HomeMy WebLinkAboutPRE 2024-0010; 2618 JEFFERSON TOWNHOUSES; Admin Decision LetterApril 8, 2024
Stephen Dalton
Stephen Dalton Architects
444 South Cedros Avene, Suite 15
Solana Beach, CA 92075
SUBJECT: PRE 2024-0010 (DEV2024-0025) -2618 JEFFERSON TOWNHOUSES
APN 155-271-17-00
{ City of
Carlsbad
Thank you for submitting a preliminary review application for a residential project which includes four
townhouse condominiums proposed on an approximately 13,503-square-foot (0.31 acres) lot. The project
includes the demolition of an existing single-family residence and detached garage at 2618 Jefferson
Street. Each three-story condominium unit will be approximately 2,500 square-feet, 35 feet in height,
with an attached two-car garage. A total of four (4) guest spaces are proposed off the 20-foot-wide drive
aisle. Vehicular access to the site will be provided from a private driveway off Jefferson 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: Residential 8-15 dwelling units per acre (R-15)
b. Zoning: Multiple-Family Residential (R-3) Zone
c. Coastal Zone : The project site is subject to the Mello II Segment of the Local Coastal Program
(LCP). The LCP Land Use and Zoning are consistent with the City's General Plan Land Use and
Zoning for the site. The property is not located within the California Coastal Commission's
Appeals Jurisdiction.
2. The project requires the following permits:
a. Minor Subdivision (MS)
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsba d, CA 92008 I 442-339-2600
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b. Major Planned Development Permit (PUD)
c. Coastal Development Permit (CDP)
d. Landscape Plan
The Planning Commission will be the decision-making authority on the MS, PUD, and CDP .
3. Density. The R-15 General Plan Land Use Designation permits a density range of 8-15 dwelling units
per acre. The property is approximately 0.31 acres. The proposal to construct four residential units
results in a density of 12.90 dwelling units per acre. Therefore, the proposal is within the allowable
density range of 8-15 du/ac.
4. 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. Cultural Resources and Paleontological Studies. The development of the proposed project will
require excavation in an area of the city known to have a high sensitivity as it relates to
archeological and paleontological resources. Please direct your consultant to the city's Tribal,
Cultural and Paleontological Resources Guidelines. Please note that any archeological
pedestrian survey of the site for the cultural resources study shall include a Native American
monitor during the survey. The Guidelines may be reviewed at the Planning Division front
counter or found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
c. Historical Analysis. If the existing home on the property was built over 50 years ago, a
historical analysis report will need to be submitted to determine if the structure is significant
pursuant to the California Environmental Quality Act (CEQA). 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.
5. Planned Development. Detached townhouse condominiums require the approval of a Planned
Development Permit (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. The preliminary plans provided do not provide adequate detail to
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
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complete a full analysis; however, the following comments are provided as guidance in the design of
the project for a formal application submittal.
a. Project must provide at a minimum 24-foot vehicle back-up/maneuvering area provided
in front of garages, carports, or uncovered parking spaces. The drive-aisle as shown does
not meet the minimum required width of 24-feet (Table C, C-5). Additionally, Engineering
and Fire both require a minimum 24-feet width for the drive aisle.
b. Project must provide lighting adequate for pedestrian and vehicular safety (Table C, C-10)
c. Project must provide a minimum of 480 cubic feet of separate storage space per unit
ensuring that required storge space is separately enclosed for each unit and conveniently
accessible to the outdoors. Required storage space may be designed as an enlargement
of covered parking provided it not does not extend into the required parking stall and
does not impede the ability to utilize the parking stall (for vehicle parking). This
requirement is in addition to closets and other indoor storage areas (Table C, C-13)
d. Project is required to provide visitor parking spaces at a rate of 0.30 spaces per each unit.
This amounts to a total required visitor parking oftwo parking spaces (Table C, C-6).
Plans as shown demonstrate four total visitor parking spaces. Please be advised the visitor
parking space adjacent to the proposed dwelling unit at the rear ofthe property, labeled
"Unit 4", does not provide sufficient vehicle maneuvering area to allow safe
ingress/egress and should be relocated or removed. Please refer to C.7 in Table C for
information regarding the location of visitor parking stalls.
Please be informed that the proposed project site is within the applicable area of
Assembly Bill 2097 (AB 2097) and Government Code §65863.2, that effectively eliminates
parking requirements in new residential developments when located within a half-mile of
a major transit stop. The project site is located within a half-mile of the Carlsbad Village
Station. Any parking that is provided voluntarily would be subject to meet minimum
location and design standards.
6. 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
7. 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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
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Landscape Manual. All relevant information pertaining to the landscaping requirements and physical
barriers such as walls or fences must be plotted, labeled, dimensioned with the material detailed
within the exhibits. The Landscape Manual may be obtained at the Planning Division front counter or
found online at:
https://www.carlsbadca.gov/home/showdocument?id=7032
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. lnclusionary Housing. The project is subject to Council Policy Statement No. 90 (Policy 90) and the
city's lnclusionary Housing Ordinance, Carlsbad Municipal Code (CMC) section 21.85. As an alternative
to constructing inclusionary units as part of the development project, applicants proposing 6 or less
units may instead pay a fee.
The current inclusionary housing fee for a residential development project is $16.00 per sf of net
building area per unit. 'Net building area' means the aggregate gross floor area of all unrestricted
dwelling units within a development, excluding areas outside of the dwelling unit's habitable space
such as garages, carports, parking areas, porches, patios, open space, and excluding common areas
such as lobbies, common hallways, stairways, elevators and equipment spaces. Please check the city's
Master fee Schedule for the most current rates.
Please see City of Carlsbad Information Bulleting IB-157 for additional information on the lnclusionary
Housing Program:
https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
10. Setbacks. Pursuant to CMC section 21.45, Planned Developments setbacks will apply to the proposed
development. The underlying zone of the proposed development is R-3. The required setbacks are as
follows:
Community Development Department
Planning Division I 1635 Faraday Avenue I Ca rlsbad, CA 92008 I 442-339-2600
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a. Front (west property line-Jefferson Street): 10-feet; please be advised that any requirements
for public street and utility easements would require that the 10-feet front yard setback begin
at the outside edge of said easement.
b. Interior Side: 5.6-feet; the lot is approximately 56-feet-wide, and the required side yard
setback is ten percent of the lot width.
c. Rear Yard: 11.2-feet; the required rear yard setback is two times the required side yard
setback.
11. Building Coverage. Pursuant to CMC 21.45.080, the maximum building coverage is sixty percent.
Building coverage means the total ground area of a site occupied by any building or structure as
measured from the outside of its surrounding external walls or supporting members. Please include
an itemized lot coverage calculation for all structures contributing to the building coverage calculation
including roof eaves extending thirty inches from the face of any building.
12. Building Height. Pursuant to CMC 21.16.030, the maximum building height is 35-feet. Building height
includes all portions of a building exposed above the existing grade or finished grade, whichever is
lower.
13. Private Recreational Space. Pursuant to CMC 21.45.080, required private recreational space shall be
designed to be functional, usable, and easily accessible from the dwelling it is intended to serve.
Required private recreational space shall be located adjacent to the unit the area is intended to serve
and shall not be located within any required front yard setback area, and may not include any
driveways, parking areas, storage areas, or common walkways.
14. Parking. Pursuant to CMC section 21.45.080, parking shall be provided as two spaces per unit provided
as either, a two-car garage or two separate one-car garages. Please ensure a minimum width and
depth of 20 feet, free and clear of obstructions, is dimensioned on the floor plans.
As previously mentioned, pursuant to CMC Section 21.45.080, visitor parking spaces are required at a
rate of 0.30 spaces per each unit. This results in a total number of visitor parking spaces equaling 1.2
spaces which rounds up to two visitor parking spaces for the entire project site. Please refer to C.7 in
Table C for information regarding the location of the visitor parking stall.
