HomeMy WebLinkAboutPRE 2018-0029; MADISON FIVE; Admin Decision LetterNovember 14, 2018
Michael Kootchick
P.O. Box 2671
Carlsbad, CA 92018
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SUBJECT: PRE 2018-0029 (DEV2018-0180) -MADISON FIVE
APN: 204-031-01-00 and 204-031-02-00
Ccityof
Carlsbad
Thank you for submitting a preliminary review for the construction of a five-unit attached residential
condominium building on the properties located at the southeast corner of Madison Street and Oak
Avenue. The project site, with an area of approximately 7,929 square feet, is currently undeveloped.
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-Barrio, V-B, 23-30 dwelling units/acre (du/ac) within the Barrio
Perimeter District. The Growth Management Control Point is 25 du/ac.
b. Zoning: Village-Barrio (V-B).
2. The project site is not located within the Coastal Zone.
3. The project site is located within the Barrio Perimeter (BP) District of the Carlsbad Village and
Barrio Master Plan (VBMP). Please see link below:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=36580
4. The project requires the following permits:
a. Tentative Tract Map
b. Planned Development Permit
c. Site Development Plan
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
PRE 2018-0029 (DEV2018-0180) -MADISON FIVE
November 14, 2018
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The Tentative Tract Map, Planned Development Permit, and Site Development Plan applications
must be submitted to the city concurrently. The Planning Commission will be the final decision
maker.
5. As described in the scope of work, this preliminary review application is for the construction of
five attached residential condominium units. The VBMP permits multiple-family dwellings within
a Condominium Project in the Barrio Perimeter District. Therefore, staff supports the proposed
residential use subject to compliance with all applicable Carlsbad Municipal Code (CMC) and
VBMP standards and guidelines. Specifically, staff has concerns with the following:
a. Ensure that garages have adequate ceiling height to accommodate stacked parking.
b. Pursuant to Table C in CMC Section 21.45.060 (C.8), visitor parking spaces shall be screened
from the street. Screening may include landscaping.
c. Pursuant to VBMP Section 2.6(A)(1), Area Wide Standards, vehicle access shall be taken from
the alley.
d. Common open space may not be located in areas to be dedicated.
e. Pursuant to VBMP Section 2.8.3 (A)(14), Building Form and Massing, design the roof to
accommodate photovoltaic and solar water heating systems.
f. Please follow guidelines in VBMP Section 2.8.3{F), Residential Design, when finalizing the
exterior building design.
6. 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 five dwelling units. The developer
has the option to satisfy the requirement through the payment of a housing in-lieu fee on a per
unit basis for five units.
7. 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.
8. A conceptual landscape plan shall be submitted with the project application in compliance with
the City's Landscape Manual. Additionally, please review the VBMP's landscaping guidelines in
VBMP Section 2-8.20(G). The Landscape Manual is available for review on the City of Carlsbad
website at:
9.
10.
http:ljwww.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D-24086
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 on line by visiting the City of Carlsbad's Planning Division
website at:
http:ljedocs.carlsbadca.gov/HPRMWebDrawer/RecordHTML/490390
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
PRE 2018-0029 (DEV2018-0180) -MADISON FIVE
November 14, 2018
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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
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:ljwww.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:
1. Complete the city's Storm Water 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 can be
obtained on the city's web site. If the project is a Priority Development Project, it is subject to
numerically sized storm water pollutant treatment BMPs. A Storm Water Quality Management
Plan (SWQMP) using the city's SWQMP template, E-35 Form will be required. It should be verified
whether this project is subject to Hydromodification Requirements.
If the project qualifies as a 'Standard' Project, then provide a completed Standard Project
Requirement Checklist (E-36 Form).
2. If a discretionary application is required a preliminary grading plan, SWQMP (if applicable), and
geotechnical report will be required with the application. Otherwise, the mentioned items will be
required for final engineering permits.
3. If the project is proposing condominiums then a tentative tract map will be required for a
discretionary application and a final map for final engineering. If the project is proposing
apartments then an adjustment plat will be required for final engineering.
4. A preliminary grading plan shall include the proposed and existing grades, earthwork quantities
of cut, fill, import, export, and remedial in cubic yards, course of drainage, and all existing and
proposed improvements (i.e., water & sewer connection, storm drain, sidewalk reconfiguration,
existing driveway approaches, etc.).
5. A preliminary title report is required with the submittal of a discretionary application and final
engineering application. Show and label on the plans, all easements listed in said report.
6. Show on the preliminary grading plan the method of drainage. Verify that the drainage away from
the building is a minimum of 2% for hardscape and a minimum of 5% for landscape within 10-ft
of the building.
7. Provide the finish floor, pad, and finish grades elevations on the preliminary grading plan.
8. Provide the legal description of the subject on the title sheet per the preliminary title report.
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9. Label on the preliminary grading plan, the APNs and/or short legal description of all adjacent
properties.
10. Label on the preliminary grading plan, the width of the street and distance from the property line
to the centerline of Madison Street and Oak Avenue.
11. Provide on the title, the project's traffic, water, and sewer demand.
12. Provide on the preliminary grading plan, the half-street cross-section for Madison Street and Oak
Avenue.
13. Show and label on the preliminary grading plan, the proposed location of the transformer. It
cannot be located in the city's right-of-way and must be located on site.
14. Address the red line comments on the plans.
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: Kyrenne Chua, Associate Engineer, at 760-602-2744
• Fire Department: Randall Metz, Fire Inspections, at 760-602-4661
Sincerely,
VL~
DON NEU, AICP
City Planner
DN:ED:dh
Attachment: Land Development Engineering -Redline Plans
c: DK Realty Holdings, P.O. Box 2671, Carlsbad, CA 92018
Kyrenne Chua, Project Engineer
Fire Prevention
HPRM/File Copy
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