HomeMy WebLinkAboutPRE 2023-0021; TAMARACK BEACH HOMES; Admin Decision Letter..
July 19, 2023
Kirk Moeller
KM Architects, Inc.
2888 Loker Ave E, Suite 220
Carlsbad, CA 92010
SUBJECT: PRE 2023-0021 (DEV 2023-0080)-TAMARACK BEACH HOMES
APNs: 206-011-16-00 & 206-011-17-00
(cicyof
Carlsbad
Thank you for submitting a preliminary review application for a new condominium project consisting of
two, three-story, two-family-dwelling structures, for a total of four dwelling units each with an attached
two-car garage. The two front units proposed adjacent to the street frontage are 2,650 square feet and
the two rear units are 2,900 square feet. Two guest parking spaces are also provided. Vehicular access to
the new residential units will be provided from Tamarack Avenue by way of a single drive aisle connected
to the public street. The project site is approximately 0.25 acres and is currently divided into two parcels,
each developed with an existing duplex and detached garage, addressed 159 & 161 and 165 & 167
Tamarack Avenue. The two parcels will be merged to create one parcel containing the four condominium
units.
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) and Beach Area Overly (BAO) Zone.
c. Coastal Zone: The project is subject to the Agua Hedionda Segment of the Local Coastal
Program (LCP). The Local Coastal Program Land Use designation and Zoning is the same as the
General Plan Land Use designation and Zoning listed above.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2023-0021 (DEV 2023-0080)-TAMARACK BEACH HOMES
July 19, 2023
Pa e 2
2. The project requires the following permits:
a. Planned Development Permit (PUD)
b. Minor Site Development Plan (SDP)
c. Minor Subdivision (MS)
The City Planner will be the decision-making authority on the PUD, SDP, and MS
applications.
d. Coastal Development Permit {CDP)-Please be aware that the Agua Hedionda Segment of the
LCP is a Deferred Certification Area in the Coastal Zone, meaning that the California Coastal
Commission (CCC) has permit authority within this location and will be responsible for issuing
the CDP. Action on the CDP will not be taken by the CCC until the PUD, SDP, and MS are
approved by the City Planner. In addition, please be advised that staff cannot approve the
building permit until the CCC approves the CDP. Coordination directly with CCC staff early on
in the process is strongly encouraged.
3. 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/8166/637725763890630000
4. 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 online at:
https://www .ca rlsbadca .gov /ho me/showdocument ?id= 7032
5. 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
PRE 2023-0021 (DEV 2023-0080)-TAMARACK BEACH HOMES
July 19, 2023
Pa e 3
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/car1sbad/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.
6. Planned Development. The two-family-dwelling structures 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. Per Table E, the project is subject to
Policy 44 and Policy 66.
Policy 44, as a new residential project of 2-4 homes, portions of the policy apply:
https://www .ca rlsbadca .gov /home/showpu blisheddocument/260/63 7 425976525930000
Policy 66, portions of this policy apply, specifically item 1 and 2:
https://www.carlsbadca.gov/home/showpublisheddocument/264/637425976532030000
7. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical
studies/exhibits:
a. Noise Study. Please submit a noise study with your formal application that is prepared in
accordance with the requirements outlined in the City of Carlsbad Noise Guidelines Manual.
The Noise Guidelines Manual may be found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
b. Historical Analysis. The existing home on the property was likely built over 50 years ago. To
determine if the structure is significant pursuant to the California Environmental Quality Act
(CEQA), a historical analysis report will need to be submitted, or provide documentation that
the structure is less than SO years old. The report shall also be consistent with the city's Tribal,
Cultural, and Paleontological Resources Guidelines and again can be found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
A formal submittal of this project to the city's Planning Division shall include two (2) copies of each of
the above reports
PRE 2023-0021 (DEV 2023-0080) -TAMARACK BEACH HOMES
July 19, 2023
Pa e4
8. lnclusionary Housing. The project is subject to the City's lnclusionary Housing Ordinance, CMC Chapter
21.85 Please see informational bulletin (IB-157) linked below.
https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
9. Height: Residential structures within the Beach Area Overlay Zone shall not exceed thirty feet if a
minimum 3:12 roof pitch is provided or twenty-four feet if less than a 3:12 roof pitch is provided.
Land Development Engineering:
1. Please 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 storm water quality requirements. The questionnaire is located on the City of
Carlsbad website.
2. Based on this project's general land use, R-23, this project is subject to the City of Carlsbad trash
capture requirements. Please incorporate trash capture measures on the project plans.
3. An adjustment plat with a certificate of compliance will be required for the consolidation of lot
consolidation of Lot 16 and 17 originally dedicated per Map No. 1747.
4. Please show existing lot line bearing and distance.
5. Please provide a Preliminary Title Report (current within the last six (6) months).
6. Please annotate and delineate all existing easements listed in the Preliminary Title Report on the site
plan.
7. On the site plan, please identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, street lights, adjacent driveways, vaults, transformers, etc.) along Tamarack Avenue
and within 25 feet of the boundary.
8. Please show all existing utilities and callout size for: water, sewer, underground dry utilities, overhead
lines, traffic signals, streetlights in Tamarack Avenue and laterals affecting the property.
9. A separate improvement plan is required for Tamarack Avenue including but not limited to the
following: installation of new curb and gutter, widening of sidewalk, additional street pavement and
relocation of utilities.
10. Please provide typical street cross sections for existing Tamarack Avenue. Provide existing right-of-
way width and existing improvements and show proposed improvements and dedication.
11. Public potable water and sewer mains along project frontages must meet minimum design diameter
and material as specified in City of Carlsbad Engineering Standard Vol. 2 Section 3.2.2 for water and
Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be _required as a condition
of development.
PRE 2023-0021 (DEV 2023-0080) -TAMARACK BEACH HOMES
July 19, 2023
Page 5
12. Please replace existing water service with a new PVC tee, meter, and backflow per CMWD standard
drawing W-5.
13. Please provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing and proposed grades on-site, fences and location of structures on-site and on
adjacent properties.
14. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards. This project may require a grading permit and grading plan per CMC15.16.060.
15. Please provide spot elevations at the corners of each lot in the proposed condition. Include finish pad
and floor elevations.
16. Please provide the method of draining each lot. Unless otherwise specified by a geotechnical
engineer, method of drainage shall comply with California Building Code (latest version) section
1804.4.
17. Please delineate location of all existing and proposed buildings, walls, fences and permanent
structures onsite and within 25 feet of the site.
18. See comments on the attached red lined plan. Please be advised that a more in-depth review of the
proposed development will occur with the discretionary permit application when a more complete
design of the project is provided.
Building Division:
The following comments are provided courtesy of the Building Division and will need to be clearly detailed
in your final design prior to submitting for building permit construction plan review.
Carlsbad requirements:
CLIMATE ZONE 7
SEISMIC (R=6.5) = .12 W; SDC = D; SDS ~ .75, ~1.00; D1/D2
RAINFALL ("/hr.): 3.7"
WIND VELOCITY: 96mph
1. Any new residence or addition of one or more habitable rooms to an existing residence located within
the noise impact boundary of an airport or freeway must be designed to ensure that internal noise
levels due to airport or freeway operations do not exceed 45 dB. See Carlsbad Municipal Code section
18.04.080.
2. A soils report is required for new foundation construction. The recommendations made in the report
shall be included into the foundation design.
3. A boundary certification is required for new structures built 5 feet or closer to a side or rear yard
property line.
PRE 2023-0021 (DEV 2023-0080) -TAMARACK BEACH HOMES
July 19, 2023
Page 6
4. Sewer design plans with fixture unit counts for entire sewer system will be required on the plans.
5. Electrical load calculations and single line diagram for entire electrical design will be required on the
plans.
6. Carlsbad Climate Action Plan is required for this project. CAP specific plan details to be coordinated
with the CFl-R energy documents and drawn into the plans.
7. The Carlsbad form B-55 will be required to be imprinted onto the plans to be approved for a permit.
8. All Energy documents are required to be imprinted onto the plans. (No need to also submit 8 ½ x 11
documents if imprinted onto the plans) o Single line diagram for proposed gas fixtures will be required
on the plans.
Public Works -Utilities:
1. Carlsbad Municipal Water District will require one master metered connection to feed both buildings
potable water demand. Any separate public connection for fire sprinklers is at the discretion of the
fire department. If the parcel will have common area irrigation, a separate connection and irrigation
meter may be required.
2. One 6" sewer lateral from the development will be required with a new standard wye fitting
connection to the public sewer main. Any existing meters or sewer laterals to the lots will need to be
removed
Fire Department:
1. Fire access measures exactly 150 feet around the structures from the street using the driveway as
walkable path. For this reason, the driveway is not part of the Fire Access system, and the 20-foot
width is acceptable. In reference to AM&M, the 5-foot side yard does not provide for adequate
operating area for ground laddering to access emergency egress window openings. Fire would not
approve the side yard width as proposed.
Applicant Questions followed by Staff Responses:
Planning:
1. Please confirm that a 20' wide drive isle is acceptable outside of the required 24' garage back-up area.
Can the buildings cantilever over the 20' wide driveway area leaving a 10' separation between
structures?
A 20-foot-wide drive isle outside the required 24' garage back-up space is acceptable. There is no
limit to upper stories of buildings that cantilever over the 20-foot-wide driveway so long as the
project complies with engineering, building, and fire department requirements.
2. Please confirm if policy 44 and 66 will apply to this project. Project is proposing 4 single units.
PRE 2023-0021 (DEV 2023-0080)-TAMARACK BEACH HOMES
July 19, 2023
Pa e 7
See Planning comment #6 above. -
3. Please confirm all required studies that will need to be provided for the project.
See Planning comment #7 above.
Engineering:
1. Please confirm if a 20' street dedication is required along Tamarack for the entire frontage of the
properties.
Dedications is required per CMC 18.40.030. A 20-foot public street and utility easement shall be
dedicated for Tamarack Avenue at the project frontage as depicted on the site plan
2. If the dedication is required, what can be done with the dedication area? Will it be possible for the
property owner to maintain the existing small retaining wall adjacent to the sidewalk and landscape
this area. Could the property owner build an at grade level deck within the area. The owner would also
like to install a jacuzzi within this area if possible. The area contains wonderful ocean views and is an
important part of the project.
Existing small retaining wall adjacent to the sidewalk may remain in the public right-of-way with
processing and approval of an encroachment agreement. A private deck and jacuzzi within the
public right-of-way and proposed dedication area will not be permitted
3. Please confirm that it will be possible to relocate the existing street light if necessary for new driveway
widening. Also, please confirm if it may be possible to modify the street light to a different style of pole
and fixture. If relocation is possible, is this a cost that the property owner would incur?
Fire:
Costs for relocation of existing street light for proposed development are incurred by developer.
Replacement with non-standard improvements such as an alternate style pole and fixture are
subject to review.
1. Please confirm that the proposed drive isle width {20' min) is acceptable.
See Fire comment 1 above.
2. Please confirm that we can submit an AM&M to upgrade the fire sprinkler system to allow for 5' side
yard setbacks. The 5' setback has an impact on the side yard fire ladder accessibility.
See fire comment 1 above and reach out to Randy Metz, Fire Inspector for any additional
clarification.
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:
PRE 2023-0021 (DEV 2023-0080) -TAMARACK BEACH HOMES
July 19, 2023
Page 8
• Planning Division: Kyle Van Leeuwen, Associate Planner, at (442) 339-2611
• Land Development Engineering: Linda Ontiveros, Project 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,
ERIC LARDY, AICP
City Planner
EL:KVL:mh
c: William Coffey, 167 Tamarack Ave., Carlsbad, CA 92008
David Rick, Project Engineer
Laserfiche/File Copy
Data Entry
Attachments: A-Engineering Redline Plans