planner
DN:ED:dh
c: Mayar Alir, 2801 Jefferson Street, Carlsbad, CA 92008
Tecla Levy, Project Engineer
Fire Prevention
HPRM/File Copy