Loading...
HomeMy WebLinkAboutPRE 2022-0008; HOPE APARTMENTS; Admin Decision LetterApril 19, 2022 Patrick Zabrocki Wermers Properties 5120 Shoreham Place #150 San Diego, CA 92122 SUBJECT: PRE 2022-0008 (DEV2022-0030) -HOPE APARTMENTS APN: 203-320-02, -20, -40, -41, -48, -51 {"Cityof Carlsbad 8FILE COPY fY/4 ,l✓ '1/ip/ze. Thank you for submitting a preliminary review to demolish the Motel 6 and three residential structures for the development a 156-unit, four-story, 45-foot-tall multi-family residential building located at 950 and 1066 Carlsbad Village Drive (APNs 203-320-40, -48), 2944 Hope Avenue (APN 203-320-41), and 945- A, 945-B and 955 Grand Avenue (APN 203-320-02, -20). The existing Carl's Jr. restaurant and parking lot located at 950 Carlsbad Village Drive is proposed to remain. A 50% density bonus, resulting in a proposed · density of 52.9 dwelling units per acre (du/ac) is proposed. A total of 15% or 16 units are proposed to be set aside as Very-Low Income units. A total of 315 parking spaces are proposed in a two-level underground parking structure. Access to the development will be provided by a shared private drive aisle with access off Grand Avenue to the north and Carlsbad Village Drive to the south. A map consolidation is proposed to merge six (6) lots into two (2) lots-one for the residential development and one for the lot currently developed with Carl's Jr. 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. Furthermore, the project processing questions you submitted with your application and answers to those questions are included in this letter. 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 Review (V-R) c. The project is located within the Freeway Commercial (FC) District of the Village and Barrio Master Plan (VBMP). Community Development Department ., Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 J 442-339-2600 www.carlsbadca.gov PRE 2022-0008 (DEV2022-0030) -HOPE APARTMENTS April 19, 2022 Page 2 2. The project requires the following permit(s): 3. 4. a. ,site D~velopment Plan. City Council approval is required. b. Lot line adjustment to consolidate the properties if four or few lots are involved. If 5 or more lots are involved in the lot line adjustment/merger, a Tentative Tract Map will be required. Based on the initial review, a Tentative Tract Map will be required. City Council approval will also be required for the Tentative Tract Map. 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, 65941.5, 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. Per the Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition of a "protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code § 7260 et seq.), and 2) right of first refusal for a comparable unit available in the new housing development. (Gov. Code§ 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code § 66300(d)(2)(E)(ii) as including residential units subject to affordability restrictions, price controls, or occupied by low income households. The formal submittal of the project will need to include documentation regarding any existing "protected units." With the project submittal. please submit documentation from the property o_wner verifying whether the units are "projected units." 5. Climate Action Plan (CAP). 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 CAP 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/car1sbad/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. PRE 2022-0008 {DEV2022-0030) -HOPE APARTMENTS April 19, 2022 Page 3 6. Historical. Cultural and Paleontological Report. The existing structures proposed to be demolished are at least 50 years old. In addition, the project proposes an underground parking structure that may impact cultural or paleontological resources. Please prepare a comprehensive report consistent with the California Environmental Quality Act and the city's Tribal, Cultural, and Paleontological Resources Guidelines, which can be found online at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=34010 7. Noise Analysis. As the proposed project will be located in close proximity to Carlsbad Village Drive and Interstate 5, a noise analysis prepared by a registered acoustician will be required. The study shall be prepared in compliance with the requirements of the Noise Guidelines Manual. Please see link below for additional information. 8. 9. 