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HomeMy WebLinkAboutPRE 2019-0033; ROOSEVELT COTTAGES; Admin Decision LetterFILE r<\6t'i \-eJ tl.-d ~~~,~~ January 27, 2020 MADFI, LLC 162 South Rancho Santa Fe Road, Suite B85 Encinitas, CA 92024 SUBJECT: PRE 2019-0033 (DEV2019-0292)-ROOSEVELT COTTAGES APN: 203-304-27-00 CCityof Carlsbad Thank you for submitting a preliminary review to convert and expand three existing commercial buildings to food and beverage uses with outdoor dining at 2956 Roosevelt Street. The project site, an approximately 10,500-square-foot lot (0.24 acre), currently is developed with three commercial buildings. 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; Village Center (VC) Land Use District 2. The property is in the Coastal Zone. The Coastal land use designation and zone are the same as the General Plan and Zoning above. 3. The project site is located within the Village Center (VC) District of the Carlsbad Village & Barrio Master Plan (VBMP). Please see link below: http://www.carlsbadca.gov/ civicax/fi le ban k/blobd load .aspx ?Blob I D=36580 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 PRE 2019-0033 (DEV2019-0292}-ROOSEVELT COTTAGES January 27, 2020 Page 2 4. The project requires the following permits: a. Minor Site Development Plan b. Minor Coastal Development Permit ~ ,} ·& -; t,'f' '; 5. Parking. Below are parking comments based on the plans provided: a. Parking In-Lieu Fee Program. Up to 100 percent of the parking requirement for non- residential uses may be satisfied through participation. The project proposes 12 in-lieu parking spaces. An evaluation of whether the average parking occupancy of off-street public parking spaces within a quarter mile radius of the property boundaries of the use are below 85 percent will be conducted at the time of application submittal. Refer to Table 2-4 on p. 2- 26 for this and other required findings. b. Outdoor Dining/Patio. As identified on the p!ans, no parking is required if the outdoor seating area is equal to or less than the indoor seating area per the VBMP 2.6, Table 2-3. The outdoor dining shall be accessory to the primary restaurant use. c. Parking spaces shall be 8.5' x 20' or 9' x 19' in dimension (8.5' minimum width and at least 170 square feet per parking space). Please identify parking space dimensions on the plans. d. Parking requirement calculations resulting in a fraction shall be rounded up to the next whole number if the fraction is 0.5 or higher or rounded down if the fraction is below 0.5. Please round the parking requirements for each building accordingly. e. Please show the limits of the indoor and outdoor dining areas on the floor plan and indicate the related square footages. f. Required parking may not be dedicated to a food truck use and a temporary vehicle cannot be approved as a permanent fixture. Please remove the food truck from the plan. 6. Area-Wide Standards. The project is subject to the Area-Wide Standards beginning on p. 2-12 within Chapter 2.6 of the VBMP. The following should be addressed in a formal submittal': a. Section 2.6.1.D, walls and fences fronting streets and alleys shall be limited to a maximum of 42 inches. Beyond these frontages, walls and fences may be six feet in height. Please show all existing/proposed walls and fences including heights and material types. b. Section 2.6.2.B, the primary entrance of a ground floor commercial use shall be oriented toward the primary street frontage. To meet this standard the public should be allowed to enter the restaurant spaces from the front patio doors. c. Section 2.6.3.B, a minimum of 45 percent window glazing of ground-floor facade for retail uses (including restaurant uses) adjacent to a public street shall be provided. Fac;:ade is measured from plate height to finish floor. Please provide these calculations on the plans with the formal submittal. 7. Area-Wide Design Guidelines. The project is subject to the Area-Wide Guidelines beginning on p. 2- 72 within Chapter 2.8 of the VBMP. The following should be addressed in a formal submittal: a. Section 2.8.2.C, place outdoor furniture, such as seating, low walls, trash receptacles, bikes racks and other elements, in outdoor pedestrian spaces. b. Section 2.8.2.D.7, design trash and recycling enclosures to be consistent with the project and building architecture, and site and screen them to minimize visual impact. .. PRE 2019-0033 (DEV2019-0292)-ROOSEVELT COTTAGES January 27, 2020 Page 3 c. Section 2.8.2.G, landscaping shall meet the policies and requirements set forth in the City of Carlsbad Landscape Manual. d. Note that other design guidelines shall be reviewed for applicability upon submittal of a formal application. 8.. Conceptual Landscape Plan: A conceptual landscape plan shall be submitted with the project application in compliance with the City's Landscape Manual. Additionally, review the VBMP landscaping guidelines in VBMP beginning on page 2-76 within Section 2-8.20(G). The Landscape Manual is available for review on the City of Carlsbad website at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=24086 9. Cultural Resource Analysis: The existing buildings at this site may be historically/architecturally significant. Please submit a Cultural Resource Analysis study prepared by the appropriate registered professional with the formal application (e.g. historian o.r architectural historian for historic resources). Please refer to the City of Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines for further information. The guidelines are available for review on the City of Carlsbad website at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=34010 10. Climate Action Plan: Requirements related to the city's Climate Action Plan (CAP) may 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. CAP 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 11. 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. Please refer to the Development Permits P-2 checklist for all of the necessary required items prior to formal submittal, which is available on the city's website at the following address: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24116 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. PRE 2019-0033 (DEV2019-0292)-ROOSEVELT COTTAGES January 27, 2020 Page 4 Land Development Engineering: 1. Complete a Stormwater Sta.ndards 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?Blob1D=22711 Based on the information provided, it is difficult to determine if the project is a Standard Requirement Project or a Priority Development Project (PDP). List on the site plan the total combined impervious area which includes; proposed impervious area, replaced impervious area with the existing impervious area. This information will help to decipher the type of treatment required. At a minimum, the project will require installation of site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual. Use of pervious pavement (pervious concrete, pavers) and/or directing impervious surface (roof, concrete walkways) runoff to pervious surfaces (landscaping) should be pursued. 2. Submit a preliminary drainage/grading plan with your submittal for discretionary review and include grading quantities, even if the quantities are small and only needed to establish the outdoor common area. Use existing and proposed spot elevations and/or contours to illustrate grading and drainage. Extend this information approximately 25 feet beyond the property boundary. This information will be used to determine if a grading permit is required and if proper drainage flow is provided. Include cross sections to show how drainage will flow between the buildings and narrow side yards 3. Submit a current title report with your application for discretionary permit(s). Plot all easements encumbering the property. 4. Plot existing and proposed water services and sewer laterals and identify pipe material and size. Plot the location of the water meter and back flow device. Plot any proposed water services for fire sprinklers if required. Maintain 10-foot separation between water and sewer lateral. If any trenching is proposed in the street or alley frontage, resurfacing of the entire property street frontage to the street centerline will likely be required. 5. If access onto the abutting property, which is owned by the city, is required to construct the project, permission from the city will be required. 6. Add traffic generation rates to the site plan. The plan categorizes the three buildings for a full restaurant, deli and coffee house. A generation rate of 160 ADT/1,000 SF for a high turnover restaurant shall be used to assess the traffic generation rate assuming that this use would likely be the highest use. 160 ADT/1,000 SF X 3,958 SF of building area= 633 ADT. Determine the area of the existing building square footage to determine the ADT credit. Using retail at a generation rate of 40 ADT/1,000 SF X THE EXISTING RETAIL AREA will determine the credit to determine the net project ADT. Given that any project generating more than a net 110 ADT will require a traffic study, this project will likely require a traffic report once the net generation rate is determined. Refer to the City of Carlsbad Transportation Impact Analysis Guidelines for preparing the correct tier level report. PRE 2019-0033 {DEV2019-0292)-ROOSEVELT COTTAGES January 27, 2020 Page 5 Also, for purposes of determining traffic impact fees, because the property is within the Village and Barrio Master Plan and the outdoor dining area does not exceed the indoor dining area, only the building area will be assessed. Be aware that the current traffic impact fee is $153 per ADT which can significantly contribute to your total impact fees. 7. Be aware that sewer generation rates used to determine fees are based on the number dining seats. Because the property is within the Village and Barrio Master Plan and the number of dining seats outdoors is less than indoors {49 seats outdoor vs. 52 seats indoors) the outdoor dining area seats will not be included when assessing fees. Fifty-two {52) seats/ 7 seats or fraction thereof+ 2.67 EDUs = 8 EDUs + 2.67 EDUs = 10.67 EDUs. 10.67 edu X $982 per EDU = sewer connection fee of $10,477. Credit for the existing building area can be applied based on retail use. The existing EDU is determined by dividing the building area in square feet by 1,800. 8. A Transportation Demand Management (TDM) Plan is required for projects that generate more than 110 employee ADT. For a restaurant, the generation rate is 11 employee ADT per 1,000 SF. At 11/1,000 x 3,958 SF building = 43.5 Employee ADT. Therefore, a TDM plan is not required. 9. Add property line distance and bearings. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Cliff Jones at the number below. You may also contact each department individually as follows: • Planning Division: Cliff Jones, Senior Planner, at (760) 602-4613 • Land Development Engineering: David Rick, Project Engineer, at (760) 602-2781 Sincerely, DON NEU, AICP City Planner DN:CJ:prc c: David Rick, Project Engineer HPRM/File Copy Data Entry Attachments: LDE Redlines Planning Redlines