HomeMy WebLinkAboutPRE 2021-0029; CENTERED GROUND WELLNESS MIXED USE; Admin Decision LetterAugust 16, 2021
Todd Kuhlman
763 Second Street, Suite 200
Encinitas, CA 92024
("Cityof
Carlsbad
SUBJECT: PRE 2021-0029 (DEV2021-0152) -CENTERED GROUND WELLNESS MIXED USE
APN: 203-110-02-00
Thank you for submitting a preliminary review to construct a mixed-use development which includes the
addition of approximately 1,646 square feet to an existing 646-squre-foot single-family residence with a
217-square-foot garage with a car lift for the residential component, and an attached 1,623-squre-foot
commercial building for a proposed medical use located at 725 Arbuckle Place. The project site, which
comprises of one lot totaling 5,227 square feet, is currently developed with one, single-story, single-family
residence.
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 -B), Village General District (VG)
2. The project requires the following permits and the City Planner will be the decision-making authority:
a. Minor Site Development Plan (SDP)-to construct a mixed-use project with less than four dwelling
units and less than 5,000 square feet (excluding garage area), and inclusive of habitable area. The
SOP includes the request to participate in the parking in-lieu fee program for a total of five parking
spaces required for the medical use.
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
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3. Land Use. The plans identify the use as office; howeve~:~]ed Ji i:~~~\r plan layout and the project
description states the use will be for psychological ~~;,,;psychological counseling services are
defined as a medical use in the Village & Barrio Master Plan (VBMP), therefore the plans submitted
with a formal application should be revised to accurately reflect the land use and associated parking
requirement as detailed in Bullet No. 8 below. In addition, the applicant stated that overnight stays
were of interest to the business operator. Overnight stays associated to medical uses are classified as
a hospital use, which is not listed nor is similar to any permitted or conditionally permitted uses
allowed per Table 2-1 of the VBMP; and therefore, is not permitted.
4. Site Planning. Pursuant to Section 2.6.1{A)(4) of the VBMP, a clear zone shall be provided at the
intersection of a street and an alley or driveway to maintain a free line of sight. The clear zone must
consist of an isosceles right triangle measured 7.5 feet in both directions from the intersection of two
property lines. The clear zone cannot be occupied by a building, site features greater than 36 inches,
or landscaping that is taller than 30 inches. The plans provided with this preliminary review appear to
meet this requirement, but the plans submitted with a formal application must show compliance with
this provision.
5. Walls and Fences. Plans submitted with the formal application must provide wall and fence details
such as materials <1nd height dimensions. All proposed walls must comply with the provisions
contained in Section 2.6.l{D) of the VBMP, which includes a restriction on wall height to 3.5 feet tall
within the front setback. As designed, the wall along Arbuckle Place appears to exceed this height
requirement.
6. Roof Protrusions. Per Section 2.6.2{C), roof mounted equipment and freestanding screening that is
not architecturally integrated shall be set back from the building face at least equivalent to the height
of the screening. Plans submitted with a formal application must include any proposed roof mounted
equipment, setbacks from the building face and screening mechanisms used.
7. 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. Ple.ase 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.
8. Parking. The preliminary plans list the commercial component as office; however, per the VBMP, the
proposed use is defined as a medical use as explained in Bullet No: 3 above. The formal application
will need to accurately 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. One-family Dwelling. Two spaces per dwelling. Spaces shall be garaged, and tandem spaces are
permitted. The proposed car lift design meets this requirement. However, please ensure that the
height of the car lift is sufficient to store two cars to meet the number of spaces required.
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b. Medical Office. One space per 355 square feet. The medical office use is approximately 1,623
square feet and requires 4.5 parking spaces. The VBMP requires calculations resulting in a fraction
of 0.5 or higher to be rounded up to the next whole number; therefore, the commercial use
requires five parking spaces.
9. Parking In-Lieu Fee Program. According to the plans submitted for review, the project proposes to
participate in the parking in-lieu fee program for one hundred· percent of the medical office use. Per
Table 2-4 of the VBMP, the parking in-lieu program requires the following:
a. The parking in-lieu program shall be applicable only to non-residential uses in specific
areas east of the railroad tracks. The project meets this requirement.
b. Only non-residential uses in the VC, VG, FC, and PT districts are eligible to participate in
the parking in-lieu program. The proposed project is located in the VG district and meets
this requirement.
c. The average parking occupancy of off-street public parking spaces within a quarter mile
radius of the property boundaries of the use shall be under 85 percent based on the most
recent city-authorized parking study. Based on the 2019 city-authorized parking study,
the use is within a quarter mile of a public parking lot that has a peak demand of less than
85 percent. However, the city is undergoing a parking study update for the village area
which will reassess the parking demand of the public parking spaces. This study is
anticipated to be completed by late August 2021. The formal application submitted will
be subject to the updated parking study.
d. The in-lieu payment shall always be made for a whole parking space. If the request to
participate in the parking in-lieu fee is approved, the applicant will be required to pay for
five parking spaces. The parking in-lieu fee is $11,240 per parking space.
e. Fee payment shall not result in a reserved parking space or spaces.
10. Side Setback. Per Section 2.7.2(A), the project must maintain a five-foot side yard setback. The site
plan submitted with the formal application must provide fully dimensioned setbacks for each side of
the building.
11. Lot Coverage. In accordance with Section 2.7.2(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 and include all elements protruding from a building more than 30 inches.
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 list
all open space areas with the square footages; and identify and fully dimension open space areas on
the plans, including landscape planter areas and open space pockets, etc.
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13. 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 40 feet in
length. Elevation drawings and floor plans provided with the application must show compliance with
this requirement and provide full dimensions of the wall plane breaks and roof line changes.
14. 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.
15. 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=desktop&topic=21
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.
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
https://www.carlsbadca.gov/departments/community-development/planning/planning-applications-
forms. 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:
16. 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:
https://www.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000
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Preliminary analysis suggests that the project is a Standard Project and subject to installing 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. The link to the form is at:
https:llwww.carlsbadca.gov/home/showpublisheddocument/602/637426047014830000
This conclusion is based on the assumption that less than 5,000 square feet of impervious area is being
added or replaced. Public improvements must be included in this calculation. Please verify amount of
new and replaced impervious area with existing and proposed impervious areas plotted on the site
plan. Also, be aware that the city is in the process of adopting a new BMP Design Manual. The adoption
date has not been established yet but when it does become effective, the property will be subject to
a Trash Capture Storm Water Quality Management Plan (TCSWQMP) which requires BMPs to collect
trash larger than 5 millimeters.
17. A grading permit will be required. Plot existing and proposed spot elevations and topographic
contours on the property as well as within approximately 25 feet of the property. Development shall
not create a drainage nuisance by blocking existing drainage flow across properties. Also, list grading
quantities on the grading plan.
18. Public improvement plans will be required for new curb, gutter and sidewalk, street widening,
driveway approach and any new utility services. House shall be served by a 1-inch water service with
1-inch meter and back flow per CMWD DWG W-3A and a 4-inch sewer lateral.-Plot existing and
proposed utilities on any required discretionary permit site plans. Plot existing features and public
improvements on the adjacent frontages and show any proposed transitional improvements. Plot
gutter flowline elevations to illustrate adequate street drainage.
19. Plot proposed 10-foot public street and utility easement dedication along the property frontage. The
sliding gate cannot be located within this dedicated easement and also must be located 20 feet back
from this easement dedication to allow for a vehicle waiting for the gate to open to not obstruct the
public right-of-way. In addition, gates and fences within the front yard setback may be subject to
height restrictions. Consult with your project planner for clarification on these restrictions.
20. Nine-foot driveway width is proposed but the minimum driveway width within the public right-of-way
is 12 feet. Driveway may be reduced in width on private property.
21. Plot any existing easements.
22. Plot side yard drainage and show compliance with Section 1804.4 of the California Building Code.
23. Provide proof that the subject lot is legally created. A grant deed issued prior to the adoption of the
Subdivision Map Act on March 4, 1972 may provide such proof but would require processing of a
certificate of lot legality to document compliance with the Subdivision Map Act. A search for such
historical deeds through a title company may be needed.
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Building:
24. One fully accessible restroom at public accommodation areas is required.
25. Accessible route required to and from the LULA-including a five-foot turning radius at LULA landing.
26. Clear floor space to call buttons at LULA.
27. One van accessible parking stall is required for the commercial component if commercial spaces are
provided onsite.
28. NFPA 13 Fire Sprinklers and NFPA 72 Fire Alarms are required throughout the building for the
residential and commercial component.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jessica Evans at the number below. You may also contact each department individually as follows:
• Planning Division: Jessica Evans, Associate -Planner, at (760) 602-4631
• Land Development Engineering: David Rick, Associate Engineer, at (760) 602-2781
• Building Division: Jason Pasiut, Building and Code Enforcement Manager, at (760) 602-2788
• Fire Department: Randy Metz, Fire Marshal, at (626) 536-6677
DON NEU, AICP
City Planner
DN:JE:cf
c: Angela Klein, 2683 State Street, Carlsbad, CA 92008
David Rick, Project Engineer
Fire Prevention
HPRM/File Copy
File Copy/ Data Entry