HomeMy WebLinkAboutPRE 2024-0008; 2892 JEFFERSON; Admin Decision LetterMarch 27, 2024
Amy Melden
Five Coastal Gem Properties, LLC
158 CAvenue
Coronado, CA 92118
City of Carlsbad
APR 2 7 2024
Planning Division
SUBJECT: PRE 2024-0008 (DEV2024-00017} -2892 JEFFERSON
APN 203-202-07-00
Dear Amy Melden,
Ccityof
Carlsbad
Thank you for submitting a preliminary review application for a mixed-use residential project proposed at
2892 Jefferson Street, assessor's parcel number (APN) 203-202-07-00, in the Village Center (VC) District
of the Village & Barrio Master Plan (VBMP). The project site, an approximately 7,053-square-foot (0.16
acre) lot, is currently developed with a medical office building. Vehicular access to the site is currently
provided off Grand Avenue.
The preliminary review exhibit(s) propose:
• The demolition of an existing medical office building.
• Development of a new three-story mixed-use building containing two (2) commercial tenant
spaces (1,396 sq. ft.), four (4) three-story apartments, and a parking garage with eight (8) parking
spaces on the ground floor.
• The proposed apartments range in size from 2,416 sq. ft. to 3,122 sq. ft.
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).
b. Zoning: Village-Barrio (V-B).
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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c. Master Plan: Village & Barrio Master Plan (VBMP), Village Center (VC) District
2. The project requires the following permits:
a. Site Development Plan (SDP), required for New Construction of buildings over 5,000-square-
feet in size. (VBMP, Section 6.3.3.B)
The City council will be the decision-making authority on the SDP pursuant to the VBMP, Section
6.3.4(C)(3).
3. 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.S, 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.
4. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely
impact development requirements of this project. A formal application submittal will need to include
a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to
the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric
vehicle charging, water heating and traffic demand management requirements, as set forth in the
California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and
18.51 which is available on the city's website at the following address:
http://www.gcode.us/codes/carlsbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for grading
or building permits, the project will be required to comply with the effective requirements even if
different than what is proposed in the project's planning approvals. GHG reduction requirements may
impact, but are not limited to, site design and local building code requirements. If incorporating new
GHG reduction requirements results in substantial modifications to the project after planning
approvals are obtained, then prior to issuance of grading or building permits, the applicant may be
required to submit and receive approval of a Consistency Determination or an Amendment
application for the project through the Planning Division.
5. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical
studies/exhibits:
a. Noise Study. Please submit a noise study with a formal application prepared in accordance
with the requirements outlined in the City of Carlsbad's General Plan Noise Element and Noise
Guidelines Manual.
The City's General Plan Noise Element may be found online at:
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https:llwww.carlsbadca.gov/home/showpublisheddocument/3426/637434861102600000
The City's Noise Guidelines Manual may be found online at:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
b. Historical. Cultural and Paleontological (3 separate reports). The development of the
proposed project will require demolition and excavation in an area of the city known to have
a high sensitivity as it relates to (1) architectural history, (2) archeological resources, and (3)
paleontological resources. Please direct your consultant to the city's Tribal, Cultural and
Paleontological Resources Guidelines. Please note that any archeological pedestrian survey
of the site for the cultural resources study shall also include a Native American monitor during
the survey. The city's Tribal, Cultural and Paleontological Resources Guidelines may be found
on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
c. Air Quality Analysis. The Air Quality Analysis is needed for the CEQA In-fill Exemption to
demonstrate that the project would not have any significant effects related to air quality.
6. Development Project Public Involvement Policy (Form P-21): The project is subject to Part A-Notice
of Project Application Process which applies to all applications that require Planning Commission or
City Council approval. The Development Project Public Involvement Policy (Form P-21) can be found
on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/452/637843403622900000
7. Landscaping. Prior to a formal submittal of the project, conceptual landscape exhibits shall be
prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad
Landscape Manual. All relevant information pertaining to the landscaping requirements and physical
barriers such as walls or fences must be plotted, labeled, dimensioned with the material detailed
within the exhibits. The Landscape Manual may be obtained at the Planning Division front counter or
found online at:
https://www .ca rlsbadca .gov /home/showdocument?id= 7032
8. lnclusionary Housing. The project is subject to the City's lnclusionary Housing Ordinance, CMC Chapter
21.85. Please see the informational bulletin (1B-157) linked below.
https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
9. Proposed Land Use. A mixed-use building containing residential and retail/commercial is permitted
within the VC District per the VBMP, Table 2-1. For an exhaustive list of uses permitted, conditionally
permitted, and/or prohibited in the VC District, please consult Table 2-1 beginning on page 2-6 of the
VBMP. For an exhaustive list of expressly prohibited uses, please see Table 2-1 on page 2-8.
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The frontages along both Jefferson Street and Grand Avenue are in the Use Restrictions Area as shown
in Figure 2-2 on page 2-9 of the VBMP. Residential is not permitted on the ground floor street
frontage. Please refer to the permitted uses Table 2-1 and Chapter 2.7.1(1) Ground Floor Street
Frontage Uses for restrictions and uses that are allowed on the ground floor street frontage.
10. This project is subject to the Chapter 2.6 Area-Wide Standards of the VBMP beginning on page 2-12.
The project does not appear to meet the following standard.
a. Chapter 2.6.l(A) Ingress and Egress. A clear zone shall be provided at the intersection of a
street and an alley or driveway to maintain a free line of sight. The clear zone shall consist of
an isosceles right triangle measured 7.5 feet in both directions from the intersection of the
property line and the ends of the driveway approach. The clear zone shall not be occupied by
a ground floor building footprint, site features taller than 36-inches, or landscaping that is
taller than 30-inches. As currently proposed, the design does not provide a clear zone and will
need to be revised.
11. This project is subject to the Chapter 2.7.1-Village Center (VC) Supplemental District Standards of
the VBMP beginning on page 2-36. The project does not appear to meet the following standards.
a. Chapter 2.7.l(F) Service and Delivery Areas. For the formal submittal, clearly identify where
the service and loading area(s) will be on the site plan.
b. Chapter 2.7.l(H) Building Massing. Maximum wall plane and roofline: No building facade
visible from any public street shall extend more than 40-feet in length without a 5-foot
minimum variation in the wall plane, as well as a change in roofline. The 3rd level floor appears
to have a fa!;ade that extends more than 40-feet in length without a 5-foot minimum variation
in the wall plane along Grand Avenue. Please revise the 3rd level floor plan to meet the building
massing standard.
c. Chapter 2.7.1(1) Ground Floor Street Frontage Uses. New ground floor street frontage uses
permitted within the boundaries of the Use Restriction Area identified on Figure 2-2 shall
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. With the formal application submittal,
provide calculations on the site plan showing how these standards are met.
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. With the formal application submittal, provide a
calculation on the site plan showing how this standard is met.
The portions of Unit A on the Jefferson Street ground floor street frontage and Unit D on the
Grand Avenue ground floor street frontage appear to include usable space that is not part of
a lobby or entryway. This is not allowed in the Use Restriction Area. Please refer to Table 2-1,
Permitted Uses, for uses that are allowed on the ground floor street frontage in the Use
Restrictions Area.
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12. No architecture was included with this preliminary review submittal; therefore, no comments
regarding architectural design and zoning conformance is being provided. Please be aware that this
project is subject to the City's recently adopted Village & Barrio Objective Design Standards. Please
find additional information about the Village & Barrio Objective Design Standards below.
https://www.carlsbadca.gov/departments/community-development/planning/village-barrio-
objective-design-standards
13. Parking.
a. Please dimension the length of spaces 1, 3, and 5 to confirm they are 20-feet in length.
b. Spaces 7 and 8 do not meet the minimum 8-foot width requirement for compact parking
spaces in CMC 21.44.0S0(A).
c. A minimum 5-foot turning bump-out located at the end of the parking stall series is
required per CMC 21.44.060(A)(3). The plans show only a 3-foot bump-out is provided.
Please revise the design to provide a 5-foot bump-out.
d. Provide a cross section through parking space 2 and the staircase above it to demonstrate
that the staircase is not impeding on the parking space.
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
https://www.carlsbadca.gov/departments/community-development/planning. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please
review all information carefully before submitting.
Land Development Engineering:
1. Please 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. 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:llwww.carlsbadca.gov/home/showdocument?id=312. Be aware that the project site is
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within½ mile of the Carlsbad Village Coaster Station for purposes of determining, through a
screening analysis, if an in-depth analysis is required.
b. A Transportation Demand Management (TOM) plan may be required depending on the
number of employee vehicle trips the project will generate from the retail portion of the
project. Calculate the gross employee ADT using the generation rates from Table 2-2 of the
TOM Handbook linked below. Show calculations on the Climate Action Plan checklist, Form P-
30. If applicable, submit a TOM plan with your application for discretionary permits.
https:ljwww.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000
3. Please 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 may be a Standards Requirement Project
since the redevelopment project is on an existing site that appears to be under 10,000 square feet of
impervious area (question 2 in Step 3 of E-34 form). However, if you wish to ever allow a restaurant
in the commercial space then the project will likely be defined as a priority development project (PDP)
(question 3 in Step 3 of E-34 form). If defined as a Standards Requirement Project, complete the
Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the
conceptual grading and drainage plans. Otherwise, as a PDP project, submit a preliminary SWQMP
with your applications for discretionary permits. Please include pre and post development impervious
areas to support conclusions.
5. Based on this project's general land use V-B (Village-Barrio), this project is subject to the City of
Carlsbad trash capture requirements. Please incorporate trash capture measures on the project plans.
Prepare a preliminary trash capture storm water quality management plan, form E-35A (if standard
project) or incorporate into storm water quality management plan, form E-35 (if PDP)].
6. Please provide a Preliminary Title Report (current within the last six (6) months).
7. Please 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 plan.
8. Per Carlsbad Municipal Code 15.16.060, this project will require a grading permit and grading plan.
9. A separate improvement plan for work within the right-of-way is required for this project. Public
improvements will include a new driveway approach, new utility connections to service the
commercial units separate from the residential, any upsizing of public water mains as required by
CMWD and wider sidewalk on both street frontages. The sidewalk fronting Grand Avenue shall be
replaced with a 10-foot wide sidewalk clear of any obstructions (light poles, tree wells, etc.) and be
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non-contiguous with the curb. The sidewalk fronting Jefferson Street shall be replaced with a new 6-
foot wide sidewalk.
10. 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 of Carlsbad Engineering Standards.
11. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
12. Please delineate and annotate approximate topographic contours for existing and proposed
condition. Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and
10%, and 5' intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
13. On the site plan, please show and identify all existing surface improvements screened back (curb,
gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.)
at the project site, project frontage and within 25 feet of the boundary.
14. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards.
15. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations.
16. Please provide the method of draining each lot. Unless otherwise specified by a geotechnical
engineer, method of drainage shall comply with California Building Code (latest version) section
1804.4.
17. Please delineate location of all existing and proposed buildings, walls, fences and permanent
structures onsite and within 25 feet of the site.
18. The trees along the Jefferson St. and Grand Ave. frontage are included in the city's street tree
inventory. Please indicate on the site plan whether each street tree is proposed to remain or to be
removed. Proposed removal of street trees will require approval per Section 11.12.090 of the Carlsbad
Municipal Code. Coordinate with the Parks & Recreation Department for additional information.
19. Please show existing lot line bearing.
20. Please clarify if this project is a condominium project or an apartment under one ownership. If
condominium, the property will need to be divided into condominium units via a tentative subdivision
map followed by a parcel map (4 units or less) or final map (5 units or more). Determine if you wish
to only divide the commercial from the residential units (two-unit condominium) or if each residential
and commercial unit will be designated as separate condominium units. Add on the tentative tract
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map a note to clarify, such as "This is a tentative tract map of a condominium project defined by
Section 1350 of the Civil Code of the State of California. The project contains a maximum of 4 airspace
residential condominium units and 2 commercial retail condominium units."
21. Please show location and dimensions of all accessways and pathways as required for compliance with
Title 24-State Accessibility Requirements.
