HomeMy WebLinkAboutPRE 2019-0030; GREENTOPIA SCHOOL; Admin Decision LetterDecember 30, 2019
The Lightfoot Planning Group
5900 Pasteur Court, Suite 110
Carlsbad, CA 92008
FILE
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SUBJECT: PRE 2019-0030 (DEV2019-0228) -GREENTOPIA SCHOOL
APN: 206-192-01
('city of
Carlsbad
Thank you for submitting a preliminary review for the demolition of existing structures and construction
of a new 15,000-square-foot school for approximately 120 students proposed at 4339 Park Drive. The
project site, an approximately 3.17-acre lot, is currently developed with two residences.
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: R-4 (Residential), 0-4 units/ac. Growth Management Control Point of 3.2 units/ac.
b. Zoning: R-1-15,000 (One-family Residential).
c. The property is located 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 for which the Planning Commission will be the final decision
maker:
a. Conditional Use Permit: A conditional use permit for the proposed use is subject to process two
pursuant to Carlsbad Municipal Code (CMC) Section 21.42.070.
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
PRE 2019-0030 {DEV2019-0228) -GREENTOPIA SCHOOL
December 30, 2019
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b. Coastal Development Permit: The proj~~•jQ~~~ffh1~the boundaries of the Mello II Segment
of the Local Coastal Program (LCP). .,
c. Hillside Development Permit (HOP): Required for development projects that are proposed on
slopes that have a gradient of 15 percent or more and an elevation differential greater than 15
feet (CMC Chapter 21.95).
d. Habitat Management Plan Permit (HMP): Required for development projects that impact, either
directly or indirectly, habitat in the city (CMC Sections 21.210.030 and 21.210.060).
3. Land Use: As proposed, staff will be unable to support the proposed use as it does not appear to
comply with applicable development standards highlighted below, is not deemed compatible with the
existing neighborhood, and may result in impacts associated with increased traffic and noise. If you
decide to proceed with the project, the rest of the comments in this letter will need to be addressed.
a. Development Standards: The proposed project is subject to the development standards outlined
in CMC Chapter 21.10 (R-1 One-Family Residential Zone).
b. Parking and Access: Minimum parking and driveway width requirements are subject to CMC
Chapter 21.44.
c. Keeping of Animals: The keeping of animals in the R-1 One-Family Residential Zone is limited to
horses and household pets pursuant to Table A of CMC Section 21.10.020. Additional
requirements may be found in CMC Title 7, and Section 21.53.084. The City considers animals
such as alpacas, goats, pigs, and chickens to be livestock and/or grazing animals. Some residential
zoning districts, such as R-A (Residential Agricultural) and R-E (Rural Residential Estate) allow for
grazing animals and other livestock. The R-1 (One-Family Residential) Zone only allows for horses
and household pets with limitations pursuant to CMC Title 7, and Section 21.53.084. Specifically,
Note 1 of Table A of CMC Section 21.10.020 allows one horse for each ten thousand square feet
in the lot or lots; provided, .however, that any such horse may be kept only if it is fenced and
stabled so that at no time it is able to graze, stray or roam closer than seventy-five feet to any
building used for human habitation, other than buildings on the lot or lots, and as to those
buildings, no closer than fifty feet. Please refer to code section through the link below:
http://www.qcode.us/codes/carlsbad/view.php?topic=21-21 10-21 10 020&frames=on
4. Technical Studies/Exhibits: The following technical studies/exhibits will be needed with a formal
submittal:
a. Biological Study: A Biological Technical Report (BTR) prepared by a registered biologist in
accordance with the specific requirements of CMC Chapter 21.210, and the Habitat Management
Plan for Natural Communities in the City of Carlsbad (a.k.a. the Habitat Management Plan (HMP}),
which can be referenced online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=27193
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The BTR is a critical document that will need to describe biological resources on the site, potential
project impacts, and any recommended mitigation. Please be advised that if the BTR identifies
impacts to fauna or flora onsite that is protected by the HMP, the project will require a Habitat
Management Plan Permit. For guidelines on the required contents of the BTR, please reference
the "Guidelines for Biological Studies," which can be referenced online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=24331
b. Slope Analysis/Vegetation Constraints Map: The development proposal appears to affect steep
slopes (i.e., 25 percent inclination or greater), which may possess endangered plant/animal
species and/or coastal sage scrub and chaparral plant communities (referred to as dual criteria
slopes). A Slope Analysis/Vegetation Constraints Map must be submitted to the city with any
initial project application which analyzes dual criteria slopes in accordance with the Hillside
Development Regulations (CMC Chapter 21.95). Procedures for hillside mapping can be found in
CMC Section 21.95.130.
c. Cultural Resources/Historic Structure/Paleontological Studies: The development 6f the proposed
project will require excavation in an area of the city known to have a high sensitivity as it relates
to both archaeological and paleontological resources. The project also proposes to demolish two
residential structures that appear to have been built between 1938 and 1947. Studies that analyze
potential impacts on archaeological, paleontological and historic structure resources shall be
provided upon formal submittal. Please direct your consultant to the city's Tribal, Cultural and
Paleontological Resources Guidelines at the link below. Please note that any archaeological
pedestrian survey of the site for the cultural resources study shall include a Native American
monitor during the survey.
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=34010
d. Traffic Study: Please refer to Land Development Engineering comments below.
5. Hillside Development: The project shall demonstrate conformance with the Hillside Development
Regulations (CMC Chapter 21.95) and Hillside Development & Design Guidelines, which may be
referenced online at:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=24084
6. Conceptual Landscape Plans: Prior to a formal submittal, 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). The Landscape Manual may be referenced online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=24086
7. Climate Action Plan: 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
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charging, 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 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. CAP requirements may
impact, but are not limited to, site design and local building code requirements. Once adopted as part
ofTitle 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.
8. Development Project Public Involvement Policy: Please be advised that you are required to send a
public notice to the surrounding property owners (600-foot radius) within 30 days of submittal of the
development application pursuant to City Council Policy No. 84 and Form P-21. The policy and form
may be referenced online at:
City Council Policy No. 84:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=35578.
Form P-21:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24117
Applicant Questions followed by Staff Responses:
1. Schools are allowed in this zone with a CUP. Does the City currently have a policy in support or
opposition to locating schools in residential areas as the one proposed?
Staff Response: Each CUP application is considered and reviewed on a case-by-case basis as to
whether the project complies with applicable standards and findings before a recommendation is
made to decision-makers. The purpose of the Preliminary Review is to identify requirements and
any aspect of the project that may not meet them.
2. The school wants to keep large animals on the site. These are allowed as an accessory use and the
school will keep the animal facilities clean and maintained. If the neighbors are opposed to animals
in general, can the opposition affect the school's ability to have animals onsite? Are alpacas and
goats considered in the same category as horses? Can the small animals mentioned be considered
household pets for a school use?
Staff Response: Please refer to item 3{c) above. The neighbors are invited to submit written
comments or present arguments for or against a project at the public hearing. The Planning
Commission approves, conditionally approves or denies the project based upon its review of the
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facts as set forth in the application, the circumstances of the particular case, and evidence
presented at the public hearing.
3. Is there feedback as the environmental review that would be required for this use in this area?
Would an MND be acceptable to support the proposed development?
Staff Response: The appropriate environmental review process (pursuant to CEQA) will be
determined once a formal application is submitted, reviewed, and deemed complete. Staff
requires a complete set of plans, technical studies, and other information in order to make a CEQA
determination.
4. Are there any known storm drainage or geotechnical concerns from staff in this area?
Staff Response: Storm drainage and geotechnical concerns are addressed in the Land
Development Engineering section below.
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
http://www.carlsbadca~gov/services/depts/planning/default.asp. 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.
Land Development Engineering:
1. Based on the preliminary site plan, the project will generate approximately 210 average daily traffic
(ADT), using SANDAG vehicular traffic generation rates of 14 ADT per 1000 square feet of school
building. The project is required to submit a traffic impact analysis to address potential traffic impacts
associated with this development. The traffic analysis shall be prepared in accordance the new traffic
impact analysis {TIA) guidelines available in the city website at:
http://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=22758
Prior to preparing the TIA, a scoping agreement form (from the TIA guidelines) must be completed
and submitted to the city for review and approval.
