HomeMy WebLinkAboutPRE 2020-0038; CASA MONTESSORI EL CAMINO; Admin Decision LetterDecember 28, 2020
Michael Kant
Barclay Group
1049 Silver Stallion Drive
Vista, CA 92081
SUBJECT: PRE 2020-0038 (DEV2020-0271) -CASA MONTESSORI EL CAMINO
APN: 208-195-05-00
Ccityof
Carlsbad
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Thank you for submitting a preliminary review for the development of a Montessori pre-school comprised
of four (4) modular classrooms on a 1.87-acre vacant lot located at 5056 El Camino Real.
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:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Community Facilities (CF)
b. Zoning: Planned Community (PC);
c. The property is located in Planning Area (PA) 2 of the Robertson Ranch Master Plan, MP 02-
03(H). PA 2 is designated a Community Facilities (CF) site.
2. The proposed project will require the following permits:
a. Special Use Permit (SUP) for development adjacent to the El Camino Real scenic corridor;
b. Conditional Use Permit (CUP). for the development of a Montessori school and the placement
of modular buildings on the site. PA 2 of the Robertson Ranch Maser Plan defers to Carlsbad
Municipal Code (CMC) Chapter 21.25 to determine the type of permit and level of review
required for the Montessori pre-school use.
*The above-noted permits require approval by the Planning Commission.
Community Development
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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3. Climate Action Plan (CAP). 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 CAP Checklist {Form P-30) to determine what
'requirements will apply to the project. New GHG reduction requiren:ients 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 CMC Chapters
18.21, 18.30 and 18.51 which is available on the city's website at the following address:
http://www.geode.us/ codes/ ca rlsbad/view. php ?topic= 18&frames=o n
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 buildi_ng 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. Land Use/Setbacks. The subject site is located in Planning Area 2 of the Robertson Ranch Master
Plan, MP 02-03{H). PA 2 is designated a Community Facilities {CF) site. Pursuant to MP 02-03{H), a
Montessori preschool is considered a Community Facilities use. A SO-foot-wide structural setback is
required from the property line fronting El Camino Real. Parking may be located at the rear 25 feet
ofthis setback. The remaining area of the setback shall be fully landscaped.
PA1
OPEN
SPACE
LEGEND
PA2
COMMUNITY
FACILITY SITE
2.3 Gro.,. Acros
• ---• LIMITS OF HMP HARDUt<E MAP BOUNDARY
-COMMUNITY 11-EME WAUJNOISEWALL (lF NEEDED} (SN Agt.ra 111-56 & II..S7)
• • •Jlllt • Ml.A.TI.USE D.0. TIWL & TRAIL FENCE
(5etFigl.ttSlll•56&UJ.57)
• --• • STRUCT\l:tE. SETBACK
--100' CORPS JURISDICTIONAL AREA BUFFER
-UPGRADE EXISTING BUS STOP
-----UMJTS OF DISTURBANCE.
~ FIRE SUPPRESSION ZONE
5. Architectural Design/Mobile Buildings. Staff does not support the design of the proposed mobile
buildings. The design shall complement the architecture in the Robertson Ranch community and
shall, at a minimum; include a stucco fac;:ade and a tile roof. Please refer to the Robertson Ranch
Master Plan for recommendations as it relates to architectural styles and details. For an idea as to
what staff may support for the design, please see the Agua Hedionda Lagoon Discovery Center off
Carfnon Road. The buildings are modular and have been upgraded to complement the architecture
of the surrounding residential community:
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6.
In addition, please be advised of the following requirements for mobile buildings, pursuant to
CMC Section 21.42.140(90):
a. The mobile building shall be occupied by a permitted or conditional use allowed in the
zone in which it is placed.
b. The occupancy shall be limited to a five-year term, unless extended by the appropriate
decision-maker.
c. Newly placed mobile buildings shall not be installed on permanent foundations.
d. All mobile buildings shall have wood or stucco siding and must be installed with skirting
to screen the chassis, wheels, and temporary foundation system.
e. All mobile buildings must meet all applicable local, state, and federal codes including,
but not limited to, manufacturer's certificate of origin, current and valid registration tags,
adequate accessibility for disabled persons, temporary foundation system design and
installation, utility connections, and zoning requirements such as building height and
setbacks.
Noise Analysis. As the subject parcel is adjacent to El Camino Real, please submit a noise analysis
analyzing the project's consistency with the General Plan and Noise Guidelines Manual. The Noise
Guidelines Manual can be found online at:
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D-24094
Please be advised that the results of the study may require a solid wall along the property frontage
and upgraded windows and/or doors to attenuate the noise generated by vehicles on El Camino
Real. The design of the wall, if required, shall complement the architecture in the Robertson Ranch
community and any existing walls along the El Camino Real frontage. The wall should be setback
from El Camino Real such that landscaping can be planted in front of the wall. Please see Figures
111-56 and 111-57 of the Robertson Ranch Master Plan for details.
7. El Camino Real Scenic Corridor Standards. The parcel is located within Area 2 of the El Camino Real
Corridor Standards. Please see information below for the standards that will be applied to the
project.
Area of applicability:
400 feet deep for at-grade areas (within 5' of street level)
Staff comment: As the lot is approximately 200 feet deep and the grade of the site is within 5 feet
of the grade of El Camino Real, the standards apply to the entire lot.
Building height:
Maximum 35 feet from the grade of the building pad.
Staff comment: The conceptual project to place single-story modular buildings on the site complies
with this requirement.
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Required setback from El Camino Real right-of-way (i.e .• property line) for nonresidential use:
25-foot-wide landscaped setback
Staff comment: The location of the property lines are not clear on the site plan; therefore,
compliance cannot be verified. In addition, the setbacks stated in the Robertson Ranch Master Plan
supersede the setbacks of the El Camino Real Corridor standards.
8. School Operations. To assess staff analysis of the proposed conditional use, please submit a
complete project description with details regarding the hours of operation, number of staff, student
enrollment and how the pick-up and drop-off times will be managed.
9. Parking. No information was provided regarding the number of staff or students. Pursuant to CMC
Section 21.44.020, preschools require one (1) parking stall per employee and one (1) parking stall
for each 10 students. In addition, an adequate loading and unloading area shall be provided. Please
see Land Development Engineering Comment No.13 for additional information. In addition, please
refer to CMC Chapter 21.44 for the required dimensions for the parking stalls.
10. Habitat Management Plan (HMP). As the subject lot is adjacent to sensitive upland habitat managed
as part of a conservation easement, the lighting and fencing details shall comply with the HMP.
Please see the Adjacency Standards in the HMP for details. The HMP can be found online at:
https://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=27l93
11. Bus Turnout. Pursuant to the Robertson Ranch Master Plan, the existing bus stop along the project
frontage may require an update. Please consult with the North County Transit District {NCTD) and
city Engineering staff with respect to this possible requirement. Please include details on the site
plan regarding what currently exists.
12. Landscape Plan. A conceptual landscape plan shall be submitted with the project application in
compliance with the city's Landscape Manual. If applicable, please show all existing trees to be
removed on the landscape plan. The Landscape Manual can be found online at:
http://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D-24086
In addition, pursuant to MP 02-03(H), the homeowners association shall maintain the landscaping
along the frontage. Please coordinate the landscape design along the frontage with the Master
Association for Robertson Ranch West Village.
13. McClellan-Palomar Airport. The site is located within the airport influence area of the McClellan-
Palomar Airport and is subject to the McClellan-Palomar Airport Land Use Compatibility Plan. The
site is located in Zone 6, Traffic Pattern Zone, and does not have any land use limitations.
14. Stakeholder Outreach. The project is subject to City Council Policy Statement No. 84, Development
Project Public Involvement. A notice sign is required to be posted onsite by the applicant and an
early public notice is required to be prepared by the applicant and mailed to all owners located
within a 600-foot radius of the property. In addition, enhanced stakeholder outreach and a follow-
up summary report are required. Please see the link below for details.
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-35578
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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:
Land Development Engineering Division staff has completed a preliminary review of the above-referenced
project. Prior to formal application submittal the following items must be adequately resolved/addressed:
1. Complete a Stormwater Standards Questionnaire. 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 questfonnaire can be printed from the following
website link:
http://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D-22711
Preliminary analysis suggests that the project is a Priority Development Project and is therefore
subject to designing and installing numerically sized water quality basins via a Storm Water Quality
Management Plan (SWQMP) per Chapter 5 of the Carlsbad BMP Design Manual in addition to
installing site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual.
