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Home My WebLink AboutPRE 2021-0037; LEVANTE TOWNHOMES; Admin Decision LetterOctober 14, 2021 Joseph Scarlatti 152 W. Park Avenue, Suite 2-52 El Cajon, CA 92020 SUBJECT: PRE 2021-0037 (DEV2021-0195) -LEVANTE TOWNHOMES APN: 216-190-15-00 {'Cityof Carlsbad B FILE COPY lf'/A-t'/etl /o/io/2I Thank you for submitting a preliminary review to convert an existing two-family dwelling unit into a two- unit condominium located at 2355 and 2353 Levante Street. The project site, which comprises of a 0.24- acre site, is currently developed with a two-family dwelling unit or duplex. 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: Residential (R -8) b. Zoning: Two-Family Residential (R -2) c. The property is located within the La Costa Master Plan 1. The project requires the following permits and the City Planner will be the decision-making authority: a. Planned Development (PUD) b. Minor Subdivision (MS) Community 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 2021-0037 (DEV2021-0195)-LEVANTE TOWNHOMES October 14, 2021 Page 2 2. Conversion of Existing Buildings to Planned Developments. Any application for the conversion of an existing building to a condominium shall be subject to Carlsbad Municipal Code (CMC) Section 21.45.110 which includes the following: a. Building Plans and Gas/Electric Plan. The forma~ application must include building plans indicating how the building relates to present building (CMC Title 18) and zoning (CMC Title 21) code regulations and where modifications are required to comply. In addition, the application must include a letter from San Diego Gas and Electric explaining the plans to connect the gas and electric system to separate systems are acceptable. b. Notice to Tenants and Findings. Each prospective and existing tenant of the proposed condominium project shall receive written notice of the proposed conversion in accordance with Section 66452.8 and 66452.9 of the California Government Code. 3. Development Standards. The proposed conversion of the existing building into condominiums require the compliance with all applicable development standards listed in the CMC Chapter 21.45 -Planned Developments. Plans submitted with a formal application to convert the existing building into condominiums will need to clearly identify compliance with all applicable standards. The comments provided below are not inclusive of all the requirements. Please refer to the CMC for all requirements. a. Visitor Parking. Per CMC 21.45.060, Table C, C.6, projects with 10 or fewer units require 0.30 space per unit. When calculating visitor parking spaces, if the calculation results in a fractional number, the required number shall always be rounded up to the nearest whole number. Therefore, based on two units, one visitor parking space must be provided. The location of visitor parking may be located on a driveway, provided that all dwelling units have driveways with a depth of 20 feet or more. Plans submitted with a formal application must demonstrate compliance with this requirement by properly labeling the visitor parking space and providing dimensions of the driveways. Please see the referenced code section for other possible locations for visitor parking. b. Lot Coverage. The maximum lot coverage is 60 percent of the net developable area. Lot coverage includes exterior structures such as stairs, overhanging balconies, stories that overhang a ground level, garages, roof eaves that extend more than 30 inches from the face of the building and any structures over 30 inches in height. Plans submitted with a formal application must provide a lot coverage breakdown that includes all applicable portions of the building for each unit. c. Building Height. The building height is limited to 30 feet and two stories if the roof pitcl1 is 3:12 and 24 feet and two stories if less than a 3:12 roof pitch is provided. d. Setbacks. The setback from a public street for a residential structure is 10 feet and a garage with direct entry is 20 feet. The side yard setback must be equal to 10 percent of the lot width and shall not be less than five feet and not need exceed 10 feet. The rear setback must be twice the required side yard. PRE 2021-0037 (DEV2021-0195)-LEVANTE TOWNHOMES October 14, 2021 Page 3 e. Resident Parking. Two spaces per unit are required and can be in a two-car garage configuration or two separate one-car garages. f. Private Recreational Space. The minimum total area of private recreational space is 400 square feet per unit. If this space is provided at the ground level, the minimum dimension is 15 feet and cannot have a slope gradient greater than five percent. Attached patio covers and decks or balconies may project into a required private recreational space if the depth of the project is not more than six feet, measured from the wall of the dwelling that is contiguous to the patio/deck/balcony. Plans submitted with an application is required to clearly identify and fully dimension the private recreational space areas for each unit. 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 https://www.carlsbadca.gov/departments/community-development/planning/planning-applications- forms. 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. The proposed subdivision will be completed through preparation of a parcel map. A tentative parcel map will be required for discretionary review. After discretionary approval, a parcel map will be prepared for recordation. 2. The existing sidewalks along the frontage do not meet ADA requirements and will be required to be reconstructed to meet current city standards. The proposed subdivision shall replace the existing contiguous sidewalk with a 5-foot non-contiguous sidewalk. The sidewalk and driveways will be installed per San Diego Regional Standard Drawings. 3. The project will be conditioned to prepare and submit an improvement plan for all improvements in the city right-of-way. 4. Sewer laterals and water services are owned by districts other than the Carlsbad Municipal Water District. Coordination with the Leucadia Wastewater District and Olivenhain Municipal Water District will be required. This may include adding signature blocks for affected agencies on the plan sets or obtaining letters from the districts concurring with the proposed subdivision. 5. Show existing and proposed water services and sewer laterals. If the servicing districts require any modification to existing services or laterals or the addition of new services or laterals, also show the trench resurfacing per City of Carlsbad standards GS-25. In addition to the trench resurfacing, the project may be required to complete a 2" grind and overlay of the pavement fronting the property to the roadway centerline. 6. 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 printed from the city's website. PRE 2021-0037 (DEV2021-0195)-LEVANTE TOWNHOMES October 14, 2021 Page4 As the project will add/replace impervious area, it is anticipated it will be defined as a Standard Project and will be subject to installing site 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 checklist can also be found on the city's website. List all applicable BM P's on the site plan, and label them on the site where applicable. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jessica Evans at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Evans, Associate Planner, at (760} 602-4631 • Land Development Engineering: Jennifer Horodyski, Associate Engineer, at (760} 602-2744 Sincerely, Vl,rt DON NEU, AICP City Planner DN:JE:cf c: Jennifer Horodyski, Project Engineer Grover Family Trust, 6965 El Camino Real, Suite 105, Carlsbad, CA 92009 Laserfische/File Copy Data Entry