HomeMy WebLinkAboutPRE 2019-0034; CHILDREN'S PARADISE; Admin Decision LetterFebruary 10, 2020
Children's Paradise
David Lowen
221 Main St
Vista CA 92084-6054
FILE
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SUBJECT: PRE 2019-0034 {DEV2019-0244) -CHILDREN'S PARADISE
APN: 167-040-49-00
{"city of
Carlsbad
Thank you for submitting a preliminary review for a child day care center located south of Marron Road
near the entrance to The Preserve, west of Wal-Mart in Oceanside. The project site, an approximately
2.12-acre lot, currently is undeveloped.
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: Community Facilities (CF)
b. Zoning: Planned Community (P-C)
c. Quarry Creek Master Plan MP 10-0l(B). The project site is located within Planning Area P-2 of
the Master Plan and the underlying zoning is Community Facilities (C-F).
2. The project requires the following permits:
a. Site Development Plan (SOP)
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
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
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California Green Building Standards Cod~ 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 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.
4. Child Day Care Centers. The project is required to satisfy the development standards pursuant to
Carlsbad Municipal Code (CMC) Section 21.83.080. At formal submittal indicate how the project meets
or exceeds these standards.
5. Landscape. Provide a conceptual landscape plan as part of the formal application. Landscaping shall
comply with the Carlsbad Landscape Manual; please refer to link below:
http://www.carlsbadca.gov/civicax/filebank/blobd1oad.aspx?Blob1D=24086
6. Parking. The parking requirements for a day care center are one space/employee and one space/ten
children. The off-street parking requirements based on 26 employees and 210 students is 26 spaces
for employees and 21 spaces for children, for a total of 47 spaces. On the site plan, 52 spaces are
provided.
7. Building height. Building height is limited to 30 feet with a minimum 3:12 roof pitch, and 24 feet for
flat roofs or less than 3:12 roof pitch. Please note that building height is measured from existing grade
since the subject lot is already graded. It appears that there are roof areas that are less than a 3:12
roof pitch and exceed 24 feet. Please revise the plans to comply with the height standard prior to
formal submittal.
8. Project Description. Please include this information as part of the Project Description within the
formal application:
a. Purpose of the use and need.
b. Number of employees.
c. Proposed hours of operation.
d. Age range and targeted group.
9. Noise Study. Please provide a noise study consistent with the City of Carlsbad Noise Guidelines
Manual (please see the link below to access the Guidelines online). The noise study is required to
identify the need for any noise attenuation for the buitding. For non-residential uses such as
Preschools/Day cares the Noise Guidelines Manual requires the interior noise to be 45 dB(A) or less.
Refer to the Guidelines as necessary to comply.
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Link to City of Carlsbad Noise Guidelines:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094
10. Bike Racks. Per the Quarry Creek Master Plan (MP 10-01(8]), within the Special Design Criteria of
Planning Area P-2, bicycle racks shall be provided to encourage alternative modes of transportation.
Upon formal submittal, please show the location of the racks on the site plan.
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. On the site plan, indicate the proposed average daily traffic (ADT) for this project. Based on the
SANDAG's trip generation rate of 1.6 ADT per student, the project's proposed 210 students will
generate 336 ADT. This proposed ADT exceeds the 110 ADT threshold; therefore, 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
Using Table 1 of the TIA guidelines, it appears that the project is required to prepare a Level 1 TIA
analysis.
2. On the site plan, indicate the proposed project employee ADT. If the employee ADT exceeds the 110
ADT threshold, 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 at:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=39379
Show all proposed TDM facilities on the preliminary Site Plan.
3. 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.
4. Show property boundary data including bearings and distances.
5. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume
1, Chapter 2.
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6. On the site plan, indicate the proposed impervious area in square feet.
7. 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
8. Based on the preliminary plans, staff determined that the project qualifies as a Priority Development
Project (PDP) and will be required to submit a preliminary Storm Water Quality Management Plan
(SWQMP) with any discretionary application. The SWQMP shall be prepared in accordance with the
City of Carlsbad BMP Manual (latest version). Use the City of Carlsbad SWQMP template for priority
development project (Form E-35) available in the City website.
9. Provide a preliminary grading plans showing the existing and proposed contour lines and spot
elevations to determine drainage pattern.
10. Lot drainage shall comply with engineering standard GS-15. Show high points, flowline elevations,
percent grades and show the directions lot drainage using drainage arrows. Show invert elevations of
the proposed storm drain pipes. Verify the invert elevation of the existing storm drain pipe to connect
to. Clearly show how the existing off-site slope drainage is captured and routed to the existing storm
drain in Marron Road.
11. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards. A grading permit will be required for this project.
12. Show the top of wall and top of footing elevations for all proposed retaining walls. Show the limits of
1:1 temporary back cut needed for retaining wall construction.
13. Provide multiple cross-section to illustrate differences in grade.
14. Submit a preliminary Geotechnical Study that provides recommendations for this proposed
development.
15. Indicate the sewer demand in equivalent dwelling units (EDU), potable water demand in gallons per
minute (GPO).
16. On the site plan, show all existing utilities including water main, sewer main within Marron Road.
Reference the city approved drawings for all existing utilities within Marron Road.
17. Show the locations of the fire, potable and irrigation water services including water meters and
backflow preventers.
18. Provide typical Marron Road cross-section at the project frontage. Label and dimension the existing
right-of-way.
19. Show existing surface improvements at Marron Road (including curb, gutter, sidewalk, paving,
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utilities, access-holes, inlets, power poles, street lights, adjacent driveways, vaults, transformers, etc.)
at the project frontage.
20. Use San Diego Regional Standard Drawing (SDRSD) G-14C for the proposed driveways (must be ADA
compliant).
21. Show the location of all trash enclosures per City Standard GS-16.
22. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, etc.).
23. Comply with all comments shown on the redlined plans.
24. 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 Chris Sexton at the number below. You may also contact each department individually as follows:
• Planning Division: Chris Sexton, Associate Planner, at (760) 602-4631
• Land Development Engineering: Tecla Levy, Project Engineer, at (760} 602-2733
• Fire Department: Randy Metz, Fire Inspections, at (760} 602-4666
DON NEU, AICP
City Planner
Attachment
DN:CS:mf
c: Cornerstone Communities, 4365 Executive Dr #600, San Diego CA 92121
Tecla Levy, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry