HomeMy WebLinkAboutPRE 2020-0008; 941-947 OAK AVENUE; Admin Decision LetterFILE
March 18, 2020 ~11-,,,d ~ 3\ ~/;;;}o.;u)
Travis Deal
300 Carlsbad Village Dr. #108A
Carlsbad, CA 92008
SUBJECT: PRE 2020-0008 {DEV2020-0040}-941-947 OAK AVENUE
APN: 204-111-04-00, 204-111-05-00
Ccityof
Carlsbad
Thank you for submitting a preliminary review for the addition of a three-unit apartment building to an
existing developed site proposed at 941-947 Oak Avenue. The project site, an approximately 21,000
square foot (0.48 acre) lot, currently is developed with 11 apartment 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:
General
1. General Pian and zoning designations for the property are as follows:
a. General Plan: Village-Barrio (V-B), 23-30 dwelling units per acre (du/ac); Growth Management
Control Point (GMCP) of 25 du/ac
b. Zoning: Village-Barrio (V-B) Zone
c. Village & Barrio Master Plan; Barrio Perimeter (BP) Land Use District
2. The project requires the following permits issued by the Planning Division:
a. Minor Site Development Plan (SDP). A Minor SDP is required pursuant to the provisions outlined
within Section 6.3.3(A) of the Carlsbad Village & Barrio Master Plan (p. 6-4).
b. Nonconforming Construction Permit (NCPl. An NCP may be required per Carlsbad Municipal Code
(CMC) Chapter 21.48 if the new building connects to an existing nonconforming building or is
subject to a permit for another reason. Not enough information was provided to make this
determination.
These permits require approval by the City Planner pursuant to Section 6.3.4(A) of the Carlsbad
Village & Barrio Master Plan (p. 6-5).
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 I I www.carlsbadca.gov
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3. Per the Housing Crisis Act of 2019 (SB 3;1~~Lielma Application process is required as a first
step in the planning process for housing development projects with two or more dwelling units, to be
followed by the formal development application process already required under Government Code
(Gov. Code) §§ 65940, 65941, and 65941.5, and CMC § 21.42.050. Submittal of a complete SB 330
Preliminary Application will vest the project for 180 days in accordance with the ordinances, policies
and standards in effect at the time of submittal of the Preliminary Application. The city is developing
the application forms and process for SB 330 Preliminary Applications. Please contact
planning@carlsbadca.gov for more information.
4. 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" if any units are proposed to be removed or
demolished.
5. 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:
http://www.gcode.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 ..
6. Project Density. The BP District of the Carlsbad Village & Barrio Master Plan allows 23 -30 du/ac with
a GMCP of 25 du/ac. The property has a net area of approximately 21,000 square feet (0.48 acre) and,
therefore, the project site would accommodate 11 to 14 units with 12 units atthe GMCP. The project's
proposed density of 29.1 du/ac is within the allowed density range of the BP District but above the
GMCP. Therefore, the proposed project would need to qualify for and receive an allocation of two
"excess" dwelling units, pursuant to City Council Policy No. 43.
The two existing lots shall be merged to create one project for density and common access purposes.
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7. Roof Protrusions. The proposal did not identify any roof equipment or structures. The project is
required to meet the standards below:
a. All roof structures, including protrusions such as parapets and equipment screening, and roof
decks and their amenities shall complement and be consistent with the design of the building.
b. No roof structure shall be taller than the minimum height needed to accommodate, screen, or
enclose the intended use.
c. New development that results in additional height above the building height maximum (refer to
comment 10.d) shall abide by the following regulations:
i. All roof structures (excluding architectural features) shall be set back a minimum offive feet
from all building faces.
ii. Guardrails or other barriers for roof deck amenities shall not exceed 42 inches above the
maximum building height.
iii. Housing elevators or stairways, ventilating fans or similar equipment shall not exceed ten
feet above maximum height. However, structures permitted to exceed five feet in height
shall be set back at least an additional one foot for every foot above five feet.
8. Permitted intrusions into required yard. Pursuant to CMC Section 21.46.120, unenclosed stairways
and balconies are allowed to intrude in the side and rear yard setbacks by two feet.
9. Parking. Pursuant to Table 2-3 on p. 2-22 of the Master Plan, multiple-family dwellings in the BP
District require two spaces per dwelling for units with two or more bedrooms. The spaces can be
covered or uncovered, and tandem parking is permitted. One visitor parking space is required for the
proposed three-unit project (0.3x3=0.9 rounded up to 1). These parking spaces shall be in addition to
the existing parking spaces on-site. Therefore, the proposed three-unit project requires seven
additional parking spaces. The project proposes four tandem parking spaces for a total of eight spaces.
However, the parking space depth is substandard. A two-car tandem parking space shall be at least
8.5 feet in width and 40 feet in depth. Spaces adjacent to a wall or other barrier shall be a minimum
of 10 feet wide. A back-up distance of at least 24 feet is required behind all parking spaces. Please
clearly show all proposed and existing parking on-site, the dimensions, and any required back-up
distance.
10. Barrio Perimeter (BP) Supplemental District Standards. The project is subject to the Barrio Perimeter
{BP) Supplemental District Standards beginning on p. 2-64 within Section 2.7.6 of the Master Plan.
The following should be addressed in a formal submittal:
a. Setbacks. Front setbacks require a minimum of ten feet. Side and rear yard setbacks require a
minimum of five feet. The proposed project complies with these setback requirements.
b. Lot Coverage. Lot coverage in the BP District is 80 percent. Please include a Lot coverage
calculation compliant with CMC Section 21.04.061.
c. Open Space. Open space is required on a project basis, as well as on an individual unit basis.
i. A minimum of 25 percent of the property must be maintained as open space. Open space
may be dedicated to landscaped planters, open space pockets, roof gardens/patios,
balconies, or other patios. No parking spaces or aisles are permitted in the open space.
Indicate how the project meets this requirement.
ii. Residential private open space, such as patios, balconies or private yards, shall be a
minimum of 100 square feet per unit, with a minimum dimension of six feet in any direction.
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This requirement may be satisfied by more than one private open space area. Clearly show
the required private open space per unit and provide a calculation table on the plans.
iii. Residential common open space shall be provided at a minimum of 25 square feet per unit,
with a minimum dimension of ten feet in any direction. Common open space shall be
purposefully designed as active or passive recreational facilities. Rooftop open space may
satisfy this requirement, provided it is available for use by all residents. Clearly show the
required private open space per unit and provide a calculation table on the plans.
d. Building Height. Building height is a maximum of 35 feet. Please show building height measured
from existing or finished grade, whichever is less (not from finished floor). Refer to comment 7
regarding permitted roof protrusions.
e. Building Massing. No building fa~ade visible from any public street shall extend more than 30 feet
in length without a two-foot minimum variation in the wall plane, as well as a change in roof line.
Although the proposed building is set back from Oak Avenue, please add articulation to all
elevations including the elevations visible from Oak Avenue.
11. Area-Wide Design Guidelines -Site Planning. The project is subject to the Site Planning section of the
Master Plan beginning on p. 2-71 within Section 2.8.2. The following should be addressed in a formal
submittal, along with all other applicable guidelines in this Section:
a. Subsection B -Parking and access. Locate parking behind buildings and away from the street. The
proposal satisfies this requirement by providing all required parking underneath the proposed
building and does not face the street. The drive-aisle should be enhanced with decorative
pavement or pavers toward the entry from Oak Avenue. Use pervious paving materials
throughout the site, whenever possible.
b. Subsection F -Mechanical Equipment and Service Areas. Place public utility equipment, meter
pedestals, and transformers underground or away from sidewalks and pedestrian areas where
feasible. Please take care in siting the electrical transformer in an area that is not easily seen from
the street and meets the clearance standards of SDG&E. Please show any proposed transformer
on the plans.
c. Subsection G -Landscaping. Landscaping was not included with this submittal. Therefore,
comments relating to the project landscaping have not been provided. A formal submittal will
require compliance with Section 2.8.2(G) and the Carlsbad Landscape and Design Manual.
d. Subsection H -Fences and walls. Although no detailed fences or walls are shown on the submittal ·
plans, they will need to meet the requirements of Section 2.8.2(H). Walls and fences are limited
to six feet in height as measured from the lowest adjacent grade. A tiered wall may be permitted,
provided that a minimum of three feet of planter area is located between the walls.
12. Area-Wide Design Guidelines-Building Form and Massing. The project is subject to the Building Form
and Massing section of the Master Plan beginning on p. 2-79 with Section 2.8.3. The following should
be addressed in a formal submittal, along with all other applicable guidelines:
a. Subsection A -Building Form and Articulation. The project is required to meet the standards
below.
i. Utilize techniques to reduce massing, such as variation in wall plane and height and
variation in roof form and levels. The proposed three-unit building shall add articulation
to the flat exterior elevations.
ii. Consider adjacent low-density uses surrounding the project site, and avoid balconies
overlooking rear yards. Consider smaller, raised windows along elevations that face
adjacent rear yards. The proposed roof deck is located internal to the site with a
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landscaped buffer from the side property line which minimizes the effect on existing
surrounding properties.
iii. Utilize light and neutral base colors for the building.
iv. Exterior lighting should match the building architecture.
b. Subsection D-Roof Forms. The project is required to meet the standards below.
i. Ensure that roof materials and colors are consistent with the desired architecture.
ii. Avoid long, unbroken, horizontal roof lines.
iii. Avoid flat roofs unless sufficient articulation of detail is provided, such as precast
treatments, continuous banding or projecting cornices, lintels, caps, corner details, or
variety in pitch (sculpted), height, and roofline. If a flat roof is proposed, additional details
and articulation will be required.
13. Site Plan: The site plan must accurately show all existing buildings, hardscape, and landscape areas.
The site plan shall be fully dimensioned and shall also include all existing and proposed walls and
fences with heights from the lowest adjacent grade.
14. Trash: Please show the location of existing and proposed trash enclosures. Please provide a letter
from Waste Management stating that they will serve the project for pick-up from any new trash
enclosures on-site.
15. Noise: A noise study will be required with the project submittal that shows the project complies with
the city's Noise Guidelines. The Noise Guidelines can be found online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094
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:
1. Complete a Stormwater Standards Questionnaire. 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 printed from the
following website link:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711
Preliminary analysis suggests that the project is a Standard Development Project and must comply
with standard stormwater requirements of the BMP Manual. A "Standard Project Requirement
Checklist Form E-36 must be prepared and submitted at time of application.
2. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows. Provide preliminary recommendatio'ns to mitigate any increase in
flows.
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3. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the
proposed project including design recommendations for proposed pollutant control BMPs and
hydromodification facilities.
4. A recent Preliminary Title Report (PTR) will be required with formal project application submittal.
5. All easements and encumbrances identified in the PTR must be indicated on the site plan.
6. Show complete property boundary data on the site plan, including bearings and distances.
7. Provide a typical street cross section of Oak Ave showing existing improvements.
8. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk,
paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the
project frontage and within SO feet.
9. Show existing and proposed contour lines onsite and extend at least SO feet beyond property
lines.
10. Show the locations of all existing and proposed buildings, walls, fences, and permanent structures
onsite and within 50 feet of site.
11. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties.
12. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
13. Show the location of the driveway for access from the street. Note that the maximum width of a
driveway is 40% of lot frontage.
14. Show proposed finished floor elevations for structures.
15. Show existing and proposed wa~er services and sewer laterals.
16. Show the location of the trash enclosure for the apartments.
17. Please be advised that in order to make a more in-depth review of the proposed development, a
more complete design of the project is required.
1. The site plan does not comply"with Fire Department access requirements. The buildings exceed the
150-foot Fire Department requirement of the Fire Code. The property does not permit on-site Fire
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Department access due to the lack of a conforming turnaround. Additionally, the drive-aisle width is
less than the required 24 feet.
Building:
1. The building codes need to be updated to 2019 codes.
2. The project shall comply with state accessibility requirements and the city's Climate Action Plan {CAP).
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: Allison McLaughlin, Project Engineer, at {760) 602-2732
• Fire Department: Randy Metz, Fire Inspections, at {760) 602-4661
• Building Division: Mike Peterson, Building Official, at {760) 602-2721
Sincerely,
DON NEU, AICP
City Planner
DN:CG:mf
c: Oak Avenue Carlsbad LLC, 1164 Santa Barbara Street, San Diego, CA 92107
Allison McLaughlin, Project Engineer
Fire Prevention
HPRM/File Copy
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