HomeMy WebLinkAboutPRE 2018-0006; THREE ON CHERRY; Admin Decision Letter4.
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r~|| c <LcityofrILt Carlsbad
March 14,2018
Daphlnie D'Costa
Di Donato Associates
Suite 100
3939 1^^ Avenue
San Diego, CA 92103
SUBJECT: PRE 2018-0006 (DEV2018-0022) - THREE ON CHERRY
APN: 204-231-07-00
Thank you for submitting a preliminary review for a three-unit condominium project proposed at 160
Cherry Avenue. The project site, an approximately 6,970 square foot lot (0.16 acre), is currently developed
with one single-family home.
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 vour prelect. It Is
intended to give vou 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 aPDlication submittal. new plans, policies, and standards may be
In effect and additional issues of concern mav 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: R-23 Residential, 15-23 dwelling units/ac (du/ac). Growth Management Control
Point of 19 du/ac.
b. Zoning: Multiple-Family Residential (R-3), Beach Area Overlay Zone (BAOZ).
c. The property Is within the Mello II Segment of the Local Coastal Program (LCP). The Coastal
land use designation and zone are the same as the General Plan and Zoning above. The
project site is not within the appealable area of the California Coastal Commission.
2. The project requires the following permits:
a. Site Development Plan (SDP). BAOZ requirement Fee as a minor SDP.
b. Minor Planned Development Permit (PUD)
c. Coastal Development Permit (CDP)
d. Tentative Parcel Map (MS)
Community & Economic Development
Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 760-602-4600 j 760-602-8560 f | www.carisbadca.gov
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PRE 2018-0006 (DEV2018-0022) -THREE ON CHERRY >
March 14, 2018 ,
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The project requires a Minor Site Development Plan, Minor Planned Development Permit (PUD),
Coastal Development Permit (CDP) and Tentative Parcel Map (MS). The proposed project Is required
to be acted on by the Planning Commission.
3. The subject property Is designated R-23 Residential (15-23 dwelling units per acre (du/ac)) with a
Growth Management Control Point (GMCP) of 19 du/ac. The property has a gross area of 6,970
square feet (0.16 acre). At the GMCP, three dwelling units are allowed (3.04 dwelling units rounded
down to three dwelling units). The proposed three units are consistent with the R-23 General Plan
Land Use designation and the GMCP. Therefore, no dwelling units will be withdrawn from or
deposited Into the city's "Excess Dwelling Unit Bank".
4. The following setbacks apply to the lot:
a. Front: Cherry Avenue -Ten feet if carport or garage openings do not face onto the front yard.
The front yard shall be landscaped.
b. Interior sides: Five feet.
c. Rear: Ten feet.
5. The minimum drive-aisle width is 12 feet, unless a larger width is required by the Fire Department.
However, back-up from the garages still must maintain at least 24 feet from the face of the garage
door. It appears that there Is only 20 feet of back-up provided. The upper floors may cantilever Into
the 24-foot area unless prohibited by the Rre Department. Please revise the project to meet the 24-
foot back-up requirement.
6. The drive-aisle shall be enhanced with decorative pavement and/or pavers.
7. Two parking spaces per unit shall be provided for units with two or more bedrooms. Parking may be
provided as a two-car garage (20'x2Q' minimum Interior dimension) per unit or a one-car garage
(12'x20' minimum interior dimension) and one covered or uncovered space per unit. The proposed
two-car garages must have a minimum interior dimension of 20' x 20' free of trash bins, and water
heaters, etc. In addition, the three-unit project requires one off-street visitor parking space. No
visitor parking space has been provided on the plan. Please verify with the Building Division If the
visitor parking space Is required to be an accessible parking space. All unenclosed parking spaces shall
be located outside of the front setback and shall be screened from view from the street.
8. A five-foot bump-out shall be provided at the end of a parking area adjacent to another structure or
wall. Parking spaces located next to walls or between buildings shall have a minimum width of 10
feet.
9. Please provide a vehicle tum-arbund area at the end of the drive-aisle or plot a vehicle turn around
utilizing the proposed drive-aisle.
