HomeMy WebLinkAboutPRE 2023-0036; FAIRFIELD APARTMENT HOMES AT BRESSI; Admin Decision LetterSeptember 1, 2023
Shon Finch
Fairfield Gateway Road LLC
5355 Mia Sorrento Place
San Diego, CA 92121
{"Cityof
Carlsbad
BFILE COPY
SUBJECT: PRE 2023-0036 (DEV2022-0186) -FAIRFIELD APARTMENT HOMES AT BRESSI
APN: 213-263-19-00, 213-263-20-00
Thank you for submitting a preliminary review application to construct a 60-foot-tall, four and five-story,
320-unit, residential apartment building in Planning Area 5 of the Bressi Ranch Master Plan, MP 178(K).
Architectural projections up to 73'-6" are proposed for the elevator towers. A total of 580 parking spaces
are proposed within a six-level, at-grade parking garage. The project site, an approximately 5.33-acre site
comprised of two legal lots (Lots 11 and 12 of CT 05-09), is located on the southwest corner of Palomar
Airport Road and Gateway Road and east of El Fuerte Street. Primary access to the building is proposed
mid-block, along the eastern segment of Gateway Road. Secondary access to the parking garage is
proposed off the southern segment of Gateway Road. The site is currently pad-graded with the exception
of a small detention basin located adjacent to Gateway Road on the south side of the lot. Street
improvements include curb, gutter, sidewalk, street trees, and groundcover along Gateway Road.
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:,1>olicies, 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. The current General Plan and zoning designations for the properties are as follows:
a. General Plan: Planned Industrial (Pl};
b. Zoning: Planned Community (P-C} -(Zoned Planned Industrial (P-M) within the Bressi
Ranch Master Plan); and
c. Bressi Ranch Master Plan, MP 178K.
2. The project is site is identified as Potential Housing Site No. 11 ("Bressi Ranch Gateway Road
Industrial Parcels") in the city's Housing Element. The site is currently being studied as part of an
Environmental Impact Report to change the General Plan and Zoning land use designations on a
number of properties to comply with the state's Regional Housing Needs Assessment (RHNA).
Specifically, the city is studying a proposal to change the General Plan Land Use designation at the
subject site from Planned Industrial (Pl} to Residential, 37.5 to 40 dwelling units per acre (R-40).
Community Development Department
Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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The preliminary review submitted assumes the land use change will be approved. The anticipated
hearing c;la,t~s,for the land use changes are fall and winter of 2023. If the land use change is
approved, the following permits will be required:
a. Site Development Plan
b. Lot Line Adjustment to merge the properties. The lot merger will be a condition of
approval for the project. The lot merger requires the approval of the City Engineer
Bressi Ranch Master Plan. The rezoning program includes an amendment to the Master Plan MP
178(K) to address the increase in the number of units associated with the rezone. It is not adding
the units factoring in the requested density bonus. An evaluation of the Master Plan with the
proposed project will be needed to determine if there are other changes that need to occur. If a
Master Plan Amendment is required, approval from the Planning Commission and City Council
may be required.
Environmental Review. Please be advised the additional units requested as part of the density
bonus are not being studied as part of the city's EIR for the housing element sites. The potential
environmental impacts associated with the increase in units will need to be studied as part of the
proposed project. A subsequent CEQA evaluation will need to be prepared for the project to
determine if it can rely upon the city's EIR subject to the findings in CEQA Guidelines 15162
through 15168 or if other CEQA findings or exemptions could apply. The applicant will be
responsible for enlisting the services of a qualified environmental consulting firm to prepare this
document for city review.
3. As part of the Housing Plan Update, the city is proposing changes to the Residential Density-
Multiple (RD-M) Zone. Please see link below for a draft of the changes. Please note the analysis
provided in the subject preliminary review is based on the current development standards. If the
changes proposed to the RD-M zone are approved and the project is required (or proposes) to
rely on the RD-M standards, the required setbacks and building height may change.
https://www.carlsbadca.gov/home/showpublisheddocument/14356/638249361476281335
In addition, as part of the Housing Plan Update, please note the city will also be amending the
Bressi Ranch Master Plan to account for the land use changes as well as the increase in units. The
draft is not currently available for public review. Please note the increase in units will only address
the maximum units allowed under the new residential land use designations and will not include
any units added as· part of a density bonus requests.
4. Density/Density Bonus. If the proposal to change the General Plan Land Use designation from Pl
to R-40 is approved, the following is a summary of the calculation for the base number of units
that could be permitted within the density range of 37.5 to 40 dwelling units per acre:
Base Unit Range for 5.33-acre parcel in R-40 Zone: 200-214 dwelling units:
Minimum density= 37.5 du/ac:
37.5 x 5.33 = 199.8; rounds up to 200 dwelling units
Maximum density= 40 du/ac:
40 x 5.33 = 213.12; rounds up to 214 dwelling units
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Density Bonus (DB)
The project proposes 320 units and includes a request for a 50% density bonus (213 base units x
1.5 = 319.5 or 320 units).
lnclusionary Housing Requirement
Per CMC Section 21.86.030 of the city's Density Bonus Ordinance (and CMC Section 21.85.050 of
lnclusionary Housing Ordinance):
All housing development projects are subject to Chapter 21.85-lnclusionary Housing, including
projects that also qualify for a density bonus under this chapter. The affordable housing
requirements of the two chapters are not cumulative. If an applicant seeks to construct affordable
housing to qualify for a density bonus in accordance with the provisions of this chapter, those
affordable dwelling units provided to meet the inclusionary requirement established pursuant to
Chapter 21.85 of this title shall also be counted toward satisfying the density bonus requirements
of this chapter. For projects that qualify for a density bonus, the inclusionary housing requirement
shall be based on the total residential units approved for the project, including any density bonus
dwelling units awarded pursuant to this chapter.
