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HomeMy WebLinkAboutPRE 2018-0001; TAMARACK HOMES; Sign Permits/Programs (PS)CfTY OF CARLSBAD APPLICATION FORM FOR PREUMINARY REVIEW APPUCATION CITY USE ONLY Project Number 1-Development Number PROJECT NAME Assessor's Parcel Number<s) cXoLi- Off - ' O/l' 0 Descnpbon of proposal (add attachment if necessary) T^'P^SC^ J f 0'^}>6Yr\/^/oyn<y ^A) ^KISVAjP^ Would you like to orally present your proposal to your assigned staff planner/engineer? q Please list the staff members you have previously spoken to regarding this project If none, please so state No OWNER NAME (Pnn.) MAILING ADDRESS Iq/'^wyNNAV: U<hi OrTY, STATE, ZIP TELEPHONE EMAIL ADDRESS -\£iprv7rQrK<;&l (£>^\vflfs *Owner's signature indicates permission to conduct a preliminary review for a development proposal I CERTIFY THAT I ABOVE INFOI OFMYKN THE LEGAL OWNER AND THAT ALL THE E AND CORRECT TO THE BEST dv-iS-ila' DATE APPLICANT NAME (Pnnt) Mm MAILING ADDRESS ^/73 ^jftK 1 CITY. STATE. ZIP /lA TELEPHONE ^ 777^" EMAIL ADDRESS t Qrt^ I CERTIFYTHAT I AM THE LEGAL REPFIESENTATIVE OF THE OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORREPT TO THE BEST OF MY KNOWLEDGE A*?-// SIGNATURE DATE APPLICANTS REPRESENTATIVE (Pnnt) MAILING ADDRESS CITY. STATE. ZIP TELEPHONE EC rm t-UB IVEO EMAIL ADDRESS U--m I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE APPLICANT AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECTED THE BEST OF MY KNOWLEDGE DATESIGNATURE IN THE PROC AND ENTER THE CITY OF CARLSBAD PLANNING DIVISION FEE REQUIRED/DATE FEE PAID RECEIVED BY IS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF TO INSPECT IS THE SUBJECT OF THIS APPLICATION I/WE CONSENT TO ENTRY FOR THIS PURPOSE NATURE P-14 Page 3 of 3 Revised 07/17 PRELIMINARY REVIEW CHECKLIST Staff would like to know wfiat information you pnmanlv want from this review With this known, we can focus most of our attenton on researching and answering your mam questions(s) Please check the one or two boxes betow which best descnbes the informabon you would like us to concentrate on, and/or check the box marked "other" and tell us in your own words what information you would like from us S, SITE DESIGN: Focus IS on reviewing issues such as development standards (setbacks, building height, etc), hillside compliance, landscaping, signage, open space requirements, and other physical aspects of zoning Plans adequately illustrating these features are needed for review □ LAND USE: Focus IS on determining the compatibility of the proposed land use with the existing general plan and zoning designations, determining whether staff could support a general plan amendment or zone change, and determining compatibility of the proposed land use with surrounding land uses ARCHITECTURE: Focus IS on establishing quality architecture and checking its compatibility with the surrounding area and against any applicable guidelines or plans Building elevations or other architectural information are needed for review □ ZONING INTERPRETATIONS. Focus IS on interprebng any aspects of the zoning ordinance H LAND DEVELOPMENT ENGINEERING STANDARDS: Focus IS on reviewing all engineenng-related issues, such as grading, drainage. Best Management Practices for Storm Water Pollution Control, circulation and traffic, street vacations, easements, subdivisions, etc □ OTHER: In the space below, please list any other issues you would like us to review P-14 Page 2 of 3 Revtsed 07/17 jm P m ^ r City of October 25, 2016 Kjrk Moeller MAA Architects Suite 250 2173 Salk Avenue Carlsbad, CA 92008 SUBJECT: PRE 16-26 - TAMARACK POINTE APN: 206-011-18-00,206-011-19-00 (p -<P-Q lo tSyO ^auj?_ Thank you for submitting a preliminary review for the demolition oftwo existing single-family homes and the construction of a five-unit attached condominium building on property located at 141 and 151 Tamarack Avenue The project site, consisting of two lots (0 25 acres), is currently developed with two residential 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 preiimlnarv review does not represent an in-depth analvsis of vour prelect. It is Intended to give vou feedback on critical issues based upon the Information provided In vour 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, poliaes. and standanis 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-23 Residential, 15 - 23 units/ac The Growth Management Control Point is 19 units/ac, b Zoning Residential Density Medium Zone (RD-M), c The site is located within the Beach Area Overlay Zone (BAOZ), and d The site is located within the Agua Hedionda Lagoon Segment of the Local Coastal Program - Area of Deferred Certification and is subject to the Agua Hedionda Land Use Plan The Coastal Land Use designation and zone are the same as the General Plan and Zoning above 2 The project requires the following permits to allow forthe proposed subdivision a Tentative Tract