10. The maximum lot coverage permitted is 60 percent. The proposed project complies with a 37.8
pe rce nt lot cove rage.
i'PRE 2018-0006 {DEV2018-0022) -THREE ON CHERRY
March 14, 2018
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11. Building height within the Beach Area Overlay Zone is limited to 30 feet from the existing or finished
grade, whicheyer is less {measured in accordance with Carlsbad Municipal Code (CMC) Section
21.04.065) for pitched roofs with a minimum 3:12 roof pitch. Building height is limited to 24 feet for
flat roofs, roof decks or pitched roofs with less than a 3:12 roof pitch. Please show building heights
on all elevations as measured from existing grade or finished grade, whichever Is lower. The project,
as designed, exceeds the allowed height limit of the Beach Area Overlay Zone.
12. Roof decks, if proposed, are limited to 25 percent of the building footprint. Please provide the roof
deck calculation that shows they do not exceed 25 percent of the building footprint.
13. Private recreational space of at least 60 square feet per unit shall be provided with minimum
dimensions of six feet by ten feet. The recreation space may be provided as a private patio or balcony.
Roof decks shall not count toward the required 60 square foot private recreation space per unit.
14. The proposed condominium project must comply with the requirements listed In CMC Chapter 21.45
(Tables "C and "E"), Including but not limited to at least three separate building planes, offset at least
18 inches, on all building elevations. A plane must be a minimum of 30 sq. ft. to receive credit. In
addition, a minimum of four complimentary design details shall be incorporated into both the front
and rear elevations. Some design details Include, but are not limited to balconies, decorative eaves
and fascia, exposed roof rafter tails, arched elements, towers, knee braces, dormers, columns,
exterior wood elements and accent materials. All elevations of the project, including the sides, should
have the same design integrity of forms, details and materials. Please call out the building planes and
the design elements for each building elevation.
15. At least 66 percent of exterior openings (door/windows) on every home In the project shall be
recessed or projected a minimum of two inches and shall be constructed with wood, vinyl or colored
aluminum window frames (no mill finishes). Windows shall reinforce and enhance the architectural
form and style of the house through the use of signature windows and varied window shapes and
sizes.
16. The front elevation shall be redesigned to enhance street presence by adding a covered front entry,
porch, interesting materials, additional articulation and/or stepping back the upper floors.
17. The proposed project lacks building articulation. It is recommended that additional articulation be
added on the east side elevation and/or different materials or colors be used to break up the building.
18. All proposed building materials and colors shall be called out on the elevations. Please label the
Cherry Avenue elevation as "south" and relabel all other elevations accordingly.
19. Please remove the kitchenette from the downstairs bedroom of Unit C. A "wet bar" may be allowed
if it meets the requirements of CMC Section 21.04.378.1, which limits the size of the sink, refrigerator,
drain line and the cabinetry/counter length.
I
20. Please show all existing and proposed walls and fences Including heights and material types. Walls
and fences shall be limited to a maximum of 42 inches in height In the front yard setback and six feet
in height beyond the front yard setback.
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21. Provide central trash collection on-slte. All trash collection areas shall be screened from view by a six-
foot block wall, textured and painted to blend with other buildings on-slte. Alternatively, provide for
Individual bins to be picked up on-slte, such as along the drive-alsle. Storage for the bins shall be
provided within the garage or other yard areas on non-collection days. Waste bins shall not encroach
Into any required fire lane. A will-serve letter shall be obtained from the local refuse collection service
prior to project approval.
22. A conceptual landscape plan shall be submitted with the project application In compliance with the
city's Landscape Manual. Please show all existing trees to be removed on the landscape plan. The
Landscape Manual can be found online at
http://www;carlsbadca.gov/clvlcax/filebank/blobdload.aspx?BloblD=24086.
23. Please show all applicable project Information located on planning application form P-2 -
Development Permits. Planning applications can be found online at
http://www.carlsbadca.gov/servlces/depts/planning/applicatlons.asp.
24. The project must comply with the city's Noise Guidelines Manual. A noise report shall be submitted
showing that the project compiles with the 60 decibel maximum for exterior noise level for required
private recreation areas per unit and the 45 decibel maximum for Interior noise. The Noise Guidelines
Manual can be reviewed online by visiting the City of Carlsbad's Planning Division Website at
http://www.carlsbadca.gov/clvlcax/filebank/blobdload.aspx?BloblD=24094.
25. The existing home on the property was built over 50 years ago (1957). Therefore, a historical analysis
report will need to be submitted consistent with the city's Tribal, Cultural, and Paleontologlcal
Resources Guidelines that can be found online at
http://www.carlsbadca.gov/clvicax/filebank/blobdload.aspx?BloblD=34010.
26. The project is subject to the Inclusionary housing requirements of CMC Section 21.85.030. The three-
unit project will be conditioned to pay two In-lleu housing fees, or three In-lleu fees if building permits
for the project are not Issued within two years of demolishing the existing single-family home.
All necessary application forms, submlttal requirements, and fee Information are available at the Planning
counter located In the Faraday Building at 1635 Faraday Avenue or online at
http://www.carlsbadca.gov/servlces/depts/plannlng/default.asp. You may also access the General Plan
Land Use Element and the Zoning Ordinance online at the website address shown; select Department
Listing; select Planning Home Page. Please review all information carefully before submitting.
Land Development Engineering:
1. 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 stormwater quality requirements. The questionnaire can be obtained from the city's
website at http://www.carlsbadca.gov/servlces/depts/landev/engineerlng.asp.
Clearly Identify the quantities of existing Impervious area and proposed Impervious area on the project
plans. Preliminary analysis suggests that the project Is a Standard Project and subject to Installing site
PRE 2018-0006 (DEV2018-0022) -THREE ON CHERRY
March 14, 2018
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design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the
Standard Project Requirement Checklist (Form E-36). The form can also be downloaded from the
aforementioned link.
For those applicable BMPs that can be plotted, Identify by plotting and adding notes to the site plans
the various techniques or BMPs used to Implement standard stormwater requirements. List all other
BMPs on the site plan that are applicable but cannot be plotted.
2. A tentative parcel map will need to be processed with the discretionary permit.
3. Provide remedial grading quantities In cubic yards, as well as overall grading quantities. A preliminary
grading plan will be required with the discretionary permit. It Is anticipated that a grading permit will
be required.
4. Fees to be collected are traffic and sewer fees, prior to issuance of building permit, and park-in-lieu
and drainage fees, prior to recordation of parcel map.
For traffic fees, the single family home to be demolished is calculated at 10 Average Dally Trips (ADT)
and will be credited in the traffic fee. A condo/townhome is calculated at 8 ADT. Therefore, the net
difference is (3 X 8 ADT) -10 ADT = 14 ADT. The traffic impact fee for a project outside of the CFD Is
$329, therefore, the traffic Impact fee would be $4,606.
Sewer fees are $934 for 1 Equivalent Dwelling Unit (EDU). Equivalent Dwelling Units are calculated as
1 EDU per residence. With a credit of 1 EDU for the existing single family home, the difference
between the existing residence and 3 proposed townhomes is 2 EDU's. Therefore, sewer fees would
be $1,868.
In the northwest quadrant of the city, park In-lieu fees are calculated at $6,414 for attached residential
(4 units or less) and $7,649 for single family homes. With a credit of $7,649 for the existing single
family home, park In-lleu fees would be calculated as (3 * $6,414) - $7,649 = $ 11,593.
Drainage fees are determined based on local drainage area, runoff potential, and lot size. For local
drainage area B with a medium runoff potential, drainage fees are $4,702 dollars per acre. Project
area Is calculated as the parcel area + >4 street width; (49.97 ft. X 139.40 ft.) + (30 ft. X 49.97 ft.) =
8,464.92 sq. ft. (0.1943 acres). Drainage fee Is calculated as $4,702/acre X 0.1943 acres = $913.60.
5. Address comments on the attached redllned plan.
Fire:
1. No on-slte fire department vehicle access is required. NFPA 13R fire sprinkler system Is required.
Please provide the appropriate fire sprinkler note on the plans.
PRE 2018-0006 (DEV2018-0022) -THREE ON CHERRY
March 14, 2018
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If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Chris Garcia at the number below. You may also contact each department individually as follows:
• Planning Division: Chris Garcia, Associate Planner, at (760) 602-4622
• Land Development Engineering: Jennifer HorodyskI, Assistant Engineer, at (760) 602-2747
• Building Division: Mike Peterson, Building Official, at (760) 602-2721
• Fire Department: Randy Metz, Fire Marshal, at (760) 602-4661
Sincerely,
DON NEU, AlCP
City Planner
DN:CG:fn
c: David Mezzacappa, 6026 Wenrich Place, San Diego, CA 92120
Jennifer HorodyskI, Project Engineer
Fire Prevention
File Copy/HPRM