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Home My WebLink AboutPRE 2021-0019; POULTER PROPERTIES MULTI-RESIDENTIAL; Admin Decision LetterOctober 26, 2021 Andrew Carlos 3327 Adams Street Carlsbad, CA 92008 Ccityof Carlsbad 8FILE COPY IJ1A,/~) /0/ziJ/l/ SUBJECT: PRE 2021-0019 (DEV2021-0091)-POULTER PROPERTIES MULTI-RESIDENTIAL APN: 206-012-01-00 Dear Mr. Carlos, Thank you for submitting a preliminary review for a proposed three-unit multifamily condominium project that consists of retaining a detached 1,226-square-foot single unit, demolition of a detached single-unit multi-family residence and detached one-car garage, and construction of two attached multi-unit condominiums. The project site, an approximately 6,100 square foot lot, currently is developed with two detached multifamily residences and a detached one-car garage located at 3900 Garfield Street. 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: R-23 Residential, 15-23 units/ac. b. Zoning: RD-M, Residential Density-Multiple c. The property is in the appealable area of the Coastal Zone. The Coastal land use designation and zone are the same as the general plan and zoning above. 2. The project requires the following permits: a. Planned Development (PUD) -for the development of two three-story multi-family airspace condominiums, in addition to the existing residence, within the Coastal Zone. 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 2021-0019 (DEV2021-0091)-POULTER PROPERTIES MULTI-RESIDENTIAL October 19, 2021 Pa e 2 b. Coastal Development Permit (CDP) -for the airspace condominium map and development of the three-story, attached multi-family airspace condominiums within the Coastal Zone. c. Minor Subdivision (MS) -for the subdivision of three air-space condominiums. 3. The Housii:ig Crisis Act of 2019 (SB 330) established a preliminary streamline application process for housing projects.· ,t 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. 4. 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. ·s. The existing residential structure appears to be over 50 years in age. A cultural resources report prepared by the appropriate registered professional is required with the formal application. 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: https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000 6. The project proposes to demolish an existing detached multi-family residence, a detached single:..car garage, retain a structure for one proposed unit, and construct two attached condominiums, with attached two-car garages. Please note the existing condition of the site does not comply with the parking requirements pursuant to CMC Chapter 21.44. Demolition of the one-car garage will increase the degree of the site's nonconformity. The proposed project will need to provide a new two-car garage that will conform to the parking requirements of CMC Chapter 21.44 to accommodate the one- unit within the existing building that is proposed to remain on-site. This two-car garage parking requirement is in addition to the proposed four parking spaces required for the two-unit building proposed. PRE 2021-0019 (DEV2021-0091)-POULTER PROPERTIES MULTI-RESIDENTIAL October 19, 2021 Pa e 3 7. Planned Development Ordinance. Please be aware of the following requirements. The comments provided below are not inclusive of all requirements per CMC Chapter 21.45, Planned Development Ordinance. Please refer to CMC Chapter 21.45 for all requirements. Table C -General Development Standards a. Visitor Parking: The location of visitor parking is subject to Table C, C. 7 of CMC Chapter 21.45. Please refer to the referenced code section for more details. b. Lighting: Lighting for adequate pedestrian and vehicular safety shall be provided. Plans submitted for a formal review must identify the location of lighting provided onsite. Table E -Condominium Projects a. Architectural Requirements: The project is required to comply with City Council Policy No. 44 -Neighborhood Architectural Design Guidelines and City Council Policy No. 66 -Livable Neighborhoods pursuant to CMC Chapter 21.45 -Planned Developments. For detailed information regarding the requirements, the policies may be found online at: i. City Council Policy No. 44: https://records.carlsbadca.gov/Weblink/DocView.aspx?id=5160931&dbid=0&repo= CityofCarlsbad&cr=l ii. City Council Policy No. 66: https://records.carlsbadca.gov/Weblink/DocView.aspx?id=5160863&dbid=0&repo= CityofCarlsbad b. Maximum Coverage: The project is subject to a maximum lot coverage of 60 percent of the net developable acreage. Plans submitted with a formal application will require lot coverage calculations. c. Maximum Building Height: The project is located in the R-23 General Plan designation and within the Beach Area Overlay Zone (BAOZ). Table E, E.4 -Maximum Building Height, footnote 1 states that building height shall be subject to the requirements of CMC Chapter 21.82. Pursuant to CMC Section 21.82.050 -Building Height, the structures shall not exceed 30 feet if a minimum 3/12 roof pitch is provided or 