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HomeMy WebLinkAboutPRE 2018-0030; 2690 ROOSEVELT; Admin Decision LetterNovember 19, 2018 Jamie Starck Unit#lO0 2045 Kettner Boulevard San Diego, CA 92101 '--¼.M \.d-\ \ · .2 \ · I 9 8 FILE COP1 SUBJECT: PRE 2018-0030 (DEV2018-0183)-2690 ROOSEVELT APN: 203-102-15-00 Ccityof Carlsbad Thank you for submitting a preliminary review for an eight-unit condominium project proposed at 2690 Roosevelt Street. The project site, an approximately 18,353-square-foot lot (0.42 acre) is currently developed with a single-family home 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 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), 18-23 dwelling units/acre (du/ac) b. Zoning: Village-Barrio (V-B) Zone c. Village & Barrio Master Plan; Village General (VG) Land Use District 2. The proposed project requires the following permits: a. Tentative Tract Map (CT). A CT is required for an eight-unit air-space condominium map for the residential units. b. Site Development Plan (SDP). A SDP is required pursuant to the provisions outlined within Section 6.3.3(B) of the Carlsbad Village & Barrio Master Plan (p. 6-4). These permits require approval by the City Council pursuant to Section 6.3.4(C) of the Carlsbad Village & Barrio Master Plan (p. 6-5). 3. Project Density. The VG District of the Carlsbad Village & Barrio Master Plan allows 18-23 du/ac. The property has a net area of approximately 18,353 square feet (0.42 acre) and, therefore, the 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 2018-0030 (DEV2018-0183)-2690 ROOSEVELT November 19, .2018 Pa e 2 ' project site would accommodate eight to nine units. The project's proposed density of 19 du/ac is within the allowed density range of the VG District. 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 to be constructed for affordability to lower-income households. The proposed eight-unit project results in a requirement to provide one affordable housing unit on-site, or purchase one affordable housing credit if available and if approved by the City Council. Please be advised that approval from the city's Housing Policy Team for the inclusionary component of the project is required prior to moving forward to the Planning Commission. 5. Permitted intrusions into required yard. Pursuant to CMC Section 21.46.120, unenclosed stairways and balconies are allowed to intrude in the side and rear yard setback by two feet. The balconies proposed at the rear of the site comply with the two-foot allowance. Area-Wide Standards. The project is subject to the Area-Wide Standards (Section 2.6) of the 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 roof equipment or structures. The project is 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 results in additional height above the building height maximum (refer to comment 6.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 ten 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. c. Parking. Pursuant to Table 2-3 on p. 2-22 of the Master Plan, two-family dwellings require two spaces per dwelling. The spaces shall be garaged and tandem parking is permitted. No guest parking spaces are required. Therefore, the four, two-family dwellings (eight units total) require 16 garaged spaces. The project proposes a standard 20'x20' two-car garage for each unit and therefore complies with the parking requirements. Although no on-site guest parking is required, consider separating the buildings by at least ten feet to provide one or two guest parking spaces between the buildings. PRE 2018-0030 (DEV2018-0183)-2690 ROOSEVELT November 19, 2018 Pa e 3 6. Village General {VG) Supplemental District Standards. The project is subject to the Village General (VG) Supplemental District Standards beginning on p. 2-44 within Section 2.7.2 of the Master Plan. The following should be addressed in a formal submittal: a. Setbacks. Front setbacks require a minimum of five feet, and a maximum of ten feet to the building. Side yard setbacks require a minimum of five feet. Rear yard setbacks require a minimum of ten feet. Upper floor balconies may encroach within the front setback up the property line. The proposed project complies with these setback requirements. b. Lot Coverage. Lot coverage in the VG District is 80 percent. Lot coverage is shown at 53 percent and therefore complies with this requirement. c. Open Space. Open space is required on a project basis, as well as on an individual unit basis. 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. The proposed project exceeds this requirement. d. Building Height. Building height is a maximum of 35 feet, and limited to three stories. The proposal satisfies this requirement. Refer to comment 5.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. The proposal satisfies this requirement since no building fa~ade facing Roosevelt Street is longer than 40 feet. 7. Area-Wide Design Guidelines -Site Planning. The project is subject to the Site Planning section of the Master Plan beginning on p. 2-71 within 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 courtyards or other methods to break up the building mass and provide natural ventilation, wherever possible. The proposed project breaks up the development into four, two-unit buildings. Although most of the central site will predominantly be utilized for vehicle ingress and egress, this helps break up the building mass and allows additional sunlight into the development. b. Subsection B -Parking and access. Locate parking behind buildings and away from the street. The proposal satisfies this requirement by providing all parking within enclosed garages that do not face the street. The drive aisle should be enhanced with decorative pavement or pavers toward the entry from Roosevelt Street. Use pervious paving materials throughout the site, 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. Please take care in siting the electrical transformer in an area that is not easily seen from the street and meets the clearance standards of SDG&E. d. Subsection G -Landscaping. Landscaping was not included with this submittal. Therefore, comments relating to the project landscaping have not been provided. A formal submittal will require compliance with Section 2.8.2(G) and the Carlsbad Landscape and Design Manual. e. Subsection H -Fences and walls. Although no detailed fences or walls are shown on the submittal plans, they will need to meet the requirements of Section 2.8.2(H). Walls and fences are limited to si_x feet in height as measured from the lowest adjacent grade. A tiered PRE 2018-0030 (DEV2018-0183}-2690 ROOSEVELT November 19, 2018 Pa e4 wall may be permitted, provided that a minimum of three feet of planter area is located between the walls. 8. Area-Wide Design Guidelines -Building Form and Massing. The project is subject to the Building Form and Massing section of the 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: 9. 10. 11. a. Subsection A-Building Form and Articulation. The project is required to meet the standards below. i. Consider adjacent low density uses surrounding the project site, and avoid balconies overlooking rear yards. Consider designing the balconies so that they do not overlook adjacent rear yards. Consider smaller, raised windows along elevations that face adjacent rear yards. The proposed balconies at the rear of the property should be redesigned or reoriented to minimize their effect on existing surrounding properties. ii. Utilize light and neutral base colors for the building. 111. Exterior lighting should match the building architecture. b. Subsection B -Roof Forms. The 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. iii. Avoid flat roofs unless sufficient articulation of detail is provided, such as precast treatments, continuous banding or projecting cornices, lintels, caps, corner details, or variety in pitch (sculpted), height, and roofline. If a flat roof is proposed, additional details and articulation will be required. c. Subsection F -Residential Design. Consider the standards and recommendations below that , would assist in making the project more compatible in the VG District and the Village. i. The design is very symmetrical. Consider adding additional plan types that create a variety of elevations. ii. Incorporate porches, trellises, landscaping, and other features to extend the living area toward the street, soften the transition between the street and the dwellings, and encourage community. The proposed design closes off the front porches of the front facing units as well as the walkway to the other units. These features should be redesigned to provide a more inviting entrance and active street frontage. iii. The sequence of the window sizes should vary to provide interest on each side of the building. Staff does not support raising the grade at the northeast corner of the lot. Doing so would likely create an over-height wall/fence in this area. Please show a central trash enclosure or individual trash and recycling bins located outside of the 20'x20' minimum interior garage dimensions. Curbside pickup is not supported by staff. Please provide a letter from Waste Management stating that they will serve the project for pick-up of individual bins on-site or from a central trash enclosure on-site. A noise study will be required with the project submittal that shows the project complies with the city's Noise Guidelines. The Noise Guidelines can be found online at: http://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D-24094 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 PRE 2018-0030 (DEV2018-0183)-2690 ROOSEVELT November 19, 2018 Pa e 5 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. 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: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=22711 Given the project size and that it is redeveloping a previously developed site, the project will likely be a Priority Development Project subject to numerically sized structural BMPs per Chapter 5 of the Carlsbad BMP Design Manual and submittal of a Storm Water Quality Management Plan (SWQMP). However, more information is needed such as the total existing impervious area on the site, total new impervious area and total replaced impervious area. Use the City of Carlsbad SWQMP template (Form E-35) available on the City website. The project is exempt from hydromodification requirements · based on section 5.3 of Carlsbad WMAA, so no hydromodification facility is required. Show all proposed storm water BMPs on the site plan. Priority Development Projects also require installation of site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the Standard Project Requirement Checklist (E36) that will also need to be completed and included in the SWQMP. 2. If this is a proposed condominium project, submit a tentative tract map for the proposed 8 residential condominium units in addition to any other required discretionary applications by the Planning Division. 3. A Preliminary Title Report (PTR) will be required with formal project application submittal. All easements and encumbrances identified in Schedule "B" of the PTR must be indicated on the site plan. 4. Plot the existing curb gutter and sidewalk on the tentative tract map. The driveway shall be designed per SDRSD G-14A. If needed, dedicate an additional public pedestrian easement for any transitional sidewalk around the driveway that cannot be contained within the public right-of- way. Show the existing driveway and label as 'to be removed' and be replaced with curb gutter and sidewalk. s.how and label existing vaults, transformers, power poles, curb inlet, etc. at the project frontage. Indicate if to remain, or relocated. Plot the proposed transformers serving the development on private property. S. Submit a preliminary Geotechnical Study that provides recommendations for the proposed development including design recommendations for any proposed pollutant control BMPs as well as surface drainage. 6. On the site plan, show locations and identify sizes of all existing utilities (including water main, fire hydrant, water services, water meters, sewer main, sewer laterals, and their appurtenances). Reference the drawing numbers of the city approved improvement plans for the existing utilities. Existing services may need to be replaced to accommodate the proposed development. PRE 2018-0030 (DEV2018-0183) -2690 ROOSEVELT November 19, 2018 Pa e 6 7. Show the locations of all water services and water meters with backflow preventers on the tentative tract map. 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 water meter for the residential units is used, indicate that each residential unit shall be served by private submeters. 8. 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. 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. 9. A grading permit will be required for the proposed development. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. Show all proposed grading via proposed contours, spot elevations, flow line elevations, etc. 10. Show existing structures, contour lines and/or spot elevations onsite and adjacent properties. Include adjacent property grades, spot elevations, walls, landscaping and any other structures · within 25 to 50 feet of the subject property and plot direction of drainage flow. Any drainage 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 grade differential between properties. 11. Show location of trash enclosures required to serve the development. Call-out enclosures per Carlsbad Standard drawing GS-16. If curb side pickup is proposed instead, indicate so with a note. 12. Identify all wall heights with top of wall and bottom of wall elevations. 1. The proposed site plan exceeds 150 feet around all structures and is not considered to be within Fire Department access requirements found in the Fire Code. Applicant shall provide Fire Access to within 150 feet of all exterior walls of the structure from the street or provide code compliant fire department turnaround on-site. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Chris Garcia at the number below. You may also contact each department individually as follows: • Planning Division: Chris Garcia, Associate Planner, at 760-602-4622 • Land Development Engineering: David Rick, Project Engineer, at 760-602-2781 • Fire Department: Randy Metz, Fire Inspections, at 760-602-4661 Sincerely, ~YL DON NEU, AICP City Planner DN:CG:dh c: Roosevelt carlsbad, LP, 1555 Camino Del Mar, Suite 307, Del Mar, CA 92014 David Rick, Project Engineer Fire Prevention HPRM/File Copy