In accordance with AB 2097, if any parking spaces are provided voluntarily, they are subject to design
and location guidelines of the local jurisdiction.
15. City Council Design Policies. Pursuant to CMC Section 21.45, E.l and E.2, as the project proposes four
detached townhouse condominiums, the project is subject to the Council Policy No. 44, Neighborhood
Architectural Guidelines and City Council Policy No. 66, Livable Neighborhoods. Please review the
project for compliance and revise the project design accordingly.
16. City-Wide Objective Design Standards (ODS). At the time of this letter, the project is not subject to
city-wide ODS. Please be advised that the proposed project could be subject to the city-wide ODS if
the project is submitted after the city-wide ODS is approved by the Coastal Commission. As an
advisory, we are including links below for reference to city-wide ODS.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
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City-wide ODS:
https://www.carlsbadca.gov/home/showpublisheddocument/13768/638201047511900000
City-wide ODS checklist:
https://www.carlsbadca .gov/home/showpublisheddocument/15323/638332233693100000
Objective Design Standards Processing Guide:
https://www.carlsbadca.gov/home/showpublisheddocument/15321/638331501903600000
17. Stakeholder Outreach. Since Planning Commission approval is required, the project will be subject to
City Council Policy Statement 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 located within a 600-foot radius of the property and all
occupants within a 100-foot radius of the property.
https://www.carlsbadca.gov/civicax/filebank/blobdload .aspx?Blob1D=35578
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 on line at www.carlsbadca .gov. 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. The undergrounding of the existing overhead utilities will not be required. However, as a condition
of approval, the project will be required to enter into a Local Improvement District Agreement to pay
fair share contributions for undergrounding of all existing overhead utilities and installation of street
lights, as needed, along the subdivision frontage, should a future district be formed.
2. A pavement evaluation of the existing pavement along the frontage of the project will not be required.
However, a 3" grind and overlay, ½ street width min., will be required between all new and/or
removed underground utility laterals serving the project.
3. The minimum driveway width of 24 feet will be required per engineering standards.
4. An ADA compliant driveway per San Diego Regional Standard Drawing G-14A will be required .
5. A six-foot-wide dedication for public street and utility easement is required per CMC 20.16, the
Mobility Element of the General Plan and Table A, Volume I of the Engineering Standards.
6. Contact Nick Gorman in the Traffic Division at Nick.Gorman@carlsbadca.gov, 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. Submit either an
approved Scoping Agreement or correspondence from the Traffic Division indicating one is not
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
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required. Provide ADT and peak hour trips per generation rates from SAN DAG Brief Guide of Vehicular
Traffic Generation Rates for the San Diego Region on the site plan/tentative map.
7. 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.
8. Provide a Preliminary Title Report (current within the last six (6) months).
9. Plot all existing easements and encumbrances listed in the Title Report on the site plan.
10. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm hydrologic
calculations before and after development for each drainage basin.
11. A preliminary geotechnical report is required to evaluate the feasibility of the project. Include analysis
to determine if the proposed permeable pavers will require an impermeable liner. Guidelines for
preliminary geotechnical studies are available on the City of Carlsbad Engineering website.
12. Per CMC15.16.060 this project will require a grading permit and grading plan.
13. A separate improvement plan for work within the right-of-way will be required for this project.
14. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map
17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control
per City of Carlsbad Engineering Standards.
15. Plot topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less
than 5%; 2' intervals for slopes between 5% and 10%, and 5' intervals for slopes over 10%. Extend
contours a minimum 15 feet beyond the project boundary.
16. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, buildings,
fences etc.) at the project site and within 15 feet of the boundary.
17. Provide the method of draining. Unless otherwise specified by a geotechnical engineer, method of
drainage shall comply with California Building Code (latest version) section 1804.4.
18. The tree along the Jefferson Street frontage is included in the city's street tree inventory. Indicate on
the site plan that they are to remain or to be removed. Proposed removal of street trees will require
approval per Section 11.12.090 of the Carlsbad Municipal Code . Coordinate with the parks and
recreation department for additional information.
19. Show proposed parcel/lot lines on the site plan . Provide proposed parcel/lot areas. This project is
proposing a subdivision to create 4 condominium units. A tentative parcel map is required.
20. Provide typical street cross sections for Jefferson Street. Provide existing/proposed right-of-way
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
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width and existing improvements and proposed improvements and dedications.
21. Driveways that exceed more than 150' length shall have a turnaround designed for a 3-point turn of
a passenger vehicle.
22. Show all existing underground dry utilities, overhead lines, s'treetlights in Jefferson Street and laterals
affecting the property.
23. Locate fire service backflows, potable and recycled water backflows, for the new development outside
the 6-foot dedication and in compliance with City of Carlsbad Engineering Standards.
24. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing/proposed grades, fences and location of structures on and off-site.
25. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, on-site circulation, etc.)
26. It appears this project may require removal of encroachments of existing improvements from
adjacent properties. If this is correct, submit a copy of a letter of consent from the owners of the
affected properties with your application for a discretionary permit.
27. Address the comments on the attached redlined plan .
28. 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.
Fire Department:
1. Carlsbad requires a minimum fire access road width of 24 feet. Plan is only showing a 20-foot-wide
road. 24-foot-wide road shall be clear to the sky with no projections.
2. Road shown requires fire department turnaround, as the road exceeds 150 feet from the street. You
are not able to choose an arbitrary spot and measure hose pulls without providing a turnaround.
3. Location of laddering pads shown impedes the use of the fire access road.
Building Division:
1. One unit will need to be ADA compliant.
Public Works-Utilities/Carlsbad Municipal Water District
1. Submit a water study for the project that includes domestic meter and fire sizing criteria, as well as
modeling of public distribution system in response to on-site water demands per the CMWD 2019
Potable Water Master Plan and applicable NFPA fire flow requirements.
2. Submit a sewer study analyzing existing and proposed demands for the public sewer main.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339 -2600
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3. Detail fire service, water, irrigation, and sewer connections at property line for the new development
in compliance with 2022 Carlsbad Engineering Design Standards requirements.
4. Show existing 6" sewer lateral and cleanout to be removed. Construct new 6" sewer lateral and
cleanout per 2022 Carlsbad Engineering Design Standard S-7.
5. Construct 2" domestic water service in compliance with 2022 Carlsbad Engineering Design Standards
W-6 and maintain 2' maximum separation between water meter and backflow device. A new water
service and abandonment of the existing service will be required for irrigation.
Applicant Questions followed by Staff Responses :
Planning:
l . Please confirm the building height limit of 35' as indicated on the building section on Sheet A-2 is
acceptable.
Please see comment #12 above under Planning.
Land Development Engineering:
2. Will the City require undergrounding of the existing overhead utilities on Jefferson Street frontage?
Please see comment #1 above under Land Development and Engineering.
3. Will a pavement evaluation be required for the Jefferson Street frontage?
Please see comment #2 above under Land Development and Engineering.
4. Verify that the 20' wide driveway will be OK. The backup width at the individual driveways is just shy
of 24'.
Please see comments #3 above under Land Development and Engineering and comment #1 above
under Fire Department.
5. Will the City want to have a G-14A driveway to provide sidewalk behind the driveway cut? The PL/ROW
line is at the back of the existing sidewalk and a requirement for a Type A driveway would presumably
require dedication of another 5' of ROW. This also represents a complication in regard to the
contiguous driveway on the neighboring property.
Please see comment #4 above under Land Development and Engineering.
Fire:
All questions for Fire are answered in the body of this letter.
Community Development Department
Planning Division I 1635 Faraday Avenu e I Carlsbad, CA 92008 I 442-339-2600