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Home My WebLink AboutPRE 2022-0016; CARLSBAD BY THE SEA SUMMERHOUSE; Admin Decision Letter?71-~ G-/--~ 1. ~{- EFILE COPY {"'city of May 23, 2022 Jeff Sianko Front Porch Communities and Service 2855 Carlsbad Boulevard Carlsbad, CA 92008 Carlstiad SUBJECT: PRE 2022-0016 (DEV2022-0063) -CARLSBAD BY THE SEA SUMMERHOUSE APN: 203-144-04-00 thru 203-144-08-00 Dear Mr. Sianko, Thank you for submitting a preliminary review application to consolidate five lots and develop a ±40,000 square foot "professional services" use facility at the southeast corner of Ocean Street and Beech Avenue. The application proposes to operate under the same license as the adjacent Carlsbad by the Sea Retirement Community. The project site, an approximately ±27,875 square foot lot, currently is undeveloped. 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: R-15, Residential; 8 to 15 dwelling units per acre. b. Zoning: Multiple-family Residential (R-3) and Beach Area Overlay Zone. c. Coastal Zone: The project site is located within the Coastal Zone and is subject to the Mello II Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning are consistent with the City's General Plan Land Use and Zoning for the site. The property is located within the California Coastal Commission's Appeals Jurisdiction. Early discussions with the Coastal Commission staff is highly recommended regarding the proposed use(s). Community Development Department Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 J 442-339-2600 www.carlsbadca.gov PRE 2022-0016 (DEV2022-0063 -CARLSB Y THE SEA SUMMERHOUSE May 23, 2022 Pa e 2 2. The project requires the following permits: a. Tentative Tract Map (CT) or Minor Subdivision (MS) -(see Land Development Engineering comment no. 8 below); and b. Coastal Development Permit (CDP) -to permit development within the Coastal Zone; and c. .Conditional Use Permit (CUP) -to permit a "professional care facility" use in the R-3 zone; and possibly a d. Site Development Plan (SDP) -to permit a "housing for senior citizens" use in the R-3 zone. Further clarification is needed as to how the two upper floors of independent living qualify as professional care (defined: CMC Section 21.04.295), especially where the proposed units include 3 bedrooms with full kitchens. Conversely, please clarify how these units differ from housing for senior citizens (defined: CMC Section 21.84.030). Housing for senior citizens appears to be the more appropriate use as defined by the city's municipal code. 3. The preliminary plans do not include enough information for staff to confirm if the upper two levels of units qualify as professional care or housing for senior citizens. Please note that housing for senior citizens has an associated parking ratio of 1.5 covered spaces per unit, plus 1 covered space for an onsite manager's unit (when provided), and 1 visitor parking space per every five units, subject to approval of a site development plan. Based on this use, parking for this project would be required to provide 35 parking spaces at a minimum (see table below): Proposed Uses Parking Ratio # of Beds # of Units Spaces Required Professional Care (memory) 0.45 spaces per bed 20 --9 Housing for Senior Citizens 1.5 spaces per unit --15 23 Housing for Senior Citizens (visitors) 1 space per 5 units 15 3 35 4. If the upper two levels of units are determined to be residential dwelling units, then the project shall comply with the CMC Chapter 21.85, lnclusionary Housing, and the project must provide 15 percent of the total residential dwelling units to be affordable to low-income households. 5. As noted on the preliminary review exhibits, the project is subject to both the Multiple-family Residential (R-3) Zone and Beach Area Overlay (BOA) Zone development standards. The table below outlines each of the respective development standards and the proposed project's compliance. R-3/BOA ZONE DEVELOPMENT STANDARDS Standard Required/ Allowed . ,.._ ·-· Proposed . Front Yard Setback 20feet minimum 20 feet Side Yard Setback 10 feet minimum 10 feet Rear Yard Setback 20 feet minimum 20 feet Lot Coverage 60 percent 58 percent Building Height 30 feet for roof pitch ~3:12 30 feet (for sloped roofed areas with a min. 3:12 roof pitch) PRE 2022-0016 (DEV2022-0063) -CARLSBAD BY THE SEA SUMMERHOUSE May 23, 2022 Pa e 3 I 24 feet for roof pitch <3:12 I 24 feet (for flat roofed areas with <3:12 roof pitch) 6. In answer to questions raised at the project presentation meeting held on May 11, 2022; and as currently proposed in the preliminary review project exhibits: a. Staff is supportive of interpreting the flat roofed dormer with transom windows extending above the common area as an architectural tower feature that is allowed to protrude above height limits pursuant to CMC Section 21.46.020; and b. Staff is supportive of exempting the light wells along the north and east elevations from building height, which are noted as being critical to the 1st Floor Plan, Memory Care Units, emergency existing plan. 7. 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 Amen~ment 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:ijwww.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. 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: https:ljwww.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000 PRE 2022-0016 (DEV2022-0063) -CARLSBAD BY THE SEA SUMMERHOUSE May 23, 2022 Pa e 4 Preliminary analysis suggests that the project is a Priority Development Project and is therefore subject to designing and installing storm water pollutant control BMPs (numerically sized water quality basins) via a Storm Water Quality Management Plan (SWQMP) per Chapter 5 of the Carlsbad BMP Design Manual in addition to installing trash capture, site design and source control best management practices (BMP) per Chapter 4 of the Carlsbad BMP Design Manual. Worksheets in the manual shall be used to size the BMPs. The project appears to be subject to flow control (Chapter 6 Hydromodification) as well. However, critical course sediment yield areas do not exist on the property per the WMAA Potential Critical Course Sediment Yield Area map for Carlsbad so mitigation requirements will be not required for critical course sediment. Once the appropriate storm water pollutant control BMPs are determined, plot the BMPs on the site and civil plan and include details of the BMP. 2. Please submit a preliminary grading plan with your application for discretionary permits and include grading quantities in cubic yards. Please note that a grading permit will be required. 3. Please submit a preliminary hydrology study with your application for discretionary permits. 4. Please submit two (2) copies of a current title report with your application and plot all easements listed in the report. For any easements that cannot be plotted due to insufficient data, please list the easement on the site plan with a note stating such. 5. Please include a separate plan plotting existing conditions and features. 6. Please submit a traffic generation table and compare the proposed generation rates in relation to existing projected rates for uses currently permitted on the property. A traffic study may be required based on the results of this information. For more information, please refer to the Transportation Impact Analysis Guidelines at: https://www.carlsbadca.gov/home/showpublisheddocument/328/637 425982502330000 ' Also, depending on the CEQA status to be determined after the application for discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicle Miles Traveled Analysis Guidelines. For more information, please refer to the Vehicle Miles Traveled Analysis Guidelines at: https://www.carlsbadca.gov/home/showdocument?id=312. A Transportation Demand Management Plan (TDM) plan may be required depending on the number of employee vehicle trips the project will generate. Please calculate the gross employee ADT using the generation rates from Table 2-2 of the TDM Handbook. For more information, please refer to the TDM Handbook at: https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000 If applicable, please submit a TDM plan with your application for discretionary permits. ·-·------------------- PRE 2022-0016 (DEV2022-0063)-CARLSBAD BY THE SEA SUMMERHOUSE May 23, 2022 Pa e 5 7. Any electrical transformers shall be located on private property, and not within the public right-of- way. 8. Because more than four (4) lots are proposed to be consolidated into one (1) lot, and public improvements to install driveways, pedestrian ramps, curb and sidewalk in place of existing driveway approaches as well as any utility connections will be required, a major subdivision and final map will be required in lieu of an adjustment plat. Otherwise, if public improvements were not required, then a parcel map could be processed pursuant to Section 66426 of the Subdivision Map Act. 9. Due to the depth of temporary excavation for the underground parking garage in relation to the property line and right-of-way boundary, please plot temporary back cuts on the cross sections per the soils engineer's recommendations. Illustrate by providing cross sections at locations with the highest constraints. Plot temporary shoring walls or add note that shoring will be required if applicable. No temporary excavations shall encroach into the public-right-of-way and no temporary excavations or encroachments shall occur on private property without the property owner's written permission. 10. Please add ADA compliant ramps at the proposed driveway approaches. Consider using San Diego Regional Standard DWG G-14D if no easement dedications are proposed to accommodate a G-14A design. 11. Please clarify how trash will be picked up. Be sure to specify whether bins will be rolled up the ramp to the street, towed by smaller vehicles to the street or if trash trucks will drive down the ramp to pick up trash and back into the street. ' 12. Please show how the garage will drain from any periodic wash down. If connecting to the sanitary sewer, obtain provisional source control permit from the Encina Wastewater District. Wash down shall not be discharged to a water quality basin unless it can be demonstrated that there will be no illicit discharge of non-storm water runoff to the city's public drainage system. 13. Please reduce height of privacy hedge to 42 inches within the front yard setback. Building Division: 1. The Carlsbad Climate Action Plan details will need to be clearly shown in the plans. 2. The 2019 CBC Chapter 11A accessibility provisions will need to be clearly detailed into the plans. Fire Department: 1. The Fire Department did not provide any comments as of the date of this letter. For any Fire Department related comments, you may contact Randy Metz directly at the number listed below. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jason Goff at the number below. You may also contact each department individually as follows: PRE 2022-0016 (DEV2022-0063) -CARLSBAD BY THE SEA SUMMERHOUSE May 23, ?022 Pa e 6 • Planning Division: Jason Goff, Senior Planner, at (442) 339-2643 • Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781 • Building Division: Jason Pasiut, Building Manager, at (442) 339-2788 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661 s[,JL DON NEU, AICP City Planner DN:JG:mh c: Front Porch Communities and Services, 800 North Brand Blvd., 19th Floor, Glendale, CA 91203-1231 David Rick, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry