HomeMy WebLinkAboutPRE 2019-0005; STATE STREET COMMONS; Admin Decision LetterMay 7, 2019
Brendan Foote
Suite 100
8FllE COPr
2659 State Street
Carlsbad, CA 92008
SUBJECT: PRE 2019-0005 (DEV2019-0048)-STATE STREET COMMONS
APN: 203-181-19-00
C_cityof
Carlstiad
Thank you for submitting a preliminary review for a large-scale renovation and remodeling of three
existing structures located at 2742-2752 State Street. The project site, an approximately 0.7-acre (30,492-
square-foot) lot, is currently developed.
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-8)
b. Zoning: Village-Barrio (V-B) Zone
c. Village & Barrio Master Plan; Village Center (VC) Land Use District
2. The project site is not located within the Coastal Zone.
3. The project site is located within the Village Center (VC) District of the Carlsbad Village & Barrio
Master Plan (VBMP). Please see link below:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=36580
4. The 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
PRE 2019-0005 (DEV2019-0048) -STATE STREET COMMONS
May 7, 2019
Pa e 2
Note:
5.
6.
7.
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a. Minor Site Development Plan (SrJp), ~e p~oposea"" project will require a Minor Site
Development Plan because there will be new construction in cumulative gross floor area up
to 5,000 square feet pursuant to the Village & Barrio Master Plan Section 6.3.3.A. The permit
will be processed administratively.
Comments received from Engineering and Fire are from the site plans received on March 22,
2019. The comments from Planning are from the revised site plans submitted on April 23,
2019. Be advised, at formal submittal, comments from Engineering, Building and Fire may
change due to the revised site plan.
Outdoor Dining/Patio. Be advised that outdoor dining shall be accessory to the primary restaurant
use, ~nd no parking is required if the outdoor seating area is equal to or less than the indoor
seating.
Parking Analysis. Below are comments provided as a result of the Parking Analysis submitted with
the Preliminary Review:
a. Per VBMP Section 2.6.6 parking spaces are computed on the basis of gross floor area.
Therefore, the parking spaces will be calculated on 16,316 square feet which includes
mezzanines.
b. The Parking Analysis states a parking study was prepared, however it was not included with
this submittal. Provide a copy of the parking study that includes TDM measures at formal
submittal.
Village Center (VC) Supplemental District Standards. The project is subject to the VC
Supplemental District Standards beginning on p. 2-36 within Section 2.7.1 of the VBMP. The
following should be addressed in a formal submittal:
a. Ground Floor Street Frontage. 20 percent of a building frontage may be used for a lobby or
entryway to uses behind the ground floor street frontage uses. Please identify on the site
plan the lobby of the Office use.
8. Area-Wide Standards. Per VBMP Section 2.6.1.D Storage and shipping containers and temporary
buildings, whether or not intended for temporary use and/or including utility connections or a
foundation, are prohibited unless used in conjunction with new construction and/or rehabilitation
of a building and approved in writing by the city planner in advance of use. Please remove the
two storage containers on the northerly portion of the lot.
9. Area-Wide Design Guidelines. The project is subject to the Area-Wide Guidelines beginning on p.
2-71 within Chapter 2.8 of the VBMP. The following should be addressed in a formal submittal:
a. Section 2.8.2.C, Place outdoor furniture, such as seating, low walls, trash receptacles, bikes
racks and other elements, in outdoor pedestrian spaces.
b. Section 2.8.2.D.7, Design trash and recyclin'g enclosures to be consistent with the project and
building architecture, and site and screen them to minimize visual impact.
c. Section 2.8.2.G, Landscaping shall meet the policies and requirements_ set forth in the City of
Carlsbad Landscape Manual.
PRE 2019-0005 (DEV2019-0048)-STATE STREET COMMONS
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d. Note that other design guidelines shall be reviewed for applicability upon submittal of a
formal application.
10. Please provide a conceptual landscape plan as part of the formal application. Landscaping shall
comply with the Carlsbad Landscape Manual, please refer to link below:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086
11. Because the preliminary plans appear to show remodels, not demolition, of the existing buildings,
no cultural resources/historic assessment study will be required. If demolition is proposed, then
the study will be required with a formal submittal. Please refer to the link to the Carlsbad Tribal
Cultural and Paleontological Resources Guidelines below:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=34010
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/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.
Land Development Engineering:
1. Based on the legal description of the property and the city's record documents, it appears this lot
was created illegally and will require the owner to process an adjustment plat with city prior to
the issuance of any development permit to rectify the illegal lot. If this project is proposing the
subdivision of airspace. commercial condominium units, then a tentative tract map will be
required as a discretionary application and a final map will be required for final engineering which
will eliminate the requirement of an adjustment plat to rectify the creation of an illegal lot.
2. Complete the city's Storm Water 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 can be
obtained on the city's web site. Preliminary analysis suggests that the project is a 'Standard'
Project which requires a completed Standard Project Requirement Checklist (E-36 Form).
3. It appears that the project triggers the requirements for a Transportation Demand Management
Plan. A draft TOM plan will be required for the discretionary application and an approved TOM
plan will be required prior to the issuance of a building permit.
4. Based on the preliminary plans, it appears this project consist solely of a tenant improvement
with no proposed work to the building footprint or the surrounding parking lot which is not
subject to a grading plan and permit.
5. If the parking lot or building footprint is to be altered, then the requirement for a grading plan
and permit will be evaluated based on more detailed plans that are provided. Additionally,
reports such as hydrology and geotechnical may be requested.
PRE 2019-0005 (DEV2019-0048) -STATE STREET COMMONS
May 7, 2019
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6. A preliminary title report dated within 6 months of the application date is required with the
submittal of a discretionary application. Show and label on the plans, all easements listed in said
report.
7. All private encroachments in the city's right-of-way must be removed. Show and label on the
plans to remove all private encroachments.
8. Show and label on the plans, the existing 6-inch sewer main along the rear of the property. The
dedication a public sewer easement will be required. The width of the easement is dependent on
a 20-ft sewer easement being on-center of the sewer main.
9. Show on the plans the method of drainage. Verify that the drainage away from the building is a
minimum of 2% for hardscape and a minimum of 5% for landscape within 10-ft of the building per
the 2016 California Building Code Section 1804.4.
10. Verify that the driveway on State Street is compliant with the American Disability Act
requirements.
11. Provide on the title sheet, the project's traffic, water, and sewer demand.
12. Label on the plans, the APNs and/or short legal description of all adjacent properties.
13. Provide on the plans, a cross-section detail of State Street right-of-way.
14. Show and label on the plans, the existing 8-inch ACP water main in State Street.
15. Show and label on plan, the proposed location of the transformer if needed. It cannot be located
in the city's right-of-way and must be located on site.
16. If street trees are required on State Street, a dedication of a public pedestrian access easement
will be required to maintain the existing sidewalk width behind the proposed street trees.
17. Show and label on the plans, existing water and sewer services including the existing water meter.
18. Show and label on the plans, the existing or proposed fire service and double detector check valve
assembly (DDCVA). The DDCVA must be located on-site and cannot be located in the city's right-
of-way.
19. Address the redline comments on the plans.
Fire:
1. Based on the proposed use types, it is likely that the building will need to be retrofitted with fire
sprinklers if it does not already have them.
2. The patio is feasible as long as it satisfies CMC Section 17.04.060.B, Fire apparatus access roads
shall have an unobstructed width of not less than 24 feet (7315 mm) exclusive of shoulders, except
for approved security gates in accordance with Section 503.6 and an unobstructed vertical
clearance of not less than 13 feet 6 inches (4115 mm).
PRE 2019-0005 (DEV2019-0048)-STATE STREET COMMONS
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If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Paul Dan at the number below. You may also contact each department individually as follows:
• Planning Division: Paul Dan, Associate Planner, at (760) 602-4614
• Land Development Engineering: Kyrenne Chua, Project Engineer, at (760) 602-2744
• Fire Department: Randy Metz, Fire Inspections, at (760) 602-4666
Sincerely,
-r;____.~.
fr DON NEU, AICP
City Planner
DN:PD:dh
Attachments: Engineering Redlines
c: Ostrie Family Inc, P.O. Box 8, Rancho Santa Fe, CA 92067
Kyrenne Chua, Project Engineer
Fire Prevention
HPRM/File Copy