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Home My WebLink AboutPRE 2024-0066; RAMACHANDRAN MULTI-FAMILY RESIDENTIAL; Admin Decision LetterJanuary 23, 2025 JOSEPH OWER 793 NORTH AVENUE, STEC VISTA, CA 92083 joseph@prdteus.homes {city of Carlsbad VIA EMAIL AND MAIL SUBJECT: PRE 2024-0066 (DEV2024-0129) -RAMACHANDRAN MULTI-FAMILY RESIDENTIAL APNs 204-092-27-00, 204-092-28-00 Dear Mr. Ower, Thank you for submitting a preliminary review application for a multi-family residential project proposed at 3328 Roosevelt Street (Assessor Parcel Numbers 204-092-27-00 & 204-092-28-00). The project site, consisting of two parcels with a total 7,000 square foot lot area (approx.), are currently undeveloped. The project fronts on Roosevelt Street with access on an alley. The preliminary review application proposes: • Consolidation of the two (2) existing parcels into one (1) lot measuring 50'-0" (width) by 140'-0" (length) with a total lot area of approximately 7000 square feet (SF). • Construction of two (2), two-story buildings (Building "A" and Building "B") with six (6) residential units total, two (2) of which are identified as attached Accessory Dwelling Units (AD Us). • Building "A" presents the following characteristics: Frontage along Roosevelt Street. Building footprint: 40' -0" (width) by 45' -6" (length). Building Coverage: 1,820 SF Number of Units: Four (4) attached units, two-story construction Unit lA, 1020 SF, 3 bedrooms/ 3 bathrooms (identified on plans as an ADU) Unit 2A, 1020 SF, 3 bedrooms/ 3 bathrooms (identified on plans as an ADU) Unit 3A, 800 SF, 2 bedrooms/ 1.5 bathrooms Unit 4A, 800 SF, 2 bedrooms/ 1.5 bathrooms • Building "B" presents the following characteristics: Frontage along an existing alley. Building footprint: 40' -0" (width) by 42' -0" (length). Building Coverage: 1,680 SF Parking (Tuck Under): 4 spaces (accessed from alley) Number of Units: Two (2) attached units, two-story construction Community Development Department Planning Division I 1635 Faraday Avenue I Carl sbad, CA 92008-7314 I 442-339-2600 PRE 2024-0066 (DEV2024-0129) -RAMACHANDRAN MULTI-FAMILY RESIDENTIAL January 23, 2025 Pa e 2 Unit 1B, 1320 SF, 3 bedrooms/ 3.5 bathrooms Unit 2B, 1320 SF, 3 bedrooms/ 3.5 bedrooms 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 r-eview does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Village-Barrio (V-B) b. Zoning: Village-Barrio (V-B) c. Master Plan: Village & Barrio Master Plan (VBMP), Barrio Center (BC) District 2. The Preliminary Review application proposal would require the following permit: a. Site Development Plan (SOP). An SDP is required pursuant to the provisions outlined within Section 6.3.3(8) of the VBMP (p. 6-4). Per the VBMP the City Council is the decision maker for the SDP. The SDP will require a recommendation from the Planning Commission and approval by the City Council at separate public hearings. However, one new single-family detached dwelling on each existing lot would be exempt pursuant to the VBMP, Section 6.3.2(A.1). See Planning Comment no. 4b below for alternative design consideration. 3. Multiple-family Accessory Dwelling Units (ADUs). The Preliminary Review application is proposing two (2) attached ADUs . Please be aware that State law allows for a maximum of two (2) detached AD Us for a proposed (new) multiple-family residential project, subject to height, setbacks and other requirements. A detached ADU is a completely free-standing structure that is unattached to the main multiple-family structure. Under State law, Government Code 65852.2 (e)(l)(D)(i), a maximum of two (2) detached ADUs are permitted with a proposed multiple-family residential project. For more information, please see enclosed Informational Bulletin (IB) 111-Accessory Dwelling Units. 4. Lot Size and Dimension Issues. a. The Barrio Center (BC) District, supplemental district standards, requires a minimum lot area of 7,000 square feet and a minimum lot width of 60 feet for a Standard Lot. The proposed lot consolidation meets the minimum 7,000 square foot area requirement (50' x 140' = 7,000 sq. ft.) Community Development Department Planning Division [ 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0066 (DEV2024-0129)-RAMACHANDRAN MULTI-FAMILY RESIDENTIAL January 23, 2025 Pa e 3 but does not meet the minimum 60-foot lot width. Therefore, the Planning Division is unable to support the proposed lot consolidation together with a proposed multiple-family residential housing project with attached ADUs. b. • For "small lots (one family or two-family dwellings only; one lot per dwelling)" the Barrio Center (BC) District, supplemental district standards, requires a minimum area of 3,500 square feet and a minimum lot width of 40 feet (one family); or 35 feet (two family). Each of the existing lots appear to meet the minimum 3,500 sq. ft. minimum area requirements (25' x 140' = 3,500 sq. ft.); however, with existing lot widths of 25 feet, the existing lots do not meet the minimum lot width requirements for either a one-family or two-family development project. However, pursuant to VBMP Section 2.3.3, Table 2-1, Footnote 1 (pg. 2-8), "a single one-family dwelling shall be permitted in all districts on any legal lot that existed as of October 28, 2024." Based on this policy, . each ofthe existing lots could accommodate one (1) single-family home. Additionally, each single- family home could conceivable have a detached ADU and an attached Junior ADU. For more details on this option, as opposed to the multiple-family residential housing project being proposed in this preliminary review, please review the enclosed Informational Bulletin 111. 5. Setback Issues. The Barrio Center (BC) District, supplemental district standards, requires a minimum 15'-0" front yard setback. The proposed site plan is showing a minimum 10'-0" setback for Building "A". The 5'-0" side yard setback is correctly shown. 6. Building/Lot Coverage. a. Included as an enclosure with this letter is the definition of "building coverage" as defined by Carlsbad Municipal Code (CMC), Section 21.04.065. We have included the definition because the preliminary exhibits appear to only count the basic footprint of the two buildings (Building A= 45.5' x 40' = 1820 sq . ft. + Building B = 42' x 40' = 1680 sq. ft. = 3500 sq. ft). As discussed in the enclosed definition, there are other building features included in the proposed design (i.e., balcony overhangs and roof eaves) that would also count towards building coverage and will need to be included in your coverage calculations as you consider a formal application submittal. When considering design options, please be aware ADUs that are >800 square feet in size and >16 feet in height are subject to the maximum lot coverage requirements. 7. This project is subject to the Chapter 2.6 Area-Wide Standards of the VBMP beginning on page 2-12. Based on the proposed preliminary review exhibits, the project appears to be deficient in the following areas: a. §2.4 -PERMITTED DENSITIES (Table 2-2): The Barrio Center (BC) District has a density range of 8-15 dwelling units per acre. Based on the proposed lot consolidation of the two parcels into a 0.16-acre lot, the property would yield a maximum of two (2) dwelling units (Minimum: 8 du/ac x 0.16 ac = 1.28 = 1 unit when rounded down1; Maximum: 15 du/ac x 0.16 ac = 2.41 = 2 units when rounded down). The four (4) proposed units result in a project density of 25 du/ac (4 units+ 0.16 acres= 25 du/ac) thus exceeding the 1 Pursuant to Carlsbad Municipal Code, Section 21.53.230 (e)(3) Note 2, "Unit yields rounded-down pursuant to this provision that result in a density below the minimum density of the applicable land use designation [in this case 6.25 du/ac (1 du + 0.16 ac = 6.25 du/ac)] shall be considered consistent with the general plan." Community Deve lopment Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0066 (DEV2024-0129) -RAMACHANDRAN MULTI-FAMILY RESIDENTIAL January 23, 2025 Pa e 4 top of the density range. To go above the 8-15 du/ac density range, the proposal would need to be processed as a density bonus project subject to Chapter 21.86 of the Carlsbad Municipal Code (CMC). Accessory Dwelling Units are not included in unit yield or density discussions. b. §2.6.6 -A. PARKING (Table 2-3): Units with two or more bedrooms {BP and BC Districts) -Two spaces per unit. For condominiums, one space must be covered. Tandem parking is permitted. Not counting the two (2) AD Us, the four (4) proposed multiple-family residential units will require a minimum of eight (8) off-street parking spaces. The preliminary review exhibit is only proposing four (4) spaces. Visitor parking (applies in the BP and BC districts only} -Projects with 10 or fewer units: 0.30 space per unit. Not counting the two (2) ADUs, the four (4) multiple-family residential units will require a minimum of one (1) off-street visitor parking spaces (4 units x 0.3 = 1.2* = 1 space). *Parking requirement calculations resulting in a fraction shall be rounded up to the next whole number if the fraction is 0.5 or higher or rounded down if the fraction is below 0.5. Based on the above, the primary units (not including the ADUs) will require a total of nine (9) off- street parking spaces, which would all need to be accessed from the alley. In addition, an ADU is required, unless exempted, to provide one (1) pa rking space, which may be locate within the building setbacks. As part of any formal application submittal, please address OR note the applicable exemption as part of the parking analysis. 8. The development of these two (2) existing vacant parcels with new residential development will be subject to the city's lnclusionary Housing Program depending on final design. The city has prepared an Informational Bulletin (IB) on the subject. The following link will take you to IB-157, which also includes va rious links to references and requirements: https://www.ca rlsbadca .gov/home/showpublisheddocument/9634/638600230107830000 9. A formal development application, for multifamily housing or mixed-use development project, must demonstrate compliance with the Objective Design Standards for the Village & Barrio Master Plan (VBMP, Section 6.3 -Permit Requirements, Pg. 6-2). The city has prepared an Informational Bulletin (IB) on the subject. The following link will take you to IB-302, which also includes various links to references and requirements: https://www.carlsbadca .gov/home/showpublisheddocument/18333/638603458786370000 As a convenience, we have printed IB-302, Form P-42 -Village & Barrio Objective Design Standards (ODS) Compliance Checklist, and the Village & Barrio Master Plan, Appendix E (August 2023). Form P- 42 must be completed with an initial application submittal proposing multifamily housing or mixed- Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0066 (DEV2024-0129) -RAMACHANDRAN MULTI-FAMILY RESIDENTIAL January 23, 2025 Pa e 5 use development. Please note that Appendix E would NOT apply to a one-family residential design alternative as discussed above in comment no. 4(b) (VBMP, Appendix E, Section 1.3 -Eligibility, Pg. E- 2). 6. Conceptual landscape exhibits are required and shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The Landscape Manual may be found on the city's website at: https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000 10. 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), Section 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. 11. 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 (CMC) 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 https://www.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0066 (DEV2024-0129) -RAMACHANDRAN MULTI-FAMILY RESIDENTIAL January 23, 2025 Pa e 6 Land Development Engineering: 1. You will need to contact Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov, a division of the Public Works Department, to determine if a Scoping Agreement will be required for the proposed development. Scoping Agreements are used to determine if a Local Mobility Analysis (LMA) is required and the scope of analysis. If an LMA is deemed necessary, first, work with Transportation Division staff to obtain an approved scoping agreement. After the scoping agreement has been approved, submit the approved Scoping Agreement as an appendix within the LMA that is to be prepared per the most recent Transportation Impact Analysis Guidelines. 2. After the scoping agreement has been approved or deemed not necessary by the Transportation Division, submit a completed Transportation Analysis Need Statement, Form P-42, to the Land Development Engineering Division at LandDev@carlsbadca.gov prior to discretionary application submittal. If an LMA has been deemed not necessary by the Transportation Division, please provide correspondence from the Transportation Division indicating one is not required. 3. Depending on the CEQA determination, which is 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://www.carlsbadca .gov/home/showdocument?id=312. 4. Complete a Stormwater Standards Questionnaire, Form E-34. This questionnaire will guide you and the city in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire is located on the City of Carlsbad website. 5. Based on a preliminary analysis it appears that the proposed would be considered a Standard Project. Please complete the Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the conceptual grading and drainage plans. 6. Based on this project's General Plan Land Use, Village-Bario, this project is subject to the City of Carlsbad trash capture requirements. With a formal application submittal, you will need to incorporate trash capture measures on the project plans. Prepare a Preliminary Trash Capture Storm Water Quality Management Plan, Form E-35A. 7. Provide a Preliminary Title Report (current within the last six (6) months). 8. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report on the site plan . If any vacations or quitclaims are planned with this development annotate on the site plan. 9. A Preliminary Geotechnical Report is required to evaluate the feasibility of the project. Guidelines for preliminary geotechnical studies are available on the City of Carlsbad Engineering website. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0066 (DEV2024-0129) -RAMACHANDRAN MULTI-FAMILY RESIDENTIAL January 23, 2025 Pa e 7 10. Per Section 15.16.060 of the Carlsbad Municipal Code, this project may require a grading permit and grading plan. 11. A separate improvement plan for work within the right-of-way may be required for this project. 12. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control per City of Carlsbad Engineering Standards. 13. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan. 14. Delineate and annotate approximate topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less than 5%; 2-foot intervals for slopes between 5% and 10%, and 5-foot intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary. 15 . On the site plan, show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. 16. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 17. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and floor elevations. 18. Provide the method of draining each lot. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 19. Delineate location of all existing and proposed buildings, walls, fences and permanent structures onsite and within 25 feet of the site. 20. The trees along the Roosevelt Street frontage are included in the city's street tree inventory. Indicate on the site plan that they are to remain or to be removed. Please be aware that any proposed removal of street trees will require approval per Section 11.12.090 of the Carlsbad Municipal Code. Coordinate with the Parks & Recreation Department for additional information. 21. Show existing lot line bearing and distance. 22. It appears this preliminary review is proposing to consolidate two (2) lots (APNs 204-092-27 and 204- 092-28). An adjustment plat with a certificate of compliance would be required for a Lot Consolidation. 23. Provide typical street cross sections for existing frontage streets and proposed streets. Provide existing right-of-way width and existing improvements and proposed improvements and dedications. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0066 (DEV2024-0129} -RAMACHANDRAN MULTI-FAMILY RESIDENTIAL January 23, 2025 Pa e 8 24. Delineate and annotate all proposed driveways and driveway widths. 25. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, street lights in Roosevelt Street and laterals affecting the property. 26. All transformers and electrical facilities solely serving this project site shall be located on site and outside of the public right-of-way 27. Obtain a letter from SDG&E confirming their approval of any proposed transformer location and stating that no additional off-site facilities will be necessary for this project. Please also include all existing and proposed dry utilities and the services that will supply power to the proposed transformer. 28. A Sewer Study may be required for new development based on City of Carlsbad Sewer Master Plan Update 2019, Section 4.2 Design Criteria. Refer to comments from the Carlsbad Municipal Water District (CMWD) for additional information. 29. A Water Study may be required for the new development based on City of Carlsbad Potable Water Master Plan 2019, Section 4.2 Design Criteria. Refer to comments from Carlsbad Municipal Water District (CMWD) for additional information. 30. Public potable water and sewer mains along project frontages must meet minimum design diameter and material as specified in City of Carlsbad Engineering Standards Vol. 2 Section 3.2.2 for water and Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition of development. 31. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation services, and sewer laterals for the new development in compliance with City of Carlsbad Engineering Standards requirements. 32. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent properties, existing and proposed grades on-site, fences and location of structures on-site and on adjacent properties. 33. If project proposes two (2) or more utility trenches a 3-inch (3") AC grind and overlay will be required for half-street of Roosevelt Street. 34. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.) 35. Plot stopping sight distance at all driveways. 36. With a formal application submittal, please be sure to address the comments provided on the red lined plans being returned with this review letter. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0066 (DEV2024-0129) -RAMACHANDRAN MULTI-FAMILY RESIDENTIAL January 23, 2025 Pa e 9 37. Please be advised that a more in-depth review of the proposed development will occur with the discretionary permit application when a more complete design of the project is submitted. Public Works -Utilities {CMWD): 1. A future project will need to identify all buried utilities in the Roosevelt Street right of way along the project frontage. Existing and proposed utility connections shall be properly located and sized for proposed demands and shall be labeled with current standard detail references. 2. The proposed Ground floor layout shall preserve suitable locations and space for all required utility connections, meters, and backflow devices in conformance with current Engineering Standards. Please identify locations and detail fire service, water, irrigation, and sewer connections at property line for the new development in compliance with 2022 Carlsbad Engineering Design Standards. a. One properly sized potable master meter shall serve all units. Provide plumbing fixture count and Carlsbad Planning and Design Criteria per Engineering Standards Volume 2-Chapter 3.2 for preliminary sizing of service. b. One fire service connection shall serve all units and fire sprinklers, subject to the review and approval of the Carlsbad Fire Department. c. One 6-inch sewer lateral shall serve all units. Fire Department: 1. Fire sprinklers shall be required throughout all buildings. 2. Post visible address for both buildings on Roosevelt in accordance with CFC 505 as modified by Carlsbad Municipal Code. 3. An all-weather access path, minimum 5-feet clear width, shall be required from Roosevelt to Building B. 4. Fire department access is adequate. Housing & Homeless Services: 1. See Planning Comments No. 3 and 8 above. Building Division: 1. No comments. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0066 (DEV2024-0129) -RAMACHANDRAN MULTI-FAMILY RESIDENTIAL January 23, 2025 Pa e 10 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jason Goff at the number below. You may also contact each department individually as follows: • Planning Division : Jason Goff, Senior Planner, at (442) 339-2643 • Land Development Engineering: Jose Sanchez, Project Engineer, at (442) 339-5486 • Public Works, Utilities {CMWD): Markus Mohrle, Associate Engineer, at (442) 339-2322 • Fire Department: Darcy Davidson, Fire Inspections, at (442) 339-2662 • Housing & Ho _meless Services: Mandy Mills, H&HS Director, at 442-339-2907 • Building Division: Shawn Huff, Building Official, at (442) 339- Sincerely, ~~ ERIC LARDY, AICP City Planner EL:JG:cf Enclosures: 1. Informational Bulletin (IB) 111 -Accessory Dwelling Units 2. Informational Bulletin (IB) 302 -Multifamily Housing Objective Design Standards (ODS) 3. Village & Barrio Master Plan, Appendix E -ODS 4. Pg. E17, Table 3.1.7 from Village & Barrio Master Plan, Appendix E (Highlighted) 5. Village & Barrio ODS Compliance Checklist (Form P-42) (Highlighted) 6. Definition of "Building Cove rage" per CMC Section 21.04.065. 7. Redlined Preliminary Review Exhibits (Land Development Engineering (LDE), Jan. 6, 2025) c: Vidya Ramachandran (Rhvidya@procurely.ai) Jose Sanchez, Project Engineer Darcy Davidson, Fire Prevention Laserfiche/File Copy Data Entry Commun ity Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600