HomeMy WebLinkAboutPRE 2020-0011; TOWNHOME APARTMENTS AND OFFICE; Admin Decision LetterMay 28, 2020
Robert Richardson
614 Calle Vicente
San Clemente, CA 92673
Ccityof
Carlsbad
SUBJECT: PRE 2020-0011 {DEV2020-0116)-TOWNHOME APARTMENTS AND OFFICE
APN: 203-201-01-00/203-201-02-00
Thank you for submitting a preliminary review of a four-unit residential development with approximately
343 square feet of office space on an existing developed site proposed at 2754 and 2770 Jefferson Street.
The project site consists of two lots that are currently developed with one single-family residence on each
lot and is proposed to be consolidated to create a 0.33-acre lot.
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 Plan and zoning designations for the property are as follows:
a. General Plan:
b. Zoning:
a. 2754 Jefferson Street: R-15-Residential 8-15 du/ac
b. 2770 Jefferson Street: R-15/0 -Residential 8-15 du/ac / Office
a. 2754 Jefferson Street: RD-M ~ Residential Density -Multiple
b. 2770 Jefferson Street: R-P-Q -Residential Professional -Q Qualified Development
Overlay Zone
2. The project requires the following permits issued by the Planning Division:
a. The city endeavored to eliminate split land use and split zoning with the General Plan update. At
this time, staff is not supportive of creating a new lot with split land use and zoning designations.
The first two applications listed will address this issue:
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560f I www.carlsbadca.gov
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i. General Plan Amendlm!~~A¥to cliinge the land use to a single land use for
the project.
ii. Zone Change (ZC) to change the zoning to a single zone district for the project.
iii. Minor Subdivision for an Adjustment Plat (MS)
iv. Site Development Plan (SDP)
These applications will be processed concurrently and will go to the Planning Commission for a
recommendation to the City Council as the final decision-maker.-
3. The subject lots are designated R-15 and R-15/0 which allows residential density at 8-15 dwelling
units per acre (du/ac) with a Growth Management Control Point (GMCP) of 11.5 du/ac. The property
has a gross area of 14,374 square feet (0.33 acre). At the GMCP, four dwelling units are allowed (3.7
dwelling units rounded up to four dwelling units). The proposed four-unit project is consistent with
the R-15 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 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 is finalizing the application form and process for SB 330 Streamline Applications.
Please contact planning@carlsbadca.gov for more information.
5. 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 o( the project will need to include
documentation regarding any existing "protected units."
6. 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 CMC 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
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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.
7. Please note, combining the two lots that have different zoning designations will create a split zoned
lot. As indicated in comment no. 2 above, city staff is not supportive of creating a split-zoned lot.
However, should you decide to pursue the project as proposed, this will require compliance with both
zoning designations within the respective zones regarding land use, density and development
standards. Issues of specific concern are as follows:
a. For the R-P-Q portion of the combined lot, the side yard setback is determined by 10 percent of
the combined lot width. The rear yard setback minimum is 20 percent of the combined lot width;
however, the plans submitted only show setbacks in compliance with the RD-M zoning
designation.
b. In addition, portions of the proposed residential units on 2770 Jefferson cross over to the other
zone boundary and need to be redesigned to remain within one zone boundary.
Please refer to the following Chapters of the CMC for more detailed information regarding
development standards for each zone: 21.18 -R-P Residential Professional Zone and 21.24 -RD-M
Residential Density-Multiple Zone.
8. Pursuant to CMC Sections 21.85.030 and 21.85.110, the proposed project is subject to inclusionary
housing requirements because there is a net gain in the number of 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 all units if the project includes less than seven dwelling units. Credit will be given for the existing
units if the project's building permits are applied for within two years of demolition of existing units.
9. Although the dwelling units and office are all proposed as rental units, and not condominiums at this
time, any future conversion of the project to condominiums will require compliance with all applicable
zoning standards at the time of the application for the tentative tract map {CT), residential planned
unit development and nonresidential planned unit development {PUD) and/or other applications
required at that time. If condominiums were proposed with the current project, then the residential
portion of the project would be required to comply with all applicable requirements of CMC Chapters
21.45 and 21.47, including but not limited to general standards and standards for condominium
development in CMC Sections 21.45.060 Table C and 21.45.080 Table E as well as City Council Policy
44, Neighborhood Architectural Design Guidelines, and Policy 66, Principles for the Development of
Livable Neighborhoods. However, code requirements can change over time so designing the project
to current CMC Chapter 21.45 and 21.27 standards and the above policies is no guarantee that the
project will meet all requirements for condominiums that are in effect in the future.
10. 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
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in height beyond the front yard setback. Wall and fence height shall be measured from the lowest
adjacent grade on either side. Please clearly show wall heights measured from the. lowest adjacent
grade.
11. 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 on line at:
http:ljwww.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=24086.
12. A noise study will be required with the application submittal because the project is located within the
60 -65 CNEL contour due to freeway noise. The noise study will need to show compliance with the
city's Noise Guidelines for residential uses where the allowable exterior noise level is 65 dBA for
mixed-use projects and the interior noise level is limited to 45 dBA. The Noise Guidelines can be found
online at:
http://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D-24094
13. Because the existing homes were built circa 1947, over 50 years ago, a historical analysis report will
need to be submitted consistent with the city's Tribal, Cultural, and Paleontological Resources
Guidelines that can be found online at:
http:ljwww.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D-34010.
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. Please
contact the Planning Division to schedule an appointment to submit the application at (760)602-4610 or
planning@carlsbadca.gov.
Land Development Engineering:
1. Process an Adjustment Plat or Parcel Map application to consolidate Lots 1 and 2 of Carlsbad Map
2145 into one parcel for the proposed mixed-use project.
2. Complete a Storm Water Standards Questionnaire Form E-34 to determine storm water quality
requirements for this project. The questionnaire is available in the City website at:
http://www.carlsbadca.gov/services/depts/landev/engineering.asp
3. Show the type of finish surfaces and indicate on .the site plan the total existing and proposed
impervious areas. Based on information provided on the preliminary site plan, it appears that this
project qualifies as a Priority Development Project (PDP}, with impervious areas approximately over
10,000 sq. ft. (includes proposed buildings, new driveway, new curb and gutter, new sidewalk,
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walkways and patios}. A PDP project is required to submit a preliminary Storm Water Quality
Management Plan {SWQMP} with the formal development permit application. The SWQMP shall be
prepared in accordance with the City of Carlsbad BMP Manual to address compliance with pollutant
control BMPs requirements. Required Pollutant Control BMPs must be incorporated in the project
design shown on the site plan. Use the City of Carlsbad SWQMP template (Form E-35} for priority
development project available in the City website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22712
4. Show the existing and proposed contour lines and spot elevations onsite and 50 feet beyond property
lines.
5. Lot drainage shall comply with engineering standard GS-15. Show high points, flowline elevations,
percent grades and show the directions lot drainage using drainage arrows,
6. Indicate the volume of grading (cut, fill, import, export, remedial} proposed for the project in cubic
yards. A grading permit will be required for this project.
7. Provide multiple cross-section to illustrate differences in grade.
8. Submit a preliminary Geotechnical Study that provides recommendations for this proposed
development.
9. Indicate the sewer demand in equivalent dwelling units (EDU}, potable water demand in gallons per
minute {GPD}.
10. Show and label all existing water main and sewer main within Jefferson Street. Reference the city
approved drawings for all existing utilities.
11. Show the locations of the proposed fire, potable and irrigation water services including water meters
and backflow preventers to serve the proposed project. Water meters shall be located within the
public right-of-way. Backflow preventers are privately maintained and shall be located outside the
public right-of-way.
12. Show existing and proposed water service and meter size for each parcel. A minimum 1" water service
and 1" water meter will be required to serve the residential fire sprinkler system of each building.
13. Show the location of the existing and proposed sewer laterals. A minimum 6"diameter sewer lateral
will be required to serve each building.
14. Provide typical Jefferson Street cross-section at the project frontage. Label and dimension the existing
right-of-way.
15. Show existing and proposed surface improvements at Jefferson Street (including curb, gutter,
sidewalk, paving, utilities, power poles, streetlights, adjacent driveways, vaults, transformers, etc.} at
the project frontage.
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16. Use San Diego Regional Standard Drawing {SDRSD) G-14A for the proposed driveways.
17. On the site plan, indicate the proposed average daily traffic (ADT) for this project. Based on the
SANDAG's trip generation rate of20 ADT per 1000 sq. ft. and 6 ADT per apartment unit, the total ADT
is 53 ADT.
18. Provide a recent Preliminary Title Report (PTR) with formal project application submittal. All
easements and encumbrances identified in Schedule "B" of the PTR shall be shown and identified on
the site plan.
19. Show property boundary data including bearings and distances.
20. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume
1, Chapter 2.
21. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, etc.).
22. NOTE: No consideration regarding condominiull) conversion has been given to the review of this
application.
23. 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.
Building:
1. Fire rated walls are required within five feet of the property line.
2. Fire rated floors and ceilings are required for the office building.
3. Accessible parking is required for the office use.
4. The project must comply with the Climate Action Plan {CAP) for new construction.
1. All construction submittal drawings shall be submitted to the Fire Department for review in
accordance with the California Fire Code. Please contact Darcy Davidson, Assistant Fire Marshal at
Darcy.Davidson@carlsbadca.gov or (760) 602-4665 for more information regarding applicable Fire
codes and policies.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jessica Bulat the number below. You may also contact each department individually as follows:
PRE 2020-0011 (DEV2020-0116)-TOWNHOME APARTMENTS AND OFFICE
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• Planning Division: Jessica Bui, Associate Planner, at (760) 602-4631
• Land Development Engineering: Tecla Levy, Project Engineer, at (760) 602-2733
• Fire Department: Darcy Davidson, Assistant Fire Marshal, at (760) 602-4665
• Building Division: Jason Pasiut, Building and Code Enforcement Manager, at (760) 602-2788
Sincerely,
~;t
DON NEU, AICP
City Planner
DN:JB:mf
c: Ed & Laura Scarpelli, 929 Orchid Way, Carlsbad, CA 92011
Tecla Levy, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry