HomeMy WebLinkAboutPRE 2020-0001; ROOSEVELT MIXED USE; Admin Decision Letter. '
FILE
fr\ cu \-e ol oLA.J-" 'J( ;t'-t,{ Ro~
February 20, 2020
Scot Frontis
1020 Grand Avenue, Suite D
San Diego, CA 92109
SUBJECT: PRE 2020-0001 (DEV2020-0002) -ROOSEVELT MIXED USE
APN: 203-305-09
{'city of
Carlsbad
Thank you for submitting a preliminary review for a mixed-use project proposed at 3096 Roosevelt Street.
The project site, an approximately 7,000-square-foot lot, is currently developed with a multi-family
residential structure. The project proposes the construction of a new mixed-use one-and three-story
building with three one-story commercial spaces totaling 1,528 square feet, four three-story, two-
bedroom residential units totaling 8,516 square feet, and carports for nine parking spaces accessed from
the Roosevelt Street Alley.
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 (V), 28-35 dwelling units per acre
b. Zoning: Village-Barrio (V-B) Zone
c. Village & Barrio Master Plan (VBMP); Village Center (VC) Land Use District
2. The project requires the following applications:
a. Senate Bill (SB) 330 Preliminary Application
b. Tentative Tract Map (when subdividing into five or more condominium/ownership units)
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 2020-0001 (DEV2020-0002)-ROOSEVELT MIXED USE
February 20, 2020
Page 2
c. Site Development Plan
d. Conditional Use Permit (only if required by certain proposed commercial uses per Table 2-1 in the
VBMP).
The SB 330 Preliminary Application is addressed in comment 6 below. The Tentative Tract Map, Site
Development Plan, and Conditional Use Permit applications must be submitted to the city
concurrently. The City Council will be the final decision maker.
3. As described in the scope of work, this preliminary review application is for the construction of a
mixed-use development. The VBMP permits mixed-use developments within the Village Center
District. Therefore, staff supports the proposed residential use subject to compliance with all
applicable Carlsbad Municipal Code (CMC) and VBMP standards and guidelines. Specifically, staff has
concerns with the following:
a. The submitted plans do not specify proposed commercial uses. The commercial uses permitted
on the property are subject to the commercial uses permitted in Table 2-1 of the VB~P. Please
note that certain uses are not permitted along Roosevelt Street per footnote 2 in Table 2-1 and
Figure 2-2.
b. Per Section 2. 7 .l(G)(2) of the VBMP, the ground-floor plate height for the commercial units along
Roosevelt Street shall be a minimum height of 14 feet.
c. Per Section 2.7.l(H)(l) of the VBMP, wall planes that exceed 40 feet in length shall provide a
minimum of five feet in variation in the wall plane, as well as a change in the roof line.
d. The project is subject to the Area-Wide Design Guidelines in Section 2.8 of the VBMP.
e. Per Table B in CMC Section 21.44.0S0(A), drive aisle width shall be a minimum of 24 feet.
f. The parking requirement for the residential component is,six spaces (1.5 spaces per unit for two-
bedroom units). The total number of required parking spaces for the commercial units is subject
to the proposed use and floor area of each individual space and subject to Table 2-3 in Section
2.6.6 of the VBMP.
g. The location of a transformer, if required, is not shown on the plans. Please be advised that
transformers and other utility equipment are required to be screened with landscaping or located
within a utility room. The transformer cannot be located in the city's right-of-way and must be
located on site, preferably out of public view.
4. The project proposes four dwelling units on a 0.16-acre lot, which results in a density of 25 dwelling
units per acre (du/ac). Mixed-use projects in the VC district have a minimum density of 14 du/ac
(based on fifty percent of the developable area) and a maximum of 35 du/ac (based on the entire
developable area).
PRE 2020-0001 (DEV2020-0002)-ROOSEVELT MIXED USE
February 20, 2020
Page 3
5. The existing residential structures appear to be over 50 years in age. A cultural resources report
prepared by the appropriate registered professional is required with the formal application. 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?Blob1D=34010
6. Per the recently approved Housing Crisis Act of 2019 (SB 330), a new Preliminary Application process
is required as a first step in the planning process for housing development projects with two or more
dwelling units, to be followed by the formal development application process already required under
Government Code (Gov. Code) §§ 65940, 65941, and 65941.5, and CMC § 21.42.050. Submittal of a
complete SB 330 Preliminary Application will vest the project for 180 days in accordance with the
ordinances, policies and standards in effect at the time of submittal of the Preliminary Application.
