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HomeMy WebLinkAboutPRE 2021-0048; MADISON STREET APARTMENTS; Admin Decision LetterMarch 3, 2022 Andrew Carlos 3327 Adams Street Carlsbad, CA 92008 SUBJECT: PRE 2021-0048 (DEV 2019-0025) -MADISON STREET APARTMENTS APN:204-031-04-00 {'city of Carlsbad BFILE COPY IYJ-,·1~,1, 3/10 /Z-2 Thank you for submitting a preliminary review to convert a four-unit apartment building currently under construction, to four condominiums, at 3130 Madison Street. The project site is approximately 6,969 square feet in size. 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: Village (V) b. Zoning: Village Review (V-R) c. The project is located within the Barrio Perimeter (BP) District of the Village and Barrio Master Plan (VBMP). 2. The project requires the following permits: a. Tentative Parcel Map (MS); and b. Minor Site Development Plan (SDP) The Tentative Parcel Map, and Minor Site Development Plan applications must be submitted to the city concurrently. The City Planner will be the final decision maker. Community Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2021-0048 (DEV 2019-0025) -MADISON STREET APARTMENTS March 3, 2022 Pa e 2 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 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. 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 subm1ttaTofrhe proJect w1In,eecr 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.qcode.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 thari 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 Barrio Perimeter District of the Carlsbad Village & Barrio Master Plan allows 23 - 30 du/ac. The property has a net area of approximately 6,969 square feet (0.15 acre). The proposal to construct four (4) units has a proposed density of 26 du/ac and is within the allowable density range of the BP District. 7. Roof Protrusions. The proposal does not identify all roof structures Note, 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. PRE 2021-0048 (DEV 2019-0025) -MADISON STREET APARTMENTS March 3, 2022 Pa e 3 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 9.d) shall abide by the following regulations: 1. All roof structures (excluding architectural features) shall be set back a minimum offive feet from all building faces. The roof decks do not comply with this requirement. Proposed setbacks are 3' 4" from front and 4'6" from side. Modifications will be needed to comply with 5' setback from building faces. 2. Guardrails or other barriers for roof deck. amenities shall not exceed 42 inches above the maximum building height. 3. 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. 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 four-unit project (0.3 x 4 = 1.2 rounded down to 1). This parking space shall be in addition to the existing parking spaces on-site. Therefore, the proposed four-unit project requires nine parking spaces. Please note that the site plan depicts parallel parking stall no. nine encroaching into the rear yard setback, which is not allowed. 9. 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. However, as mentioned above one of the parking spaces may not meet this requirement. 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. The project complies with this standard. 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. On a lot size of 6,969 square feet, 1,742 square feet of open space is required. Additional information will be required to confirm compliance. PRE 2021-0048 (DEV 2019-0025) -MADISON STREET APARTMENTS March 3, 2022 Pa e 4 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. 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 is not required since no more than 10 units are proposed. d. Building Height. Building height is a maximum of 35 feet. As shown on the plans the building meets this requirement. 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. The building does not comply with this requirement as shown on the plans. 10. 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. 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. 11. Area-Wide Design Guidelines-Building Form and Massing. The project is subject to the Building Form and Massing section of the Master Plan, Section 2.8.3., beginning on p. 2-79. 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 four-unit building shall add articulation to the flat exterior elevations. PRE 2021-0048 (DEV 2019-0025) -MADISON STREET APARTMENTS March 3, 2022 Pa e 5 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 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. 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:llwww.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance on line at the website address shown. 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://www.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000 2. Each condominium unit requires a separate water service and meter. Therefore, replace the 2-inch water service and meter proposed under DWG 516-SA with four 1-inch water services and meters per standard DWG W-3A. 3. Submit an application for a tentative parcel map. Building: 1. Please provide a letter from San Diego Gas and Electric explaining that the plans to connect the gas and electric system to separate systems are acceptable. PRE 2021-0048 {DEV 2019-0025) -MADISON STREET APARTMENTS March 3, 2022 Pa e 6 1. Fire Access is ok. NFPA 13 fire sprinklers are required throughout. NFPA 72 fire alarm system is required due to occupiable units above the third floor. 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 {442) 339-2614 • Land Development Engineering: David Rick, Project Engineer, at (422) 339-2781 • Building Division: Jason Paisut, Building Manager, at {442) 339-2788 • Fire Department: Randy Metz, Fire Division Chief, at {442) 339-2731 Sincerely, ~/4 DON NEU, AICP City Planner DN:PD:cf c: David Rick, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry