HomeMy WebLinkAboutPRE 2022-0037; MADISON MIXED USE; Admin Decision LetterAugust 15, 2022
Kirk Moelller
KM Architects, Inc.
2888 Loker Ave E, Suite 220
Carlsbad, CA 92010
8FllE COPY
SUBJECT: PRE 2022-0037 (DEV2022-0130) -MADISON MIXED USE
APN: 203-304-16-00
CCityof
Carlsbad
Thank you for submitting a preliminary review for a mixed-use project proposed at 2945 Madison Street.
The project site, an approximately 7,000-square-foot lot, currently is developed with a multi-family
residence. The project proposes the construction of a new four-story mixed-use building with a
restaurant/retail space and parking on the ground floor and five residential units above.
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 Barrio (V-B), 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
d. The property is in the Village-Barrio Segment 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 applications:
a. Tentative Tract Map (CT) for subdividing the property into five or more condominium/ownership
units)
b. Site Development Plan (for buildings exceeding 5,000 square feet)
c. Conditional Use Permit (only if required by certain proposed commercial uses per Table 2-1 in
Section 2.3 and Section 2.6.8 in the VBMP).
Community Development Department
Planning Division \ 1635 Faraday Avenue Carlsbad, CA 92008-7314 \ 442-339-2600 www.carlsbadca.gov
PRE 2022-0037 (DEV2022-0130) -MADISON MIXED USE
August 15, 2022
Page 2
d. Coastal Development Permit (CDP) for development in the Coastal Zone.
The Tentative Tract Map, Site Development Plan, Conditional Use Permit, and Coastal Development
Permit applications must be submitted to the city concurrently. The City Council will be the final
decision maker.
3. Per Section 2.6.6(A)(3) of the VBMP, parking requirement calculations resulting in a fraction of 0.5
shall be rounded up. Therefore, 5 residential units require 8 parking spaces (5 units x 1.5 spaces/unit)
= 7.5 or 8 spaces). The number of parking spaces required for the proposed restaurant component
will depend on the type of restaurant use that is proposed and is subject to Table 2-3 in Section 2.6.6
of the VBMP. These may include restaurant (1 space per 170), delicatessen (1 space per 300), fast
food (1 space per 240), or limited take-out (1 space per 300).
4. The proposed parking lift configuration can be supported by staff as proposed within individual
garages and provided the garages have sufficient vertical clearance to accommodate two typical full-
size vehicles. Additional lift details will be required at application submittal.
5. Parking in Lieu requests are subject to Table 2-4 of Section 2.6.6 of the VBMP. Staff is supportive of
the request to provide the commercial parking through the parking in lieu fee program as permitted
by the VBMP.
6. The maximum allowed front setback is five feet. Additional depth is permitted in certain situations
per Section 2.7.1(A)(1) of the VBMP. The plans do not provide adequate information for planning staff
to make a recommendation on whether additional setback depth can be supported. Staff will
evaluate the additional setback request upon formal application of detailed plans. Please note that
the bicycles parked in bicycle racks should not interfere with pedestrian access to the residential
lobby.
7. Per Section 2.7.1(G)(1) of the VBMP, the maximum allowed structure height is 45 feet and four stories.
8. Per Section 2.7.1(G)(2) of the VBMP, the ground-floor plate height for the commercial units along
Madison Street shall be a minimum height of 14 feet.
9. 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.
10. Per Section 2.7.1(1)(1) of the VBMP, the ground floor commercial uses shall span at least 80 percent
of the building frontage. ·
11. Per Section 4.3.5 of the VBMP, transformers and other utilities should be placed in alleys or locations
away from sidewalks and pedestrian activities. Transformers and other utility equipment are required
to be screened with landscaping or located within a utility room, preferably out of public view.
12. The project proposes five dwelling units on a 0.16-acre lot, which results in a density of 31.25 dwelling
units per acre (du/ac). Per Section 2.5 of the VBMP, mixed-use projects in the VC district have a
PRE 2022-0037 {DEV2022-0130) -MADISON MIXED USE
August 15, 2022
Page 3
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).
13. Please refer to Section 2.8 of the VBMP for Area-Wide Design Guidelines. A detailed evaluation of the
project's compliance with these design guidelines will occur during review of the formal project
application submittal.
14. The existing residential structure is over 45 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:
https://www .ca rlsbadca .gov /home/showpublisheddocument/254/637 425976516870000
15. 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:
https://records.carlsbadca.gov/Weblink/DocView.aspx?id=5156829&dbid=0&repo=CityofCarlsbad&
cr=l
Form P-21:
https://www.carlsbadca.gov/home/showpublisheddocument/452/637843403622900000
16. 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 sections, 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.
17. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process for
housing projects. It is not mandatory unless applicants seek the vesting and processing benefits
offered under SB 330. Participation in the SB 330 streamline process would occur first, followed by
the formal development application process required under Government Code (Gov. Code)§§ 65940,
65941, 65941.5, and Carlsbad Municipal Code (CMC) § 21.42.050. Acceptance by the city of a
complete SB 330 Streamline Application (Form P-32) and fee will vest the project for 180 days in
accordance with the ordinances, policies and standards in effect at the time the SB 330 Application is
accepted.
18. Per the 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
PRE 2022-0037 (DEV2022-0130) -MADISON MIXED USE
August 15, 2022
Page 4
occupied by low-income households. The formal submittal of the project will need to include
documentation regarding any existing "protected units."
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 requir~ments 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:ljwww.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.
APPLICANT QUESTIONS:
1. Please confirm if proposed parking lift configuration can be supported by staff per VBMP Table 2-4.
Please refer to item 4 above.
2. Please confirm if commercial parking in lieu fee spaces are currently available for this project.
Please refer to item 5 above.
Land Development Engineering:
1. Complete a Stormwater 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 is located on the
City of Carlsbad website.
Since the impervious area appears to be more than 5,000 square feet and this project supports a
restaurant, a preliminary review suggests that this project is a Priority Development Project (PDP).
The post construction stormwater treatment BMPs shall be designed per the City of Carlsbad BMP
Manual and shown on the conceptual grading plans with the discretionary application.
2. Provide a summary of impervious area on the site plan. Clarify the material of the outdoor
commercial patio area. If the intent is for this area to be pervious, provide the geotechnical
recommendations to support structural support on three sides and the infiltration properties of
the underlying soil.
PRE 2022-0037 (DEV2022-0130) -MADISON MIXED USE
August 15, 2022
Page 5
3. Prepare a Storm Water Management Plan utilizing the stormwater template E-35 on the City of
Carlsbad website this project is subject to water quality. This project is exempt from the
hydromodification criteria based on Hydromodification Exemption Analyses for Select Carlsbad
Watersheds by Wayne Chang dated September 17, 2015.
4. This project is subject to the City of Carlsbad trash capture requirements for the entire property.
Incorporate trash capture measures and calculations into the preliminary Storm Water
Management Plan.
5. Provide the average daily traffic (ADT) generated by the project for the existing and proposed
conditions. Also, include peak hour rate calculations for the existing and proposed condition.
Based on this information, this project may be subject to preparing a transportation impact
analysis per the City of Carlsbad Transportation Impact Analysis Guidelines. Prior to acceptance
or review of a transportation impact analysis, a scoping agreement is required to be approved by
city staff. Contact Nick Gorman at Nick.Gorman@carlsbadca.gov for further assistance regarding
transportation impact analysis requirements.
6. Submit a Climate Action Plan (CAP) checklist, form P-30 to demonstrate that this project is in
compliance with CAP. If applicable per checklist, include a Transportation Demand Management
(TOM) Plan and Greenhouse Gas (GHG) Analysis with discretionary application. Delineate all
electric vehicle (EV) and EV capable parking spaces on the site plan.
7. A vehicle miles traveled (VMT) analysis may be required. Applicability of the requirement will be
evaluated based on the project's environmental determination. Refer to the city's VMT guidelines
which is available on the city's website. If a VMT analysis is required, two copies shall be submitted
at the time of the discretionary application.
8. Provide a preliminary title report within 6 months of the application date, with current owner.
Label and annotate all existing easements affecting the property on the site plan.
9. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards. The remedial quantities shall be determined by the recommendations of a geotechnical
engineer. Per CMC15.16.060 it is anticipated that this project will require a grading permit and
grading plan.
10. Provide a conceptual grading plan, delineate existing and proposed contours, spot elevations and
the method for draining the facilities around the proposed building and the parking lift per GS-15
and CBC1804.4. Provide finish floor and pad elevations.
11. Call out any retaining walls that will be utilized on the project site and show top of wall, bottom
of wall elevations. Indicate maximum height of retaining wall, show footing and remedial
excavation required in cross sections.
12. If stem walls or extended footings are incorporated into the building line, show on the grading
plan along with the depth retaining.
PRE 2022-0037 (DEV2022-0130) -MADISON MIXED USE
August 15, 2022
Page 6
13. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows.
14. Provide a geotechnical report to support the proposed development, including soil type,
excavation requirements and any recommendations regarding BMPs.
15. Provide a legal description of the property and any chain of title documentation, specifically the
earliest grant deed conveyed with the current legal description. A certificate of compliance for
lot legality may be required.
16. Provide bearing and distance for all property lines shown.
17. Provide a typical street cross section for Madison Street and the Alley indicating right-of-way
width. A preliminary review suggests that additional right-of-way is not required on this project.
18. Show all existing utilities: water, sewer, storm drain, gas and electrical mains in Madison Street
and laterals affecting the property.
19. The existing water service will need to be removed and replaced to support this development
with a new PVC tee at the main. A master meter may be allowed for the condominiums and
restaurant, coordinate with Carlsbad Municipal Water District with the discretionary application.
The proposed water service and meter will require a backflow preventer.
20. Provide the water and sewer demand for this project per the City of Carlsbad Engineering
standards.
21. Show the grease interceptor required for the restaurant on the sewer line. Show proposed sewer
laterals to support the restaurant and condominiums.
22. Show existing topographic information within 15 feet of the property line, including fences, walls,
structures, trees, contours, and existing utilities.
23. It appears that the trees along the property frontage at Madison Street are within the City of
Carlsbad tree inventory. Removal of any of these trees will require approval per CMCll.12.090,
show the existing trees and the disposition.
24. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties, show existing ground, fences and existing adjacent structures. Also show proposed
improvements and any remedial excavation required.
25. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard
Volume 1, Chapter 2 and NAD83 state plane coordinates for horizontal control of CAD files.
26. Provide AASHTO P-Vehicle turning movement out of parking lift 1-2 to ensure line of sight with
existing retaining wall.
PRE 2022-0037 (DEV2022-0130) -MADISON MIXED USE
August 15, 2022
Pa e 7
27. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application, when a more complete design of the project is provided.
Building:
The Building Division has no comments at this time regarding the 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 project consists of more than three dwelling units and may be subject to CBC Chapter llA
accessibility requirements and other/ Federal accessibility requirements depending on the funding
source(s). (Government funding will trigger HUD section 508 accessibility requirements).
2. Funding sources such as CTAC may trigger additional accessibility requirements. Please list those
additional requirements, if applicable, in chart form on the cover sheet.
3. Clearly define these dwelling as apartments or condominiums in order for the plan review process to
determine accessibility requirements.
4. This building is considered an elevator building for accessibility plan review purposes.
5. Show details for airborne and structure borne sound transmission compliance with CBC section 1206
for the walls separating the new ADU from the main dwelling.
6. Clearly detail the installation of the kitchen hood/ duct system which will appear to extend through
residential occupancies and across rated floors.
7. This project will trigger Carlsbad Climate Action Plan compliance for the following:
a. New residential required to comply with sections lB, 2B, 3B, 4A.
b. New commercial required to comply with sections lB, 2B, 3B, 4B, 5.
c. Clearly details these separate requirements on the plans.
d. NOTE: This building will be considered a high-rise building for Energy Code CAP plan review
purposes.
PRE 2022-0037 (DEV2022-0130) -MADISON MIXED USE
August 15, 2022
Page 8
All necessary application forms, submittal requirements, and fee information are avail.able at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
https:ljwww.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.
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 (442) 339-2629
• Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744
• Building Division: Jason Pasiut, Building Official, at (442) 339-2788
• Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661
Sincerely,
ERIC LARDY
City Planner
EL:ED:JC
Attachments: Land Development Engineering Redlines
c: John Gordon, Trustee for the Gordon Family Trust, 6741 Mallee St., Carlsbad, CA 92011
Nichole Fine, Project Engineer
Fire Prevention
Laserfiche/File Copy
Data Entry