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HomeMy WebLinkAboutPRE 2020-0026; FRONT PORCH, SUMMER HOUSE AT CARLSBAD BY THE SEA; Admin Decision LetterOctober 14, 2020 Jo Johnson 2855 Carlsbad Boulevard Carlsbad, CA 92008 Ccityof Carlsbad SUBJECT: PRE 2020-0026 (DEV2020-0217) -FRONT PORCH, SUMMER HOUSE AT CARLSBAD BY THE SEA APN: 203-153-01-00/203-143-02-00 Thank you for submitting a preliminary review to consolidate two lots to construct a mixed-use development that includes underground parking, approximately 4,600 square feet of commercial space, 16 professional care units, 12 independent living units and a roof top deck proposed at 2729 Carlsbad Boulevard. The project site, which comprises two lots totaling 22,500 square feet, is currently 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 (V) b. Zoning: Village -Barrio (V -R), Hospitality (HOSP) District c. The property is in the non-appealable area of the Coastal Zone. The Coastal land use designation and zone are the same as the General Plan and Zoning above. 2. The project requires the following permits and the City Council will be the decision-making authority: a. Site Development Plan (SDP)-to construct a new building over 5,000 square feet in size. b. Conditional Use Permit (CUP)-to permit the professional care facility use. c. Coastal Development Permit (CDP) -for the lot consolidation and development of the mixed-use structure. 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 2020-0026 (DEVZ020-0217) -FRONT PORCH, SUMMER HOUSE AT CARLSBAD BY THE SEA October 14, 2020 Pa e 2 3. Site Planning. Pursuant to Section 2.6.l(A) of the Village & Barrio Master Plan (VBMP), the project is permitted to be designed with a maximum of one vehicular access point from a public street. In addition, the driveway apron shall not exceed a width of 20 feet. The preliminary design appears to ccii:npl{~ith this requirement by providing one vehicular entry to the subterranean parking garage frcim 'Beech Street. 4. Walls and Fences. Plans submitted with the formal application must provide wall and fence details such as materials and height dimensions. All proposed walls must comply with the provisions contained in Section 2.6.l(D) of the VBMP. 5. Window Glazing. In accordance with Section 2.6.3(A) of the VBMP, a minimum of 45 percent of glazing is required for the ground floor fa~ade of commercial uses that are adjacent to a public street. The fa~ade is measured from the plate height to the finished floor. Glazing must be transparent, and any opaque, reflective or dark tinted glass is not permitted. In addition, the bottom of any window display shall not be more than 3.5 feet above an adjacent sidewalk. Elevation plans submitted with the formal application must provide full dimensions of all window areas and must show compliance with the minimum percent of glazing, the glazing transparency detail, and dimensions to the bottom of any non-transparent window display, which cannot exceed 3.5 feet. 6. Good Neighbor Requirements. Pursuant to Section 2.6.4(A) of the VBMP, the project is subject to the Good Neighbor Requirements which include and are not limited to maintaining building grounds, parking, pedestrian areas and landscaping in a neat and orderly manner at all times; providing screening for loading areas; locating noise generating equipment away from any residential uses; and commercial uses with residential units attached shall provide ventilation systems to prevent odors from adversely affecting residential units. Please submit a project description with the formal application that explains compliance with the Good Neighbor Requirements and reference Section 2.6.4(A) of the VBMP for the comprehensive list of provisions. 7. Parking. The preliminary plans do not include enough information for staff to confirm if the second floor units qualify as professional care, housing for seniors, or multi-family units. The formal application will need to specifically describe the use and declare the occupancy type for these units. In accordance with Section 2.6.6(A) of the VBMP the following parking ratios are required for each type of use: a. Retail. One space per 415 square feet of gross floor area dedicated to retail use. Other commercial uses have different parking ratios that are found in Section 2.6.6 of the VBMP, Table 2-3. b. Professional Care. 0.45 space per e.very bed if the second floor is determined to be professional care units, which are classified as commercial dwelling units. c. Independent Living/Senior Housing. 1.5 spaces per unit if the second floor is determined to be residential units. The city considers the offices shown on the floor plan in one-bedroom units to be bedrooms, so those units require parking as two-bedroom units. If the use is determined to be housing for seniors, then one additional parking space will be required for an onsite manager's unit when/if provided. Per Carlsbad Municipal Code (CMC) Section 21.44.050, a standard parking space must be a minimum of 170 square feet with a minimum width of 8.5 feet. Plans submitted with the application must provide a parking matrix with accurate required parking ratios for each use. In addition, the floor plan PRE 2020-0026 (DEV2020-0217}-FRONT PORCH, SUMMER HOUSE AT CARLSBAD BY THE SEA October 14, 2020 Pa e 3 of the parking area must provide full dimensions of a standard parking stall in tompliance with CMC Section 21.44.050. 