HomeMy WebLinkAboutPRE 2018-0033; BARRIO PROJECT - PANADERIA/RESIDENTIAL PLAN; Admin Decision LetterDecember 19, 2018
Ladwig Design Group, Inc.
P.O. Box 2258
Carlsbad, CA 92008
FILE
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Carlsbad
SUBJECT: PRE 2018-0033 (DEV2018-0201)-BARRIO PROJECT-PANADERIA / RESIDENTIAL PLAN
APN: 204-092-02
Thank you for submitting a preliminary review for the removal of an existing building and the construction
of a mixed-use project consisting of two apartment units and a 1,913-square foot restaurant on the
property legally described as Assessor's Parcel Number 204-092-02-00. The project site, an approximately
4,380-square-foot lot (0.10 acre) is currently developed with a Mission Revival style building that was
historically used as a pool hall and market at its former location.
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), 18-23 dwelling units/acre (du/ac)
b. Zoning: Village-Barrio (V-B) Zone
c. Village & Barrio Master Plan; Pine-Tyler Mixed Use (PT) Land Use District
2. The project site is not located within the Coastal Zone.
3. The project site is located within the Pine-Tyler Mixed Use (PT) District of the Carlsbad Village and
Barrio Master Plan (VBMP). Please see link below:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=36580
4. The proposed project requires the following permits:
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
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a. Minor Site Development Plan {SOP). A minor SOP is required pursuant to the provisions
outlined within Section 6.3.3(A) of the VBMP on page (p). 6-4. This permit requires approval
by the City Planner pursuant to Section 6.3.4(A) of the VBMP (p. 6-5).
5. Project Density. The PT District of the VBMP allows 18 -23 du/ac. The property has a net area
of approximately 4,380 square feet (0.10 acre). The project's proposed density of 19.9 du/ac is
within the allowed density range of the PT District.
6. Area-Wide Standards. The project is subject to the Area-Wide Standards (Section 2.6) of the
VBMP beginning on p. 2-12. The following should be addressed in a formal submittal:
a. Primary Street Frontage. Walnut Avenue is the primary street frontage for this site. Building
orientation, elevations and design elements should all be primarily oriented and focused on
this street. The primary entrance to the ground floor commercial shall be oriented to the
Walnut Avenue street frontage. The project appears to comply with this requirement.
b. Vehicle Access. Vehicle access shall be taken from the alley. The project appears to comply
with this requirement.
c. Walls and Fences. Property line walls and fences outside the front setback are limited to six
feet in height as measured from the lowest adjacent grade.
d. Window Glazing. 45 percent of the ground-floor fa~ade for the restaurant shall have glazing
fronting Walnut Avenue. The fa~ade is measured from plate height to finish floor. The
bottom of the window shall not be more than 3.5 feet above the adjacent sidewalk. Please
demonstrate how the project will meet this standard in the formal application submittal.
e. Loading & Service Areas. Loading and service areas for the restaurant shall be screened from
residential uses and not located within residential parking areas or block access to residential
access ways. Please demonstrate how the project will meet this standard in the formal
application submittal.
f. Noise Generating Equipment. Noise generating equipment shall be located away from
residential uses. Please demonstrate how the project will meet this standard in the formal
application submittal.
g. Ventilation Systems. Commercial uses with residential units above shall provide ventilation
systems to prevent odors from adversely affecting residential units. Please demonstrate how
the project will meet this standard in the formal application submittal.
h. Site & Building Design. Commercial uses with residential units attached or on the same floor
as the commercial uses shall feature a site and building design that ensures adequate
separation between residential and nonresidential areas and the protection of resident
privacy and quiet. This requirement extends to all elements of a project, including but not
limited to parking, external and internal building access, floor plan design, and common areas
and amenities. Please demonstrate how the project will meet this standard in the formal
application submittal.
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i. Parking. Pursuant to Table 2-3 on p. 2-22 of the Master Plan the project is subject to the
following parking requirements:
i. Residential. The residential component of the mixed-use project shall meet the
multiple-family dwelling parking requirement: 1) one space per unit is required
for studio and one bedroom units, which may be uncovered for apartments; and
2) two or more bedrooms require one and a half parking spaces per unit, which
may be uncovered for apartments. Tandem parking is allowed for the two-
bedroom unit. Therefore, the proposed one0bedroom and two-bedroom
apartments require a total of three (3) parking spaces, which may be uncovered.
Refer to Carlsbad Municipal Code (CMC) Section 21.44 for the parking stall size
requirements.
ii. Limited Take-out Service Restaurant. The Limited Take-out Service Restaurant
component of the mixed-use project requires one (1) space per 300 gross square
feet. The 1,390-square-foot restaurant with 523 square feet of storage space
requires six (6) spaces (1,390 + 523 / 300 = 6.37, which rounds down to six spaces).
Please meet with staff prior to formal submittal to discuss the parking options for
the commercial use that are outlined below.
j. Parking Options. Pursuant to Table 2-4 on p. 2-25 of the Master Plan options for the.
commercial parking requirement are:
i. Creation of Public Parking Spaces. The creation of two on-street public parking
spaces along the frontage of the subject property may result in the reduction of
one on-site required parking space, subject to the city engineer's approval. The
"creation" of public parking spaces is the net increase between the number of
existing public parking spaces and proposed public parking spaces. Three spaces
exist right now. To utilize this parking option, at least five on-street public parking
spaces will need to be provided along the Walnut Street frontage. Please note
that the two street trees on the Walnut Avenue frontage may limit the "creation"
of additional on-street public parking spaces.
ii. Bicycle Parking. The project may substitute one vehicle space to unrequired
additional bicycle parking as long as the spaces are conveniently located near the
entrance, yield at least six bicycle parking spaces, and comply with the
requirements of the city engineer.
iii. Parking In-Lieu Fee Program. Up to 100 percent of the parking requirement for
non-residential uses may be satisfied through participation. Refer to Table 2-4 on
p. 2-27 for details.
7. Pine-Tyler Mixed Use (PT) Supplemental District Standards. The project is subject to the PT
Supplemental District Standards beginning on p. 2-58 within Section 2.7.5 of the VBMP. The
following should be addressed in a formal submittal:
a. Setbacks. Front setbacks require a minimum of five feet with a minimum 10-foot landscape
setback where surface parking areas are located adjacent to a public street. Side yard
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setbacks require a minimum of zero feet. Rear yard setbacks require a minimum of ten feet.
Upper floor balconies may encroach within the front setback up to the property line. The
project appears to comply with these setback requirements.
b. Lot Coverage. Lot coverage in the PT District is 80 percent. Please demonstrate how the
project will meet this standard in the formal application submittal.
c. Open Space. Open space is required on a project basis, as well as on an individual unit basis.
i. A minimum of 10 percent of the property must be maintained as open space. Please
demonstrate how the project will meet this standard in the formal application
submittal.
ii. Residential private open space, such as balconies and private yard areas, shall be a
minimum of 60 square feet per unit, with a minimum dimension of six feet in any
direction. This requirement may be satisfied by more than one private open space
area. Please demonstrate how the project will meet this standard in the formal
application submittal.
iii. Residential common open space shall be provided at a minimum of 15 square feet
per unit with a minimum dimension of 10 feet in any direction. Please demonstrate
how the project will meet this standard in the formal application submittal.
d. Building Height. Building height is a maximum of 35 feet. The proposal satisfies this
requirement.
e. Building Massing. No building fa~ade visible from any public street shall extend more than 30
feet in length without a two-foot minimum variation in the wall plane, as well as a change in
roof line. Please demonstrate how the project will meet this standard in the formal
application submittal.
8. Area-Wide Design Guidelines. The project is subject to the Area-Wide Design Guidelines
beginning on p. 2-71 within Section 2.8 of the VBMP. The following should be addressed in a
formal submittal, along with all other applicable guidelines in this Section:
a. Incorporate plazas, landscape areas, fountains, public art, textured pavement, and vertical
building features to create focal points that enhance a pedestrian's experience.
b. Locate parking behind buildings and away from the street, wherever possible.
c. Locate parking below grade or in structures, where feasible.
d. Provide bicycle parking at convenient locations such as entrances or other visible and
accessible areas.
e. Minimize paved vehicle areas such as driveways and parking areas. Design driveways to be
no wider than necessary to provide access. Incorporate permeable surfaces, such as
interlocking pavers, porous asphalt, power blocks, and lattice blocks/grasscrete or ribbon
driveways where feasible.
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9.
10.
11.
f. When there are minimal landscape areas between the building and the street, incorporate
planters onto porches, recessed building entrances, and planters on decks and balconies.
g. Ensure that proportions are consistent with selected architectural styles.
i. For Spanish or Mission architecture, it is common to have smooth stucco walls
with deeply recessed windows/doors and a traditional single-barrel terra cotta
tile roof with random mortar packing.
ii. The rear elevation could benefit from additional articulation to match the design
detail incorporated in the front.
iii. Additional architectural design comments are likely at formal application
submittal.
h. Design trash and recycling enclosures· to be consistent with the project and building
architecture, and site and screen them to minimize visual impact.
i. Design and site units as much as possible to front primary streets to provide "eyes on the
street," create pedestrian environments, and support the walkable, connected character of
the Village and Barrio. Staff is concerned that the entry to the residential units at the rear of
the site does not satisfy this design guideline. Please address.
Conceptual Landscape Plan. A conceptual landscape plan shall be submitted with the project
application in compliance with the City's Landscape Manual. Additionally, please review the
VBMP's landscaping guidelines in VBMP beginning on page 2-75 within Section 2-8.20(G). The
Landscape Manual is available for review on the City of Carlsbad website at:
http://www.carlsbadca.gov/civicax/fi1ebank/b1obdload.aspx?Blob1D-24086
Noise Study. A noise study will be required with the project submittal that shows the project
complies with the city's Noise Guidelines. The Noise Guidelines can be found online at:
http:ljwww.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D-24094
Cultural Resources Study and Paleontological Assessment. Thank you for submitting the Cultural
Resources Study and Paleontological Assessment for the site prepared by Brian F. Smith and
Associates, Inc. dated May 4, 2018. Based upon the location of the site and the history of the
subject building, staff will require a third party review of the Cultural Resources Study upon formal
submittal. The applicant is required to pay for the third party review of the project, and staff will
coordinate this with you upon formal submittal. All necessary application forms, submittal
requirements, and fee information are available at the Planning counter located in the Faraday
Building at 1635 Faraday Avenue or on line at
http://www.carlsbadca.gov/services/depts/planning/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.
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Land Development Engineering:
Prior to formal project submittal, it is suggested that the following items are adequately addressed:
1. Provide a recent Preliminary Title Report {PTR) with formal project application submittal. All
easements and encumbrances identified in Schedule "B" of the PTR shall be shown and identified
on the site plan.
2. The trees along the Walnut Avenue frontage are included in the city's street tree inventory.
Indicate on the site plan that they are to remain or contact Trees Supervisor Morgan Rockdale
(790) 434-2985 to obtai.n information on .the city council/ordinance criteria for the authorized
removal of inventoried street trees.
3. Clearly plot proposed sidewalk and landscape areas within the public Right-of-Way.
4. To be consistent with the intent of the Village and Barrio Master Plan, provide a bulbout curb
return with two ped ramps at Roosevelt Street and Walnut Avenue, diagonal parking along Walnut
Avenue from Roosevelt Street to the alley and a new alley apron, please see the conceptual design
redlines on sheet 1 of the "Minor Site Development Plan".
5. Submit a preliminary geotechnical investigation. The report should include a discussion regarding
the suitability of the site for proposed project, provide design recommendations, and statement
regarding the impact of this development, if any, to all existing offsite improvements. The study
shall also include evaluation of the structural section of the existing alley to verify compliance with
current public street standards. If this project is deemed a priority development project, see
comment #5, the study should include evaluation of soil infiltration rates at the locations of the
proposed stormwater best management practices {BMP) and provide design recommendations
for the said BMPs.
6. A completed city's Storm Water Standard Questionnaire, E-34 Form will be required as part of the
discretionary application. Currently, it is unknown if your project is subject to the "Standard"
Project requirements or "Priority Development Project" requirements. If this. project qualifies as
a "Standard" project, a completed city's Standard Project Requirement Checklist, E-36 Form will
be required as part of the discretionary application. If this project qualifies as a "Priority
Development Project", then a preliminary Storm Water Quality Management Plan per the city's
SWQMP template, E-35 Form, will be required as part of the discretionary application. All city
forms are available on the city's website.
7. Submit a preliminary drainage report to determine the pre-development and post-development
drainage flows. Provide necessary mitigation for the increase in post development flows or show
that the downstream storm drain facilities can handle the additional flow.
8. Plot the clear distances between the striping for the parking stalls and the building columns. It
appears the parking stalls are too narrow and do not meet minimum city standards.
9. Plot the proposed water meter with a backflow preventer and the fire service with double
detector check valve assembly {DDCV). Both the preventer and DDCV shall be located outside the
public R.O.W.
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10. Plot the SDG&E transformer that will be required to serve the project located outside the public
R.O.W.
11. Plot the existing water main in Walnut Avenue. If there's no water main in Walnut Avenue, a
public water main may be required to be constructed.
12. Provide typical Walnut Avenue cross-section to eliminate the proposed 10 foot street vacation
and show the proposed curb and gutter and sidewalk at the project frontage. Include approximate
location of the underground utilities in the street cross-section.
13. Provide multiple cross-sections to illustrate differences in grade and existing improvements {see
red-lined plans).
14. Provide earthwork quantities {cut, fill, remedial, import or export) on the site plan.
15. The structural section of the existing alley shall be evaluated to verify compliance with current
public street standards.
16. Show the design of the trash enclosures per City Standard GS-16 or provide letter from Waste
Management that states the current design is acceptable.
17. Meet with the Fire Department to identify the necessary fire protection measures required for
this project {access, fire hydrants, sprinkler system, etc.).
18. This preliminary review does not constitute a complete review of the proposed project and
additional items of concern may be identified upon formal project application submittal.
1. Fire sprinklers are required throughout all levels of the structure due to the two apartment units
on the top floor. Place a note on the plan that specifies that these will be installed.
Building:
1. No comments
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Cliff Jones at the number below. You may also contact each department individually as follows:
• Planning Division: Cliff Jones, Senior Planner, at 760-602-4613
• Land Development Engineering: Tim Carroll, Project Engineer, at 760-602-2737
• Fire Department: Randy Metz, Fire Inspections, at 760-602-4661
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Sincerely,
DON NEU, AICP
City Planner
DN:CJ:mf
Attachments:
1. LOE Redllnes dated 11/26/2018
c: Ofie Escobedo or Teri Chalfant, 3292 Roosevelt Street, Carlsbad CA 92008
Tim Carroll, Project Engineer
Fire Prevention
HPRM/File Copy