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HomeMy WebLinkAboutPRE 2025-0044; GARFIELD BEACH VIEW HOMES; Admin Decision Letter Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 September 11, 2025 Kirk Moeller Architects Inc. 2888 Loker Avenue East, Suite 317 Carlsbad, CA 92010 SUBJECT: PRE 2025-0044 (DEV2025-0056) – GARFIELD BEACH VIEW HOMES APN: 206-080-03-00 Thank you for submitting a preliminary review application for the demolition of a two-unit, two-story apartment structure and development of a two-unit, three-story condominium structure totaling 6,413 square feet, with subterranean parking garage (3,254 square feet). Vehicular access to the new residences will be provided from Garfield Street. The project site is approximately 0.115 acres and is developed with a two-unit dwelling. 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: Residential 15-23 dwelling units per acre (R-23) b. Zoning: Residential Density-Multiple (RD-M) and Beach Area Overlay Zone (BAOZ) c. Coastal Zone: The project site is located within the Coastal Zone and is subject to the Mello II Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning are consistent with the City’s General Plan Land Use and Zoning for the site. The property is located within the California Coastal Commission’s Appeals Jurisdiction. 2. The project requires the following entitlements: a. Planned Development Permit (PUD) b. Minor Site Development Plan (SDP) {city of Carlsbad PRE 2025-0044 (DEV2025-0056) – GARFIELD BEACH VIEW HOMES September 11, 2025 Page 2 Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 c. Coastal Development Permit (CDP) d. Minor Subdivision (MS) The Planning Commission will be the decision-making authority on the above entitlement applications. 3. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical studies/exhibits: a. Noise Study. Please submit a noise study with your formal application that is prepared in accordance with the requirements outlined in the City of Carlsbad Noise Guidelines Manual. The Noise Guidelines Manual may be found online at: https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000 b. Historical Analysis. The existing home on the property was likely built over 50 years ago. To determine if the structure is significant pursuant to the California Environmental Quality Act (CEQA), a historical analysis report will need to be submitted, or provide documentation that the structure is less than 50 years old. The report shall also be consistent with the city’s Tribal, Cultural, and Paleontological Resources Guidelines and again can be found online at: https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000 **Additional Technical Studies may be needed based on appropriate CEQA process and documentation. 4. Development Standards. a. Building Height: Per the BAOZ standards (CMC 21.82.080), No newly constructed residential structure within the beach area overlay zone shall exceed thirty feet if a minimum 3/12 roof pitch is provided or twenty-four feet if less than a 3/12 roof pitch is provided. Per the definition of Building Height (CMC 21.304.065), the height of the building should be from existing grade or finished grade, whichever is lower. The plans submitted do not show elevations of the proposed structure with the existing grade, and therefore compliance with height standards cannot be evaluated. b. Setbacks: The structure is subject to a minimum 10-foot street setback (CMC 21.45.080, E.4), five-foot side-yard setback (CMC 21.24.050), and a 10-foot rear yard setback (CMC 21.24.070). Zero-foot setback for subterranean parking shall be permitted provided the required setbacks for the dwelling structure are landscaped and maintained as prescribed. c. Parking: Per Table C of CMC 21.44, existing substandard frontage lots with a width of less than 50 feet can be allowed tandem parking arrangements. Specifically, tandem parking PRE 2025-0044 (DEV2025-0056) – GARFIELD BEACH VIEW HOMES September 11, 2025 Page 3 Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 within the front yard setback can be permitted under certain circumstances. Additional options to allow tandem parking within the garage may be acceptable, at the discretion of the City Planner. Given the 60-foot lot-width standard for the RD-M zone and the shape of the project lot (approximately 50 feet of frontage with an average width of 42 feet), tandem parking within the subterranean garage as proposed can be supported. d. Visitor Parking: The visitor parking required by CMC 21.45 and 21.82 requires one visitor parking space be provided on site. e. Building coverage: Pursuant to CMC 21.04.062, building coverage includes the total ground area of a site occupied by any building or structure as measured from the outside of its surrounding external walls or supporting members. Building coverage includes exterior structures such as stairs, arcades, bridges, permanent structural elements protruding from buildings such as overhanging balconies, oriel windows, stories which overhang a ground level story, garages and covered carports. Building coverage also includes the perimeter area of a basement. Excluded from building coverage are roof eaves extending less than thirty inches from the face of any building, awnings, open parking areas, structures under thirty inches in height and masonry walls not greater than 6’ in height such as wing-walls, planter walls or grade-separation retaining walls. Please ensure the building coverage calculation includes the perimeter of the subterranean parking and any walls over 6 feet in height. f. Private Recreation Space: The proposed two-family dwelling shall provide a minimum of 200 square feet of private recreation space per unit (CMC 21.45.080, E.7). Unit 1 does not appear to be compliant with this requirement. g. Retaining Walls: Project proposed two new retaining walls at the rear of the property of approximately 4 feet in height. Retaining walls within a required yard or setback are limited to six feet in height total combined height of all retaining walls. Some exceptions to this may be allowed if demonstrated that the project requires additional retaining wall height to comply with drainage requirements. As the provided plans do not include detailed civil plans, the rationale for additional height has not yet been established. As the project does not provide this information, nor do the plans contain elevations for the project, the measurement of building height may also be impacted. The amount of “padding up” that the retaining walls indicate for the project will need to be further justified. 5. Objective Design Standards: Compliance with the city-wide Objective Design Standards will be required. Policy 44 and 66 will not be applicable to the project. For more information on the objective design standards, please see the following link: https://www.carlsbadca.gov/departments/community-development/planning/citywide- objective-design-standards 6. Nonconforming Lot: The project site is a nonconforming lot due to lot width and lot area. No concessions or additional flexibility has been identified in this review for compliance with Title 21 of PRE 2025-0044 (DEV2025-0056) – GARFIELD BEACH VIEW HOMES September 11, 2025 Page 4 Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 the CMC (Zoning Ordinance), except as provided in comment 4 (d) above or in accordance with CMC 21.50 (Variances) if requested and approved. 7. Basement: “Basement” means that portion of a building between floor and ceiling which is completely or partially below the existing grade or finished grade, whichever is lower, but so located that the vertical distance from exterior grade to the adjacent interior floor below is greater than the vertical distance from exterior grade to the adjacent interior ceiling above. This definition must apply to a minimum of seventy-five percent of the perimeter of the basement for that portion of a building to qualify as a basement. The lower garage level will need to be compliant with the definition of basement. 8. CEQA. Recent changes to CEQA statutes, referred to as AB 130, provide for a statutory exemption from the requirements of CEQA. However, one of the conditions for applicability of the AB 130 statutory exemption is for the project to not be within 300 feet of the mean high tide of the sea (PRC 21080.66 (a)(6)). The project appears to be within 300 feet of the Agua Hedionda Lagoon and therefore is not a candidate for this statutory exemption. This project may meet the requirements for a categorical exemption, which will be further analyzed once the project submittal is deemed complete and any applicable studies have been reviewed. 9. SB 330 Streamline Application Process. 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. The city’s SB-330 information bulletin can be found online at: https://www.carlsbadca.gov/home/showpublisheddocument/8166/637725763890630000 10. Protected Units: 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. 11. Landscaping. Prior to a formal submittal of the project, conceptual landscape exhibits shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual. All relevant information pertaining to the landscaping requirements and physical barriers such as walls or fences must be plotted, labeled, and provide dimension and material details within the exhibits. The Landscape Manual may be obtained at the Planning Division front counter or found online at: PRE 2025-0044 (DEV2025-0056) – GARFIELD BEACH VIEW HOMES September 11, 2025 Page 5 Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 https://www.carlsbadca.gov/home/showdocument?id=7032 12. 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 Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city’s website at the following address: https://www.carlsbadca.gov/departments/environmental-sustainability/climate-action-plan 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. 13. Inclusionary Housing. The project is subject to the City’s Inclusionary Housing Ordinance, CMC Chapter 21.85 Please see informational bulletin (IB-157) linked below. https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000 14. Coastal Zone Appeal Jurisdiction: The property is located within the California Coastal Commission’s Appeals Jurisdiction. Therefore, the city of Carlsbad has permit authority. However, because the project is located within the appeals jurisdiction, the project is subject to potential appeal by the California Coastal Commission. 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 Land Development Engineering: 1. 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 is required. 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 PRE 2025-0044 (DEV2025-0056) – GARFIELD BEACH VIEW HOMES September 11, 2025 Page 6 Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 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 Land Development Engineering 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. 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. 4. Based on a preliminary analysis it appears that this project will be a Standard Project. Complete the Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the conceptual grading and drainage plans. 5. Based on this project’s general land use R-23, this project is subject to the City of Carlsbad trash capture requirements. Incorporate trash capture measures on the project plans. Prepare a preliminary trash capture storm water quality management plan, form E-35a. 6. Provide a Preliminary Title Report (current within the last six (6) months). 7. 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. 8. 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. 9. Per CMC15.16.060 this project will require a grading permit and grading plan. 10. A separate improvement plan for work within the right-of-way is maybe required for this project. 11. 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. 12. Delineate and annotate the limits of grading. 13. Delineate and annotate approximate topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less than 5%; 2’ intervals for slopes between 5% and 10%, and 5’ intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary. PRE 2025-0044 (DEV2025-0056) – GARFIELD BEACH VIEW HOMES September 11, 2025 Page 7 Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 14. 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. 15. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 16. Provide spot elevations in the proposed condition. Include finish pad and floor elevations. 17. Provide the method of draining. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 18. Delineate all retaining walls that will be utilized on the project site and show top of wall and bottom of wall elevations, including at the highest and lowest points. Indicate maximum height of retaining wall measured from bottom of footing to top of wall and maximum height measured from finish surface to top of wall. 19. Provide a cross section to show the existing and proposed ground, the proposed wall, the footing and remedial excavation. Provide a temporary construction easement or permission to grade letter from adjacent owner to construct walls on their property or delineate and annotate proposed temporary shoring walls. 20. The project frontage has been identified in the city’s inventory as a vacant planting site. Coordinate with the parks and recreation department for planting requirements per Section 11.12 of the Carlsbad Municipal Code for additional information. 21. Show existing lot line bearing and distance. 22. 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. 23. Driveways that exceed more than 150’ length shall have a turnaround designed for a 3-point turn of a passenger vehicle. Additionally, applicant shall coordinate with the fire department to ensure width and grade of driveway meets fire department requirements. 24. Show all existing and proposed utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, street lights in Garfield Street and laterals affecting the property. 25. All transformers and electrical facilities solely serving this project site shall be located on site and outside of the public right-of-way 26. Obtain a letter from SDG&E confirming their approval of the 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 PRE 2025-0044 (DEV2025-0056) – GARFIELD BEACH VIEW HOMES September 11, 2025 Page 8 Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 transformer. 27. 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. 28. 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. 29. Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services standards, see building department form B-76. 30. 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. 31. A 3” AC grind and overlay may be required for half street of Garfield Street depending on the total number of utility trenches required by this project. 32. 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.) 33. Plot stopping sight distance at all driveways. 34. Address the comments on the attached redlined plan. 35. 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 provided. Housing & Homeless Services: 1. Existing Residential Units – Residential units exist on the property and therefore is subject to the Government Code Section 66300, 66300.5, 66300.6 (“Housing Crisis Act”). The proposed project must replace the housing units in accordance with the above-mentioned state laws. The application must provide information about the property and existing and/or former tenants. The Housing and Homeless Services Department will contact each resident to complete the Housing Declarations Income Certification Form (P-38B) and determine their income and applicable replacement housing requirements. Additionally, the applicant must complete Housing Declarations Form (P38) Form describing the existing units, including the number of bedrooms of each unit, and proposed housing units including the number of bedrooms of each unit. PRE 2025-0044 (DEV2025-0056) – GARFIELD BEACH VIEW HOMES September 11, 2025 Page 9 Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 2.Inclusionary Requirement –Project is subject to Carlsbad Municipal Code Chapter (CMC) 21.85. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Kyle Van Leeuwen at the number below. You may also contact each department individually as follows: •Planning Division: Kyle Van Leeuwen, Senior Planner, at (442) 339-2611 •Land Development Engineering: Jose Sancez, Project Engineer, at (442) 339-5486 •Fire Department: Darcy Davidson, Fire Inspections, at (442) 339-2662 •Housing & Homeless Services, Nicole Piano-Jones, at (442) 339-2191 Sincerely, ERIC LARDY, AICP City Planner EL:KVL:CF c: Joni & Kendall Oltogge, 4016 Garfield Street, Carlsbad CA, 92008 Jose Sanchez, Project Engineer Laserfiche/File Copy Data Entry Attachments: A – Engineering Redline Plans (PDF)