10. https:ijwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094 Air Quality and Greenhouse Gas Analyses. To assist staff with the environmental determination, please submit Air Quality and Greenhouse Gas Analyses. Land Use. Pursuant to Table 2-1 of the VBMP, multi-family residential uses are permitted land use in the FC District. Density/Density Bonus. Pursuant to the VBMP, the allowable density range in the FC District is 28 to 35 dwelling units per acre {du/ac). The cover sheet of the plans identifies a project area of 3.04 acres while the project description submitted with the application indicates 2.95 acres. Staff will need to verify the property size to verify the maximum number of units that can be built on the project site. Further, pursuant to Section 2.4 of the General Plan, Land Use and Community Design Element, Land Use Designations and Density/Intensity Standards: "Residential density is applied to overall parcel area, excluding land that is undevelopable (as described later in this section) and, in mixed-use developments, excluding area devoted to non-residential uses ... " Pursuant to Section 2.4 of the VBMP: "Density refers to the number of dwelling units permitted per developable acre of property ... " " ... maximum density shall be calculated based on the entire developab/e area." If the Carl's Jr. development is not a part of the Hope Apartments parcel, it cannot be included in the density calculation. If the density calculation for the project includes the Carl's Jr. property, the project site area and resulting maximum allowable density will need to be revised accordingly. For the purposes of verifying the density bonus request for the subject preliminary review, staff utilized 2.95 acres of area since that is the area provided with the application. Please be advised the density bonus calculation is subject to change if the residential site area {i.e., parcel) is not 2.95 acres. PRE 2022-0008 (DEV2022-.0030) -HOPE APARTMENTS April 19, 2022 Page 4 Summary of density bonus request: Base maximum density: Base maximum units: Affordable housing proposed: 50 percent density bonus: Proposed number of units: Proposed density: 35 du/ac 2.95 acres x 35 = 103.25 or 104 dwelling units (round up per CMC Section 21.86.040(G)) 16 very low-income units; 15.38 or 15% of base units reserved for affordable housing 104 units+ 50 percent= 156 units (per density bonus table in P- l(H), Density Bonus Supplemental Checklist 156 units 156 units+ 2.95 acres= 52.88 or 53 du/acre While not proposed at this time, pursuant to state density bonus law, the project qualifies for three (3) incentives or concessions and additional waivers, if needed. The project application should specify the number and types of concessions or waivers. 11. Building Height. The maximum building height is 45 feet and 4 stories. If four stories are proposed, a maximum of 30 percent of the 4th story street-facing fa~ade can have a minimum 10- foot setback. The remaining 70 percent shall be set back a minimum of 15 feet. In addition, the total square footage of enclosed 4th floor space shall not exceed 80 percent of the largest enclosed floor space below (floors one, two or three). However, in no case shall the 4th floor enclosed space exceed the amount of the 3rd floor enclosed space. The conceptual project proposes a height of 45 feet and four stories. Please submit additional information regarding how the building height was determined and clearly indicate on the elevations and cross sections what portion of the building is below-grade. Please be advised that any exposed portion of the building shall be included in the overall building height. It is recommended the fill over the western half of the parcel be minimized to maximum extent feasible as the amount of fill contributes toward the visual impacts of the project. 12. Setbacks. The required setbacks will be applied as follows: a. Front: 10 feet. As a result ofthe lot line adjustment, the parcel will be considered a through lot. As such, there will be a front yard setback off Grand Avenue to the north and Carlsbad Village Drive to the south. Pursuant to the VC district of the VBMP, the required front yard setback is 10 feet. This area shall be landscaped. In addition, please ensure the front yard setback is measured from the new property line after the dedication of right-of-way. b. Side: 0 feet. No setback will be required off the property line shared with the Carlsbad Village Lofts property (north property line) or the Hope Avenue alley (south property line). However, given the adjacent residential uses on the west side of the alley, staff recommends a landscaped setback adjacent to the west elevation of the building to soften the visual impacts. c. Rear: N/A. As a through lot is proposed, there is no rear yard setback to be applied to the project. PRE 2022-0008 (DEV2022-0030) -HOPE APARTMENTS April 19, 2022 Page 5 13. 14. 15. 16. Building Massing. No building far;:ade visible from any public street or the 1-5 freeway shall extend more than 50 feet in length without a 5-foot minimum variation in the wall plane, as well as a change in the roofline. Compliance with this standard cannot be verified with what was provided with the preliminary review. Please be advised this standard will be applied to the elevation facing Carlsbad Village Drive (south elevation) and Grand Avenue (north elevation). Please demonstrate compliance with this standard on the project plans submitted with the application. Parking. The 156-unit project includes 8 studios, 67, one-bedroom units, 70 two-bedroom units and 11, three-bedroom units. A 50% density bonus is proposed and a total of 15% or 16 units are proposed to be set aside as Very-Low Income units. Pursuant to the VBMP, the parking ratios for multiple-family dwellings are as follows: Studio/one-bedroom: One space per unit Two or more bedrooms: One and half spaces per unit Visitor parking: None required in FC District Pursuant to state density bonus law, projects which provide at least 11% very low-income units and are located within one-half mile of a major transit stop, the maximum parking ratio that can be applied to the project is 0.5 spaces per unit. As the project proposes 15% very low-income units and is located within one-half mile of the Carlsbad transit station, the appropriate parking ratio to apply to the project is 0.5 spaces per unit. Therefore, the proposal to construct 156 units results in a parking requirement of 78 parking spaces (156 x 0.5 = 78 spaces). The cover sheet for the concept plan indicates a total of 315 parking stalls will be provided, resulting in a surplus of 237 parking stalls. Therefore, the proposed number of parking stalls far exceeds what is required. Given the lack of nearby on-street parking, staff is supportive of providing more parking than what is required pursuant to state density bonus laws. However, please be advised that providing additional parking onsite may impact the VMT analysis (if required). Parking Structure. For every dead-end aisle, please ensure there is an area striped for "No Parking", so cars have the ability to pull into the area and safely turn-around if the spaces are occupied. Open Space-General. a. A minimum of 20 percent of property must be maintained as open space. b. Public and residential private and common open space may be counted toward achieving the property open space minimum requirement. c. Open space may be dedicated to landscape planters, open space pockets and/or connections, roof gardens/patios, balconies, other patios, and/or outdoor eating areas. d. No parking spaces or aisles are permitted in the open space. PRE 2022-0008 (DEV2022-0030) -HOPE APARTMENTS April 19, 2022 Page 6 Private Open Space a. Private open space shall be provided at a minimum of 80 square feet per unit with a minimum dimension of 6 feet in any direction. As currently designed, the project does not comply with this requirement. A majority of the floorplans fall short with compliance. b. This requirement may be satisfied by more than one private open space area. Residential Common Open Space a. Residential common open space shall be provided for projects with more than 10 units. b. Common open space shall be provided at a minimum of 25 square feet per unit with a minimum dimension of 10 feet in any direction. As 156 units are proposed, a minimum of 3,900 square feet of common open space shall be provided. As currently proposed, the project complies with this requirement. c. Common open space shall be purposefully designed as active or passive recreational facilities. d. Rooftop open space may satisfy this requirement, provided it is available for use by all residents. 17. Service and Delivery Areas. Pursuant to Section 2.7.4(F) of the FC District, service and loading shall be conducted using alley access where the condition exists. Please indicate a loading/unloading area that moving/delivery trucks can utilize. Staff is concerned that service trucks may block access in the drive aisle; therefore, an unloading/loading area is recommended. 18. Electrical Transformer. Please submit correspondence from SDG&E indicating whether a transformer will be required. If required, please identify the location on the plans and provide landscape screening. To minimize visual impacts, please make every effort to locate the transformer off the Hope Avenue/alley. 19. Fences/Walls. Fences and walls in the front and side yard setback, including retaining walls, are limited to 3.5 feet and 6 feet in height, respectively. As currently designed, the project does not comply. Please revise the grading design adjacent to Grand Avenue so the retaining walls do not exceed 42 inches in height. 20. Clear Zones. 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 two property lines. In addition, 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. This requirement will apply to the northeast and northwest corners of the building. As currently designed, the project does not comply. Please see Section 2.6.lA of the VBMP for an example. PRE 2022-0008 (DEV2022-0030) -HOPE APARTMENTS April 19, 2022 Page 7 21. Architectural Design/Site Design. The project should be designed to comply with Section 2.8 (pages 2-72 through 2-86) of the VBMP, Area-Wide Design Guidelines. While elevations were not provided with the concept plan, staff has the following comments on the site design and recommendations for the architecture. Visual simulations should be provided with the project submittal so staff can fully evaluate the project's compliance. Visual simulations should be provided that demonstrate public views of the project as viewed from Carlsbad Village Drive, Hope Avenue, Grand Avenue and Interstate 5. a. Site layout/design. b. i. Place buildings adjacent to, and oriented towards, the street. Locate prominent architectural features near corners and intersections. Due to the project's visibility from Interstate 5 (in between the Lofts building and hotel), Grand Avenue and Carlsbad Village Drive, the project shall incorporate prominent architectural features on the street-facing facades. ii. The pedestrian entries should be easily identifiable from the street and/or sidewalk to key areas within the site. Staff recommends an enhanced building entry off Grand Avenue, similar to what may be proposed facing Carlsbad Village Drive. In addition, please redesign the project to provide enhanced pedestrian access (i.e., lighting, decorative walkway, landscaping) from Carlsbad Village Drive to the building. This may require the relocation of parking stalls. Staff does not support the current design since pedestrians will need to walk through the drive aisle off Carlsbad Village Drive to access the building. iii. Create small pedestrian plazas along the street wall through the use of recesses in building form. Significant recesses are recommended, particularly as viewed from Grand Avenue, Carlsbad Village Drive, Hope Avenue alley, and the upper stories as viewed from the Interstate 5 freeway. iv. Incorporate plazas, landscaped areas, fountains, public art, textured pavement, and vertical building features to create focal points that enhance a pedestrian's experience. Enhanced architecture, landscaping and textured pavement are recommended at each building entry. v. Give careful design consideration to corner lots, as they are typically a focal point in the urban fabric. vi. Utilize courtyards or other methods to break up the building mass and provide natural ventilation, wherever possible. Building Form and Massing (pages 2-79 through 2-86). Based on the site and floor plans provided, significant upgrades (i.e., steps in building) are recommended to reduce the imposing scale of the building as viewed by Grand Avenue, Carlsbad Village Drive and the Hope Avenue alley. i. Reduce the imposing appearance of tall buildings by stepping back from street level on elevations above the ground floor. ii. Utilize horizontal and vertical articulation to break up monolithic street walls and facades. iii. Utilize techniques to reduce massing, such as variation in wall plane and height and variation in roof form and levels. iv. Consider adjacent low density uses when designing and orienting a building. For example, avoid balconies overlooking rear yards. One and two-story buildings are PRE 2022-0008 (DEV2022-0030) -HOPE APARTMENTS April 19, 2022 Page 8 v. vi. vii. viii. vi. X. xi. xii. xiii. xiv. xv. xvi. xvii. xviii. xix. xx. located on the west side of Hope Avenue. Please ensure the design addresses the adjacent lower density residential structures. Minimize the vertical emphasis of architectural design elements by incorporating features such as horizontal bands, reveals, trims, awnings, eaves, and overhangs or other ornamentation, along different levels of the wall surface. Minimize blank walls by: • Adding window openings and/or entrances and other relief. • Providing recessed glazing and storefronts. • Adding vertical pilasters which may reflect internal building structure. • Changing color and texture along the wall surface. • Varying the planes of the exterior walls in depth and/or direction. • Adding trims, projections, and reveals along different wall surfaces. Articulate the building facade by varying building elements to create contrast. Integrate all architectural elements into the building design to avoid the look of "tacked on" architectural features. Utilize facade projections and recesses such as bay windows, planter boxes, roof overhangs, and entry way recesses. Utilize details such as wall surfaces constructed with patterns, changes in materials, building pop-outs, columns, and recessed areas to create shadow patterns and depth on the wall surfaces. Infill buildings that are much wider than the existing facades should be broken down into a series of appropriately proportioned structural bays or components. Consider transitions between the height of new development and the height of adjacent existing development. Utilize vertical building focal elements. Towers, spires, or domes may foster community identity and serve as landmarks. Utilize accent materials to highlight building features and provide visual interest. Accent materials may include any of the following: wood, glass, glass block (transom), tile, brick, concrete, stone, awnings, plaster (smooth or textured) Use building materials and finishes that are true to the structure's architectural style. Windows, doors, and entries should be designed to capture the desired architectural style of the building. Ensure material changes occur at intersecting planes, preferably at inside corners of changing wall planes or where architectural elements intersect, such as a chimney, pilaster, or projection . Utilize light and neutral base colors. Generally muted color schemes will promote visual unity and allow awnings, window displays, signs and landscaping to be given proper emphasis. Ensure that the main entrance to a building is clearly identifiable and unique, as it is the primary point of arrival and should be treated with significance. Window type, material, shape, and proportion should complement the architectural style of the building. Utilize recessed windows where appropriate to the architectural style, to provide depth. Staff would like to see all window recessed a minimum of three inches. PRE 2022-0008 (DEV2022-0030) -HOPE APARTMENTS April 19, 2022 Page 9 22. 23. 24. 25. Balconies: i. Place balconies adjacent to operable doorways. Faux balconies or those that do not appear usable are discouraged. ii. Visually surmort all balconies. either from below by decorative beams and/or brackets, from above by cables, or by other parts of the building. iii. On corners, balconies may wrap around the side of the building. Roof Forms i. Ensure that roof materials and colors are consistent with the desired architecture or style of the building. ii. Utilize multi-roof forms, hips, gables, shed roof combinations, and sufficiently articulated flat roofs to create interesting and varying roof forms that will reduce building mass, add visual appeal, and enhance existing Village and Barrio character and massing. iii. Avoid long, unbroken, horizontal roof lines. iv. Avoid flat roofs unless sufficient articulation of detail is provided, such as precast treatments, continuous banding or projecting cornices, lentils, caps, corner details, or variety in pitch (sculpted), height, and roofline. v. Avoid the "tacked on" appearance of parapets, and ensure their appearance conveys a sense of permanence. If the interior side of a parapet is visible from the pedestrian and/or motorist area of the project, utilize appropriate detail and properly apply materials. Architectural Design. Photographs highlighting a number of architectural styles were submitted with the concept review. The VBMP does not recommend a specific architectural style and instead focusses on the aesthetics of the design which includes recommendations for massing, roof forms, materials, etc. Further, as both the Planning Commission and City Council will be weighing in on the design and there are a wide range of architectural designs in the Village, staff is hesitant to recommend a specific architectural style. Please focus on complying with the standards and design guidelines highlighted in this letter. Bicycle Parking. Please revise the site plan to add a minimum of two locations for bicycle parking. Pursuant to Page 2-74 of the VBMP, bicycle parking should be provided at convenient places such as entrances or other visible and accessible areas. Carl's Jr. Parking. As the property lines associated with Carl's Jr. will be modified with the lot line adjustment, please verify the number of parking spaces for Carl's Jr. satisfy the minimum parking requirements pursuant to the VBMP. Owner Authorization. If Wermers Properties does not own all of the properties impacted by the proposed project, please submit additional owner authorizations with the application. QUESTIONS INCLUDED WITH APPLICATON 1. Please confirm the proposed units and density bonus calculations. Staff response: Please see Planning comment No. 10 above. PRE 2022-0008 (DEV2022-0030) -HOPE APARTMENTS April 19, 2022 Page 10 2. Please confirm that the project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption, given the assumptions in the above project description. Staff response: An environmental determination will be made once the environmental reports have been reviewed and the application has been deemed complete. 3. Please confirm compliance with the applicable development standards. Staff response: Please see Planning comments above. 4. Please comment on the proposed operational plan for trash removal. Staff response: Please see Engineering comment No. 13 below. 5. What technical reports and environmental studies will be required? Staff response: The following technical reports are required: a. Historical, Cultural and Paleontological Reports b. Noise Analysis c. Hydrology Study d. Water Study e. Sewer Study f Stormwater Quality Management Plan g. Air Quality Study h. Greenhouse Gas Analysis i. Pending results of the ADT analysis, a traffic study may be required. j. If the project is not categorically exempt from CEQA, a Vehicle Miles Traveled (VMT) analysis will be required. 6. The project site appears to be located in a hydromodification exempt area as shown in "Hydromodification Exemption Analyses for Select Carlsbad Watersheds" dated June 10, 2013 by Chang Consultants. Please confirm the entire project will be HMP exempt. Staff response: Please see Engineering comment No. 1 below. 7. Assuming the entire project will be HMP exempt, please confirm if proprietary biofiltration BMP products (Modular Wetlands or similar) can be proposed to comply with the pollutant control and water quality components of the project. Staff response: Please see Engineering comment No. 1 below. 8. If proprietary biofiltration BM P's are not allowed for the entire site, can they be considered for a portion of the project? It appears the Carlsbad Village Lofts across the street (DWG's 515-SA and 515-5B) utilized a combination of biofiltration planters and proprietary biofiltration BM P's. Staff response: Please see Engineering comment No. 1 below. 9. Please confirm frontage improvements required along Grand Avenue, Carlsbad Village Drive, and the public alley (Hope Avenue). Staff response: Please see Engineering comment No. 2 below. 10. Please confirm any capacity concerns with the existing public water and sewer facilities in the surrounding area. Please confirm that a sewer capacity study will not be required for this proposed development. Staff response: Please see Utilities comment No. 1 below. PRE 2022-0008 (DEV2022-0030) -HOPE APARTMENTS April 19, 2022 Page 11 11. Please confirm that removal of the existing power poles along Grand Avenue and Hope Avenue, as well as undergrounding of all overhead power lines, will not be required of the proposed project. It is acknowledged that all existing overhead utilities serving the property will be underground/ removed and any new services to the site will be installed underground. Staff response: Please see Engineering comment No. 10 below. 12. As the project proposes for-rent apartments, please confirm if lx residential domestic master water service and meter will suffice to serve the property. The project will likely have a submeter room within the building and submeter within the property. Staff response: Per the Utilities Department, lx residential domestic master water service and meter will suffice. Provide separate fire service. 13. Please confirm if a dedicated irrigation service and meter will be required to serve the onsite landscaped areas Staff response: Per the Utilities Department, a dedicated irrigation service and meter are required. 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 www.carlsbadca.gov. 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. Complete a Stormwater Standards Questionnaire. 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 printed from the. following website link: https://www.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000 Preliminary analysis suggests that the project is a Priority Development Project and is therefore subject to designing and installing numerically sized water quality basins via a Storm Water Quality Management Plan (SWQMP) per Chapter 5 of the Carlsbad BMP Design Manual in addition to installing site design and source control best management practices (BMP) per Chapter 4 of the Carlsbad BMP Design Manual. Worksheets in the manual shall be used to size the proposed water quality basin shown on the site plan. Provide details of BMPs. The entire project is exempt from hydromodification requirements per the Hydromodification Exemption Analysis for Select Carlsbad Watersheds dated 9-17-15, so no hydromodification facility is required. Per section 5.4.3 of the Carlsbad BMP Design Manual, for any proprietary BMPs (i.e., modular wetlands) proposed in lieu of a biofiltration basin, include justification as to why a biofiltration basin would be infeasible. Given there is available space on the property to add biofiltration basins and that the desired number of units, building size, etc. is not a valid reason for infeasibility, justification for installing a proprietary BMP appears to be lacking. If infeasibility is proven, however, also be aware that TAPE certification for the BMP is required and that the BMP will be subject to Section F.l and F.2 of the Carlsbad BMP Design Manual. Modular wetlands were installed on the adjacent Carlsbad Village Lofts project, but justification was granted due the design already being approved under the less stringent standards of the SUSMP but later being subject to the current BMP Design Manual during the grading plan check. PRE 2022-0008 (DEV2022-0030) -HOPE APARTMENTS April 19, 2022 Page 12 2. Public street improvements will be required along the Grand Avenue frontage. Required improvements would include 1) replacing the sidewalk contiguous with the curb to a sidewalk non-contiguous with the curb, 2) grind and overlay half the street along the property frontage, 3) adding missing curb, gutter and sidewalk on Grand Avenue, and 4) adding ADA accessible pedestrian ramp(s) and crosswalk(s) as needed at the intersection of Hope Avenue and Grand Avenue subject to CASp review and approval. Improvement plans shall also include grind and overlay of the Hope Avenue alley fronting the project and all water and sewer connections. Please plot all proposed public improvements on the preliminary grading (civil) plan. 3. Submit a preliminary grading plan with your application for discretionary permits. Include grading quantities in cubic yards. A grading permit will be required. Please include topography and existing structures within 25 to 50 feet of the subject property. Based on some of the scaled cross sections between the underground parking garage and property line as shown on sheet A2.14, temporary shoring walls will likely be needed. Show any temporary back cuts to construct said walls and propose location of conceptual shoring walls as needed. Submit a preliminary soils report with your application for discretionary review. 4. Submit a preliminary hydrology study with your application for discretionary permits. 5. Submit a current title report with your application for all lots involved and plot all easements listed in the report. The report submitted is only for 203-320-48 and 51 yet the application shows additional APNs (203-320-02, 20, 40 and 41). For any easements that cannot be plotted due to insufficient data, list the easement on the site plan with a note stating such. For ease of accessing the documents, providing a pdf of the title report with hyperlinks is preferred in addition to hard copies. 6. If the boundaries of more than four lots are being adjusted, submit an application for a tentative tract map. If the boundaries of four or less lots are proposed, the boundaries may be adjusted through an adjustment plat or final map. 7. Plot a 15-foot offer of a public street and utility easement dedication on Grand Avenue fronting 203-320-02 and 20. Include 20-foot radius dedication at the corner of street intersection. Please note Planning setbacks are required to be taken from the new property line. 8. Please process reciprocal vehicular access easements or agreements between the adjacent property and subject property since shared driveways are proposed. Provide copies of any reciprocal access agreements or easements that already exist on the property. 9. Plot the location of electrical transformer serving the property. Transformer shall be located outside of the public right-of-way. 10. If a subdivision is processed in lieu of an adjustment boundary, and overhead utilities exceed 600 liner feet along the frontage of the subdivision, then the overhead utilities must be placed underground. Otherwise, the property owner will be required to enter into an agreement with the city agreeing to join a local improvement district to underground the utilities in the event such a district is formed. Refer to Section 20.16.040(D) of the Carlsbad Municipal Code. The overhead utilities appear to span a distance less than 600 linear feet. Therefore, an agreement rather than undergrounding the utilities is anticipated. All overhead lines serving the property, however, will need to be placed underground. PRE 2022-0008 (DEV2022-0030) -HOPE APARTMENTS April 19, 2022 Page 13 11. Submit a traffic generation table. Compare the proposed generation rates in relation to existing projected rates for uses currently permitted on the property. A traffic study may be required based on the results of this information. Refer to the Transportation Impact Analysis Guidelines at: https://www.carlsbadca.gov/home/showpublisheddocument/328/637425982502330000. Also, depending on the CEQA status to be 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. 12. Show how the garage will drain from any periodic wash down. If connecting to the sanitary sewer, obtain industrial permit from the Encina Wastewater District. Wash down shall not be discharged to a water quality basin unless it can be demonstrated that there will be no illicit discharge of non- storm water runoff to the city's public drainage system. 13. The trash pick-up plan on sheet Al.2 appears to be functional without issue. However, please • contact Republic Services to confirm that this design is serviceable. Although Coast Waste Management is currently providing service, Republic Services will be replacing Coast Waste Management starting July 1, 2022. Utilities: 1. Please submit a water study analyzing existing and proposed demands for the public water distribution system. The water study shall include domestic meter and fire-sizing criteria, as well as modeling of the public distribution system in response to on-site water demands per the CMWD Potable Water Master Plan and applicable NFPA fire flow requirements. 2. Please submit a sewer study analyzing the existing and proposed demands for the public sewer main. Please model the demands and performance criteria of the sewer per the City of Carlsbad Sewer Master Plan Volume 1 engineering standards. The scope of the public sewer analysis shall extend to Grand Avenue to the west intersection of Home and Hope Avenue. 3. Please address all mark-ups on the preliminary civil site plan submittal. Fire: 1. It appears the passageways shown to access the pool courtyard are enclosed and not clear and open to the sky. The fire department does not use enclosed access tunnels for the purpose of fire department access; therefore, the pool courtyard area does not meet fire department access requirements. In order for the fire department to consider use of interior tunnels/passageways, you must submit an alternate means and methods request that will show any increased protection of these passageways that would support our consideration of using them for fire department access. Building: 1. Carlsbad Climate Action Plan Section 18, 28, and 4A will need to be completely detailed in the plans. PRE 2022-0008 (DEV2022-0030} -HOPE APARTMENTS April 19, 2022 Page 14 2. Accessibility provision of CBC Chapter llA will need to be considered in the design. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Shannon Harker at the number below. You may also contact each department individually as follows: • Planning Division: Shannon Harker, Senior Planner, at (442) 339-2621 • Land Development Engineering: David Rick Project Engineer, at (442) 339-2781 • Utilities, Public Works: Neil Irani, Associate Engineer, at (442) 339-2305 • Building Division: Jason Pasuit, Building Official, at (442) 339-2721 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661 Sincerely, DON NEU, AICP City Planner DN:SH:cf Enc: Utilities redlines c: Carlsbad Village II LL, 3444 Camino Del Rio N. Ste. 202, San Diego, CA 92108 Don Neu, City Planner David Rick, Project Engineer Randy Metz, Fire Prevention Neil Irani, Public Works-Utilities Laserfiche/File Copy GRAND AVENUE --:1 Pl.AH VIEW· PRB.JMlNARY SITE E»fflT b.J-1 •»iiaiitiiUL :~·-:.J/-:~ I( -•· --,,--~ --"" DISIWG~IAlRIU. ...... .' :r'== / ,,.. .... ,...,. I I I I I I LEGEND: ~CUlD,ff(,lllf"',&K ~IOOl'TC, -""""' =~:,..., VISIIIICSIDM_INl"_, ..,_.., .... ~SIOIWOIUlll!i!l"NO _,......, ------------=,O:Cflltll(.l'I N'.lfM,ll[UIBJIVf,WU #Vlllfflt~IO~I _, ... ~~'°' ll'lll!DiltM1RtOHlalD,OC:., (Pll)jUClU.M""-NIJ :'°""~'--- -"--0--" --0 --• ~ " -----Giil P.:: ...... :::: ..... :: .. 1 L ':':':'":"':':::::I [lJ PREUMINARY BMP CALCULA T/ONS ..,,,,·u•sm•tJ•a.w, ,.. ....... U!Uf .. .w.lllK'VMIEDIIUWIBI' ...... ' ,., PASCO LARET SUITER · ... ·-••,• ...... -"' ..... ·· ~~= l'h0n9856.259.82121WflW~