HomeMy WebLinkAboutPRE 2018-0011; 2690 ROOSEVELT STREET; Admin Decision Letter•'
June 26, 2018
Patrick Capella
Bokal and Sneed Architects
244 9th Street
Del Mar, CA 92014
(3 FILE COPY Q ~d (pJ'21/t c.J
SUBJECT: PRE 2018-0011 (DEV2018-0060} -2690 ROOSEVELT STREET
APN: 203-102-15-00
· CCityof
Carlsbad
Thank you for submitting a preliminary review for a ten-unit condominium project proposed at 2690
Roosevelt Street. The subject property is zoned Village Review (V-R) and is located within the Village
General {VG) District of the Draft Carlsbad Village & Barrio Master Plan. The project site, an approximately
18,353-square foot lot {0.42 acre) is currently developed with a single-family residence that has been
converted to a medical office.
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 ofa 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 ('ii), 18-23 dwelling units/acre {du/ac).
b. Zoning: Village Review {V-R) zone.
c. Master Plan: The project is located within the Village General {VG) District of the Draft Carls,bad
Village & Barrio Master Plan. This preliminary review has been reviewed against the Draft Plan
given the timing of public hearing and the potential that it will be approved by the time a formal
submittal of this project is filed. Existing uses in this district are primarily stand-alone office and
residential with a limited retail presence.
2. The project requires the following permits:
. a. Site Development Plan (SOP). A SOP is required pursuant to the provisions outlined within Section
6.3.3{B) of the Draft Carlsbad Village & Barrio Master Plan {p. 6-4).
b. Tentative Tract Map (CT). A CT is required for a 10-unit air-space condominium map for the
residential units.
Community & Economic Development
Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 J 760-602-4600 J 760-602-8560 f J www.carlsbadca.gov
PRE 2018-0011 (DEV2018-0060)-2690 ROQSE'7ht STREl;T1'. .·'" i;
June 26, 2018 -··
Page 2
These permits will require approval by the City's Planning Commission pursuant to Section
6.3.4(8) of the Draft Carlsbad Village & Barrio Master Plan (p. 6-5).
3. Project Density. The maximum density allowed in the VG District is 23 dwelling units per acre (du/ac)
with a minimum required density of 18 du/ac. Project density for this project is determined based on
t~n (10) residential condominium units over 0.42 acres. The proposed project results in a residential
density of 24 du/ac (10 du+ 0.42 acres = 23.8 du/ac). The maximum number of units allowed could
be ten (10) dwelling units (23 du/ac x 0.42 acres = 9.66 units or 10 rounded up.) Therefore, this
proposed project meets the residential density standards of the Draft Plan.
4. Affordable Housing. The residential portion of the project is subject to the City's lnclusionary Housing
Ordinance, Carlsbad Municipal Code (CMC) Section 21.85.050, requiring 15 percent of the total units
shall be constructed for affordability to lower-income households. The propose project results in
affordable housing for 2 units (10 units X 15% = 1.5). Per 21.85.050 fractional units for both market
rate and inclusionary units of 0.5 will be rounded up to a whole unit. If the rounding calculation results
in a total residential unit count which exceeds the maximum allowed, neither the market rate nor the
inclusionary unit count will be increased to the next whole number.
5. Permitted intrusions into required yard. Pursuant to CMC Section 21.46.120, stairways and balconies
are allowed to intrude in the side and rear yard setback by two feet. Adjust the size of the balconies
on Units 5-8 to only intrude in the rear yard setback by two feet.
6. Area Wide Standards. The project is subject to the Area-Wide Standards (Section 2.6) bf the Draft
Carlsbad Village & Barrio Master Plan beginning on p. 2-12. The following should be addressed in a
formal submittal:
a. Primary Street Frontage. Roosevelt Street is considered the primary street frontage for this site.
Building orientation, elevations and design elements should all be primarily oriented and focused
on this street.
b. Roof Protrusions. The proposal did not identify any roofing ~quipment or structures other than
two opposing stairways accessing two separate roof decks. This proposal shall be required to
meet the standards below:
i. All roof structures, including protrusions such as parapets and equipment screening, and
roof decks and their amenities shall complement and be consistent with the design of the
building.
ii. No roof structure shall be taller than the minimum height needed to accommodate,
screen, or enclose the intended use.
iii. New development that result in additional height above the building height maximum
(refer to comment 7.d) shall abide by the following regulations: .
1. All roof structures (excluding architectural features) shall be set back a minimum of
five feet from all building faces.
2. Guardrails or other barriers for roof deck amenities shall not exceed 42 inches above
the maximum building height.
3. Housing elevators or stairways, ventilating fans or similar equipment shall not exceed
10 feet above maximum height. However, structures permitted to exceed five feet in
height shall be set back at least an additional one foot for every foot above five feet.
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c. Parking. Pursuant to Table 2-3 on p. 2-22 of the Draft Plan, studio and one bedroom units require
one (1) parking space per unit. Units with two or more bedrooms require 2 spaces per unit, and
for each condominium one space must be covered. Therefore, nine residential units with two
bedrooms or more would require 18 parking spaces, and one parking space for the studio, totaling
19 parking spaces required for this project.
7. Village General Supplemental District Standards. The project is subject to the Village General (VG)
Supplemental District Standards beginning on p. 2-44 with Section 2.7.2 of the Draft Plan. The
following should be addressed in a formal submittal:
a. Setbacks. Front/Corner setbacks require a minimum of five feet, and a maximum of 10 feet to
the building. Side yard setbacks require a minimum of five feet. Rear yard setbacks require a
minimum of 10 feet.
b. Lot Coverage. Lot coverage in the VG District is 80 percent. Please indicate the lot coverage at
formal submittal of the project.
c. Open Space. The proposal did not identify any open space, nor the dimensions of each unit's
balcony. This proposal shall be required to meet the standards below:
i. A minimum of 20 percent of the property must be maintained as open space. Indicate
how the project meets this requirement.
ii. Residential private open space, such as balconies, shall be a minimum of 80 square feet
per unit, with a minimum dimension of six feet in any direction. This requirement may
be satisfied by more than one private open space area.
d. Building Height. Building height is a maximum of 35 feet, and limited to 3 stories. This proposal
satisfies this requirement. Refer to comment 6.b.iii regarding the roof protrusions.
e. Building Massing. No building fa~ade visible from any public street shall extend more than 40
feet in length without a 5-foot minimum variation in the wall plane, as well as a change in roof
line. This proposal satisfies this requirement.
8. Area-Wide Design Guidelines. The project is subject to the Area-Wide Design Guidelines of the Draft
Carlsbad Village & Barrio Master Plan beginning on p. 2-71 with Section 2.8.2. The following should
be addressed in a formal submittal; along with all other applicable guidelines in this Section:
a. Subsection A -Site Layout. Utilize atriums and outdoor courtyards to increase the variety and
number of views and to bring additional sunlight into large developments. The proposed project
has the potential to incorporate such atriums or outdoor courtyards. Understandably, the
proposal's design of the "courtyard" will predominantly be utilized for vehicle ingress and egress.
However, it could provide more natural light to units on the second floors, especially units 5 and
7.
b. Subsection B -Parking and access. Locate_parking behind buildings and away from the street. This
proposal satisfies this requirement. Locate parking below grade or in structures. This proposal
satisfies this requirement. Use pervious paving materials, whenever possible.
c. Subsection F -Mechanical Equipment and Service Areas. Place public utility equipment, meter
pedestals, and transformers underground or away from sidewalks and pedestrian areas where
feasible.
d. Subsection G -Landscaping. Landscaping was not included with this submittal; therefore,
comments relating to the project landscaping have not beer:i provided. However, a formal
submittal will require compliance with Section 2.8.2(G).
e. Subsection H -Fences and walls. Although no fences or walls were shown on the submittal plans
they will need to meet the requirements of Section 2.8.2(H).
