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HomeMy WebLinkAboutPRE 2022-0031; BEECH HOUSE; Admin Decision LetterAugust 1, 2022 Brendan Foote State Street Commons, LLC 2659 State Street, Suite 100 Carlsbad, CA 92008 8FILE COPY SUBJECT: PRE 2022-0031 (DEV 2022-0113) -BEECH HOUSE APN: 203-101-34-00 {'cicyof Carlsbad Thank you for submitting a preliminary review to convert a two-story, 8,200-square-foot mixed-use building to a hotel, at 2727 Roosevelt Street. A portion of the existing four commercial/retail units on the first floor would be converted to the hotel lobby and cafe while the remaining first floor will continue to be used for commercial uses. The existing four residential units on the second floor would be converted to hotel rooms. The parcel contains an existing parking lot with 9 parking spaces that will be used for the proposed hotel. 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: 1. General Plan and zoning designations for the property are as follows: a. General Plan: Village and Barrio (V-B) b. Zoning: Village-Bardo Zone (V-B) c. Specific Plan: Village and Barrio Master Plan, Village Center (VC) District 2. The project requires the following permits: a. Conditional Use Permit-Pursuant to Village and Barrio Master Plan (VBMP) section 2.3.3, a Conditional Use Permit is required to permit a hotel in the Village Center district. The project will require approval from the City Council pursuant to VBMP section 6.3.4.C.1 because the project is not exempt (pursuant to VBMP Section 6.3.2.A.11) and the city Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2022-0031 (DEV 2022-0113) -BEECH HOUSE August 2, 2022 Page 2 planner does not have the authority to act on the Conditional Use Permit (pursuant to VBMP Section 2.3.3 Table 2-1 footnote 3). b. Pursuant to VBMP section 6.3.3.A(e) and (f), if the change in use results in an increased intensity in use, specifically an increase in traffic or parking requirements, a Minor Site Development Plan will be required. c. Grading Permit d. Building Permit e. Sign Permit General ,Plan Conformance. The project must demonstrate conformance with the following General Plan goals, policies, and programs. To demonstrate conformance with the items listed below, please provide evidence that the existing rental units are not rented or intended to be rented as affordable housing units. a. Goal 10-G.3: Carlsbad's existing housing stock preserved, rehabilitated, and improved with special attention to housing affordable to lower-and moderate-income households. b. Policy 10-P.25: Seek to reduce, eliminate, or offset (with similar units in the city) net loss of existing mobile home or multi-family rental opportunities available to lower-and moderate-income households. c. Program 3.4: Acquisition/Rehabilitation/Retention of Rental Housing. Only allow the demolition of existing multi-family rental units serving lower-and moderate-income households when: i. A structure is found to be substandard and unsuitable for rehabilitation, or ii. Is part of a project to replace existing units with an increase in overall units, as permitted by density, including a proportionate number that will be affordable, and/or iii. The action adheres to State law requiring tenant notice and landlord relocation assistance in cases of demolition of multi-family housing. 4. Project Description. Please provide a detailed project description with square footages of each area/use. Please ensure the project description matches what is shown on the plans and includes the following information: number and square footage of hotel rooms, number and square footage of commercial/retail units, square footage of lobby area, square footage of cafe, more information on intent of cafe (for example, is the cafe intended as an accessory to the hotel or is it intended for the public as well?), and number of employees. 5. Plans. Please provide a fully dimensional site plan drawn to scale. PRE 2022-0031 {DEV 2022-0113) -BEECH HOUSE August 2, 2022 Page 3 6. 7. a. Show: North arrow, property lines, easements, existing and proposed structures, streets, existing street improvement~, right-of-way width, dimensional setbacks and existing topographical lines (including all side and rear yard slopes, as well as the offsite slope to the north). Provide legal description of property and assessor's parcel number. b. Provide floor plans and elevations drawn to scale. c. If landscaping is proposed, provide a conceptual landscape plan. d. Indicate the number of hotel rooms and square footages of each use (i.e. hotel rooms, lobby, cafe, commercial/retail units). e. Provide a parking calculation on the plans and dimension and number spaces to show compliance (see planning comment 9 below). Climate Action Plan (CAP). 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 CAP 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 CMC Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: http:ijwww.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 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. Cultural Resource Analysis. The existing structure was built in 1973. To determine ifthe structure is significant pursuant to the California Environmental Quality Act (CEQA), a historical analysis report prepared by a registered professional will need to be submitted. The report shall be consistent with the city's Tribal, Cultural, and Paleontological Resources Guidelines and can be found online at: ' http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=34010 8. Development Standards. Pursuant to Village and Barrio Master Plan section 2.7.1 and 2.8.3, the development is subject to the following standards. If the existing structure/site does not meet PRE 2022-0031 (DEV 2022-0113) -BEECH HOUSE August 2, 2022 Page4 these standards the Nonconforming Ordinance, CMC Chapter 21.48, applies to the proposed development and should be reviewed to ensure that any nonconforming elements can be maintained with the proposed development and whether a nonconforming construction permit is required: a. b. Height: i. The maximum height in the V-C district is 45 feet and 4 stories. Please provide elevations showing the height of the building from existing or proposed grade (whichever is lower) to the top of the structures. ii. This property is located within the boundaries of the use restriction area identified on Figure 2-2 of the Village and Barrio Master Plan. Therefore, a ground floor wall plate height shall be a minimum of 14 feet. This height shall be measured from the finished floor to the top plate of the ground floor or, where there is no "plate", to the bottom of the floor structure of the second floor. Please provide elevations indicating the ground floor wall plate height to show compliance. Setbacks. The following setbacks apply to the development: i. Front/Corner Setbacks (front yard/street side yard): Minimum of O feet; maximum of 5 feet to building (at the ground floor) measured from the property lines fronting Roosevelt Street and Beech Street. ii. Side Yard Setbacks: 0 feet from south or west property line. iii. Rear Yard Setback: 0 feet from south or west property line. Please provide a plot plan with all setbacks indicated to show compliance. C. Building Form and Massing. i. Utilize details such as wall surfaces constructed with patterns, changes in materials, building pop-outs, columns, and recessed areas to create shadow patterns and depth on the wall surface. The project design currently complies with this requirement. ii. Utilize accent materials to highlight building features and provide visual interest. Accent materials may include any of the following: wood, glass, glass block (transom), tile, brick, concrete, stone, awnings, plaster (smooth or textured). The project design currently complies with this requirement. iii. Use building materials and finishes that are true to the structure's architectural style. The project design currently complies with this requirement. PRE 2022-0031 (DEV 2022-0113) -BEECH HOUSE August 2, 2022 Page 5 d. iv. Generally, use no more than three different materials on exterior wall surfaces. While certain styles may successfully incorporate multiple surface materials, caution must be used as too many materials can result in a less than aesthetically pleasing building. The project design currently complies with this requirement. v. Ensure material changes occur at intersecting planes, preferably at inside corners of changing wall planes or where architectural elements intersect, such as a chimney, pilaster, or projection. The project design currently complies with this requirement. vi. Utilize light and.neutral base colors. Generally muted color schemes will promote visual unity and allow awnings, window displays, signs and landscaping to be given proper emphasis. The project design currently complies with this requirement. vii. Ensure lighting is architecturally compatible with the building. The project design currently complies with this requirement. viii. Ensure that the main entrance to a building is clearly identifiable and unique, as it is the primary point of arrival and should be treated with significance. The project design currently complies with this requirement. ix. Window type, material, shape, and proportion should complement the architectural style of the building. The project design currently complies with this requirement. x. Utilize recessed windows where appropriate to the architectural style, to provide depth. The project design currently complies with this requirement. Ground Floor Street Frontage Uses. i. This property is within the use-restriction area identified on Figure 2-2 of the Village and Barrio Master Plan. New ground floor street frontage uses permitted within the use restriction area must occupy more than one-half of the habitable space developed on the ground floor and shall span at least 80 percent of the building frontage. ii. Up to 20 percent of a building frontage may be used for a lobby or entryway to uses above or behind ground floor street frontage uses iii. If a cafe is included in the final design and the structure is determined not to be historically significant pursuant to CEQA, please consider remodeling the building to add a private outdoor cafe no larger than 400 SF to activate the building frontage(s). PRE 2022-0031 (DEV 2022-0113) -BEECH HOUSE August 2, 2022 Page 6 Please provide floor plans and calculations of each use to show how the project complies. 9. Area Wide Standards. Pursuant to Village and Barrio Master Plan section 2.6, the project should comply with the following area wide standards: 9. a. Roof mounted mechanical 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. Please note, the project will be conditioned to screen all roof mounted mechanical equipment. Proposed screening should be shown on the elevations and roof plans for the CUP. b. The ground-floor fa~ade for retail uses adjacent to a public street shall maintain a minimum of 45% glazing. Fa~ade shall be measured from plate height to finish floor. Please ensure the project will comply with this requirement. c. Transparent or translucent glazing is required on the ground-floor fa~ade of a commercial or retail use facing a public street. Opaque, reflective, or dark tinted glass is not permitted. Please ensure the project will comply with this requirement. d. The bottom of any window or product display window shall not be more than 3.5 feet above the adjacent sidewalk. Please provide measurements on the elevations to show how the project complies with this requirement. If the windows on the first floor are higher than 3.5 feet above the adjacent sidewalk, the window openings must be extended. e. Window stickers or exterior window treatments that obstruct interior building views at the street level are prohibited (except for allowable window signs). Parking. a. Please provide a parking table that provides a breakdown of required parking for all land uses. Parking shall be calculated as follows. i. Hotel: 1 parking space per guest room ii. Cafe (restaurant): 1 space per 170 square feet iii. Retail/Commercial Business: 1 space per 415 square feet b. Provide a count of all parking spaces on the subject parcel to show enough parking will exist to accommodate all uses. c. Pursuant to Village and Barrio Master Plan Table 2-4, when converting a building that is existing as of the Master Plan's adoption to a new use, if the new use has a higher PRE 2022-0031 (DEV 2022-0113) -BEECH HOUSE August 2, 2022 Page 7 10. 11. parking requirement than the existing use, 50% of the additional parking based on the higher parking requirement shall be provided. SDG&E Transformer and Air Conditioning Units. No information is provided regarding whether a transformer will be required or is proposed. If a transformer is not required, please submit correspondence from SDG&E confirming that one is not required. If it is required, please locate the SDG&E transformer outside of the front yard setback. Landscaping shall be provided to screen the transformer from the street. Please also show any air conditioning units proposed on the roof plan. These shall also be screened from the public street. Title Report. Please provide a title report for the project site. The title report must be dated within the last 6 months. 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 on line at www.carlsbadca.gov. 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 comments: 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 found on the city's Engineering Applications & Forms web page. If the project will add and/or replace impervious area, it will be defined as a Standard Project and will be 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 (Form E-36). The checklist can also be found on the city's website. If the project is determined to be a Standard Project, it will also be subject to trash capture requirements. 2. Provide a preliminary title report. Show all easements listed in the title report on the site plan. 3. Show existing and proposed sewer lateral, water service, water meter, and backflow prevente'r. Propose upgrades as needed. 4. Provide the trip generation associated with the existing and proposed uses. If the net ADT associated with the project is greater than 110 or the net peak hour trips is greater than 11 trips, the project will be subject to preparing a local mobility analysis per the City of Carlsbad Transportation Impact Analysis Guidelines. Prior to acceptance or review of a local mobility analysis, a scoping agreement is required to be approved by city staff. Contact Nick Gorman at nick.gorman@carlsbadca.gov for further assistance regarding local mobility analysis requirements. If the net trip generation is below the indicated thresholds, it may be shown in a table on the plan set rather than via separate report. 5. Submit a vehicle miles traveled analysis. Evaluation of transportation impacts is required to PRE 2022-0031 (DEV 2022-0113) -BEECH HOUSE August 2, 2022 Page 8 support the project's CEQA determination. 6. Complete the city's Climate Action Plan Consistency Checklist to determine if the project will be subject to complying with the Transportation Demand Management Ordinance. Fire: 1. This project will be considered a change of occupancy from R-2 to R-1. The project will need to comply with all fire and building code regulations for R-1 Hotel/motels. 2. NFPA 13 Fire Sprinklers are required throughout the entire structure for all hotels. 3. The project will be required to install an automatic fire alarm system throughout, including smoke detection in accordance with NFPA 72 and the California Fire Code. Building: The Building Division has no comments at this time regarding this latest submittal for conceptual plan review. The following comments are provided courtesy of the Building Division and will need to be clearly detailed in your final design prior to submitting for building permit construction plan review. 1. This design will require an accessible route to the second-floor hotel rooms. *Facilities and accommodations normally sought and used by the public need to be accessible too and usable by persons with disabilities. 2. The hotel rooms will need to be designed by 2019 CBC Chapter 11B section 224. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Lauren Yzaguirre at the number below. You may also contact each department individually as follows: • Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634 • Land Development Engineering: Jennifer Horodyski, Project Engineer, at (442) 339-2747 • Fire Department: Randy Metz, Fire Marshal, at (442) 339-2661 • Building Division: Jason Pasiut, Building Official, at (442) 339-2788 Sincerely, [rrJG ERIC LARDY, AICP City Planner PRE 2022-0031 (DEV 2022-0113) -BEECH HOUSE August 2, 2022 Page 9 EL:LY:JC c: Fabric 2727 Roosevelt, LLC, 2659 State Street Suite 100, Carlsbad CA 92008 Nichole Fine, Project Engineer Randy Metz, Fire Prevention Jason Pasiut, Building Division File Copy Data Entry/Laserfiche