The city is developing the application forms and process for SB 330 Preliminary Applications. Please
contact planning@carlsbadca.gov for more information.
7. Per the recently approved Housing Crisis Act of 2019 (SB 330), any project that includes the removal
or demolition of a "protected unit" is required to provide the occupants with 1) relocation benefits
(Gov. Code § 7260 et seq.), and 2) right of first refusal for a comparable unit available in the new
housing development. (Gov. Code§ 66300 (d)(2)(D).) "Protected units" are generally defined by Gov.
Code § 66300(d}(2)(E)(ii) as including residential units subject to affordability restrictions, price
controls, or occupied by low income households. The formal submittal of the project will need to
include documentation regarding any existing "protected units."
8. 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
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.
9. Pursuant to CMC Sections 21.85.030 and 21.85.110, the proposed project is subject to inclusionary
housing requirements because there is a net gain in the number of dwelling units. The developer has
the option to satisfy the requirement through the payment of a housing in-lieu fee on a per unit basis
PRE 2020-0001 (DEV2020-0002) -ROOSEVELT MIXED USE
February 20, 2020
Page4
for all units if the project includes less than seven units. Credit will be given for the existing units if the
project's building permits are applied for within two years of demolition of existing units.
10. A conceptual landscape plan shall be submitted with the project application in compliance with the
City's Landscape Manual. Additionally, please review the VBMP's landscaping guidelines in VBMP
Section 2-8.20(G). The city's Landscape Manual is available for review on the City of Carlsbad website
at:
http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086
11. All development applications that require Planning Commission or City Council approval shall provide
early public notification. This requirement may be met by sending a public notice to the surrounding
property owners (600-foot radius) within 30 days of submittal of the development application
pursuant to City Council Policy No. 84 and Form P-21. The policy and form may be referenced online
at:
City Council Policy No. 84:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=35578.
Form P-21:
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24117
12. Please be advised that in order to provide a thorough review of the proposed development, a more
complete set"of plans of the project, including elevations and roof plans, is required. 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.
13. Please contact Randall Metz, Fire Inspections (760-602-4661), to ensure the covered driveway
complies with emergency access requirements.
Applicant Questions followed by Staff Responses:
1. Is the scope of work compatible with the vii/age area plan?
Staff Response: Yes, a mixed-use development is a permitted use within the VC district in the VBMP.
2. Is parking configuration and spaces adequate?
Staff Response: The residential parking configuration is adequate. However, a 24-foot driveway width
is required. Additionally, staff has some concerns with the accessible parking space in that there is
insufficient space for the vehkle to turn around, which forces the driver to back-up the length of the
driveway. Please consider alternative design options.
3. Is the area of commercial space adequate? What are the minimum space requirements in order to
reduce parking?
PRE 2020-0001 (DEV2020-0002) -ROOSEVELT MIXED USE
February 20, 2020
Page 5
Staff Response: As currently designed, the commercial spaces meet the necessary requirements set
forth in Sections 2.7.l(G)(2) and 2.7.1(1)(1) of the VBMP. The total number of required commercial
parking spaces will depend on the proposed commercial uses. The VBMP allows for alternative parking
options, which are stated in Section 2.6.6 (B) of the VBMP, Table 2-4.
4. Is the density of the residential units adequate? And could proposed units be developed over the
commercial area and closer to Roosevelt?
Staff Response: The residential density falls within the required range for a mixed-use development
in the VC district of the VBMP. Additional units may be added above the commercial spaces provided
that all requirements are met and design guidelines followed. Please note that the minimum plate
height for the commercial spaces is 14 feet, which will affect the finished floor elevation or ceiling
height of the floors above. Additional dwellings will also require additional off-street and guest
parking.
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. Complete the city's Storm Water Standards Questionnaire (Form E-34). 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 obtained on the
city's web site. Preliminary analysis suggests that the project is a 'Standard' Project and shall provide
two completed Standard Project Requirement Checklist (E-36 Form). The form is available on the city's
website.
2. When submitting a discretionary application (i.e. CT, MS, CDP, SDP, etc.) for the proposed scope of
work, a preliminary grading plan, hydrology report, and geotechnical report will be required.
3. A preliminary grading plan shall include the proposed and existing grades, earthwork quantities of
cut, fill, import, export, and remedial in cubic yards, course of drainage, and all existing and proposed
improvements (i.e., water & sewer connection, storm drain, sidewalk reconfiguration, existing and
proposed driveway approaches, etc ... ).
4. A preliminary title report dated within 6 months of the application date is required with the submittal
. of a discretionary application and final engineering application. Show and label on the plans, all
easements listed in said report.
5. Show and label on the site plan, the adjacent structures/buildings and contours within 25-ft of the
project boundary.
PRE 2020-0001 (DEV2020-0002) -ROOSEVELT MIXED USE
February 20, 2020
Page 6
6. Show on the preliminary grading plan the method of drainage. Verify that the drainage away from the
building is a minimum of 2% for hardscape and a minimum of 5% for landscape within 10-ft of the
building per the 2016 California Building Code, Section 1804.4.
7. If the project is proposed to be condominiums, the 5 units or more qualify the project as a major
subdivision and will require a discretionary permit for a tentative map and recordation of a final map.
8. Currently there are two existing driveways; one on the frontage of Oak Avenue, and the other on
Roosevelt Street. Since the current site plan does not show the use of the existing driveways, revise
the site plan regarding the removal of the driveways and the sidewalk reconstruction with curb and
gutter.
9. If the trash enclosure is proposed to be in the parking garage, a letter from Waste Management will
be needed regarding the acceptance for the proposed method of refuse collection.
10. Show and label on the site plan, the addresses and/or APNs of the adjacent properties.
11. Provide on the title sheet of the discretionary plans, the project's traffic in average daily trips (ADT),
water in gallons per minute {GPM), and sewer demand in equivalent dwelling units (EDU).
12. Show and label on the preliminary grading plan, all existing sewer, water and storm drain utilities on
Oak Avenue and Roosevelt Street.
13. Show and label on the preliminary grading plan, the existing sewer and water lateral and the proposed
water meter size that will service the project site.
14. Show and label on the preliminary plans, the proposed fire service and double detector check valve
assembly (DDCVA). The DDCVA must be located on-site and cannot be located in the city's right-of-
way.
15. Show on the preliminary grading plan, the proposed method of drainage for the project.
16. Show and label on plans, the proposed location of the transformer if needed. It cannot be located in
the city's right-of-way and must be located on site.
17. Provide on the plans, a cross-section detail of Oak Avenue and Roosevelt Street right-of-way including
existing and proposed street improvements.
18. Show and label on the site plans, the turning movements for the vehicular access to and from the
garages.
19. The minimum width required for the drive aisle is 24-ft. Revise the plans accordingly.
20. Currently, the preliminary plans show a 10'-8" sidewalk and it is unclear whether this is proposed. The
existing width of the sidewalk is 5-ft for both Roosevelt Street and Oak Avenue. However, Oak Avenue
has a contiguous sidewalk and Roosevelt Street has a non-contiguous sidewalk. The plans for
PRE 2020-0001 (DEV2020-0002)-ROOSEVELT MIXED USE
February 20, 2020
Page 7
discretionary application shall reflect the correct existing configuration of the sidewalk and show and
label any proposed improvements to the sidewalk.
21. Show and label on the preliminary grading plans, 2-inch grind and overlay for the half-street width of
the alley.
22. Address the red line comments on the plans.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Esteban Danna at the number below. You may also contact each department individually as
follows:
• Planning Division: Esteban Danna, Associate Planner, at (760) 602-4629
• Land Development Engineering: Kyrenne Chua, Associate Engineer, at (760) 602-2744
• Fire Department: Randall Metz, Fire Inspections, at (760) 602-4661
Sincerely,
DON NEU, AICP
City Planner
DN:ED:mf
c: Melody Abeles, 5825 Meadows Del Mar, San Diego, CA 92130
Kyrenne Chua, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry