HomeMy WebLinkAboutPRE 2021-0040; FRONT PORCH, CARLSBAD BY THE SEA; Admin Decision LetterNovember 9, 2021
Joan Johnson
2855 Carlsbad Boulevard
Carlsbad, CA 92008
{'city of
Carlstiad
BFILE COPY
!if 111., I~/ 11/10/21
SUBJECT: PRE 2021-0040 (DEV2021-0216) -FRONT PORCH, CARLSBAD BY THE SEA
APN: 203-153-01-00/203-143-02-00
Thank you for submitting a preliminary review for a revised design from the previously reviewed PRE 2020-
0026, which includes the consolidation of two lots to construct a mixed-use development that includes
underground parking, approximately 5,219 square feet of commercial space, 16 professional care beds
for memory care, and 18 independ~nt living units at 2729 Carlsbad Boulevard. The project site, which
comprises two lots totaling 22,500 square feet, is currently developed with three commercial buildings.
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 (V)
b. Zoning: Village -Barrio (V -R), Hospitality (HOSP) District of the Village and Barrio Master Plan
(VBMP)
c. The property is in the non-appealable area of the Coastal Zone. The Coastal land use designation
and zone are the same as the General Plan and Zoning above.
2. The project requires the following permits and the City Council will be the decision-making authority:
a. Site Development Plan (SDP) -to construct a new building over 5,000 square feet in size and for
possible parking options as described in Section 2.6.6, Table 2-4 of the VBMP.
Community Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 J 760-602-4600 J 760-602-8560 f I www.carlsbadca.gov
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b. Conditional Use Permit (CUP) -to permit the professional care facility use per Section 6.3.3 of the
YBMP.
c. Coastal Development Permit {CDP)-for the lot consolidation and development of the mixed-use
structure per Section 6.3.3 of the VBMP.
3. Open Space. Per Section 2.7.3(E) of the VBMP, a minimum of 20 percent of the property must be
maintained as open space. Open space may be dedicated to landscape planters, open space pockets,
roof gardens, patios, balconies, or outdoor eating areas. Plans submitted with the application for
review must show fully dimensioned open space areas. As proposed with an open area courtyard, the
project meets the open space requirements per the VBMP.
4. Lot Coverage. In accordance with Section 2.7.3{C) of the VBMP, the maximum lot coverage is 80
percent. Lot coverage includes the perimeter of the underground parking area, exterior structures
such as stairs, permanent structural elements protruding from a building such as overhanging
balconies, windows and stories that overhang a ground level. Excluded from lot coverage are roof
eaves extending less than 30 inches from the face of the building, awnings, and structures under 30
inches in height. The plans submitted with the application must be fully dimensioned and include a
breakdown of the lot coverage calculations.
5. Parking. The preliminary plans do not include enough information for staff to confirm if the second-
floor units qualify as professional care, housing for seniors, or multi-family units. The formal
application will need to specifically describe the use and declare the occupancy type for these units.
However, based on the parking tabulation on the first sheet of plans, staff has assumed that
commercial, and professional care are proposed, and the following comments reflect that
assumption, In accordance with the Carlsbad Municipal Code (CMC) Chapter 21.44 and Section
2.6.6(A) of the VBMP the following parking standards and ratios are required for each type of use:
a. Parking Space Dimensions. Per CMC Section 21.44.050, a standard parking space must be a
minimum of 170 square feet with a minimum width of 8.5 feet.
b. Compact Spaces. Per CMC Section 21.44.050 Table B up to 25 percent of the total required spaces
for commercial uses may be compact spaces. Compact spaces must be located in separate parking
aisles from standard spaces and shall be clearly parked with permanent pole signs that denote
"compact cars only." Compact spaces must be located in close proximity to the facility to
encourage the maximum usage. Further, the minimum compact parking space dimension is 8 feet
by 15 feet and the use of overhangs are not permitted.
c. . Retail Parking Requirement. Per Section 2.6.6 of the VBMP one space per 415 square feet of gross
floor area dedicated to retail use. Other commercial uses have different parking ratios that are
found in Section 2.6.6 of the VBMP, Table 2-3. Based on the plans provided, 5,219 square feet of
retail space is proposed. Therefore, 12.5 parking spaces are required for retail.
d. Professional Care/Independent Living Parking Requirement. Per Section 2.6.6 of the VBMP 0.45
space per every bed is required per memory care bed. Based on the plans provided, a total of 34
beds require 15.3 spaces.
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The proposed project will require a total of 28 parking spaces onsite. Plans submitted with the
application must provide a parking matrix with accurate required parking ratios for each use. In
addition, the floor plan of the parking area must provide full dimensions of a standard parking stall in
compliance with CMC Section 21.44.050.
6. Parking Options. The proposed project provides 25 parking spaces onsite which is a three-parking
space deficit. Providing required parking onsite is not the only way to meet the VBMP parking
requirements. Table 2-4 of the VBMP provides parking-options that may satisfy a portion or all of a
project's parking requirements. All parking options are discretionary and will require the review and
approval by the City Council. An evaluation of the parking options proposed by the applicant and an
evaluation of other parking options that may be permissible with this project is provided below:
Parking Options proposed by applicant:
a. Provide a parking study to allow the proposed use to utilize any excess parking spaces at the
main Carlsbad by the Sea facility.
If a parking study can demonstrate adequate parking is provided to meet the demands and
needs for the main Carlsbad by the Sea facility and the proposed project, the applicant can
propose the Shared and Leased Parking (joint use) option. However, due to the distance
between the two sites, this option is not recommended.
b. Provide a parking study to use excess parking spaces at the St. Michael's Church.
If a parking study can demonstrate adequate parking spaces with offset parking demands for
the church and the proposed facility, the applicant can propose the Shared and Leased Parking
(joint use) option. This option may be supported as the church property is directly adjacent
to the project site and will be leasing the project site from the church. Operating conditions
of approval for the proposed project and/or church would be required to ensure that
adequate parking is provided for both uses.
c. Substitute car parking for bicycle parking.
New and existing uses with at least five required or existing off-street parking spaces may
convert a minimum of one parking space, and up to one space per 10 spaces to unrequired
additional bicycle parking as long as the spaces are conveniently located near the entrance,
yield at least six bicycle parking spaces per parking space, and comply with the requirements
of the city engineer. Based on the site plan provided, it appears limited space may be available
to provide for bicycle parking. Staff will need more detailed information as to the location and
number of vehicle parking spaces to be substituted for review.
d. Parking In-Lieu Fee.
The Parking In-Lieu Fee Program is not available for properties within the Hospitality District;
therefore, this option is not permitted.
Other Parking Options permissible by Section 2.6.6 of the VBMP.
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e. Common parking facilities. Common parking facilities are subject to the provisions in CMC
Section 21.44.090. This is approved by the decision-making authority as to size, shape, and
relationship to business sites to be served, provided the total number of parking spaces shall
not be less than the total of the uses computed separately. A common parking facility must
be located within a quarter mile of the use.
f. New on-street public parking. The creation of two on-street public parking spaces along the
frontage of the subject property by closing existing curb cuts or providing additional right-of-
way may result in the reduction of one on-site required parking space, subject to the city
engineer's approval and the following:
i. On-street parking must be located within the boundaries of the VBMP area, and not
located in the BP or BC districts, which this project site is not.
ii. The on-street parking spaces must not be located where they would interfere with
planned or needed improvements.
iii. The spaces shall be public and shall not be reserved or designated for a specific use.
iv. The creation of on-street public spaces shall be the net result of any existing spaces
that might be reconfigured or removed to accommodate the created spaces.
7. Standards Modifications. This project proposes two standards modification for: 1) a reduction in the
retail ground floor street frontage as new ground floor street frontage must be commercial uses and
must occupy more than one-half of the ground floor area; and 2) a reduction to the development
standards that requires commercial floor having to span at least 80 percent of the building frontage
along Beech Avenue.
The proposed standards modifications are permissible under Section 2.6.7(B)(3)(g) as "Advancing
other benefits as determined by the decision-making authority." As such, the submittal includes social
benefits to the community and existing residents of Carlsbad by the Sea who may need to transition
to a memory care facility. To support the request, staff is recommending the formal application
include data that demonstrates the need for memory care in the vicinity and provide details of how
the standards modifications would advance other benefits within the community. In addition, the
application should include any state licensing requirements surrounding memory care uses to support
the standards modifications. The City Council is the final decision-making body for the standards
modifications request and must make the four required findings listed in subsection C of Section 2.6.7
of the VBMP. With the requested documentation staff believes the findings for approval can be made
and is supportive of the standards modification request.
8. Site Planning. Pursuant to Section 2.6.l(A) of the VBMP, the project is permitted to be designed with
a maximum of one vehicular access point from a public street. In addition, the driveway apron shall
not exceed a width of 20 feet. The preliminary design appea_rs to comply with this requirement by
providing one vehicular entry to the subterranean parking garage from Beech Street.
9. Walls and Fences. Plans submitted with the formal application must provide wall and fence details
such as materials and height dimensions. All proposed walls must comply with the provisions
contained in Section 2.6.l(D) of the VBMP.
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10. Window Glazing. In accordance with Section 2.6.3(A) of the VBMP, a minimum of 45 percent of glazing
is required for the ground floor fac;ade of commercial uses that are adjacent to a public street. The
fac;ade is measured from the plate height to the finished floor. Glazing must be transparent, and any
opaque, reflective or dark tinted glass is not permitted. In addition, the bottom of any window display
shall not be more than 3.5 feet above an adjacent sidewalk. Elevation plans submitted with the formal
application must provide full dimensions of all window areas and must show compliance with the
minimum percent of glazing, the glazing transparency detail, and dimensions to the bottom of any
non-transparent window display, which cannot exceed 3.5 feet.
11. Good Neighbor Requirements. Pursuant to Section 2.6.4(A) of the VBMP, the project is subject to the
Good Neighbor Requirements which include and are not limited to maintaining building grounds,
parking, pedestrian areas and landscaping in a neat and orderly manner at all times; providing
screening for loading areas; locating noise generating equipment away from any residential uses; and
commercial uses with residential units attached shall provide ventilation systems to prevent odors
from adversely affecting residential units. Please submit a project description with the formal
application that explains compliance with the Good Neighbor Requirements contained within 2.6.4(A)
of the VBMP.
12. Rear Setback. Per Section 2.7.3(A) of the VBMP, parcels fronting Carlsbad Boulevard between Beech
Avenue and Carlsbad Village Drive must maintain a five-foot rear yard setback. The site plan submitted
with_ the formal application must provide fully dimensioned setbacks.
13. Service and Delivery Areas. Loading areas must be fully screened from public view and located away
from the front property line.'The plans submitted with the application must identify areas for service
and delivery for the commercial and professional care uses.
14. Building Height. Per Section 2.7.3(G) of the VBMP, the maximum building height in the Hospitality
District of the VBMP is limited to 45 feet and four stories. The minimum ground floor wall plate height
for buildings fronting Carlsbad Boulevard is 14 feet, measured from the finished floor to the top plate
of the ground floor. Where there is no top plate, the measurement is taken to the bottom of the floor
structure of the second floor. Please provide fully dimensioned section drawings on the plans
submitted with the formal application showing compliance with the minimum ground floor wall plate
height. In addition, provide fully dimensioned elevation plans showing the height taken from the
existing grade to the highest peak of the building.
15. Building Massing. Section 2.7.3(H) of the VBMP requires a building fac;ade visible from any public
street to provide a minimum five-foot variation in wall plane and a change in roofline every SO feet in
length. Elevation drawings provided with the application must provide dimensions of the wall plane
breaks and roof line changes.
16. Design Guidelines. The project is subject to compliance with the Design Guidelines contained within
Sections 2.8.2 and 2.8.3 of the VBMP. A project description submitted with the application should
explain how the site layout, building form and massing, and other design guideline provisions are met
with the proposed design.
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17. Noise Study. The project site is located within 500 feet from the existing and future 65-70 CNEL transit
noise contours per the General Plan. To analyze the project's compliance· with the city's Noise
Guidelines Manual and the Noise Element of the General Plan, please submit a Noise Analysis
prepared by a registered acoustician at formal application submittal for the proposed project. If
certain building features (i.e., STC-rated windows, etc.) are required to comply with the interior noise
requirements, please include the details on the plans. The Noise Guidelines Manual can be found on
the city's website at the following address:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094
18. Historical Analysis. The structures appear to be built over 50 years ago. To determine if the structure
is significant pursuant to the California Environmental Quality Act(CEQA), a historical analysis report
will need to be submitted. The report shall be consistent with the city's Tribal, Cultural, and
Paleontological Resources Guidelines and can be found on line at:
https://www .ca rlsbadca .gov /home/showdocument?id=254
19. 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.qcode.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.
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. No civil plans/preliminary grading plans were provided as part of this review. Note that a complete
project design is needed to conduct a thorough and complete review of the project. Additional items
of concern may be identified upon formal project application submittal.
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2. Submit an Adjustment Plat application to consolidate the two existing lots into one lot.
3. Determine the project's Average Daily Traffic (ADT) and indicate on the site plan. Based on the
preliminary site plan, the project's ADT exceeds the 110 ADT threshold. A traffic impact analysis is
required to address potential traffic impacts associated with this development. The traffic analysis
shall be prepared in accordance the new traffic impact analysis (TIA) guidelines available in the city
website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22758
Prior to initiating a TIA, a scope of work shall be submitted, reviewed, and approved by City staff. A
Scoping Agreement with City of Carlsbad shall be filed prior to initiating the Transportation Impact
Analysis report (refer to Appendix A of these guidelines). The Scoping Agreement ensures an
understanding of the level of detail and the assumptions required for the analysis.
4. Determine the total number of employee ADT expected for the project and indicate on the site plan.
Provide supporting information/narrative showing how the total employee ADT is
calculat~d. Distinguish part time and fulltime employees and provide anticipated shift schedules. If
the total employee ADT exceeds the 110 ADT threshold, the project is required to submit a
Transportation Demand Management (TDM) plan in accordance with the Transportation
Management Demand Handbook available in the City website at:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=39379
5. A Vehicle Miles Travelled (VMT) analysis is required with the application submittal. Refer to the city's
VMT guidelines which is available on the city's website. If a VMT analysis is required, two copies shall
be submitted at the time of the discretionary application.
6. Complete a Stormwater Standards Questionnaire, Form E-34, to determine the storm water
requirements for the proposed project. The questionnaire is available in the city website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711
Note that the total impervious area includes new and replaced existing impervious area. Indicate the
total impervious area on the site plan.
7. Based on the prelimina'ry site plan, the proposed impervious area exceeds the 5,000 sq. ft. threshold,
and the project qualifies as a 'Priority Development Project' (PDP). A Storm Water Quality
Management Plan (SWQMP) is required. The SWQMP shall be prepared in accordance with the City
of Carlsbad BMP Manual (latest version). Use the City of Carlsbad SWQMP template for priority
development project (Form E-35) available in the City website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22712
Note that the project is not exempt from hydromodification requirement. The project must provide
both pollutant control BMPs and hydromodification facility designed in accordance with the City of
Carlsbad BMP manual.
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8. Ensure that all storm water run-offs are routed to treatment BMPs and hydromodification facilities
prior to discharge into the public street or prior to connecting into the public storm drain system. The
preliminary site plan does not identify locations of any stormwater BMPs. It appears that there is no
area provided for stormwater BMPs on the ground level. The proposed building footprint may need
to be reduced to accommodate stormwater BMPs on the ground level.
9. Show cross-sections and details of all proposed biofiltration basins, including overflow and outlet
structures on the preliminary grading plans. The outlet structure must be designed to convey
stormwater runoff from larger storm events up to 100-year storm event.
10. Submit a preliminary hydrology report to address site drainage and to mitigate any increase in 100-
year storm event flow due to the proposed development. Show that the post-development flow is
equal to or less than the pre-development flow at the point of compliance (POC). No cross-lot drainage
is allowed.
11. Submit a preliminary Geotechnical Study that provides recommendations for the proposed
development including design recommendations for any proposed pollutant control BMP and
hydromodification facility proposed for this project.
12. Show the property boundary data including bearings and distances.
13. Provide a preliminary title report dated within 6 months of the discretionary application date. Show
and label on the plans, all easements and encumbrances identified in schedule B of the said report.
14. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards. A grading permit will be required for this project.
15. Provide multiple cross-section to illustrate differences in grade.
16. Show top of wall and top of footing elevations of the any proposed retaining walls including the
basement walls. Show shoring walls, or the limits of 1:1 temporary back cut needed for retaining wall·
construction. Obtain permission to grade from adjacent property owner if grading extends beyond
property lines.
17. Show the existing and proposed contour lines, spot elevations, high point, low points onsite, on the
adjacent streets and on the adjacent properties within 25 feet beyond the project boundary.
18. Show driveway profile. Ensure that the high point is located at the right-of-way line as shown in the
San Diego Regional Standard Drawing (SDRSD) G-14A. Ensure that no street drainage can potentially
flow into the proposed basement during major storm events.
19. Clearly show the proposed on-site drainage pattern on the preliminary grading plans. Show high
points, flowline elevations, percent grades and show the directions lot drainage using drainage
arrows.
20. NGVD 29 datum for vertical control per city Engineering Standard Volume 1, Chapter 2.
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21. Indicate the sewer demand in equivalent dwelling units (EDU), potable water demand in gallons per
minute (GPD) on the site plan.
22. Show the locations, identify and reference city approved drawing for all existing utilities including
water lines and sewer lines within Beech Street and Carlsbad Blvd. The existing utilities include the
following: Beech Street: 12" PVC and 8" PVC sewer lines per approved drawing DWG 460-5 and 6"
ACP water line per DWG 195-3; Carlsbad Blvd: 8" VCP sewer line per DWG 118-9 and 8" ACP water
line per DWG 159-9.
23. Show all existing and proposed services including, potable water service, irrigation water service, fire
water service, fire hydrants and sewer laterals. Show the locations water meters and backflow
preventers. Note that backflow preventers are private and shall be located outside the public right-
of-way.
24. On the site plan, show all existing surface improvements for Beech Street and Carlsbad Blvd. at the
project frontage including street pavement, curb and gutter, sidewalk, inlets, streetlights, vaults,
transformers, etc. and reference the city approved drawing. Clearly show and indicate the width of
existing R/W and width of existing street pavement (curb-to-curb).
25. Provide typical street cross-section for Beech Street and Carlsbad Blvd. at the project frontage.
26. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, etc.).
27. Show location of all existing and proposed fire hydrants within 300 feet of the project boundary.
28. Provide a 5-foot wide (minimum) back-up space for the basement parking stall adjacent to southeast
basement wall.
29. This project is subject to the Trash Capture BMPs per Chapter 4 of the City of Carlsbad BMP Design
Manual.
Building:
1. The following items should be addressed/ included in the design for plan review:
a. Rated separation wall between R-2.1 and B occupancies and sleeping units. CBC Table 508.4.
b. Provide an exit analysis showing compliance with exit access travel distance maximums.
c. Licensed facilities to comply with requirements of CBC 435. For example, if applicable, R-2.1
occupancies are not permitted in non-fire rated construction. CBC 435.4.1 / H&S 13131.5.
d. Considerations for non-ambulatory clients need to be included in the design if applicable.
e. Medical care and long-term care facilities to meet minimum requirements of 118-223 /
patient sleeping rooms per 118-805.
f. Considerations from PRE2020-0026 remain as well.
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Fire:
1. NFPA 13 Fire Sprinklers and NFPA 72 Fire Alarms are required for the project.
2. The facility will be a State Fire Marshal regulated facility.
3. All standard Building and Fire Code requirements apply.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jessica Bui at the number below. You may also contact each department individually as follows:
• Planning Division: Jessica Evans, Associate Planner, at (760) 602-4631
• Land Development Engineering: Nichole Fine, Associate Engineer, at (760) 602-2744
• Building Division: Jason Pasiut, Building and Code Enforcement Manager, at (760) 602-2788
• Fire Department: Randy Metz, Fire Marshal, at randy.metz@carlsbadca.gov
Sincerely, ~n
DON NEU, AICP
City Planner
DN:JE:cf
c: Father Doran, 2775 Carlsbad Boulevard, Carlsbad, CA 92008
Diego Lastres, 1030 G Street, San Diego, CA 92101
Nichole Fine, Project Engineer
Fire Prevention
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