PRE 2018-0011 (DEV2018-0060)-2690 ROOSEVELT STREET
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9. Building Form and Massing. The project is subject to the Building Form and Massing of the Draft
Carlsbad Village & Barrio Master Plan beginning on p. 2-78 with Section 2.8.3. The following should
be addressed in a formal submittal, along with all other applicable guidelines:
a. Subsection A -Building Form and Articulation. This project is required to meet the standards
below.
i. Consider adjacent low density uses surrounding the project site, and avoid balconies
overlooking rear yards.
ii. Utilize light and neutral base colors for the building. This proposal's exterior color is
rather dark for the VG District. Applying a lighter scheme mixed with various building
materials would better unify the project to the district.
111. Exterior lighting to match building architecture.
b. Subsection B -Roof Forms. This project is required to meet the standards below.
i. Ensure that roof materials and colors are consistent with the desired architecture.
ii. Avoid long, unbroken, horizontal roof lines.
c. Subsection F-Residential Design. Architecturally, contemporary style multi-family buildings have
been a common design theme within the Village. The submitted proposal attempts to incorporate
a contemporary° design theme as well with some mid-century modern influences. However, the
design does not meet the vision of the VG District. Consider the standards and recommendations
below that would assist in making this project more compatible in the District and the Village.
i. The design is too symmetrical on every side of the building. Although architectural
features have been added to show relief, they appear monolithic and repetitive.
Understandably, breezeways are typically used on symmetrical buildings; however, the
walkway bridges that create the breezeway are out of scale with the building.
ii. The sequence of the window sizes should vary to provide more interest on each side of
the building.
iii. The exterior color of the smooth stucco and various building materials are not organically
harmonious. Applying a lighter exterior stucco color, with wood, stone, metal or glass
accent materials, and the application of a dark color trim on a focal element, can make
the building unique and stimulating.
iv. The numerous stairways do not enhance the design of the building. Consider either more
elevators or consolidating buildings to decrease the number of stairways throughout the
development.
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. No civil plans nor reports were provided as part of this review. Please be advised that a complete
project design is needed to conduct a thorough and complete review of the project. Additional items
of concern maybe identified upon formal project application submittal.
2. Process a tentative subdivision map for the proposed 10 condominium units.
PRE 2018-0011 (DEV2018-0060)-2690 ROOSEVELT STREET
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3. A recent Preliminary Title Report (PTR) will be required with the formal project application submittal.
All easements and encumbrances identified in Schedule "B" of the PTR must be indicated and plotted
on the site plan. Verify accuracy of the project site boundary data (distances and bearings) based on
the updated PTR and revise the site plan accordingly.
4. The existing ROW location shown on the .preliminary site plan appears incorrect. Based on the
attached copy of the APN sheet from the San Diego County Assessor's Map Book, the existing ROW is
located 33 feet from the Centerline of Roosevelt Street. Verify the existing ROW location and revise
the site plan accordingly. See additional comments on the red-lined site plan.
5. Complete a Stormwater Standards Questionnaire, Form E-34, to determine whether this project is
subject to 'Priority Development Project' requirement or 'Standard Project' requirements. The
questionnaire is available in the city website at:
http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711
6. Our preliminary assessment, based on the preliminary site plan, suggest that this project qualifies as
a 'Priority Development Project'. Submit a preliminary Storm Water Quality Management Plan
(SWQMP) with any discretionary permit 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 at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22712 . .
The project SWQMP determines the pollutant control BMP requirements for this project. Note that
this project is exempt from hydromodification requirements based on section 5.3 of Carlsbad WMAA.
7. Provide preliminary roof plan and walkway plan to verify the limits of covered area (ground not
exposed to rain/storm water). Delineate the roof drainage management areas (roof DMAs) and show
roof drain locations. Provide pollutant control/biofiltration BMPs (BMPs) to treat all DMAs including
new sidewalk. Show locations of the BMPs on the preliminary site plan. Clearly show how the roof
runoffs are routed to the BMPs. Provide details of the BMPs including details of the outlet structures.
Show how the run-off from the BMPs are ultimately discharged into Roosevelt Street and/or routed
to the existing storm drain system within Roosevelt Street.
8. Submit a preliminary Geotechnical Study that provides recommendations for the proposed
development including design recommendations for any proposed pollutant control BMPs.