8. Excess Dwelling Unit Bank. If the second floor is determined to be commercial dwelling units, then the project will not be subject to residentlal density and no allocations from the Excess Dwelling Unit Bank will be required. Alternatively, if the second floor is determined to be residential dwelling units, then residential density will apply and an allocation of units from the Excess Dwelling Unit Bank will be required for all 12 units .. 9. lnclusionary Housing. If the second floor is determined to be residential dwelling units, then the project shall comply with Carlsbad Municipal Code Chapter 21.85, lnclusionary Housing. The project must provide 15 percent of the total residential dwelling units to be affordable to low income households. 10. Rear Setback. Per Section 2.7.3(A), parcels fronting Carlsbad Boulevard between Beech Avenue and Carlsbad Village Drive must maintain a five-foot rear yard setback. The site plan submitted with the formal application must provide fully dimensioned setbacks. 11. Lot Coverage. In accordance with Section 2.7.3(C) of the VBMP, the maximum lot coverage is 80 percent. Lot coverage includes the perimeter of the underground parking area, exterior structures such as stairs, permanent structural elements protruding from a building such as overhanging balconies, windows and stories that overhang a ground level. Excluded from lot coverage are roof eaves extending less than 30 inches from the face of the building, awnings, and structures under 30 inches in height. The plans submitted with the application must include a breakdown of the lot coverage calculations. 12. Open Space. Per Section 2.7.3(E), a minimum of 20 percent of the property must be maintained as open space. Open space may be dedicated to landscape planters; open space pockets, roof gardens, patios, balconies, or outdoor eating areas. Plans submitted with the application for review must show fully dimensioned open space areas. 13. Service and Delivery Areas. Loading areas must be fully screened from public view and located away from the front property line. The plans submitted with the application must identify areas for service arid delivery for the commercial and professional care uses. 14. Building Height. Per Section 2.7.3(G) of the VBMP, the maximum building height in the Hospitality District of the VBMP is limited to 45 feet and four stories. The minimum ground floor wall plate height for buildings fronting Carlsbad Boulevard is 14 feet, measured from the finished floor to the top plate of the ground floor. Where there is no top plate, the measurement is taken to the bottom of the floor structure of the second floor. Please provide fully dimensioned section drawings on the plans submitted with the formal application showing compliance with the minimum ground floor wall plate height. In addition, provide fully dimensioned elevation plans showing th.e height taken from the existing grade to the highest peak of the building. 15. Building Massing. Section 2.7 .3(H) of the VBMP requires a building fa~ade visible from any public street to provide a minimum five-foot variation in wall plane and a change in roofline every 50 feet in length. Elevation drawings provided with the application must provide dimensions of the wall plane breaks and roof line changes. PRE 2020-0026 (DEV2020-0217)-FRONT PORCH, SUMMER HOUSE AT CARLSBAD BY THE SEA October 14, 2020 Pa e 4 16. Ground Floor Street Frontage. New ground floor street frontage commercial uses must occupy more than one-half of the ground floor area and must span at least 80 percent of each building frontage along Carlsbad Boulevard and Beech Avenue. In addition, due to the location of the project, Section 2.7.3 of the VBMP requires the ground floor street frontage uses must also have a minimum average depth of 25 feet. Floor plans submitted for review with the formal application must be fully dimensioned to demonstrate compliance with the ground floor street frontage requirements. If the commercial component will not meet the required 80 percent building frontage and the minimum average depth of 25 feet, a standards modification must be requested and the applicant must prove it is necessary to achieve one or more of the limited purposes outlined in subsection B of Section 2.6.7 of the VBMP. In addition, to grant a standards modification, the City Council must make the four required findings listed in subsection C of Section 2.6.7 of the VBMP. 17. Design Guidelines. The project is subject to compliance with the Design Guidelines contained within Sections 2.8.2 and 2.8.3 of the VBMP. A project description submitted with the application should explain how the site layout, building form and massing, and other design guideline provisions are met with the proposed design. 18. Noise Study. The project site is located within 500 feet from the existing and future 65-70 CNEL transit noise contours per the General Plan. To analyze the project's compliance with the city's Noise Guidelines Manual and the Noise Element of the General Plan, please submit a Noise Analysis prepared by a registered acoustician at formal application submittal for the proposed project. If certain building features (i.e., STC-rated windows, etc.) are required to comply with the interior noise requirements, please include the details on the plans. The Noise Guidelines Manual can be found on the city's website at the following address: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D-24094 19. 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.qcode.us/codes/car1sbad/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 eveA 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 ,· PRE 2020-0026 (DEV2020-0217)-FRONT PORCH, SUMMER HOUSE AT CARLSBAD BY THE SEA October 14, 2020 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. No civil plans/preliminary grading plans were provided as part of this review. Note 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. Submit an Adjustment Plat application to consolidate the two existing lots into one lot. 3. Determine the project's Average Daily Traffic (ADT) and indicate on the site plan. Based on the preliminary site plan, the project's ADT exceeds the 110 ADT threshold. A traffic impact analysis is required to address potential traffic impacts associated with this development. The traffic analysis shall be prepared in accordance the new traffic impact analysis (TIA) guidelines available on the city website at: http://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=22758 Prior to initiating a TIA, a scope of work shall be submitted, reviewed, and approved by City staff. A Scoping Agreement with City of Carlsbad shall be filed prior to initiating the Transportation Impact Analysis report (refer to Appendix A of the guidelines). The Scoping Agreement ensures an understanding of the level of detail and the assumptions required for the analysis. 4. Determine the total number of employee ADT expected for the project and indicate on the site plan. Provide supporting information/narrative showing how the total employee ADT is calculated. Distinguish part time and fulltime employees and provide anticipated shift schedules. If the total employee ADT exceeds the 110 ADT threshold, the project is required to submit a Transportation Demand Management (TDM) plan in accordance with the Transportation Management Demand Handbook available in the City website at: https://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=39379 5. Complete a Stormwater Standards Questionnaire, Form E-34, to determine the storm water requirements for the proposed project. The questionnaire is available in the city website at: http://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=227l1 Note that the total impervious area includes new and replaced existing impervious area. Indicate the total impervious area on the site plan. 6. Based on the preliminary site plan, the proposed impervious area exceeds the 5,000 sq. ft. threshold, and the project qualifies as a 'Priority Development Project' (PDP). A Storm Water Quality Management Plan (SWQMP) is required. 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: PRE 2020-0026 (DEV2020-0217)-FRONT PORCH, SUMMER HOUSE AT CARLSBAD BY THE SEA October 14, 2020 Pa e 6 http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22712 Note that the project is not exempt from hydromodification requirement. The project must provide both pollutant control BMPs and hydromodification facility designed in accordance with the City of Carlsbad BMP manual. 7. Ensure that all storm water run-offs are routed to treatment BMPs and hydromodification facilities prior to discharge into the public street or prior to connecting into the public storm drain system. The preliminary site plan does not identify locations of any stormwater BMPs. It appears that there is no area provided for stormwater BMPs on the ground level. The proposed building footprint may need to be reduced to accommodate stormwater BMPs on the ground level. The proposed roof garden can be considered pervious surface to reduce the total impervious area. · The project may also use pervious pavement to reduce the total impervious area, reduce the DCV and consequently reduce the footprint of the pollutant control BMP required for this project. The pervious pavement shall be designed in accordance with SD-6B fact sheet, Appendix E.S of the City of Carlsbad BMP Manual. It is considered site design BMP, designed as self-retaining BMP, primarily for direct rainfall only (not designed to treat additional impervious area). Note that a Proprietary pollutant control BMP such as Modular Wetland System (MWS) is only acceptable where site-specific documentation demonstrates that the use of a larger footprint BMPs would be infeasible (see Section F.2.2 of the City of Carlsbad BMP Manual). 8. Show cross-sections and details of all proposed biofiltration basins, including overflow and outlet structures on the preliminary grading plans. The outlet structure must be designed to convey stormwater runoff from larger storm events up to 100-year storm event. 9. Submit a preliminary hydrology report to address site drainage and to mitigate any increase in 100- year storm event flow due to the proposed development. Show that the post-development flow is equal to or less than the pre-development flow at the point of compliance (POC). No cross-lot drainage is allowed. 10. Submit a preliminary Geotechnical Study that provides recommendations for the proposed development including design recommendations for any proposed pollutant control BMP and hydromodification facility proposed for this project. 11. Show the property boundary data including bearings and distances. 12. Provide a preliminary title report dated within 6 months of the discretionary application date. Show and label on the plans, all easements and encumbrances identified in schedule B of the said report. 13. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. A grading permit will be required for this project. 14. Provide multiple cross-section to illustrate differences in grade. 15. Show top of wall and top of footing elevations of the any proposed retaining walls including the basement walls. Show shoring walls, or the limits-of 1:1 temporary back cut needed for retaining wall PRE ~020-0026 (DE\/2020-0217)-FRONT PORCH, SUMMER HOUSE AT CARLSBAD BY THE SEA October 14, 2020 Pa e 7 construction. Obtain permission to grade from adjacent property owner if grading extends beyond property lines. 16. Show the existing and proposed contour lines, spot elevations, high point, low points onsite, on the adjacent streets and on the adjacent properties within 25 feet beyond the project boundary. 17. Show driveway profile. Ensure that the high point is located at the right-of-way line as shown in the San Diego Regional Standard Drawing (SDRSD) G-14A. Ensure that no street drainage street drainage can potentially flow into the proposed basement during major storm events. 18. Clearly show the proposed on-site drainage pattern on the preliminary grading plans. Show high points, flowline elevations, percent grades and show the directions lot drainage using drainage arrows. 19. NGVD 29 datum for vertical control per city Engineering Standard Volume 1, Chapter 2. 20. Indicate the sewer demand in equivalent dwelling units (EDU), potable water demand in gallons per minute (GPD) on the site plan. 21. Show the locations, identify and reference city approved drawing for all existing utilities including water lines and sewer lines within Beech Street and Carlsbad Blvd. The existing utilities include the following: Beech Street: 12" PVC and 8" PVC sewer lines per approved drawing DWG 460-5 and 6" ACP water line per DWG 195-3; Carlsbad Blvd: 8" VCP sewer line per DWG 118-9 and 8" ACP water line per DWG 159-9. 22. Show all existing and proposed services including, potable water service, irrigation water service, fire water service, fire hydrants and sewer laterals. Show the locations water meters and backflow preventers. Note that backflow preventers are private and shall be located outside the public right- of-way. 23. On the site plan, show all existing surface improvements for Beech Street and Carlsbad Blvd. at the project frontage including street pavement, curb and gutter, sidewalk, inlets, street lights, vaults, transformers, etc. and reference the city approved drawing. Clearly show and indicate the width of existing R/W and width of existing street pavement (curb-to-curb). 24. Provide typical street cross-section for Beech Street and Carlsbad Blvd. at the project frontage. 25. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, etc.). 26. Show location of all existing and proposed fire hydrants within 300 feet of the project boundary. 27. Provide a 5-foot wide (minimum) back-up space for the basement parking stall adjacent to northwest basement wall. 28. 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 PRE 2020-0026 (DEV2020-0217) -FRONT PORCH, SUMMER HOUSE AT CARLSBAD BY THE SEA October 14, 2020 Pa e 8 · Building: 1. The design needs to consider the following: • a. Climate Action Plan {CAP) compliance for new construction of residential and non-residential structures. b. Roof deck egress width; c. Accessible parking; d. EV capable and installed parking as required per CAP; e. Accessible units and common areas on the second level per California Building Code 11A. 1. NFPA 13 Fire Sprinklers and NFPA 72 Fire Alarms are required for the project. 2. The facility will be a State Fire Marshal regulated facility. 3. Please contact Darcy Davidson, Assistant Fire Marshal, for more information regarding any required fire protection systems at darcy.davidson@carlsbadca.gov. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jessica Bui at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Bui, Associate Planner, at {760) 602-4631 • Land Development Engineering: Tecla Levy, Associate Engineer, at {760) 602-2733 • Building Division: Jason Pasiut, Building and Code Enforcement Manager, at {760) 602-2788 • Fire Department: Darcy Davidson, Assistant Fire Marshal, at darcy.davidson@carlsbadca.gov Sincerely, ~11« DON NEU, AICP City Planner DN:JB:cf c: Father Doran, 2775 Carlsbad Boulevard, Carlsbad, CA 92008 Diego Lastres, 1030 G Street, San Diego, CA 92101 Tecla Levy, Project Engineer Fire Prevention HPRM/File Copy Data Entry