Loading...
HomeMy WebLinkAboutPRE 2018-0009; GRAND JEFFERSON; Admin Decision LetterCatyofBmt COPY caisb'ad May 4, 2018 MAA Architects Attn Kirk Moeller Suite 250 2173 Salk Avenue, Carlsbad, CA 92008 SUBJECT: PRE 2018-0009 (DEV2018-0055) - GRAND JEFFERSON APN: 203-302-04-00 Dear Mr Moeller, Thank you for submitting a preliminary review application for a four-story mixed-use building proposed at 786 Grand Avenue on the northwest corner of its intersection with Jefferson Street The subject property is zoned Village Review (V-R) and is located within the Village Center (VC) District of the Draft Carlsbad Village & Barrio Master Plan The preliminary design includes a mix of for-sale condominium units and ground floor retail Fronting Grand Avenue, the first floor is proposing 2,536 square feet of retail floor area, which can be configured as a smgle^large tenant space or partitioned into two smaller tenant spaces Fronting along Jefferson Street, the first floor is proposing a 196-square-foot lobby with access to SIX residential units above by way of stairs and elevator Access to an at-grade parking garage is also provided along the Jefferson Street frontage with 13 parking spaces being provided The 2™*, 3"*, and 4^ floors of the building include six three-bedroom condominium units with two units per floor at 2,371 and 2,398 square feet in size Onsite parking is being provided for all the residential units behind a security gated entrance The applicant is requesting to satisfy 100 percent of the commercial parking requirements through the Parking In-Lieu Fee Program The project site, an approximately 9,060-square- foot lot, currently is developed with a 2,124-square-foot day-care building, which will be demolished as part of a formal submittal 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 preiimlnarv review does not represent an in-depth analysis of your project. It is intended to give vou 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 mav be raised through a more specific and detailed review. Community & Economic Development Planning Division 1 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 760-602-46001760-602-8560 f | www carisbadca gov PRE 2018-0009 (DEV2018-0055) - GRAND JEFFERSON May 4, 2018 Page 2 h ^ Planning- 1 General Plan and zoning designations for the property are as follows a General Plan Village (V) b Zoning Village Review (V-R) c Coastal Zone The project site is located outside of the Coastal Zone d Master Plan The project site is located within the Village Center (VC) District of the Dro/t Carlsbad Village & Barrio Master Plan This preliminary review has been reviewed against the draft plan given the timing of public hearings and the potential that it will be approved by the time a formal submittal of this project is filed 2 The project requires the following permits a Site Development Plan (SDP) A SDP is required pursuant to the provisions outlined within Section 6 3 3(B) of the Drq/t Carlsbad Village & Barrio Master Plan (p 6-4) b Tentative Tract Map (CT) ACT is required for a seven-unit air-space condominium map consisting of SIX residential units and one commercial unit These permits will require approval by the City's Planning Commission pursuant to Section 6 3 4(B) of the Draft Carlsbad Village & Barrio Master Plan (p 6-5) 3 Proposed Land Use Mixed-use is permitted within the VC District However, pursuant to Land Use and Community Character Goal 1 5 1(A)2, mixed-use development projects in the Village core are encouraged to include office and other non-residential uses on the upper floors in addition to residential Staff requests that the project design incorporate office and/or other non-residential uses into the second-floor level in place of the residential units that are being proposed 4 Proiect Density The maximum density allowed in the VC District is 35 dwelling units per acre (du/ac) with a minimum required density of 28 du/ac For mixed-use projects, the minimum density shall be calculated based on fifty percent of the developable area and the maximum density shall be calculated based on the entire developable area Project density for this mixed-use project is determined based on SIX (6) residential condominium units over 0 208 acres The proposed project results in a residential density of 29 du/ac (6 du - 0 208 acres = 29 du/ac) The maximum number of units allowed could be seven (7) dwelling units (35 du/ac x 0 208 = 7 units) The minimum number of units required for this mixed-use project would be three (3) dwelling units (0 50 x 0 208 acres = 0 104 acres x 28 du/ac = 3 units) As part of staffs request above to include office and/or other non-residential uses on the second floor, staff also encourages the applicant to consider revising the residential floor plans to include a mix of smaller, more affordable residential units in addition to the larger townhome designs 5 Excess Dwelling Unit Bank Projects that include residential dwelling units in the VC District require an allocation of excess dwelling units from the 'Excess Dwelling Unit Bank" (EDUB) The criteria for withdrawing units from the EDUB are contained in City Council Policy No 43 Please note that an allocation of excess units to a project is considered an "incentive" as defined in Carlsbad Municipal Code (CMC) Section 21 86 020 A 12 and Government Code Section 65915(k) 6 Inclusionarv Housing The residential portion of the project is subject to the City's Inclusionary Housing Ordinance, CMC Chapter 21 85 Where the project is proposing less than seven (7) units, the PRE 2018-0009 (DEV2018-0055) - GRAND JEFFERSON May 4, 2018 Page 3 inclusionary housing requirement may be satisfied through payment to the city of an in-lieu fee In- lieu fees are collected per market rate unit The in-lieu fee, which is subject to periodic change, is currently set at $4,515 per unit 7 Area Wide Standards The project is subject to the Area-Wide Standards (Section 2 6) of the Draft Carlsbad Village & Barrio Master Plan beginning on p 2-12 The following should be addressed in a formal submittal a Pnmarv Street Frontage Grand Avenue is considered the primary street frontage for this site Building orientation, elevations ajOd design elements should all be primarily oriented and focused on this street The upper resideritial floors depicted in the proposed design, however, appear to be generally sited in an east-to-vl^est orientation with emphasis possibly on westerly views This IS evident in that the majonty of balconies and living space is facing the adjoining property to the west (which could develop to include another 45-foot-tall building with 0-foot setbacks along the entire common property line) From the proposed floor plans, it appears that a greater emphasis IS being placed on this side elevation than on the Grand Avenue primary street frontage The west elevation provides greater variation in articulation, more glass and window openings, and larger balcony/patio areas Conversely, the Grand Avenue upper floor elevations resemble more of a side elevation to a building and do not provide enough articulation and visual interest to enliven the primary street frontage b Roof Protrusions The project is proposing building height up to 45 feet tall with 5'-2" and 8'-0" tall additional roof height projections For this additional building height to be considered an allowed roof protrusion, and thus to be supported by staff, a formal submrttal will need to clearly demonstrate how it complies with all areas discussed under Section 2 6 2(C) The elevations and floor plans also allude to a possible roof deck Please note that any rooftop amenities, including protective railings, etc, will need to also demonstrate compliance with this section c Parking The proposed residential units associated with this mixed-use project are required to meet the multiple-family dwellmg parking requirements Pursuant to Table 2-3 on p 2-22, units with two or more bedrooms require 1 5 spaces per unit Therefore, six (6) residential units would require nine (9) parking stalls as opposed to the 12 that are shown For the ground floor retail, the one (1) space per 300 square foot ratio is a good conservative estimate and should allow for a variety of retail uses that are generally consistent with the uses in the areas along Grand Avenue d Parking in-Lieu Fee Program The project's request to satisfy 100 percent of the retail parking requirements through participation in the Parking In-Lieu Fee Program will need to be considered as part of the required permits listed above The requirements and findings necessary to approve such a request are listed in Table 2-4 on p 2-27 Village Center Supplemental Distnct Standards The project is subject to the Village Center Supplemental Distnct Standards (Section 2 7 1) of the Draft Carlsbad Village & Barrio Master Plan beginning on p 2-36 The following should be addressed in a formal submittal a Setbacks Maximum building setback for front/comer development shall be 5 feet, excluding plazas, courtyards or outdoor dining, where additional depth may be permitted The area of the project with the proposed transformer, FDC and gas meters are exceeding this setback (+11 feet) Formal project design will need to address this as well as any other areas that are out of compliance PRE 2018-0009 (DEV2018-0055) - GRAND JEFFERSON May 4, 2018 Page 4 b Residential Private Open Space Residential private open space shall be provided at a minimum of 60 square feet per unit with a minimum dimension of 6 feet in any direction This requirement may be satisfied by more than one private open space area c Fourth Storv Occupiable Space Where a fourth story is proposed, the total square footage of enclosed occupiable fourth-floor space shall not exceed 80 percent of the third-floor footprint The proposed third and fourth level floors plans are identical in floor plan design and do not provide a reduced floor space on the fourth floor Please revise to comply with the above standard d Plate Height Ground floor plate height shall be a minimum of 14 feet Please see the "Minimum Ground Floor Plate Height" exhibit provided in Section 2 7 1 (p 2-39) of the Draft Carlsbad Village & Barrio Master Plan As part of a formal submittal, please include several cross-sections through the proposed building demonstrating compliance with this requirement 9 Area-Wide Design Guidelines The project is subject to the Area-Wide Design Guidelines of the Draft Carlsbad Village & Bamo Master Plan beginning on p 2-71 with Section 2 8 The following should be addressed in a formal submittal a Pursuant to Section 2 8 2(F)4 on p 2-75, place public utility equipment, meter pedestals, and transformers underground or away from sidewalks and pedestrian areas where feasible Is it possible to locate the gas meters on the inside of the building or parking garage'' Please consider other design options regarding the FDC and transformer locations b Pursuant to Section 2 8 2(F)7 on p 2-75, design trash and recycling enclosures to be consistent with project and building architecture, and site and screen them to minimize visual impacts The proposed location of the trash enclosure, while appearing to be screened on the site plan, will be the primary visual for southbound traffic along Jefferson Street Unless another location can be accommodated, the enclosure and gates shall be architecturally consistent with the building in design and materials Additionally, this location also presents a unique and possibly hazardous situation for trash service personnel, pedestrians and motorists travelling along Jefferson Street Please provide a will-serve/feasibility letter from the waste management company serving this project, demonstrating that they have reviewed this proposed site design and can safely serve it c Landscaping was not included with this submittal, therefore, comments relating to project landscaping have not been provided However, a formal submittal will require compliance with Section 2 8 2(G) beginning on p 2-75 - d As It relates to building form and massing, the elevations and design need to do more to reduce the vertical appearance of this building Section 2 8 3(A)6 on p 2-78 suggests incorporating features such as horizontal bands, reveals, trims, awnings, eaves, overhangs and other types of ornamentation along different levels of the wall surface to minimize the vertical emphasis of architectural design elements A stacked flat configuration through all residential floors may not be conducive in this situation, and may require various floor plan designs to assist in providing changes in wall planes and roof lines through upper floor levels 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 http //www carlsbadca gov/services/depts/plannine/default asp 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 PRE 2018-0009 (DEV2018-0055) - GRANp JEFFERSON May 4, 2018 Page 5 Land Development Engineering: ' 1 Process a Tentative Tract Map (CT) for the proposed 7-unit mixed-use condominium project (6 residential units and 1 commercial unit) 2 A recent Preliminary Title Report (PTR) will be required with formal project application submittal All easements and encumbrances identified in Schedule "B" of the PTR rnust be indicated on the site plan 3 Show complete property boundary data on the site plan, including bearings and distances Show and label the existing lot lines (Lots. 13 thru 16 of Map 775) Indicate that the existing lots will be consolidated into one lot to create seven (7) air space condominium units I 4 Complete a Storm Water Standards Questionnaire, Form E-34 This questionnaire will determine whether this project is subject to 'Priority Development Projecf requirement or 'Standard Projecf requirements The questionnaire is available in the city website at http //www carlsbadca gov/civicax/filebank/blobdioad aspx2BloblD=22711 Our preliminary assessment, based on the preliminary site plan, suggest that this project qualifies as a 'Priority Development Project' Revise the total proposed impervious area shown on the civil plans to include proposed impervious area within the public nght-of-way (13-foot wide sidewalk along Grand Avenue, and the proposed driveway, walkway and sidewalk along Jefferson Street), in addition to the on-site improvements (building structures, walkways, etc ) 5 Submit a preliminary Storm Water Quality Management Plan (SWQMP) with any discretionary permit application The SWQMP shall be prepared in accordance with the Cityiof Carlsbad BMP Manual (latest version) Use the City of Carlsbad SWQMP template for priority development project (Form E- 35) Form E-35 is available in the City website at { http /Iwww carlsbadca gov/civicax/filebank/blobdioad aspx7BloblD=22712 1 The project SWQMP will determine the pollutant control BMP and hydromodification requirements for this project Note that this project is exempt from hydromodification requirements based on Section 5 3 of Carlsbad WMAA \ I 6 The preliminary site plan shows planter areas located at all levels (1®* to A*'' floor) Please clanfy if these planters will be used as treatment BMP for roof run-off If so, the planters must be designed to meet the biofiltration design criteria provided in Section E 12, Appendix E of the City of Carlsbad BMP Manual Clearly show how the roof runoffs are routed to the planters Provide a preliminary roof plan and clearly delineate the roof Drainage Management Areas (DMAs) Provide details of the proposed biofiltration BMPs including details of the outlet structure Show how the run-off from the outlet structures are discharged into Grand Avenue and Jefferson Street via sidewalk underdrains 7 Provide adequate treatment BMP for the proposed 13-foot wide sidewalk (i e tree wells within the landscaped parkway) 8 Submit a preliminary Geotechnical Study that provides recommendations for the proposed development including design recommendations for all pollutant control BMPs proposed for this project PRE 2018-0009 (DEV2018-0055) - GRAND JEFFERSON May 4, 2018 Page 6 9 Submit a preliminary hydrology study that determines pre-development and post-development discharges and show the preliminary storm dram system for this development Provide mitigation for any increases in flows Show the preliminary storm dram system on the site plan 10 Provide a demolition plan showing all existing structures and existing utilities and their appurtenances Identify the number and size of existing sewer laterals and water services and meters Determine if any laterals, meters or services will be removed or replaced Show locations of all existing utilities along Grand Avenue and Jefferson Street Reference the drawing numbers of the city approved improvement plans and identify materials and sizes (see attached city approved plans for your reference) 11 Show the locations of all potable water services and water meters with backflow preventers per CMWD W-20 on the site plan Indicate the water demand m gallons per day (gpd) and identify water meter sizes Note that all backflow preventers must be located outside the public nght-of-way Provide a separate water service and meter for the commercial unit and a separate water service and master meter for the residential units Each residential unit shall be served by private submeters 12 Show proposed landscape irrigation service and water meter with backflow prevpnter Indicate the water demand m gallons per day (gpd) and identify water meter size 13 Provide a separate fire service with double detector check valve (DDCV) per CMWD W-22 to serve the development The double detector check valve (DDCV) must be located outside the public right-of- way 14 Show the locations of sewer laterals (6-mch minimum), one lateral for commercial unit and one for residential units) 15 Provide typical street cross sections of Grand Avenue and Jefferson Street showing the existing right- of-way, along with existing a centerline, water, sewer, etc ) of-way, along with existing ^and proposed improvements (i e, pavement, curb, gutter, sidewalk. 16 Show all existing and proposed surface improvements within the public right-of-way, including adjacent driveways, vaults, transformers, power,poles, etc Provide adequate transition between the proposed and existing sidewalk and driveways at the adjacent properties (see additional comments on the red-lined plans) ' 17 It appears that the proposed project will eliminate a portion of the existing driveway of the adjacent property to the north, APN 203-110-33-00, along Jefferson Avenue The existing driveway may need to be reconstructed to provide adequate driveway opening to serve the adjacent property 18 Add street trees in the public nght-of-way in tree wells behind curb consistent Grates to match those used on Grand Avenue 19 Show existing structures, contour lines and/or spot elevations onsite and adjacent properties Include adjacent property grades, spot elevations, walls, landscaping and any other structures within 25 to 50 feet of the subject property and plot direction of drainage flow Any drainage flow currently flowing onto the property will need to be addressed so that flow is not impeded Provide multiple cross sections at the property line to illustrate any grade differential between properties PRE 2018-0009 (DEV2018-0055) - GRAND JEFFERSON May 4, 2018 Page 7 20 Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards 21 Comply with all red-lined comments shown on the plans 22 A grading permit will be required for this project 23 Meet with the Fire Department to identify the necessary fire protection measures required for this project (fire hydrants, sprinkler system, etc ) Show the location of the nearest fire hydrant along Grand Avenue and Jefferson Street 24 Additional items of concern maybe identified upon formal project application submittal, when a more complete design of the project is submitted Rre: 1 NFPA 13 fire sprinklers will be required 2 Due to living space above the third floor, NFPA 72 fire alarm system will be required in accordance with California Fire Code 3 Fire access is okay Building: 1 No Comments If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jason Goff at the number below You may also contact each department individually as follows • Planning Division Jason Goff, Senior Planner, at 760-602-4643 • . Land Development Engineering Tecia Levy, Project Engineer, at 760-602-4643 • Fire Department Randy Metz, Fire Inspections, at 760-602-4661 • Building Division Mike Peterson, Building Official, at 760-602-2721 Sincerely, LA DON NEU, AlCP City Planner DN JG dh Attachments 1 U3E Redlines c Leon Davydov 3737 Ken Way, FallbrooK,CA 92028 Teda Levy, Project Engineer Fire Prevention HPRM/File Copy Data Entry