24 feet if less than a 3/12 roof pitch is provided. The plans submitted with a formal application are required to provide a roof plan with pitch details in order to analyze compliance with the height requirement. d. Setbacks from Front and Drive-Aisle: 10-foot setback from a private or public street. Please note, there are setback requirements taken from a drive-aisle for different parts of the structure. See Table E, E.5 for more information. e. Parking: Units with two or more bedrooms require two spaces per unit. As designed, the project provides for an enclosed two-car garage per unit and meets this requirement. Each garage must have interior dimensions of a minimum 20 feet wide by 20 feet in depth. Required parking spaces shall be located. no more than 150 feet as measured in a logical walking path from the entrance of the units. 8. Landscaping. Prior to a formal submittal, conceptual landscape exhibits shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The Landscape Manual may be obtained at the Planning Division front counter or found online at: PRE 2021-0019 (DEV2021-0091) -POULTER PROPERTIES MULTI-RESIDENTIAL October 19, 2021 Pa e4 https:ljwww .ca rlsbadca .gov /home/showpu blisheddocu ment/234/637 42597 4086270000 9. Stakeholder Outreach. The project is subject to City Council Policy No. 84, Development Project Public Involvement. A notice sign is required to be posted onsite by the applicant and an early public notice is required to be prepared by the applicant and mailed to all owners within a 600-foot radius of the property. In addition, enhanced stakeholder outreach and a follow-up summary report are required. The policy and guidelines can be found on line at: City Council Policy No. 84: https://records.carlsbadca.gov/Weblink/DocView.aspx?id=5156829&dbid=0&repo=CityofCarlsbad Guidelines for Project Public Involvement: https://www.carlsbadca.gov/home/showpublisheddocument/452/637571085919570000 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. 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: https:ljwww.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000 Preliminary analysis suggests that the project is a Standard Project and 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 (E36) that will also need to be completed. The link to the form is at: https:ljwww .ca rlsbadca .gov /home/showpublisheddocument/602/637 42604 7014830000 2. A recent Preliminary Title Report (PTR) will be required with formal project application submittal. A Certificate of Compliance may be required if the lot is determined to be an illegally created lot. 3. All easements and encumbrances identified in the PTR must be indicated on the site plan. 4. The fence or wall located within the Garfield Street ROW will need to be relocated outside the public ROW. 5. Clearly show proposed onsite grades and contours, and any retaining walls required. 6. Note that the maximum width for driveways is 40% of lot frontage. 7. Provide a typical street cross section of Tamarack Ave and Garfield Street showing existing improvements. 8. There are trees along the Tamarack Ave and Garfield St. frontage that are included in the city's street tree inventory. Indicate on the site plan that they are to remain or contact Trees Supervisor Morgan Rockdale (760) 434-2985 to obtain information on the city council/ordinance criteria for the authorized removal of inventoried street trees. · PRE 2021-0019 (DEV2021-0091) -POULTER PROPERTIES MULTI-RESIDENTIAL October 19, 2021 Pa e 5 10. Show the proposed driveways on Tamarack Ave and Garfield St. per San Diego Regional Standard Drawings. 11. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties. 13. Additional right of way dedication will be required for the curb return at the NW corner of the property. 14. A grading plan may be required, but it is unclear from the proposed design. 15. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. 16. Frontage improvements, including curb, gutter, sidewalk and driveway approach will be required along Garfield Street. An improvement plan will be required for these improvements, as well as the new driveway approach(es) on Tamarack Ave. 17. Show proposed finished floor and pad elevations for structures. 18. Show existing and proposed water services and sewer laterals. 19. Please be advised that in order to make a more in-depth review of the proposed development, a mare complete design of the project is required. 1. NFPA 13D Fire Sprinklers are required throughout all new structures. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Paul Dan at the number below. You may also contact each department individually as follows: • Planning Division: Paul Dan, Associate Planner, at (760) 602-4614 • Land Development Engineering: Allison McLaughlin, Project Engineer, at (760) 602-2732 • Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661 Sincerely, DON NEU, AICP City Planner DN:PD:cf c: 3900 GS Holdings, LLC, 20 Gutzon Borblum Road, Stamford, CT 06903 Allison McLaughlin, Project Engineer Fire Prevention Laserfische/File Copy/Data Entry