9. Submit a preliminary hydrology study that determines pre-development and post-development
discharges and provides preliminary recomme'ndations on the proposed storm drain system for this
development. Provide mitigation for any increases in flows. Show the preliminary storm drain system
on the site plan.
10. The proposed project driveway conflicts with the existing curb inlet. Show and label the existing curb
inlets and the 12" PVC storm drain pipe per DWG 457-4C (see attached copy). Indicate that the
existing curb inlet will be relocated and show the new location on the site plan. The existing 12" storm
drain pipe shall be abandoned and replaced with a minimum of 18" RCP at the new inlet location as
shown on the red-lined site plan.
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11. Show existing and proposed structures, contour lines, spot elevations, high point, low point, etc.
onsite and adjacent properties within 25 to 50 feet of the subject property. Show the direction of
drainage using drainage arrows .. Any drainage off-site flow currently flowing onto the property will
need to be addressed so that flow is not impeded. Provide, multiple cross sections at the property line
to illustrate any differences in grade between properties.
12. Provide a demolition plan identifying existing surface improvements to remain or to be removed,
abandoned or replaced, onsite and within the public right-of-way, including the two existing
driveways, curb and gutter and sidewalk, curb inlet, storm drain system, adjacent driveways, vaults,
transformers, power poles, curb inlets, water services, water meters, sewer laterals water mains,
sewer mains, etc. Identify size of existing sewer laterals and water services and label if to remain or
to be abandoned. Reference the city approved improvement plan/drawing numbers of all existing
utilities.
13. The two existing driveways to be removed must be replaced with new 6" curb and gutter and a new
5' non-contiguous sidewalk shall be installed along the entire property frontage (see additional
comments on the red-lined plans).
14. Show all proposed surface improvements within the public right-of-way, including new curb and
gutter, non-contiguous sidewalk, vaults, transformers, power poles, etc. Provide adequate transition
between the proposed and existing sidewalk/driveways of the adjacent properties (see additional
comments on the red-lined plans).
15. Show the locations of all potable water services and water meters with backflow preventers per
CMWD W-20 on the site plan.· indicate the water demand in gallons per day and identify water meter
sizes. Note that all backflow preventers must be located outside the public right-of-way. If master
meter is used for residential units, each residential unit shall be served by private submeters.
16. Show proposed landscape irrigation service and water meter with backflow preventer per CMWD W-
20. Indicate the water demand in gallons per day and identify water meter size.
17. Provide a separate fire service with double detector check valve (DDCV) per CMWD W-22 to serve the
development. The double detector check valve (DDCV) must be located outside the public right-of-·
way.
18. Provide typical street cross sections of Roosevelt Street showing the existing right-of-way, and the
existing and proposed improvements (pavement, curb and gutter and sidewalk, centerline, water,
sewer, etc.).
19. Show the location of the proposed sewer laterals (6" minimum size).
20. The proposed driveway must comply with the Sand Diego Regional Standard Drawing, GS-148.
21. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
22. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties and adjacent streets.
23. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
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24. On sheet A-2-0, provide a 5 feet x 24 feet backup clearance for units 6 and 8 car garages.
25. On sheet A-2-0, parking spaces adjacent to solid walls, the width must be increased by 2.5 feet for
door opening.· ·
26. A grading permit will be required for this project.
27. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (fire hydrants, sprinkler system, etc.)
28. Show location of trash enclosures required to serve the development shall comply with City of
Carlsbad Standard drawing GS-16.
29. Comply with all other comments shown on the red-lined preliminary site plans prior to a formal
submittal.
1. That the site appears to be out of access for the Fire Code. All exterior walls of the structure shall be
within 150 feeti of the street on the Roosevelt frontage.
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 760-602-4614.
• Land Development Engineering: Tecla Levy, Project Engineer, at 760-602-2733.
• Fire Department: Randy Metz, Fire Marshal, at 760-602-4661.
DON NEU, AICP
City Planner
Attachment:
1. Engineering Redlines
DN:PD:dh
c: Robert Ely, Suite 206, 4401 Manchester Avenue, Encinitas CA 92023
Tecla Levy, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry