HomeMy WebLinkAboutPRE 2022-0036; VIEJO CASTILLO HOMES; Admin Decision LetterAugust 16, 2022
Kirk Moeller
KM Architects, Inc.
2888 Loker Ave E, Suite 220
Carlsbad, CA 92010
8FILE COPY
SUBJECT: PRE 2022-0036 (DEV 2022-0126) -VIEJO CASTILLO HOMES
APNs: 216-170-14-00 & 216-170-15-00
{'Cityof
Carlsbad
Thank you for submitting a preliminary review application for a new condominium project consisting of
six, three-story, multiple-family-dwelling structures. Each of the proposed 18 units will contain four
bedrooms, three full bathrooms, one powder room, kitchen, dining and living areas, and an attached
two-car garage. The provided project plans identify three 900-square-foot outdoor community
recreation areas, two stormwater retention areas, and six guest parking spaces located on the adjacent
street (Viejo Castilla Way). Vehicular access to the new residential units will be provided from Viejo
Castilla Way by way of two drive isles connected to the public street. The project site is approximately
0.86 acres and is currently divided into two, undeveloped parcels.
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:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: R-23 Residential, 15-23 dwelling units per acre (du/ac).
b. Zoning: Residential Density-Multiple (RD-M).
c. La Costa Master Plan (MP 149).
2. The project requires the following permits:
a. Carlsbad Tract Map (CT)
b. Planned Development Permit (PUD)
c. Hillside Development Permit (HDP)
3. Slope Analysis. A slope analysis will be required upon formal project submittal. Pursuant to CMC
Section 21.95.130, a slope analysis and slope profile shall be illustrated on a constraints map, and
shall accompany all development submittals which propose grading or development of slopes which
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
PRE 2022-0036 (DEV 2022-0126) -VIEJO CASTILLO HOMES
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have a gradient of fifteen percent or more and have an elevation differential greater than fifteen
feet. The slope analysis shall identify the acreage of all natural and manufactured slopes within each
of the following slope categories:
a. 0 -less than 15 percent slopes
b. 15 -less than 25 percent slopes
c. 25 -40 percent slopes
d. Slopes greater than 40 percent
In particular, the project will need to comply with the hillside development and design standards
contained in CMC Section 21.95.140
4. Net Developable Acreage: Based on the information provided in a previous Tentative Tract Map
approval for the site (CT 04-19), the property has a net developable site acreage of 0.80 acres
pursuant to CMC Section 21.53.230. This net developable site acreage of 0.80 acres would still allow
for the development of 18 dwelling units (du). The slope analysis constraints map discussed in
comment 3 will verify the developable acreage.
5. SB 330 Streamline Application Process. 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's SB-330 information bulletin can be found
online at:
https://www.carlsbadca.gov/home/showpublisheddocument/8l66/637725763890630000
6. Landscaping. Prior to a formal submittal of the project, conceptual landscape exhibits shall be
prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad
Landscape Manual. All relevant information pertaining to the landscaping requirements and physical
barriers such as walls or fences must be plotted, labeled, and provide dimension and material details
within the exhibits. The Landscape Manual may be obtained at the Planning Division front counter
or found on line at:
https:llwww.carlsbadca.gov/home/showdocument?id=7032
7. 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 online at:
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City Council Policy No. 84:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/266/637425976535170000
Guidelines for Project Public Involvement:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/452/637843403622900000
8. Climate Action Plan (CAP). 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 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.
9. R-23/Planned Development. Attached multi-family residential dwelling units designed as airspace
condominiums require the approval of a Planned Development (PUD), pursuant to CMC Chapter
21.45, Planned Development Ordinance. Specifically, the proposed project shall comply with Table C
-General Development Standards and Table E -Condominium Projects. Please see comment no. 10
below for staff analysis of the project's consistency with the Planned Development ordinance. The
preliminary plans provided do not provide adequate detail to complete a full analysis; however, the
comments are provided as guidance in the design of the project for a formal application submittal.
10. lnclusionary Housing. All residential development projects proposing seven or more housing units
are required to provide at least 15% of the total units to be restricted for low-income households. As
an alternative to onsite low-income housing being provided, projects proposing more than seven,
but no more than 50 residential units are eligible to purchase affordable housing credits to satisfy
their inclusionary housing requirements. Applicants must pay the credit price of available credits
from the oldest established inclusionary housing bank that is located within the same city quadrant
in which the market-rate units are located, or if none are available, sites which are contiguous to the
quadrant in which the units are proposed. For projects that proposed seven to 20 units, the amount
of credits to be purchased shall be based on a ratio of one credit for each inclusionary housing unit
required. Please see the city's inclusionary housing program information bulletin (IB-157) which is
available on the city's website at the following address:
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https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
11. Retaining Walls. No fence, wall, or hedge over forty-two inches in height shall be permitted in any
required front yard setback, and a wall or fence not more than six feet in height may be located
anywhere to the rear of the required front yard. Please confirm all retaining walls and all wall/fence
combined heights do not exceed the six-foot limit.
12. 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. Drive-aisles: The plans show the drive-aisle is designed to be used for vehicle back-
up/maneuvering and shall require a minimum 24-foot width. The plans meet this
requirement; however, additional width may be required for emergency vehicle
maneuvering. In addition, it is required that drive-aisles be enhanced with decorative
paving. Plans submitted for a formal review must identify areas of the required decorative
paving.
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. Livable Neighborhood Policy: The project is required to comply with 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. 66:
637425976532030000 (carlsbadca.gov)
b. Architectural Requirements: The project is required to comply with the architectural
requirements specified in Table E (E.2).
c. 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.
Land Development Engineering
1. Please, complete a Stormwater Standards Questionnaire prior to submitting for entitlements. 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:
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https://www.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000
Preliminary analysis suggests that the project is a Priority Development Project and is therefore
subject to designing and installing numerically sized water quality basins via a Storm Water Quality
Management Plan (SWQMP) per Chapter 5 of the Carlsbad BMP Design Manual in addition to
installing trash capture, site design and source control best management practices (BMP) per
Chapter 4 of the Carlsbad BMP Design Manual. Worksheets in the manual shall be used to size the
proposed BMP shown on the site plan. The project appears to be subject to flow control {Chapter 6
Hydromodification) as well. However, critical course sediment yield areas do not exist on the
property per the WMAA Potential Critical Course Sediment Yield Area map for Carlsbad so mitigation
requirements will not be required for Critical course sediment.
2. Please design new sidewalk fronting the property to be non-contiguous with the curb. Please design
sidewalk to be six feet wide. Please, add pollutant control BMP to treat runoff from sidewalk and
driveway approach in ROW or equivalent amount of runoff from the street. Consider adding modular
wetland system or tree well to provide required treatment.
3. Plans submitted for entitlements shall show clean outs at storm drain intersections.
4. Plans submitted for entitlements shall plot dimensioned street section for Viejo Castillo Way
frontage.
5. Viejo Castillo street paving was overlaid _on 8/29/2019 and subject to a moratorium for trenching
until 8/29/2024. Trenching may be permitted, however, if full asphalt concreate replacement is
completed along project street frontage, subject to the City Engineer's discretion. As proposed, the
project will require a street grind and overlay of two inches per City Standard DWG GS-28 for half
the street along entire project frontage to restore the recently paved street.
6. Plans submitted for entitlements shall address narrow drainage pathway between Units 6, 12 and 18
and the retaining wall at the rear property line. Add cross section with specified positive drainage
slope provided from the building to the drainage swale and include support for design from soils
engineer.
7. Plans submitted for entitlements shall specify pavement type used for the on-site driveways. Specify
if impervious or pervious pavement is proposed. If pervious pavement is proposed, please provide
details and provide design recommendations from a soils engineer.
8. Plans submitted for entitlements shall show drainage directed from the swale along the south
property line to an appropriate discharge (i.e. curb outlet).
9. Please be aware a grading permit and improvement plans will be required with your construction
drawings. Conditions will be added to the discretionary permits requiring such permits.
10. Plans submitted for entitlements shall plot any proposed street trees and any existing trees/shrubs
to be removed.
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11. Plans submitted for entitlements shall include a traffic generation table on the site plan.
12. Before submitting your application for discretionary permits through the Planning Division, please
contact the Traffic Division, a division of the Public Works Department, to determine if a Scoping
Agreement is required. Scoping Agreements are used to determine if a Local Mobility Analysis is
required and the scope of analysis. With your application submittal, submit one or the other 1) an
approved Scoping Agreement, or 2) correspondence from the Traffic Division indicating one is not
required.
If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at:
https://www .ca rlsbadca .gov /home/showpubl isheddocument/328/637 425982502330000
Also, depending on the CEQA determination, which is determined after the application for
discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the
Vehicles Miles Traveled Analysis Guidelines available at:
https://www.carlsbadca.gov/home/showdocument?id=312
Fire Department
1. Please be aware drive aisle widths are shown at 20 feet wide. Fire access roads are required to be
24 feet wide minimum by local amendment. Plans submitted for entitlements shall show compliant
access.
2. NFPA 13D Residential fire sprinklers are required throughout all structures.
Applicant Questions followed by Staff Responses:
1. Please confirm if location and dimensions of required visitor parking is acceptable.
Location of visitor parking identified on the adjacent street is compliant and acceptable to meet
the visitor parking requirement for five vehicles pursuant to CMC 21.45.060, Table C.
2. A building section has been provided for our most challenging grade situation. Please confirm this
building meets the height limit of 35' (with allowable architectural protrusions,.
As shown on plans, building height is compliant with 35-foot-maximum-height standard.
Protrusions shown on plans, including stairway "penthouse" and parapet walls, are also
compliant with zoning regulation requirements (CMC 21.46.020).
3. We are assuming the project will require 150 sf /unit of community recreation space. This would total
2,700 sf As you can see, we are showing this 2,700 sf in between our buildings. However, we would
like to get feedback as to whether the city would be agreeable to either reducing or eliminating the
community rec space at this project. We are providing significant private rec space (over 500 sf) per
unit. Far greater than the 60 sf /unit required. The city has worked with us to eliminate the community
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rec space on past projects when we have gone above and beyond with private rec space. Reducing or
eliminating the community rec space would allow us to have the option to bring some visitor parking
on site and would also open us the ability to use the space for future utility easements.
Plans show compliance with community recreational space as required for Planned
Developments (CMC 21.45.060, Table C). Although other similar developments have received
some relief from strict compliance of community recreational space requirements, staff has
evaluated this project site and has determined that the specific site characteristics do not
warrant the same relief other projects have received. Providing private recreation space above
and beyond the minimum requirement will not reduce or eliminate the community recreation
space requirement of 2,700 square feet for the project.
4. Please confirm we do NOT need to comply with Policy 44.
Policy 44 does not apply to the project as currently proposed. Policy 44 does not apply to triplex
structures.
5. We will be providing a Level I Traffic Analysis, Noise Study and Cultural Recourses Study with our
application. Are there any other technical reports the city will require to deem the project
Categorically Exempt for CEQA~
In addition to a Level 1 Traffic Analysis, Noise Study, and Cultural Resources Study, the California
Environmental Quality Act (CEQA) review of the project will also require, at the least, a Biological
Resources Study.
6. Please note, it is our intention to purchase three Housing Credits from the Cassia project (Alternative
Means and Methods) to satisfy our inclusionary housing requirement. We understand from Mandy
Mills there are over 30 credits currently available from that project.
Staff has confirmed that inclusionary housing credits are currently available from the Cassia
Housing project that can be purchased to meet the inclusionary requirement.
7. FIRE -We are currently showing 20' clear to sky drive aisles. Please confirm this is acceptable
Fire access roads are required to be 24 feet wide minimum by local amendment.
8. FIRE -Please confirm our hose pull is acceptable.
A response was not provided by the reviewer. Please reach out to Fire Division Chief, Randy Metz.
9. FIRE -We are currently showing Unit 6, 12 and 18 having 3 feet of clearance from the rear retaining
wall. Please confirm this is acceptable. Beyond the wall will be 2:1 slope which can easily be accessed
if needed as the wall is very low for most of the run~
A response was not provided by the reviewer. Please reach out to Fire Division Chief, Randy Metz.
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10. LANDSCAPE -Please explain any possible street tree requirements and if required, how we account
for street tree placement in the NE frontage where our BMP's are located.
Pursuant to Section 6 (B) of the city's Landscape Manual, a minimum of one tree for every 40
feet of street frontage shall be provided. Trees may be planted on center or grouped. For projects
that are subject to Planned Development requirements, street trees may be located within the
public right-of-way. Please see additional information on pages 47 and 48 of the Landscape
Manual, available on the city's website at the following address:
https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000F
11. ENGINEERING -Please confirm if a single domestic water service and meter are acceptable for this
project. Applicant will propose a private sub-meter off the main domestic service for each unit.
The water service shall be provided by a single service with a master meter and backflow device.
Private submeters shall be installed for individual units.
12. ENGINEERING -Applicant wishes to install a shared private sewer lateral down each proposed
driveway to serve the proposed units.
The Leucadia Wastewater District will serve sewer facilities for this project. A letter from LWD
will be required with your application for discretionary permits. LWD's signature will be required
on the construction grading plans that will later be required for the project. Water facilities are
within the Carlsbad Municipal Water District.
13. ENGINEERING -Please confirm a single fire service and backflow is acceptable to serve the
development.
Fire Service appears to serve Units 1 through 12 by extending a service line along the fronting
driveways but not units 13 through 18. Plans submitted for entitlement will need to clarify. The
fire department will need to determine whether a single fire service can serve all 18 units. Static
and dynamic volumes and pressure will need to be evaluated through a separate plan check
process with the fire department.
14. ENGINEERING -is the project site located within an HMP exempt area/stretch within the City.
The project site does not appear to be subject to Habitat Management Plan requirements.
15. ENGINEERING -please confirm if the preliminary proposed location for the transformer is acceptable.
Preliminary location of the transformer appears to be acceptable as it is located outside the
public right-of-way.
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If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Kyle Van Leeuwen at the number below. You may also contact each department individually as
follows:
• Planning Division: Kyle Van Leeuwen, Associate Planner, at {442) 339-2611
• Land Development Engineering: David Rick, Associate Engineer, at {442) 339-2781
• Building Division: Jason Pasiut, Building Official, at {442) 339-2788
• Fire Department: Randy Metz, Fire Inspections, at {442) 339-2661
Sincerely,
UU1.~
ERIC LARDY, AICP
City Planner
EL:KVL:JC
c: David Rick, Project Engineer
Laserfiche/File Copy
Data Entry
Attachments: A-Engineering Redline Plans