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Home My WebLink AboutPRE 2022-0014; ARMY AND NAVY ACADEMY CLASSROOM AND MESS HALL EXPANSION; Admin Decision LetterJune 14, 2022 Jessica Lagerberg Ware Malcomb 3511 Sorrento Valley Blvd Suite 120 San Diego, CA 92121 f3FILE COPY {'city of Carlsbad SUBJECT: PRE 2022-0014 (DEV2022-0054) -ARMY AND NAVY ACADEMY CLASSROOM AND MESS HALL EXPANSION APN: 203-041-02-00 Thank you for submitting a preliminary review for the renovation and expansion of a mess hall and historic building commonly known as the Red Apple Inn. The project is located at 2605 Carlsbad Boulevard. The project site, an approximately 16-acres, is within the Army Navy Academy school. 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-Barrio (V-B) b. Zoning: Village-Barrio (V-B) Zone c. Village & Barrio Master Plan; Hospitality (HOSP) District 2. The project requires the following permits: a. Amendment (AMEND). The proposed project deviates from the Army & Navy Academy Master Site Plan (RP 05-04) and therefore, requires amending the master site plan. b. Site Development Plan (SDP). Pursuant to VBMP Section 6.3.3.B, the proposed expansion and renovations are new additions to buildings that exceed 5,000 square feet. Community Development Department Planning Division \ 1635 Faraday Avenue Carlsbad, CA 92008-7314 \ 442-339-2600 www.carlsbadca.gov PRE 2022-0014 (DEV2022-0054) -ARMY AND NAVY ACADEMY CLASSROOM AND MESS HALL EXPANSION June 14, 2022 Pa e 2 c. Coastal Development Permit (CDP). Pursuant to VBMP Section 6.3.3.D, the project is located within in the coastal zone and is subject to the requirement of a coastal development permit. Pursuant to CMC Section 21.54.040, this project will require the approval of the Planning Commission. 3. Historic Evaluation. The application provided a Historic Treatment Recommendations report prepared by Heritage Architecture and Planning dated July 1, 2021. The report was reviewed by a city designated third-party environmental consultant, Ascent, to evaluate the projects compliance with the Secretary of the Interior's Standards for the Treatment of Historic Properties as required per the California Environmental Quality Act (CEQA). Their comment letter is provided as Attachment A of this preliminary review. The report should be revised to address the comments made by the third-party environmental consultant, Ascent, and provided at formal application submittal. 4. Plans. At formal application submittal, please provide detailed floor plans that clearly demonstrate existing versus new construction. Additionally, please provide existing and proposed elevations so staff can evaluate the massing impacts of the addition. 5. Village and Barrio Master Plan Area-Wide Standards. Plans submitted with the formal application must comply with all applicable Area-Wide Standards within Section 2.6 of the VBMP. Please refer to the referenced section for all requirements. 6. Village and Barrio Master Plan -Hospitality District Standards. The project must comply with all applicable Barrio Perimeter District standards contained within Section 2.7.3 of the VBMP. Please refer to the referenced section for all requirements. 7. Design Guidelines. The project is subject to compliance with the applicable Design Guidelines contained within Section 2.8 of the VBMP. A project description submitted with the application should explain how the project complies with these guidelines. 8. Conceptual Landscape Plans: Plans submitted with a formal application must include conceptual landscape plans prepared by a licensed landscape architect, consistent with the requirements of the BRMP and the city's Landscape Manual which is available here: https: ljwww .ca rlsbadca .gov /horn e/showdocument?id= 7032 9. 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 PRE 2022-0014 (DEV2022-0054) -ARMY AND NAVY ACADEMY CLASSROOM AND MESS HALL EXPANSION June 14, 2022 Pa e 3 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. 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://www.carlsbadca.gov/departments/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: 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 questionnaire can be printed from the following website link: https:ljwww .ca rlsbadca .gov /ho me/showpublisheddocument/604/637 42604 7018270000 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 trash capture, site design and source control best management practices (BMP) per Chapter 4 of the Carlsbad BMP Design Manual. Given the size of the development in relation to the property, required treatment should be limited to the project boundary rather than the entire property. Worksheets in the manual shall be used to size the proposed BMP shown on the site plan. The project appears to be subject to flow control (Chapter 6 Hydromodification) as well. However, critical course sediment yield areas do not exist on the property per the WMAA Potential Critical Course Sediment Yield Area map for Carlsbad so mitigation requirements will be not required for Critical course sediment. The plan shows proposed dry wells as the proposed pollutant control BMP. Provide details of the drywell including diameter and depth as well as details of required pretreatmnet BMPs. Dry wells must comply with Appendix E.11 of the Carlsbad BMP Design Manual, which includes 1) minimal geotechnical and groundwater investigation requirements, 2) pretreatment requirements, 3) an evaluation of approved infiltration rate assessment and 4) proof o registration with the Environmental Protection Agency (EPA). Refer to Table B.2-1 for additional infiltration restrictions to consider. Also, refer Appendix E.12 of the County of San Diego BMP Design Manual which is similar to Carlsbad's Manual but contains more guidance (Note: Carlsbad will soon be including the guidelines provided in the County Manual). PRE 2022-0014 (DEV2022-0054)-ARMY AND NAVY ACADEMY CLASSROOM AND MESS HALL EXPANSION June 14, 2022 Pa e4 2. Submit a preliminary grading plan with your application for discretionary permits. Include grading quantities in cubic yards. A grading permit will be required. 3. Submit a preliminary hydrology study with your application for discretionary permits. 4. Submit a current title report with your application and plot all easements listed in the report. For any easements that cannot be plotted due to insufficient data, list the easement on the site plan with a note stating such. 5. Provide a key map clearly showing the location of the project in relation to the entire property. Also include a separate plan plotting existing conditions and features to be demolished. 6. Submit a traffic generation table. Compare the proposed generation rates in relation to existing projected rates for uses currently permitted on the property. A traffic study may be required based on the results of this information. Refer to the Transportation Impact Analysis Guidelines at https://www .ca rlsbadca .gov /home/showpublisheddocume nt/328/637 425982502330000 . Also, depending on the CEQA status to be determined after the application for discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles Traveled Analysis Guidelines available at https:ljwww.carlsbadca.gov/home/showdocument?id=3l2. A Transportation Demand Management Plan (TOM) plan may be required depending on the number of employee vehicle trips the project will generate. Calculate the gross employee ADT using the generation rates from Table 2-2 of the TOM Handbook at https://www.carlsbadca.gov/home/showpublisheddocument/310/637 425981338370000 If applicable, submit a TOM plan with your application for discretionary permits. 7. All pedestrian access fronting the property shall be examined for compliance with current ADA requirements. Improvements shall be made, as needed, to bring the public sidewalk and pedestrian ramps into compliance, including the ramp on the opposite side of Mountain View Road. 8. Any electrical transformers shall be located on private property; not within the public right-of-way. Sheet Cl.O correctly shows a transformer proposed on private property. 9. Locate the existing and proposed fence fronting Mountain View Road outside the public right-of-way. 10. Address the redlined plans. Fire: 1. Administration Building will be a mixed use occupancy E/B. Mess Hall will be an Assembly use occupancy. Fire Sprinklers/Fire Alarms will need to be installed throughout both structures. Fire will need to review both tenant improvement plans prior to issuance of building permits. PRE 2022-0014 (DEV2022-0054) -ARMY AND NAVY ACADEMY CLASSROOM AND MESS HALL EXPANSION June 14, 2022 Pa e 5 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Paul Dan at the number below. You may also contact each department individually as follows: • Planning Division: Paul Dan, Associate Planner, at (442) 339-2614 • Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2666 Sincerely, (l~ DON NEU, AICP City Planner DN:PD:JC Attachments: A. Ascent Environmental Comment Letter B. Land Development Engineering Redlines c: David Rick, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry