HomeMy WebLinkAboutPRE 2022-0021; 715 ARBUCKLE PLACE; Admin Decision LetterJune 13, 2022
BrtLE co;--y
Lina Shahhal
251 N City Drive, Suite 128F
San Marcos, CA 92078
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SUBJECT: PRE 2022-0021 (DEV 2022-0075) -715 ARBUCKLE PLACE
APN: 203-110-21-00
Ccityof
Carlsbad
Thank you for submitting a preliminary review to construct a mixed-use building consisting of three,
1,147-square-foot, three-story attached residential units with roof top decks, a 393-square-foot retail
office, 81 square feet of common space, and six uncovered parking spaces at 715 Arbuckle Place.
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:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Village and Barrio (V-B)
b. Zoning: Village and Barrio (VB)
c. Specific Plan: Village and Barrio Master Plan (VBMP), Village General (VG) District
2. The project requires the following permits:
a. Minor Site Development Plan (SOP). Pursuant to Section 6.3.3 of the VBMP, a Minor SDP
is required for mixed use projects with no more than four dwelling units and up to 5,000
square feet in building size (excluding garages), inclusive of the dwelling units. The Minor
SOP is an administrative-level decision, subject to approval by the City Planner.
b. Certificate of Compliance (COC). The city does not have evidence that this lot was legally
subdivided pursuant to the California Subdivision Map Act; therefore, a Certificate of
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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Compliance is required to be approved by Land Development Engineering prior to
building permit. See engineering comment 10 below.
c. Sign Permit
d. Building permit
3. 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
CMC Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following
address:
http:ijwww.gcode.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 ifdifferent 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.
4. Land Use. Pursuant to Table 2-1 of the VBMP, the proposed multi-family use and
business/professional office use are permitted in the VG district.
5. Site Design/Angled Parking off Madison Street. Staff does not support the project as currently
designed for the following reasons:
a. Pursuant to the Village and Barrio Master Plan, section 1.5.4(A)(5), project should
minimize vehicular interruptions to pedestrians as much as possible through minimal
curb cuts and alley-only access, and through parking that is screened and located behind
buildings. The project currently does not comply with this section.
b. Pursuant to Village and Barrio Master Plan, section 2.6.l(B)(l), surface parking shall be
located behind buildings and away from street frontages. Pursuant to section 2.8.2(F)(6),
parking shall be located in areas with the least amount of visual impact on the street.
The surface parking is proposed directly off of Madison Street. The project should be
redesigned to locate parking away from the street frontage.
c. Pursuant to Village and Barrio Master Plan, section 2.6.6, required parking spaces for
residential uses must be provided on site. The parking as currently proposed is within
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the right-of-way and would be considered public parking and would therefore not satisfy
the required parking for the proposed residential uses.
d. Pursuant to Village and Barrio Master Plan, section 1.5.2{8), a goal of the master plan is
to ensure adequate and efficient parking. This is partly met by increasing on-street public
parking. The parking as currently proposed takes away opportunity for additional off-
street parking spaces on Madison Street.
e. Required off-street parking must be located outside of setbacks. As currently proposed,
the parking encroaches into the 5' street side setback from Madison Street.
f. Pursuant to Village and Barrio Master Plan section 2.8.2(G), landscaping should be
utilized to buffer and screen properties, as well as define building entrances, parking lots
and edge of various land uses. Landscaping shall be provided between any parking lot
and adjacent sidewalks or other paved pedestrian areas, as well as within surface parking
lots. The current design does not account for landscaping to screen the parking and
define the entrance to the commercial component.
Please redesign the project to comply with the above-noted policies and standards of the VBMP.
6. Setbacks.
7.
a. Front/Corner (Arbuckle frontage, north property line): Minimum of 5 feet, maximum of
10 feet to building. Awnings, canopies, upper floor balconies, plazas, courtyards, and
outdoor dining are permitted to encroach within the setback up to the property line.
b. Surface Parking Setback: Minimum 10-foot landscape setback where surface parking
areas are located adjacent to a public street. The project does not currently comply with
this requirement. The project will need to be redesigned to allow for a 10-foot landscape
setback between the public street and surface parking area.
c. Street Side (Madison Street, west property line): Minimum of 5 feet. The project does
not currently comply with this requirement as the parking is located within this street
side. Please relocate the parking outside of the setbacks.
d. Side (east property line): Minimum of 5 feet. The project as proposed complies with this
setback.
e. Rear (south property line): Minimum of 10 feet. The project as proposed complies with
this setback.
lnclusionary Housing. Pursuant to City Council Policy 57, rather than constructing inclusionary
unit as part of the development project, applicants proposing six or fewer units may instead pay
a fee of $15 per square foot of net building area for each proposed market-rate unit. This rate is
effective as of April 2022. The project will be charged the rate effective at the time of
entitlement. Please check the city's Fee Schedule for the most current rates. "Net building area"
means the aggregate gross floor area of all the unrestricted dwelling units within a development,
excluding areas outside the dwelling unit's habitable space such as garages, carports, parking
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8.
areas, porches, patios, open space, and excluding common areas such as lobbies, common
hallways, stairways, elevators and equipment spaces.
Parking.
a. 1.5 spaces per unit is required for multiple-family dwelling units with two or more
bedrooms. This project requires a total of 5 residential parking spaces. In addition, 1
space is require per 415 square feet of business and professional office space. Therefore,
this project requires an additional space for the commercial office component, bringing
the total required parking to 6 spaces. The parking shall be located outside of the
required setbacks.
b. Please note, the project is only required to provide covered spaces if condominiums are
proposed. The applicant noted that this project is for long-term rentals, therefore
covered spaces are not required.
c. As currently proposed, the parking would be located partially within the required right-
of-way. Required parking spaces for the residential uses must be provided on-site,
outside of the required right-of-way dedication. Pursuant to the Village and Barrio
Master Plan section 2.6.6.B, 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 commercial parking
space, subject to the city engineer's approval and the following stipulations:
i. The on-street spaces must be located within the boundaries of the Village and
Barrio Master Plan and may not be located within the BP or BC districts. Please
note, the project meets this stipulation.
ii. The on-street spaces must not be located where they would interfere with
planned or needed improvements.
iii. The on-street spaces shall be public and shall not be reserved or designated for
any particular 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
Please note, if on-street parking is proposed for the commercial use two spaces must be
provided outside of the property boundary within the right of way. The on-street parking
spaces must not interfere with traffic and must be approved by LDE.
d. Pursuant to the Village and Barrio Master Plan section 2.6.l(b), surface parking shall be
located behind buildings and away from street frontages. The design of the parking area
currently does not meet this requirement. Please redesign the project so the parking is
subo.rdinate to the mixed-use building and screened from the street.
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e. Please also see Land Development Engineering comment number 4. The required 5'
sidewalk dedication for Madison Street cannot be located under the proposed building
and must be located adjacent to the required right-of-way. The project will be required
to be redesigned.
f. Please note, all required parking shall be provided as off-street parking. Areas required
for right-of-way dedication cannot be used as off-street parking areas. Please redesign
the location of the parking and sidewalk dedication areas to meet these requirements.
9. Open Space.
10.
11.
12.
a. Pursuant to Village and Barrio Master Plan section 2.7.2.E.2, a minimum of 80 square
feet of residential private open space is required per unit. The open space must be a
minimum of 6 feet in any direction. Please note, the roof decks provided for each unit
satisfy this requirement.
b. Please update the zoning analysis on the plans with the square footage of each roof top
deck to show compliance.
Building Height. Pursuant to Village and Barrio Master Plan section 2.7.2{G), the maximum height
in the Village General district is 35', three stories. The project currently complies with the height
restrictions.
Building Massing.
a. Pursuant to Village and Barrio Master Plan section 2.7.2.H, the building fa~ade shall not
extend more than 40 feet in length without a 5-foot minimum variation in the wall and
a change in roofline. Please indicate the length of the building fa~ade on the elevations.
If the building facades exceed 40 feet in length, the buildings must be redesigned to
provide the minimum variation in wall and rooflines.
b. Utilize techniques to reduce massing, such as variation in wall plane and height and
variation in roof form and levels pursuant to Village and Barrio Master Plan section
2.8.3(A). The project currently does not comply with this design criteria. Please
incorporate variations in wall plan and height and roof form and levels.
Ingress and Egress.
a. Pursuant to Village and Barrio Master Plan section 2.6.1, reciprocal access with adjacent
properties shall be provided for parcels fronting public streets. The city engineer may
waive this depending on location of existing structures, infrastructure, failure to reach
an agreement between owners or other constraint. Please consider providing reciprocal
access with 725 Arbuckle Place.
b. Development sites shall be permitted a maximum of one access point from public street.
The city engineer may permit an additional access point or points upon demonstration
of need.
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c. Please provide one driveway apron with a maximum width of 20'.
13. General Design.
a. All roof structures, including protrusions such as equipment housing and guardrails;
parapets and equipment screening; architectural features such as decorative or accent
elements and towers; flagpoles; and roof decks and their amenities, shall complement
and be consistent with the design of the building.
b. Roof mounted mechanical equipment and freestanding screening that is not
architecturally integrated shall be set back from the building face at least equivalent to
the height of the screening. Please show the location of all roof mount mechanical
equipment. Line of sight drawing will be required to ensure equipment is screened from
view at property lines.
c. Pursuant to Village and Barrio Master Plan section 2.6.3.A.2, a minimum of 30% of the
ground-floor windows must be glazed.
d. Pursuant to Village and Barrio Master Plan section 2.6.4.A.2, buildings and associated
equipment shall be sited, designed and screened as necessary to reduce odor, noise,
light, glare, shadowing, privacy, visual and other conflicts between commercial and
residential uses. Please show the location of trash enclosures for the residential and
commercial use. Trash and recycling bins will be required to be adequately screened to
avoid visual issues.
e. Pursuant to Village and Barrio Master Plan section 2.6.4.A.7, 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 non-
residential 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.
f. Pursuant to Village and Barrio Master Plan Section 2.8.2(F), mechanical equipment shall
be screened from public view. Trash and recycling enclosures shall be consistent with
the project and building architecture, and site and screened to minimize visual impact.
Please identify the location of any mechanical equipment such as HVACs and rooftop
equipment and ensure it is screened from public view. Also identify the location of trash
and recycling enclosures and ensure it is adequately screened and consistent with the
building architecture.
g. There appears to be a solid wall proposed perpendicular to Arbuckle Place. Please
identify the location of this wall on the plot plan and provide the height on the
elevations. Ensure the wall does not encroach into the required setbacks.
h. Pursuant to Village and Barrio Master Plan Section 2.8.3(A)(8) building fa<;ade shall have
varying building elements to create contrast. Integrate all architectural elements into the
building design to avoid the look of "tacked on" architectural features. The proposed
design of the building fa<;ade meets this requirement.
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i. Pursuant to Village and Barrio Master Plan Section 2.8.3(A)(15), new structures should
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. The building as proposed provides a variation in patterns and
materials. However, additional variations in the wall surface may be required to increase
the shadow patterns and depth on the wall surface. See Planning comment number 12.
j. Pursuant to Village and Barrio Master Plan Section 2.8.3(A)(24), new construction should
incorporate accent materials to highlight building features and provide visual interest.
The project design currently complies with this requirement.
k. Pursuant to Village and Barrio Master Plan Section 2.8.3(A)(27), new structures should
generally, use no more than three different materials on exterior wall surfaces. While
certain styles may successfully incorporate multiple surface materials, caution must be
used as too many materials can result in a less than aesthetically pleasing building. Please
identify the materials that will be used.
I. Pursuant to Village and Barrio Master Plan Section 2.8.3(B), the project should 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. Please
avoid long, unbroken, horizontal roof lines. Typically, flat roofs shall be avoided 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. Please re-design the roof to meet this requirement.
14. Title Report. Please provide a title report for the project site. The title report must be dated
within the last 6 months.
15. Vehicle Miles Traveled. Please include trip generation information with your next 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.
16. Utilities. Provide water demand (GPM), including water demand for fire safety, and sewer
generation (EDU) resulting from this project. The Carlsbad Municipal Water District will review
the project during discretionary review.
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
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
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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 Standard Project subject to Trash Capture
Requirements. A Trash Capture Storm Water Quality Management Plan (SWQMP) per E-35A
template must be submitted at time of application.
2. A grading permit will be required. Plot existing and proposed spot elevations and topographic
contours on the property as well as within approximately 25 feet ofthe property. Development
shall not create a drainage nuisance by blocking existing drainage flow across properties. Also,
list grading quantities on the grading plan.
3. Public improvement plans will be required for new curb, gutter and sidewalk, street widening,
and any new utility services. Plot existing and proposed utilities on any required discretionary
permit site plans. Plot existing features and public improvements on the adjacent frontages of
Arbuckle Place and Madison Street and show any proposed transitional improvements. Plot
gutter flowline elevations to illustrate adequate street drainage.
4. Right of way dedication will be required. Both Arbuckle Place and Madison Street shall measure
30' from centerline to right of way. Public parking and public sidewalk (5') must also be dedicated
on both streets. The building cannot be located above the public sidewalk.
5. A vehicle miles traveled (VMT) analysis may be required. Applicability of the requirement will be
evaluated based on the project's environmental determination.
6. Plot any existing easements.
7. Show a pedestrian ramp on the corner of Arbuckle and Madison for ADA compliance.
8. The power poles on Arbuckle will have to be relocated.
9. Angle 60-degree parking is preferred over 90-degree parking. A revision to CMC 10.40.080 would
be included in the project approval process. Please note, this comment is applicable to parking
within the right-of-way. The project is required to provide five off-street spaces outside of the
right-of-way and setbacks but can propose two on-street public parking spaces along the
frontage of the subject property to meet the one parking space required for the commercial use.
10. Provide proof that the subject lot is legally created. A grant deed issued prior to the adoption of
the Subdivision Map Act on March 4, 1972, may provide such proof but would require processing
of a certificate of lot legality to document compliance with the Subdivision Map Act. A search
for such historical deeds through a title company may be needed.
Fire:
1. Fire access is compliant.
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2. Mixed use occupancy would require a full NFPA 13 fire sprinkler system as well as a fire alarm
system due to the residential portion of the mixed use.
Building:
The Building Division has no comments at this time regarding this latest submittal for conceptual plan
review. The following comments are provided courtesy of the Building Division and will need to be clearly
detailed in your final design prior to submitting for building permit construction plan review.
1. Apartments with three or more units are required to meet the following accessible route
provisions of 2019 CBC Chapter llA section 1102A.3.l.
At least 10 percent but not less than one of the multistory dwellings in apartment buildings with
three or more dwelling units and/or condominiums with four or more dwelling units shall comply
with the following:
a. The primary entry to the dwelling units shall be on an accessible route unless exempt by
site impracticality tests in Section 1150A.
b. At least one powder room or bathroom shall be located on the primary entry level,
served by an accessible route and shall comply with the provisions in Division IV.
c. All rooms or spaces located on the primary entry level shall be served by an accessible
route and shall comply with the provisions in Division IV. Rooms and spaces located on
the primary entry level and subject to this chapter may include but are not limited to
kitchens, powder rooms, bathrooms, living rooms, bedrooms or hallways.
d. Common use areas covered by this section shall be accessible as required by this chapter.
Public use areas as defined in Chapter 2 of this code are subject to provisions of the
Division of the State Architect (DSA-AC) and are referenced in Section 1.9.1.1.
The minimum number of multifamily dwelling units which must comply with this section shall be
calculated using the total number of all multistory dwelling units in buildings on a site which are
subject to this section. Any fraction thereof shall be rounded to the next highest whole number.
2. Carlsbad Climate Action plan for new residential and non-residential construction are triggered
for this project. Please refer to the CAP consistency checklist (B-50) form for specifics. Details on
plans to be coordinated with the CFl-R energy documents.
3. Glass guard rails will need to show compliance with CBC section 2407. Provide calcs and sufficient
details which will be reviewed during the building plan review process.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Lauren Yzaguirre at the number below. You may also contact each department individually as
follows:
• Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634
• Land Development Engineering: Allison McLaughlin, Project Engineer, at (442) 339-2732
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• Fire Department: Randy Metz, Fire Marshal, at (442) 339-2661
• Building Division: Jason Pasiut, Building Official, at (442) 339-2788
Sincerely,
DON NEU, AICP
City Planner
DN:LY:cf
c: Allison Mclaughlin, Project Engineer
Randy Metz, Fire Prevention
Jason Pasiut, Building Division
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