Please see examples in the table below highlighting how the inclusionary housing requirements
can be satisfied with a 50% DB. The inclusionary unit count in bold will be the requirement for
inclusionary units (i.e., the higher of the two numbers between DB or the city's inclusionary
housing requirement).
,,, ·--. Very Low Income Low Income Option ..,, Blended Option (DB uriits at
Option VL, Inc units at L)
Base units at 5.33 X 40 = 213.2 214 214
40 du/ac Rounds up to 214
50% DB 214 X 0.5 = 107 107 107
Total Units , 214 + -107 = 321 321 , 321 '\,
w/DB ,, -·· Density 15% X 214 = 32.10 24% X 214 = 51.36 15% X 214 = 32.1
Bonus (rounds up to 33) (rounds up to 52) (rounds up to 33)
inclusionary
requirement
Carlsbad 12.5% X 321 = 40.13 15% X 321 = 48.15 15% X 321 = 48.15
Municipal (rounds down to (rounds down to 48 but DB (rounds down to 48)
Code 40) requirement is higher)
inclusionary (33 units@ VL, 15 units@ L)
requirement
(includes
base units
and DB units)
Therefore, depending on which income option is selected, a total of a 40, 48 or 52 inclusionary
housing units will be required for a 50% DB. In addition, pursuant to Civic Section 21.85.010.A.2,
at least ten percent of the inclusionary units shall have three bedrooms. The current project
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proposes 29 three-bedroom units. As currently designed, the project complies with this standard.
In addition, the inclusionary units shall be constructed concurrently with market-rate units and
the mix of number of bedrooms in the affordable dwelling units shall be commensurate with the
market rate units.
Density Bonus Incentives/Concessions and Waivers. Pursuant to State Density Bonus law, the
number of incentives and concessions that can be requested by a developer varies by the amount
and type of reserved affordable housing units being proposed. Please see the table below for
some examples of how many incentives could be granted based on the level and percentage of
affordability.
Income % of Reserved Units
Very Low 5% 10% 15% 80%ormore
Low 10% 17% 24% 80%ormore
Moderate 10% 20% 30% 20%maximum
Senior .. n/a n/a n/a n/a
ln¢entives 1 2 3 4*
•ro qualify for 4 lricentives, a project must teserve at least 8°" or the units
for lower Income households (very low, low, or combination thereof). The
remaining 2°" may be reserved for moderate Income households.
0 Senior pto]ects with no affordable housl11g are not entitled to lncenllve.s.
As part of the request for incentives or concessions, the city requires applicants to provide
reasonable documentation to show that any requested incentive will result in identifiable and
actual cost reductions to provide for affordable housing costs or rents (CMC 21.86.0S0A.5). The
city must grant a requested incentive or concession unless it finds the following:
a. The concession or incentive does not result in identifiable and actual cost reductions to
provide for affordable housing costs or rents.
b. Granting the concession or incentive would have a specific adverse impact on public
health or safety or on property listed on the California historical register, which cannot be
mitigated, or would be contrary to state or federal law
In addition, waivers or a reduction of a development standards may be granted if a developer
provides reasonable documentation showing that the City's standards would physically preclude
the allowed densities and incentives.
Please refer to the link below for the city's State Density Bonus Law Informational Bulletin, IB-
112:
https://www.carlsbadca.gov/home/showpublisheddocument/8169/637744794162930000
Please refer to the link below for the Density Bonus Supplemental Checklist, P-l(H):
https://www.carlsbadca.gov/home/showpublisheddocument/450/637843404170270000
5. Draft City-Wide Objective Design Standards (ODS). The City Council approved city-wide objective
design standards on August 29th (2nd reading in September; effective 30 days after 2nd reading).
The proposed project will be subject to the city-wide ODS. Please see link below for reference
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and revise the project design as appropriate. Please note, if the project does not comply with the
new standards, additional incentive, concessions or waivers will need to be requested.
City-wide ODS:
https://www.carlsbadca.gov/home/showpublisheddocument/13768/638201047511900000
Listed below are some of the requirements in which the project may not comply. Please note, this
list is not all-inclusive. Please include a detailed analysis ofthe project's compliance with the ODS
with the project submittal.
a. Section 2-Passenger Pickup and Drop-off Location. Projects with 50 or more units shall
provide at least one pick-up and drop-off location located within 100 feet of a common
recreational space (such as a community clubhouse or pool}, or located within 100 feet
of a vehicular access point. The passenger loading space shall be at least the size of a
standard parking space and shall be clearly marked and visible from an entry driveway
(access point} into the site. Pick-up and drop-off locations shall incorporate a minimum of
one bench and one shade structure.
b. Section 2-Private Open Space. For any deck or balcony provided, the minimum
dimension shall be 6' wide x 6' deep. Screening shall be constructed with limited openings
to provide a minimum of 85 percent surface area screening (measured from the finished
floor of the private recreational space to the top of the railing, fencing, or walls}.
c. Section 2 -Landscaping.
Landscape Buffer. A landscape buffer a of minimum five feet shall be located adjacent to
all ground-level residential spaces to provide additional privacy and security for residents.
The buffer shall be planted with dense evergreen shrubs which grow to or are maintained
at a maximum height of four feet.
Pedestrian Walkways. Pedestrian walkways shall be flanked on both sides with
landscaping, including, groundcover, and shrubs a maximum of four feet in height. A tree
shall be provided on either side of the walkway at a minimum of every 50feet of walkway
length. Regular alternating intervals of trees on both sides of all walkways may be
provided where there is sufficient space to promote healthy tree growth and avoid root
damage to adjacent hardscape elements.
d. Section 3-Building Form and Massing.
Building Form and Hierarchy. Buildings greater than two stories shall be designed to
differentiate a defined base; a middle or body; and a top, cornice, or parapet cap.
Buildings two stories or less shall include a defined base and top. The "base" and "top"
each shall not exceed two stories in height. This effect shall be achieved through at least
two of the following for all buildings: a. Color, texture, or material changes. b. Variations,
projections, or reveals in the wall plane. c. Variations in fenestration size or pattern. d.
Decorative architectural details such as cornices and columns, or arcades.
Wall Plane Variation.
Building fac;ades visible from the primary street shall not extend horizontally more than
40 feet in length without a two-foot variation in depth in the wall plane. Building
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e.
entrances, unit entrances, upper-story setbacks, and projections such as stoops, porches,
bays, overhangs, fireplaces, and trellises count towards this requirement. a. Upper Floor
Area Reduction. The floor area for upper floors shall be a maximum of 90% of the ground
floor area. The upper floor area shall not protrude over the first floor along the street
frontage more than five feet. b. Horizontal Articulation. Walls visible from a public right-
of-way shall not run in a continuous horizontal plane for more than 40 feet without
incorporating articulating features such as glazing, overhangs, cornices, canopies,
columns, pilasters, trellises, arches, or clearly defined projecting or recessed architectural
elements.
Corner Buildings.
Corner buildings greater than two stories shall include one or more of the following
features on both facades: a. An entry to ground-floor commercial uses or a primary
building entrance located within 25 feet of the corner of the building. b. A different
material application, color, or fenestration pattern of windows and doors from the rest of
the fac;:ade located within 40 feet of the corner of the building. c. A change in height of at
least 5 feet (taller or shorter) compared to the height of the abutting fac;:ade, located
within 40 feet of the corner of the building.
Roofline Variation.
Roof lines shall not extend horizontally more than 40 feet in length without at least one
prominent change as described below: a. Provide variation in roof form, such as hipped,
gable, shed, flat, and mansard. b. Provide variation in architectural elements, such as
parapets, varying cornices, chimneys, and reveals. c. Provide variation of roof height of at
least 18 inches (as measured from the highest point of each roof line).
Flat Roofs and Parapets.
Parapets shall be provided around the perimeter of a flat roof. a. Rooftop equipment shall
be located a minimum of five feet away from any roof edge and parapet adjacent to a
public right-of-way. b. Interior side of parapet walls shall not be visible from a common
recreational space or public right-of-way. c. Parapets shall be capped with precast
treatment, continuous banding, projecting cornices, dentils, or similar edge treatment.
Building and Unit Entrances.
Entrances for buildings and individual units shall incorporate architectural treatments
e.g., feature window details, towers, decorative veneer or siding, porches, stoops) and/or
changes in roof line or wall planes. Common building entrances shall include weather
protection that is a minimum 6 feet wide and 4 feet deep by recessing the entrance, or
providing an awning or similar weather protection element. Common building entrances
shall provide a minimum of 40 square feet of decorative and accent paving that contrast
in color and texture from the adjacent pedestrian walkway paving.
f. Windows and Doors.
Window Treatment. Windows shall either be recessed at least two inches from the plane
of the surrounding exterior wall, or shall have a trim or windowsill at least two and a half
inches in depth. a. Windows Facing a Public Street or Common Recreational Spaces.
Windows within 40 feet of public right-of-way or common recreational spaces shall
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feature enhanced window treatments, such as decorative lintels, trim, shutters, awnings,
and/or trellises.
6. Setbacks. Please submit a setback exhibit with the project submittal detailing required/proposed
setbacks and any requested modifications/waivers. The setbacks for the subject
property/development will be established as part of the Major Master Plan Amendment. The
proposed setbacks should be generally consistent with the development standards for the multi-
family land uses/Planning Areas for MP 178{K). Please be advised, if the RD-M building height
standards are applied to the proposed project, the setbacks will need to be greater than the RO-
M setbacks to account for the increased building height. If the building height is proposed at 73
feet, for instance, the setbacks will need to be increased by approximately 7.1 feet. Please refer
to Comment No. 7 for additional information.
The summary submitted with the preliminary review indicates the following setbacks are
proposed:
a. North (Palomar Airport Road): 54'-3" proposed. If the fitness center and restrooms on the
roof are included in the design, the setbacks will need to be further increased. Staff is
supportive of at least a SO-foot setback off Palomar Airport Road as it complies with MP
178{K). Please ensure this area is fully landscaped with fast-growing, tall specimen trees. All
landscaping shall comply with the requirements of the Bressi Ranch Master Plan.
b. South (Gateway Road): 21'-8" proposed.
c. East: (Gateway Road): 14'-6" proposed.
d. West (side property line shared with Pizza Port): 15'-ll" proposed. Please provide
additional screening trees along the entire extent of the western property line.
7. Parking. The project description and plans submitted with the application indicate 1.5 parking
spaces per unit or a total of 580 spaces will be provided. Pursuant to MP 178{K), the parking shall
comply with Chapter 21.44, Parking Ordinance, of the Carlsbad Municipal Code. As a density
bonus is proposed, current density bonus law supersedes the Parking Ordinance. Per state
density bonus law, no more than one parking space can be required for studios and one-bedroom
units and no more than 1.5 spaces can be required two or three-bedroom units. The project plans
provide the following breakdown for the types of units:
Unit type:
Studio units: none
One-bedroom units: 176
Two-bedroom units: 115
Three-bedroom units: 29
Parking required:
176 x 1 space per unit= 176 spaces
115 x 1.5 spaces per unit= 173 spaces
29 x 1.5 spaces per unit= 43.5 or 44 spaces
TOTAL SPACES REQUIRED= 393
A total of 393 parking spaces are required and a total of 580 are proposed. Therefore, the
preliminary design currently complies with the minimum number of parking spaces required per
current density bonus law. A detailed parking analysis will be completed once the application is
submitted.
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8.
Parking dimension in a parking structure. Pursuant to CMC Section 21.44.060, Table D, the
minimum dimension for parking stalls in a parking garage are 8.5 feet x 20 feet, exclusive of
supporting columns/posts. In addition, a back-up distance of 24 feet and 5-foot turning bump-
out is required at the end of a stall series (i.e., dead end). Please also ensure an area is striped for
"No Parking" to allow room for cars to pull-into and safely back-up and turn-around. With the
project submittal, please demonstrate compliance with these standards.
Building Height. Planning Areas PA 15 and PA 16 of MP 178(K) have a General Plan Land Use
designation of Residential High or R-23 and are subject to the development standards of the RO-
M zone (CMC Chapter 21.24). Pursuant to CMC Section 21.24.030, no building shall exceed a
height of 35 feet. In addition, pursuant to CMC Section 21.24.080, for any structure above 35 feet
which has had its height increased by approval of specific plan, the setbacks shall be increased at
a ratio of one and one-half additional foot horizontally for each eight feet of vertical construction.
Planning staff recommends the amendment to MP 178(K) include the same standards as PA 15
and 16, including the 35-foot maximum building height.
Please note the proposed restrooms and enclosed fitness center on the roof, preliminarily
proposed at a height of approximately 71 feet, are not allowable architectural projections.
Therefore, the structures are required to be included/considered as part of the overall building
height. To reduce building height and limit the visual impacts, staff strongly recommends removal
of these features on the roof. If however they remain as part of the design, the setbacks shall be
accordingly increased pursuant to CMC Section 21.24.080.
Further, since the proposed building height exceeds 35 feet, an incentive/concession will need to
be requested as part of the density bonus request. An additional incentive, concession or waiver
may need to be requested for reduced setbacks.
9. Photo Simulations. Once the application is submitted and all design-related issues have been
resolved, photo simulations will be required to assess the visual impacts as viewed from various
vantage points, including Palomar Airport Road, Gateway Road and from the residential
community to the south.
10. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) -The project site is located on
Lots 38 and 39 of the Bressi Ranch Master Plan, which is located within the McClellan-Palomar
Airport Influence Area (AIA). New development within the AIA must be reviewed for consistency
with an adopted land use compatibility plan for the airport. The Bressi Ranch Master Plan was
approved under the Comprehensive Land Use Plan (CLUP) for McClellan-Palomar Airport, which
was originally adopted on April 22, 1994 and later amended on October 4, 2004. A new document
has since been approved by the San Diego Airport Land Use Commission (ALUC). Renamed as the
McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP), this document was adopted on
January 25, 2010 and later amended on March 4, 2010 and December 1, 2011.
The proposed land use change is significantly different than the land use approved under the prior
compatibility plan. As a result, the project will be subject to review and consistency findings of
the new ALUCP (see ALUCP Policy 2.3.2(c)). Please be advised the ALUC will be reviewing the
proposed changes to the General Plan Land Use designation as part of the EIR process that is
currently underway for the potential new housing locations. If a determination of consistency is
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made as part of the current EIR process, ALUC review may not be required for the proposed
project. Preliminary review of this project against the new ALUCP revealed the following:
a. Exhibit 111-1-Compatibility Policy Map: Noise. The project site is located outside of the
60 db CNEL noise exposure range per Exhibit 111-1. Pursuant to the ALUCP Section 3.3.3(a)
on page 3-19: "The threshold for evaluation is the projected 60 dB CNEL contour. This
contour defines the noise impact area of the Airport. All land uses located outside of this
noise contour are consistent with the noise compatibility policies."
b. Exhibit 111-2 -Compatibility Policy Map: Safety. The project site is located entirely within
Safety Zone 6 (Traffic Pattern Zone) per Exhibit 111-2. Pursuant to Table 111-2 (Pgs. 3-45
through 3-52), Residential, >20.0 du/ac is considered compatible within Safety Zone 6
with no F.A.R. restrictions. However, the project proposes some small
communal/assembly-type areas (i.e., communal terraces, pool area, game room,
community room, lounge, fitness area, etc.), that would all need to be further analyzed
within a formal submittal after additional information has been provided regarding the
sizes of each and their maximum accommodations.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. The project site is
located within the 7:1 Transitional Surface contour of Exhibit 111-3. Formal submittal of
this project under the ALUCP would require compliance with the Federal Aviation
Administration's (FAA) Federal Aviation Regulations (FAR) Part 77, Objects Affecting
Navigable Airspace. FAR Part 77 regulations require that anyone proposing to construct
an object, which could affect navigable airspace around an airport, submit information
about the proposed construction to the FAA. Because the proposed building height
exceeds what is currently being studied in the Draft EIR for the Housing Plan Update and
what is allowed in the RD-M zone and the Bressi Ranch Master Plan, an FAA Part 77 may
still be required. A final determination will be made once the application is submitted.
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the
Overflight Notification Area. Pursuant to the ALUCP Policy 3.6 -Overflight Compatibility
Policies for McClellan-Palomar Airport, real estate disclosures and overflight notification
documents would need to be recorded.
e. Exhibit 111-5 -Compatibility Policy Map: Airport Influence Area. The project site is located
within Review Area #1 of the Airport Influence Area. Review Area #1 consists of locations
where noise and/or safety concerns may necessitate limitations on the types of land use
actions. Please see discussions above in subsection a) and b).
f. Exhibit 111-6 -Compatibility Policy Map: Avigation Easement Area and Overflight
Notification Areas. The project site is located outside of the Avigation Easement Area,
but is located within the Airport Overflight Notification Area. As noted above in
subsection d) above, real estate disclosures and overflight notification documents would
need to be recorded.
Please see link below for the McClellan-Palomar Airport Land Use Compatibility Plan:
https://www.carlsbadca.gov/home/showpublisheddocument/226/637446617757230000
11. Noise Analysis. A formal proposal, if submitted, will need to provide a noise study consistent with
the City of Carlsbad Noise Guidelines Manual and the General Plan. Please see link below for the
Noise Guidelines Manual:
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12.
13.
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=24094
Architecture/Massing.
a. The architectural design of the building shall comply with the minimum residential design
standards of MP 178(K). The architectural design guidelines can be found in Section X of
MP 178(K).
b. Significant upgrades are recommended to the west elevation, which lacks building
articulation. The northern one-third of the elevation faces the light industrial business
park to the west and will be highly visible to east-bound traffic on Palomar Airport Road.
Please consider revising the floor plan on this side of the building to relocate the hallway,
similar to what is proposed on the east side of the building. Additional articulation is
needed on this side of the building and relocating the hallway may address this concern.
Other design changes can also be considered to further articulate the west elevation.
b. Please add a large plant green screen to the west elevation of the parking garage to
further articulate this elevation. Please revise the landscape plan, elevations and site plan
to address this comment.
c. Please revise the elevations to measure building height to the peak of the roof. It is
acceptable to include the plate height measurements; however, proposed building height
measurements should also be included.
d. Please explore design options for the vertical bands proposed at the northeast and
southeast corners of the building. The proposed vertical bands add bulk to the building
and do not appear to complement the design. Please explore the use of a different accent
material or alternate form of articulation that does not add mass to the structure. In
addition, please consider wrapping the balconies around the corner and/or adding
awnings to enhance the corner elevations.
Cross Sections. Please ensure the following changes and/or additional cross sections are included
with the submittal:
a. For all cross sections that include adjacent streets, please label the streets.
b. Label existing and proposed grade and include height measurements from proposed
grade throughout all cross sections.
b. The fitness center and bathrooms located on the roof are not allowable architectural
projections and are required to be included/considered as part of the overall building
height. Any permanent structures on the roof other than the stairwell/elevator are
required to be considered as part of the overall building height. To reduce building height
and limit the visual impacts, staff recommends removal of these features on the roof. If
retained in the design, provide cross section through the fitness room and restrooms
proposed on the roof.
c. Include smaller, more focused cross sections that included existing/proposed grade and
wall heights. Please include cross sections between the eastern extent of Gateway Road
and the building to show the change in grade, pedestrian walkways, patios, etc.
d. Cross section through lowest elevation of the site. An elevation of 417 is noted on Sheet
Al0. It is not clear where this elevation is located.
e. Dimension building height throughout all cross sections. It is not clear where the tallest
point, 73'-6", is located. Based on what is shown on the cross sections, Planning staff has
measured the tallest point at 71'.
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14. Site design. Please consider the following modifications to the site design with the project
submittal:
15.
a. Elimination of the retaining wall along the western property line. Based on discussions
with the Engineering Department, the slope could be softened/extended and the wall
could either be reduced or eliminated. A softened landscaped slope is preferred.
b. Please add a large area to accommodate bikes and e-bikes, both outside and inside the
parking garage.
Fencing/Walls. Please provide a fencing/wall plan on a separate sheet with the project submittal.
Details regarding the location, height and material shall be provided.
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 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:
1. Inclusion of the traffic analysis in the EIR proposed with the discretionary permit is noted. For
early guidance, contact Nick Gorman in the Traffic Division at Nick.Gorman@carlsbadca.gov, a
division of the Public Works Department, to determine if a Scoping Agreement is required with
the discretionary application. Scoping Agreements are used to determine if a Local Mobility
Analysis is required and the scope of analysis. Submit either an approved Scoping Agreement or
correspondence from the Traffic Division indicating one is not required. Provide ADT and peak
hour trips per generation rates from SAN DAG Brief Guide of Vehicular Traffic Generation Rates for
the San Diego Region on the site plan/tentative map.
2. If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at
https://www.carlsbadca.gov/home/showpublisheddocument/328/637425982502330000.
a. Depending on the CEQA determination, which is determined after the application for
discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be
required per the Vehicles Miles Traveled Analysis Guidelines available at
https://www.carlsbadca.gov/home/showdocument?id=312.
3. 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.
4. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP).
All impervious surfaces being created or replaced (onsite and offsite) shall be included for
treatment. Submit a Storm Water Quality Management Plan. The 'Preliminary Storm Water Basis
for Design' report dated July 2023 and submitted with this application correctly concludes that
the property is subject to hydromodification and that critical course sediment yield areas (CCSYA)
are mapped on the property per the Watershed Management Area Analysis (WMAA). Please
follow the criteria in the Carlsbad BMP Design Manual to determine if the project meets the
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criteria that would exempt the project from further analysis of CCSYA. The post construction
stormwatertreatment BMPs shall be shown on a conceptual grading plan and drainage plan with
the discretionary application.
S. Based on this project's general land use Pl, this project is subject to the City of Carlsbad trash
capture requirements. Incorporate trash capture measures on the project plans and into the
storm water quality management plan prepared per form E-35.
6. Provide a Preliminary Title Report (current within the last six (6) months).
7. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Report on the site plan. If any vacations or quitclaims are planned with this development
annotate on the site/civil plan. The private drainage easement appearing on Map 14960 shall be
vacated. Consult the HOA and SDG&E for encroachments proposed within their respective
landscape and utility easements appearing on the property.
8. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm
hydrologic calculations before and after development for each drainage basin. If the proposed
vault at the southwest corner of the property will be used to reduce the increased post-
development runoff of the QlOO storm to pre-development levels in addition to
hydromodification measures for the 85th percentile storm, clearly plot various bypass systems on
the vault details. Otherwise, analyze downstream capacity of the public storm drain system to
accept any increases in QlOO flow. Also, clarify how drainage from courtyard A and B will
discharge as these courtyards are completely enclosed by the apartment building.
9. A preliminary geotechnical report is required to evaluate the feasibility of the project. Guidelines
for preliminary geotechnical studies are available on the City of Carlsbad Engineering website.
10. Per CMClS.16.060 this project will require a grading permit and grading plan.
11. NAVO 88 was used on the plans submitted. This project shall utilize City of Carlsbad Survey
Control Network established on Record of Survey Map 17271, NAD83, Zone VI, 1991.35 Epoch for
horizontal control and NGVD 29 datum for vertical control per City Engineering Standards Volume
1, Chapter 2.
12. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
13. Plot direction of roof drainage flow on the OMA exhibit and civil plan.
14. For all retaining walls, show top of wall and bottom of wall elevations, including at the highest
and lowest points. Indicate maximum height of retaining wall measured from bottom of footing
to top of wall and maximum height measured from finish surface to top of wall.
15. An adjustment plat with a certificate of compliance will be required for the lot consolidation.
Alternatively, a subdivision map may be processed in lieu of an adjustment plat.
16. Show location and dimensions of all accessways and pathways as required for compliance with
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Title 24-State Accessibility Requirements.
17. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way. All transformers appear to be plotted on the site plan and
located outside the public right-of-way.
18. If the project is planning to connect a storm drain to the sanitary sewer for emergency and
incidental flows in the covered parking garage, the developer shall apply for a provisional source
control permit with Encinas Wastewater District.
19. A 3" AC grind and overlay is required for the bundle of utility trenches proposed for the water,
fire and reclaimed water service connections.
20. This project requires an encroachment agreement for proposed decorative pavers in the public
right-of-way or remove the proposed decorative pavers out of the public right-of-way.
21. Meet with the Fire Department to identify the necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.)
22. Plot stopping sight distance at all driveways per Table A of the Carlsbad Engineering Standards
Volume 1, Chapter 1.
23. Address the comments on the attached redlined plan.
24. 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.
Utilities:
1. Prior Utilities comment to submit a water study under PRE2022-0051 is noted in responses as in
process and will be submitted with next submittal. It is noted that a zoning change is being
processed for this project, which will require CMWD modeling the development impacts to the
existing water system at the developer's expense and may trigger off-site water improvements as
a condition of approval.
2. Prior Utilities comment to submit a sewer study under PRE2022-0051 is noted in responses as in
process and is expected to be submitted with next submittal. It is noted that a zoning change is
being processed for this project, which will require Carlsbad modeling the development impacts
to the existing sewer and pump station at the developer's expense and may trigger off-site sewer
improvements as a condition of approval.
3. Revise and update Civil Site Plan indicating utility connection locations with meter and backflow
sizes based on approved water and fire flow demands. All connections to the public utilities shall
be detailed on plans in accordance with current city engineering standards.
a. Approved Fire Department flow requirements shall be used to determine the size(s) and
number of potable water utility connections that are required for fire protection and
sprinkler system.
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b. Irrigation connection(s) shall require a separate meter and backflow. Note: It is advised
that Landscape Plans not be submitted for approval prior to finalizing civil site plans as
any subsequent modifications would trigger resubmittal.
Traffic Division:
1. Please coordinate with Nick Gorman, nick.gorman@carlsbadca.gov, to submit a Scoping
Agreement per the latest City of Carlsbad Transportation Impact Analysis Guidelines.
Landscaping:
Numbers below are referenced on the red line plans where appropriate for ease in locating the area of
the comment concern.
1. Landscape plans are subject to all requirements of the City of Carlsbad Landscape Manual
determined appropriate for the project. For general reference, the Landscape Manual can be
found through the following link:
https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000
2. ' The recycled water meter location is noted on sheet L.6. Please also describe or identify the meter
source for potable irrigation water for the pool area. Per the proposed plan, the pool area will be
potable water irrigation.
3. On the landscape plan, please show and identify the 6' wide SDGE easement just outside the Right
of Way along Gateway Road. See sheet 1 of 3 of the civil engineering plan set. Please work with
the civil engineer to determine if trees will be allowed in this easement.
4. Any enhanced paving (pavers, colored or stamped concrete, etc.) within a utility easement,
including the Right-of-Way, will require an encroachment agreement. Please coordinate with the
civil engineer so it is noted on the grading or improvement plans.
5. Please provide the following note on the plan regarding drainage: All landscape areas shall have
positive drainage (2% grade in planting areas) away from all structures and terminating in an _
approved drainage system.
6. There is one symbol that appears to be for an existing tree near the corner of Palomar Airport
Road and Gateway. Please identify what this tree is and whether it is to remain or be removed.
7. Please add a note to the plans indicating that any existing slope landscaping shall be
refurbished, replacing any dead/missing plants as appropriate to meet Landscape Manual
requirements.
8. Please add a note to the plans indicating that any existing landscaping designated to remain shall
be protected in place. Any damaged planting or irrigation shall be replaced in kind.
9. On the Slope Planting Notes, for Standard 3, please revise 2-3/4" liners to 1-gallon containers.
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10. It is noted that the Bressi Ranch Master Plan includes recommended tree, shrub, ground cover,
and vine plant palettes. The current project plan states that the project plant selection is from the
Master Plan plant lists with some additional plants added. Until a full planting design is developed
it is unclear how consistent the plant palette will be with the established Master Plan. In
developing the detail planting design, please focus on using predominately Master Plan listed
plant material for the perimeter project areas where the project is exposed to public view. Interior
courtyard planting is of less concern and more open to additional plant species.
11. Eight Pepper Trees are shown along Palomar Airport Road. They are shown outside of the Right
of Way. Please verify the actual location of the trees. If they are included in the City Street Tree
Inventory (per Parks and Recreation Department), then they may actually be located inside the
Right of Way. Please verify and adjust locations as appropriate.
12. The Landscape Manual indicates that landscape plans are to feature ground cover, shrubs, and
trees to screen elements of unsightliness and screen/soften new improvements. There is
available space along Palomar Airport Road to provide additional tree and large shrub planting
that could make a significant softening of the project. Please show additional planting along this
north side. Please also provide a callout note to indicate this area will have significant planting to
provide screening and softening of the project from Palomar Airport Road.
13. Per a previous City Planning review, there was the following concern: If a formal submittal of this
project is considered, a greater setback along the west property line should be considered that
provides a dense landscape screen adjacent to the existing loading area and parking lot associated
with Pizza Port brewery and production facility. Staff also strongly encourages offsite landscaping
(with the permission of Pizza Port and at the developer's expense) on the Pizza Port side along
the common property line so as to increase the density of existing landscaping and to further
create a significant landscape buffer between the industrial and residential uses. Please fully
address this concern. It appears that there is only about 5' of planting space available between
the property line and the BMP basin on the project property. Unless additional planting can be
added to the Pizza Port property, then it does not seem there is enough space to provide dense
planting which should include both trees and tall shrubs.
14. Please provide planting for screening the proposed transformers on site.
15. Sight Triangles at entry points and street intersections are included on the plan and notes
provided to indicate that no landscape objects or plant material (at mature natural height) greater
than 30" will be allowed. Please also coordinate with the civil engineer to show and identify any
CalTrans Sight Stopping Distance Lines. As with the sight triangles, no visual obstructions greater
than 30" will be allowed within the CalTrans sight lines.
16. Four existing City Street Trees are identified to be removed. Please submit plans to the City Parks
Department and determine through the Parks Department if these trees are designated as City
Street Trees. Please provide a memo from the Parks Division indicating their determination
regarding the trees (approved for removal, protect in place, remove and replace, etc.) Depending
on the determination by the Parks Division, the applicant may need to complete an application
for removal and have it approved by the City. The applicant should contact the Parks Department
to request preliminary approval, but should advise the Parks Division to refrain from drafting or
posting a bulletin until 30 days prior to anticipated site demolition.
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17. Please provide a colored or hatched plan clearly showing where recycled water, graywater and
potable water are proposed to be used for irrigation. It is noted that the majority of the site will
be irrigated with recycled water, however, the plan indicates that the landscape area inside the
swimming pool fencing will be potable water irrigation. This plan will be forwarded to Carlsbad
Municipal Water District (CMWD) for review. Any comments will be returned to the applicant.
18. With both the pool area landscaping and the pool surface area being potable water, please include
both of these in the water use calculations as individual hydrozones. They are both to be
incorporated into the MAWA and ETWU calculations. The pool surface area is to be treated as a
High water use hydrozone (.8 plant factor) and with a 1.0 irrigation efficiency.
19. Please provide the water use calculations and worksheets on city forms as found in the Landscape
Manual. During the concept stage, these calculations can be submitted as 8-1/2 X 11 format. For
Construction Drawings we will ask that the calculations be incorporated into the plans.
20. For the water use calculations, please revise the ETo noted as 42.9, to 47 for Carlsbad projects
located east of El Camino Real.
21. PLEASE RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and
colored water use plan) for the next submittal. The submittal must be made to a Planning Division
staff member at the Planning counter along with a transmittal clearly indicating what the
submittal is for (i.e. Conceptual Plan re-submittal). Please provide a written response to all
comments clearly indicating where and how each comment was addressed.
Fire:
1. Fire access has been approved through an Alternative Means and Method (AM&M) submittal.
Standard fire and building code requirements apply.
Building:
The Building Division has no comments currently regarding this submittal for conceptual plan review.
The following comments are provided courtesy of the Building Division and will need to be clearly
detailed in the final design prior to submitting for building permit construction plan review. The Building
Division will not need to see these preliminary plans again:
Carlsbad requirements:
CLIMATE ZONE 7
SEISMIC (R=G.S) = .12 W; SDC = D; Sos~ .75, ~1.00; D1/D2
RAINFALL ("/hr.): 3.7"
WIND VELOCITY: 96mph
2019 California codes are adopted until December 31, 2022.
2022 codes take effect on January 1, 2023.
1. This project consists of building with more than two dwelling units and will be subject to CBC
Chapter llA and/or llB accessibility requirements and other/ Federal accessibility requirements
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depending on the funding source(s). New apartments of three or more dwellings per building and
new condominiums of four or more dwellings per building are defined as covered multifamily
dwellings subject to CBC Chapter llA accessibility requirements for accessible/ adaptable units.
2. Funding sources such as CTAC may trigger additional accessibility requirements above the
minimum amounts required by the California Building Code. Please list those additional
requirements, if applicable, in chart form on the cover sheet and provide details on the plans.
3. Is the project constructed by, for, or on behalf of a Title II entity or part of a Title II entities program
that provides housing? If yes, then the 2010 ADAS applies.
4. Is the project receiving Federal financial assistance, and if so, is it coming from HUD? If it's a Home
key Project, then the answer to that is yes. Therefore, it must comply with HUD 504 regulations
with the options of either using UFAS or the HUD Deeming Notice that allows the use of the 2010
ADAS with certain exceptions.
5. 2022 CRC also requires ESS provisions to be designed into new residential construction.
6. A soils report is required for new construction. Prepare the report and include recommendations
into the foundation design.
7. A boundary certification is required for new structures built 5 feet or closer to a side or rear yard
property line.
8. Sewer design with fixture unit counts for entire sewer system to be included in complete plumbing
plans.
9. Sewer and water lines within the property line boundary are considered private systems.
Consideration should be made now to determine if these systems will meet the city standard or
will be designed per the California Plumbing Code
10. A separate, private sewer and water system permit can be applied for concurrent with grading so
the Building Division can do inspections of these systems during grading.
11. Gas line isometric for proposed gas fixtures to be included in complete plumbing plans.
12. Electrical load calculations and single line diagram for entire electrical design to be included in
complete electrical plans.
13. All registered Energy documents are required to be imprinted onto the plans.
14. Carlsbad climate action plan B-50 application details will need to be incorporated into the plans.
15. The Carlsbad form B-55 will be required to be imprinted onto the plans to be approved for a
permit.
16. Show details for airborne and structure borne sound transmission compliance with CBC section
1206 for the walls and floors separating dwellings.
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17. Roof mounted mechanical systems shall be screened in accordance with the Carlsbad Municipal
Code section 18.10.020.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning Division: Shannon Harker, Senior Planner, at (442) 339-2621
• Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781
• Building Division: Jason Pasuit, Building Official, at (442) 339-2788
• Fire Department: Randy Metz, Fire Marshal, at {442) 339-2661
Sincerely,
ERIC LARDY
City Planner
EL:SH:ES
Enc: Landscape red lines
Engineering red lines
c: Eric Lardy, City Planner
Cliff Jones, Principal Planner
David Rick, Project Engineer
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