The URL can be used to link to this page

Home My WebLink AboutPRE 2021-0047; AIMS 2860 HOPE 2021; Admin Decision LetterDecember 21, 2021 Brion Patt 7074 Crystalline Drive Carlsbad, CA 92011 SUBJECT: PRE 2021-0047 (DEV2021-0240) -AIMS 2860 HOPE 2021 APN: 203-130-28-00 Ccityof Carlsbad E]FILE COPY /Jf ",J~I 1z/2t>/21 Thank you for submitting a preliminary review for a proposed two-unit condominium project proposed at 2860 Hope Avenue. The project site, an approximately 5,995-square-foot lot, is currently developed with a single-family residence. 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-15 Residential, 8-15 units/ac. Growth Management Control Point of 11.5 units/ac. b. Zoning: RD-M, Residential Density-Multiple 2. The project requires approval from the City Planner for the following permits: a. Minor Planned Development (PUD) b. Minor Subdivision (MS) 3. 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 Preliminary Housing Development Pre-Application form 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. 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 PRE 2021-0047 {DEV2021-0240) -AIMS 2860 HOPE 2021 December 21, 2021 Page 2 For more information on SB 330, please review Information Bulletin -132 which is available online .at: https://www.carlsbadca.gov/home/showdocument?id=8166&t=637725746468976995. Links to . ,,the SB-330 Preliminary Housing Development Pre-Application form and other supplemental information is provided within the bulletin. Although not required, staff recommends applicants discuss the preliminary review application with staff to obtain guidance prior to submitting the Preliminary Housing Development Pre-Application form. 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." 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 Consjstency Determination or an Amendment application for the project through the Planning Division. 6. The existing residential structure appears to be approximately 70 years in age. A cultural resources report prepared by the appropriate qualified professional is required with the formal appiication. 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/ho me/showdocument?id=254 7. As described in the scope of work, this preliminary review is for the demolition of a single-family residence and construction of a new 7,798-square-foot, two-unit attached condominium with a shared garage. Based on the size of the lot (0.1790 acres) and the allowed density on the property's land use designation (R-15, or 8-15 dwelling units per acre), the project's proposed a density of 11.17 dwelling units per acre complies with the General Plan land use designation. PRE 2021-0047 (DEV2021-0240} -AIMS 2860 HOPE 2021 December 21, 2021 Page 3 The Carlsbad Municipal Code permits two-family dwellings within the R-DM zone. Therefore, staff supports the proposed residential project subject to compliance with all applicable CMC standards, including but not limited to Chapters 21.24 (RD-M Residential Density-Multiple Zone), 21.44 (Parking), and 21.45 (Planned Developments). Specifically, staff has concerns with the following: a. A Site Plan will be required for the project at formal submittal. b. Per Table Din CMC Section 21.44.060, a 24-foot back-up space and 5-foot bump-out is required in the garage. c. Per Table C in CMC 21.45.060: i. One guest parking space shall be provided per item C.6 and shall comply with item C.7. ii. Fencing shall be shown on the plans per item C.8 iii. Please show the volume for the proposed storage areas. A minimum of 480 cubic feet (or 392 cubic feet if in one area) is required per item C.13. d. Table Eon CMC 21.45.080: i. Please consider revising the proposed architecture to comply with City Council Policies 44 and 66. Per items E.1 and E.2, the project shall comply with City Council Policies 44 and 66. Please refer to the links below: City Council Policy 44: https://records.carlsbadca.gov/Weblink/DocView.aspx?id=5160931&dbid=0&repo=Cityof Carlsbad&cr=l City Council Policy 66: https://records.carlsbadca.gov/Weblink/DocView.aspx?id=5160863&dbid=0&repo=Cityof Carlsbad&cr=l ii. Per item E.5, a minimum 20-foot setback is required for projects with direct entry garages. Please note this is measured from the post-dedication front property line (please see Land Development Engineering item no. 2 below). e. All projections into required yards and protrusions above the height limit must comply with CMC Chapter 21.46. 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 project will be required to dedicate 5 feet of right-of-way. This will be reflected on the tentative and final parcel map. 3. Show existing and proposed improvements in the right-of-way along the project frontage. Show any street trees located within the right-of-way. An encroachment agreement will be required for any private improvements in the right-of-way. PRE 2021-0047 (DEV2021-0240) -AIMS 2860 HOPE 2021 December 21, 2021 Page 4 4. The existing sidewalk along the frontage does not meet city standards and will be required to be reconstructed to meet current city standards and ADA requirements. 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. 5. The project will be conditioned to prepare and submit an improvement plan for all improvements in the city right-of-way. 6. The project will be required to execute, for recordation, a city standard Local Improvement District Agreement to pay fair share contributions for undergrounding of all existing overhead utilities and installation of streetlights, as needed, along the subdivision frontage, should a future district be formed. 7. Provide a preliminary title report. If the legal description of the property does not meet the requirements of the Subdivision Map Act, a certificate of compliance for lot legality may be required. Show all easements listed in the title report on the site plan. 8. Submit a preliminary soils report. Provide remedial grading quantities as recommended by a soils engineer. Show limits of remedial grading. Specify cut, fill, remedial, import, and export. A grading permit will be required unless the project meets all the criteria in subsection B.1 of the City of Carlsbad Municipal Code Section 15.16.060. 9. Show existing and proposed water services, water meters, backflow preventers, and sewer laterals. Propose upgrades as needed to ensure conformance with city standards. For 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. 10. 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. 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. 11. Provide a preliminary drainage study. Show how drainage will be addressed with the proposed project. 12. Preparation of a VMT analysis may be required if necessary to support the project's CEQA determination. Staff will notify the applicant if the analysis is necessary after initial submittal of discretionary applications. PRE 2021-0047 (DEV2021-0240) -AIMS 2860 HOPE 2021 December 21, 2021 Page 5 Fire Department: 1. NFPA 13D Fire Sprinklers are required throughout. 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. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Esteban Danna 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: Jennifer Horodyski, Project Engineer, at (760) 602-2747 • Fire Department: Randall Metz, fire Inspections, at (626) 536-6677 DON NEU, AICP City Planner DN:ED:cf c: AIMS 2860 Hope 2021, LLC., 7074 Crystalline Drive, Carlsbad, CA 92011 Jennifer Horodyski, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry