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Home My WebLink AboutPRE 2018-0025; 159/165 TAMARACK AVE; Admin Decision Letter• September 6, 2018 Jeff Parshalle, Architect P.O. Box 230132 Encinitas, CA 92023 '71/,~ 9 /1,J r 8FILE ~l C City of Carlsbad SUBJECT: PRE 2018-0025 (DEV2018-0147)-159/165 TAMARACK AVE APN: 206-011-16-00 and 206-011-17-00 Thank you for submitting a preliminary review for the demolition of two existing duplexes and the construction of a five-unit attached residential condominium building on the properties located at 159/161 and 165/167 Tamarack Avenue. The project site, with an area of approximately 11,263 square feet, is currently developed with four dwelling units. 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: R-23, Residential 15-23 dwelling units/acre (du/ac). The Growth Management Control Point is 19 du/ac. b. Zoning: Residential Density Multiple Zone (RD-M). Please remove reference to "R-3" on future plan submittal. 2. Local Coastal Program designations for the property are as follows: a. The Coastal Land Use designation is the same as the General Plan above. b. The site is located within the Beach Area Overlay Zone (BAOZ). c. The site is located within the Agua Hedionda lagoon Segment of the Local Coastal Progrom-Area of Deferred Certification and is subject to the Agua Hedionda Land Use Pian. 3. The project requires the following permits: a. Tentative Tract Map; b. Planned Development Permit; and Community & Economic Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-73 l 4 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2018-0025 (DEffl'4' Jll3Frii; TAMARACK AVE September 6, 2018 W Pa e 2 c. Coastal Development Permit issued by the California Coastal Commission (required after issuance of City of Carlsbad entitlements). The Tentative Tract Map and Planned Development Permit applications must be submitted to the city concurrently. The Planning Commission will be the final decision maker for the city applications. The Coastal Development Permit is processed by the applicant directly through the California Coastal Commission once the City makes a final decision on the project. 4. As described in the scope of work, this preliminary review application is for the construction of five attached residential condominium units. The Carlsbad Municipal Code (CMC) permits multiple-family dwellings within a Condominium Project in the RD-M zone. Therefore, staff supports the proposed residential use subject to compliance with all applicable CMC standards, including but not limited to Sections 21.24 (RD-M Residential Density-Multiple Zone), 21.45 (Planned Development Ordinance), and 21.82 (BAOZ). Specifically, staff has concerns with the following: a. Garages may not encroach into the rear yard setback if attached to the main structure at the second story. b. The minimum parking space width is 8.5 feet with a minimum area of 170 square feet. Additional width may be required when parking spaces are adjacent to a solid wall or structure. c. Per CMC section 21.82.050, the maximum building height in the BAOZ is 30 feet (minimum 3:12 roof pitch) and 24 feet (less than 3:12 roof pitch) measured in accordance with CMC Section 21.04.065. The proposed design does not meet the intent of a pitched roof as it is screened by a parapet type of fa~ade. d. Per the lot coverage definition (CMC Section 21.04.061), include the portions of the building that connect the main structure to the garage structure and the portions of the building that overhang the communal parking area in the lot coverage calculation. e. A minimum 20-foot drive aisle and 24-foot back-up radius is required for the communal parking area. f. The project shall comply with the minimum requirements set forth in Table E in CMC Section 21.45.080, including but not limited to items E.2 (Architectural Requirements), E.5 (Minimum Building Setbacks), and E.8 (Private Recreational Space). g. Fences and walls in side and rear setbacks may not exceed six feet as measured from the lowest adjacent grade. The trash enclosure at the property line shall be screened with a six-foot-high fence or wall. Please note that the adjacent neighbor's grade may be lower thereby causing inadequate trash enclosure screening. 5. Pursuant to CMC Sections 21.85.030 and 21.85.110, the proposed project is subject to inclusionary housing requirements since there is a net gain of one dwelling unit. The requirement may be satisfied through the payment of a housing in-lieu fee on a per unit basis for one unit if the building permit application is filed within two years of demolishing the existing duplexes on-site. ,· PRE 2018-0025 (DEV2018-0147)-159/165 TAMARACK AVE September 6, 2018 Pa e 3 6. Any multi-family residential project located within or 500 feet beyond the 60 dB(A) CNEL noise contour line of the Carlsbad General Plan Noise Contour Map will require a noise study. The proposed project is subject to both qualifiers for a noise impact study. Please submit a noise study as part of any formal submittal that is consistent with the City of Carlsbad Noise Guidelines Manual. 7. The project proposes the removal of older structures that may be considered to be an architectural historical resource. A cultural resources report prepared by the appropriate registered professional is required with the formal application (e.g. historian or architectural historian for historic resources). Please refer to the City of Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines for further information. The guidelines are available for review on the City of Carlsbad website at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D-34010 8. A conceptual landscape plan shall be submitted with the project application in compliance with the City's Landscape Manual. The Landscape Manual is available for review on the City of Carlsbad website at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D;24086 9. Per City Council Policy #84, Development Project Public Involvement Policy, all development applications that require Planning Commission or City Council approval shall provide early public notification. Legal noticing requirements, which are in addition to the applicants' early public notification requirements, can be found online by visiting the City of Carlsbad's Planning Division website at: http://edocs.carlsbadca.gov/HPRMWebDrawer/RecordHTML/490390 10. Please be advised that in order to provide a thorough review of the proposed development, a more complete design of the project is required. This preliminary review does not constitute a complete review of the proposed project and additional items of concern may be identified upon formal project application submittal. Please refer to the Development Permits P-2 checklist for all of the necessary required items prior to formal submittal. 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 http://www.carlsbadca.gov/services/depts/planning/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: 11. No civil plans nor reports were provided as part of this review. Please be advised that a complete project design is needed to conduct a thorough and complete review of the project. Additional items of concern maybe identified upon formal project application submittal. 12. Proposed project will require a tentative subdivision map to create 5 airspace condominium units and to consolidate the two existing lots onto one lot. PRE 2018-0025 (DEV2018-0147)-159/165 TAMARACK AVE September 6, 2018 Pa e4 13. A 10-foot additional right-of-way dedication is required for Tamarack Avenue at the project frontage. 14. The project will be required to complete Tamarack Avenue ultimate improvements at the project frontage including but not limited to the following: installation of new curb and gutter, new 8 feet sidewalk, and additional street pavement for street parking and bike lane as shown in the attached proposed Tamarack Avenue cross-section. 15. At project submittal, typical street cross section of Tamarack Avenue, showing existing and proposed improvements (pavement, curb, gutter, sidewalk, centerline, street lights, fire hydrants, water, sewer, etc.) shall be provided. 16. On the site plan, please show and identify all existing and proposed surface improvements (curb, gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) along Tamarack Ave. at the project frontage. 17. On the site plan, show locations of all existing utilities (including watermain, water services, water meters, sewer main, sewer laterals, storm drain pipes, etc. and their appurtenances) along Tamarack Avenue. Reference city approved improvement plan drawing numbers of the existing utilities for references. 18. Show the location of the proposed water service and master water meter with backflow preventer. Indicate the water demand in gallons-per-day. 19. Show the location of the proposed sewer lateral to serve the project. Show the invert elevations to indicate gravity flow. 20. The proposed 14-foot wide driveway is too narrow. Engineering Standard Chapter 3, section 15, requires a minimum of 24 feet wide driveway for multi-family residential projects. Please revise the site plan to meet the minimum driveway width requirement. 21. Complete a Storm Water Standards Questionnaire, Form E-34 to determine the level of storm water standards that applies to this project. Our preliminary assessment, based on the proposed impervious area shown on the preliminary site plan, indicates that the project qualifies as a 'Standard Project.' The developer is required to complete a 'Standard Project Requirement Checklist,' Form E-36, available in the City website to demonstrate how the project incorporates 'Low Impact Development' strategies in the project design. 22. A preliminary hydrology study will be required to determine the pre-development and post- development discharge flows. Provide preliminary design recommendations on the proposed storm drain system for this project. Provide mitigation measures for any increases in flows. 23. Show existing and proposed contour lines and/or spot elevations onsite and at least 50 feet beyond the property lines. 24. Show the location of existing buildings on the adjacent parcels. Indicate existing finished floor elevations. PRE 2018-0025 (DEV2018-0147)-159/165 TAMARACK AVE September 6, 2018 Pa e 5 25. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties and adjacent street. 26. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. 27. A recent Preliminary Title Report (PTR) will be required with formal project application submittal. 28. All easements and encumbrances identified in Schedule "B" of the PTR must be indicated on the site plan. 29. 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.). 30. Show location of trash enclosures required to serve the development. Call-out enclosures per Carlsbad Standard drawing GS-16. 31. Comply with all red-lined comments shown on the preliminary site plan. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Esteban Danna, Associate Planner at the number below. You may also contact each department individually as follows: • Planning Division: Esteban Danna, Associate Planner, at (760) 602-4629 • Land Development Engineering: Tecla Levy, Project Engineer, at {760) 602-2733 • Fire Department: Randall Metz, Fire Inspections, at {760) 602-4661 DON NEU, AICP City Planner DN:ED:mh Attachment: Land Development Engineering -Redline Plans c: Stephen Bell, 3902 Sheridan Place, Carlsbad, CA 92008 Tecla Levy, Project Engineer Fire Prevention HPRM/File Copy Data Entry