Plot proposed BMPs, including required water quality basin(s), on the site plan. There appears to be
an exisfing basin located by the driveway, but the plans do not identify whether this basin is for
storm water quality or desilting purposes. If not currently designed in compliance with the current
BMP Design Manual, consider modifying as needed to a water quality basin, provided that site
drainage can be directed to this basin. The project would also be subject to hydromodification
requirements per Chapter 6.
2. Align the proposed water services so that they do not align and conflict with the basin. No meter,
pipe, back flow device, etc. shall be located in a basin or the on the slope of a basin. Also, clearly
show all water mains, including size and material, fronting the property as there are several large
transmission mains that would not be ideal for connection and therefore should be avoided. In
addition, the landscape irrigation service shall be serviced by the recycled water main in El Camino
Real.
3. End parallel spaces may be 20 feet deep when no obstructions at the ends prevent maneuvering in
and out of the space but the interior parallel spaces shall be a minimum 24 feet deep.
4. Plot the 42-foot turn radius for a bus per California Department of Transportation Highway Design
Manual Figure 404.5E. A bus turn is comparable to a trash truck turn and access must be
accommodated for a trash truck.
5. List grading quantities. This development will require a grading permit. Submit a preliminary
grading plan with your application for discretionary permits. Include a preliminary soils report.
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6. Plot all existing and proposed fire hydrant and/or fire sprinkler service and related back flow devices
on any required site/grading plans. Include pipe and back flow size and material. Identify the
pipe/meter size and material for the potable and landscape irrigation services shown as well.
7. Plot drainage patterns on the property using drainage arrows, topographic contours, spot
elevations, etc. Show all proposed grading.
8. Plot all easements encumbering the property per a recent title report to be submitted with your
application for discretionary permits. An existing 36-inch public RCP crosses El Camino Real and the
property, including a portion of the driveway near the intersection of El Camino Real {DWG 477-6,
sht 23). City records, however, do not show an onsite public easement for this storm drain so an
easement dedication may be required if the title report does not identify any recorded easement.
Plot the storm drain and label easement existing or proposed depending on results of record title
research.
9. Install an alley type driveway with pedestrian ramps at the project entrance. Traffic signal and
related striping and signage modifications will be needed as well to accommodate the new
driveway. Include street striping plan along the project frontage and the complete intersection.
10. Assess the traffic generation early in the process. If the project generates more than 110 Average
Daily Trips {ADT), submit a scoping agreement to Jennifer Horodyski in the land development
engineering division in accordance with the city's Transportation Impact Analysis {TIA) Guidelines.
Submit the scoping agreement for city review and approval before submitting your application for
discretionary permits. Also, submit a Vehicle Miles Traveled {VMT) analysis in accordance with the
VMT Guidelines available at
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-45882 .
Assess total employee ADT as well per the Transportation Demand Management {TDM) Handbook
and if applicable, submit TDM plan. Handbook can be accessed at
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=39379
11. Plot property lines and include lengths, deltas and bearings.
12. Align proposed sewer lateral outside the driveway. Identify size {minimum 6") and material and plot
street sewer main.
13. Although there appears to be adequate driveway length to accommodate the queuing of vehicles,
please have an engineer provide an onsite circulation analysis to verify. Please factor in the analysis
the number of staff, students, student ages, pick up and drop off times, and number of vehicles that
the on-site driveway can accommodate.
Fire Prevention:
Any comments received from the Fire Department will be forwarded under a separate cover.
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Building:
1. The following shall be consid_ered during the architectural plan review:
a. Minimum plumbing facilities calculation; and
b. Accessible plan structures, if applicable, please refer to CBC 1008.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning Division: Shannon Harker, Associate Planner, at (760) 602-4621
• Land Development Engineering: David Rick, Project Engineer, at (760) 602-2781
• Building Division: Jason Pasuit, Building and Code Enforcement Manager, at (760) 602-2788
• Fire Department: Randy Metz, Fire Marshal, at (760) 602-4661
Sincerely,
DON NEU, AICP
City Planner
DN:SH:cf
c: Michael and Shannon Bingham, 6126 Paseo Monona, Carlsbad, CA 92009
David Rick, Project Engineer
Randy Metz, Fire Prevention
HPRM/File Copy
Data Entry