22. Please provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements and proposed improvements and dedications.
23. Please delineate and annotate all proposed driveways and driveway widths. Clarify if the 20-foot wide
driveway shown is the existing driveway or a new driveway. If the existing driveway is to be removed
and is not aligned with the proposed driveway, indicate that the driveway is to be replaced with curb,
gutter, and sidewalk. Assess the available street parking along the property frontage pre and post
development.
24. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, street lights in Jefferson Street and Grand Avenue, and laterals
affecting the property.
25. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way.
26. Please show trash enclosure doors facing the garage rather than the street so that bins will be rolled
out through the garage and then driveway.
27. Please design pedestrian doors so that they do not swing into the public right-of-way.
28. Since an undersized 6-inch ACP watermain pipe (current standards require minimum 8: PVC) is
provided for service in Grand Avenue, please check with CMWD to determine if a Water Study will be
required for the new development based on City of Carlsbad Potable Water Master Plan 2019, Section
4.2 Design Criteria.
29. Public potable water and sewer mains along project frontages must meet minimum design diameter
and material as specified in City of Carlsbad Engineering Standards Vol. 2 Section 3.2.2 for water and
Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition
of development.
30. Please locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with City of Carlsbad Engineering
Standards requirements.
31. If the project is planning to connect a storm drain to the sanitary sewer for emergency and incidental
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flows in the covered parking garage, the developer shall apply for a provisional source control permit
with Encinas Wastewater District.
32. Please 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.).
33. Please plot stopping sight distance at all driveways and corner sight distance at all street intersections.
34. Please dedicate, for public street and utility purposes, an easement with a 20-foot radius at the
southwesterly corner of the property.
35. Please provide a separate demolition plan. Include on-site and public street trees on this plan and
specify species and trunk diameter and whether trees are to remain or be removed.
36. Please address the comments on the attached redlined plan.
37. 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.
Fire Department:
1. Fire access is okay. Any overhead utility lines shall be undergrounded to allow for aerial access for
firefighting operations. Full NFPA 13 fire sprinklers required due to presence of mixed-use
garage/residential development.
Building Division:
1. Although the project is within the ½-mile radius pert AB 2097, the project is still required to comply
with ADA and EV parking requirements. Please design and dimension parking spaces for that purpose
which may require the removal of some of the other parking stalls.
2. The electric vehicle charging station (EVCS) will need to be van accessible. EV charging equipment
must comply with technical requirements for ADA and Architectural Barriers Act (ABA) accessibility
standards regarding floor and ground surfaces, clear floor or ground space, reach ranges, operable
parts, accessible routes, and other provisions where applicable.
Public Works Utilities:
1. Submit a water study for the project that includes domestic meter and fire sizing criteria, as well as
modeling of public distribution system in response to on-site water demands per the CMWD 2019
Potable Water Master Plan and applicable NFPA fire flow requirements.
2. Submit a sewer study analyzing existing and proposed demands for the public sewer main.
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3. Proposed Ground floor layout shall preserve suitable locations and space for all required utility
connections, meters, and backflow devices in conformance with current Engineering Standards.
Identify locations and detail fire service, water, irrigation, and sewer connections at property line for
the new development in compliance with 2022 Carlsbad Engineering Design Standards requirements.
4. Public potable water mains along project frontages must meet minimum design diameter and
material as specified in City of Carlsbad Engineering Standard Vol. 2 Section 3.2.2. Utility replacement
and/or upsizing may be required as a condition of development.
Transportation Planning & Mobility:
1. Please submit a Scoping Agreement per the latest City of Carlsbad Transportation Impact Analysis
Guidelines. The scoping agreement is provided in Appendix A of the TIA guidelines.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Edward Valenzuela at the number below. You may also contact each department individually as
follows:
• Planning Division: Edward Valenzuela, Associate Planner, at (442} 339-2624
• Land Development Engineering: David Rick, Project Engineer, at (442) 339-2744
• Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661
• Building Division: Mike Strong, Assistant Director of Community Development, at (442) 339-2788
• Public Works Utilities: Zac Taylor, Assistant Engineer, at (442) 339-2329
• Transportation: Nick Gorman, Associate Engineer, at (442) 339-2793
Sincerely,
CLIFF JONES
Principal Planner
CJ:EV:CF
Enclosures:
1. LOE Redlines
c: David Rick, Project Engineer
Fire Prevention
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