2. Determine the total number of employee ADT expected for the project. Provide supporting
information/narrative showing how the total employee ADT is calculated. Distinguish part time and
fulltime employees and provide anticipated shift schedules. If the total employee ADT exceeds the
110 ADT threshold, the project is required to submit a Transportation Demand Management {TDM)
plan in accordance with the Transportation Management Demand Handbook available in the City
website at:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=39379
All proposed TOM infrastructure shall be shown the site plan and grading plans.
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3. 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:ljwww.carlsbadca.gov/services/depts/landev/engineering.asp
4. The project qualifies as a Priority Development Project (PDP) and requires the submittal of a
preliminary Storm Water Quality Management Plan (SWQMP) with any development permit
application. The SWQMP shall be prepared in accordance with the City of Carlsbad BMP Manual to
address compliance with pollutant control BMPs and hydromodification requirements. Use the City
of Carlsbad SWQMP template (Form E-35) for priority development project available in the City
website at:
http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22712
5. Show all proposed treatment and hydromodification facilities on the site plan and preliminary grading
plans.
6. On the site plan, indicate the existing and proposed impervious area in square feet.
7. A preliminary hydrology study will be required to determine the pre-development and post-
development flows and provide preliminary recommendations on the proposed storm drain system
required as part of the development. The report shall provide mitigation measures to any increases
in flows.
8. A preliminary Geotechnical study is required to provide recommendations for the proposed
development including design recommendations for any proposed pollutant control BMPs and
hydromodification facilities.
9. Provide a recent Preliminary Title Report (PTR) with formal project application submittal. All
easements and encumbrances identified in Schedule "B" of the PTR shall be shown and identified on
the site plan.
10. A complete property boundary data shall be included in the site plan, including bearings, distances,
and curve data.
11. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume
1, Chapter 2.
12. Additional street right-of-way dedication is required to complete the 68 feet wide Park Drive right-of-
way width.
13. Show existing surface improvements at Park Drive (including curb, gutter, sidewalk, paving, access-
holes, inlets, power poles, street lights, adjacent driveways, vaults, etc.) at the project frontage.
14. The project is required to install street improvements to complete ultimate improvements for Park
Drive at the project frontage including curb, gutter, sidewalk, paving, driveways, fire hydrants, etc.
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15. Provide typical Park Street cross-section at the project frontage showing the existing and proposed
improvements (pavement, curb, gutter, sidewalk, centerline, street lights, fire hydrants, water, sewer,
etc.). Label and dimension the existing and proposed right-of-way.
16. A utility plan showing location of all existing and proposed utilities (including water main, water
services, water meters, backflow preventers, sewer main, sewer laterals, storm drain pipes, etc.) on-
site and within Park Drive.
17. Indicate the line-of-sight at the driveway entrance looking north and south onto Park Drive using
Caltrans guidelines (corner sight distance). Verify no conflicts exist.
18. Show a typical cross-section of the proposed driveway. Show locations of all private utilities (sewer,
water and storm drain) within the proposed driveway.
19. Use San Diego Regional Standard Drawing G-14A for driveway design.
20. Show on-site vehicle circulation layout, including the student drop-off and pickup area.
Provide a vehicular turn-around on the on-site access road and/or provide secondary access
driveway into the parking lot. Show that the vehicles are not trapped during peak hours.
21. The main driveway entrance shall be designed to preclude the necessity for vehicles entering the
driveway to stack within the traveled way along Park Drive. Adequate queueing area shall be provided
onsite. No parking spaces, intersections or other decision points shall be in the driveway queuing area.
22. On the proposed preliminary grading plans, show all existing and proposed contour lines and spot
elevations to determine the existing and proposed drainage pattern.
23. Multiple cross-sections of the site shall be provided to demonstrate differences in grade, including
adjacent properties and adjacent street.
24. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
25. A grading permit will be required for this project.
26. Show the location of the trash enclosures per City Standard GS-16.
27. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (fire hydrants, sprinkler system, on-site circulation, emergency access, etc.).
28. 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:
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• Planning Division: Esteban Danna, Associate Planner, at (760) 602-4629
• Land Development Engineering: Tecla Levy, Associate Engineer, at (760) 602-2733
• Fire Department: Randall Metz, Fire Inspections, at (760) 602-4661
Sincerely,
DON NEU, AICP
City Planner
DN:ED:mf
c: Craig Moore, 4339 Park Drive, Carlsbad, CA 92008
Tecla Levy, Project Engineer
Fire Prevention
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