Map, Community & Economic Development Planning Division 11635 Faraday Avenue Carlsbad, CA 92008-7314 | 760-602-4600 j 760-602-8560f | wwwcarisbadca gov PRE 16-26-TAMARACK POli'« FE October 25,2016 , » Page 2 , ' t, — b Planned Development Permit, and c Coastal Development Permit issued by the California Coastal Commission (CCC) will be required post Carlsbad entitlements All applications must be submitted to the City concurrently The Planning Commission will be the final decision maker for the City applications 3 The following information is based on the R-23 General Plan Land Use designation for the project site The R-23 General Plan Land Use designation has a density range of 15 - 23 dwelling units/acre and a Growth Management Control Point (GMCP) of 19 dwelling units/acre which is usqd for the purpose of calculating the Qt/s compliance with Government Code Section 65863 The project site at 0 25 acres would yield 5 units/lots (0 25 ac x 19 = 4 75 du's rounded up to 5) at the GMCP and a project density of 20 du/ac This density of 20 du/ac is above the GMCP density (:j.9 du/ac) required for the R-23 General Plan Land Use designation and would be supported by staff Pursuant to Carlsbad Municipal Code Secton 21 53 230, Table A, the unit yield may be rounded up subject to a fractional and/or whole unit allocation from the "excess dwelling unit bank" and provided the maximum density of the applicable land use designation is not exceeded A five unit project on this site would have a density of 20 units per acre which is within the range of 15 - 23 units per acre allowed by the R-23 General Plan Land Use designation Staff is supportive of the fractional unit allocation from the "excess dwelling unit bank" and can support the development of five dwellings on the site 4 As descnbed in the scope of work, the preliminary review application is for five attached residential condominium units located on one common lot Pursuant to Section 21 45 040 (Table A) of the Carlsbad Municipal Code, multiple-family dwellings within a Condominium Project are a permitted residential use in the RD-M zone Therefore, staff supports the proposed residential use subject to compliance with all applicable development standards contained within Chapter 2145 (Planned Development Ordinance) of the CMC The general development standards are listed in Section 2145 060 (Table C) of the CMC and the specific development standards for Condominium Projects are listed in Section 2145 080 (E) of the CMC including the Architecture Requirements listed in Section E 2 (Ex 3 separate building planes, a minimum of 4 design elements, etc) Refer to comment No 5 below for further information 5 Architecture: The proposed architecture shown on the front elevation rendenng is not supported by staff as rt looks like a non-residential use For this reason, please revise the project's architecture style accordingly Staff could not comment on the rear and side elevations as they were omitted from the application Each elevation will be required with a formal submittal As a reminder, the proposed architecture is part of the Planned Development Permit review and must comply with CMC Chapter 2145, Table E, Reference No E 2 (Architectural Requirements) Specifically, the building elevations shall incorporate a minimum of four complementary design elements, including but not limited to • A vanety of roof planes, • Windows and doors recessed a minimum of 2 inches, • Decorative window or door frames, • Exposed roof rafter tails. PRE 16-26-TAMARACK POINTE October 25, 2016 Pages • Dormers, • Columns, • Arched elements, • Vaned windows shapes, • Exterior wood elements, • Accent matenals such as bnck, stone, shingles, wood, or siding, and • Towers There should also be at least three separate building planes on all building elevations so that the building IS visually interesting, has sufficient building articulation to reduce its bulk and mass, and IS in scale to its lot size The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs Once the project is revised to comply with the above architecture requirements and staff recommendations, please make sure to incorporate to the extent feasible, the same level of design detail on the front elevaton into the rear and side elevations 6 As proposed, the project does not comply with the required front yard setback Pursuant to CMC Chapter 21 24 040 (A)l, a fifteen foot setback is required and less than 3 feet is provided along the western portion of the front property line (Sheet A2.1) Please take into account Planning Issue No 6 below as the project is redesigned to comply with the minimum required front yard setback 7 The project is subject to City Council Policy 66, Principles for the development of Livable Neighborhoods pursuant to CMC Chapter 21 45 080 Table E 1 Please referto the policy regarding the following More specifically, item No lof CC Policy 66 states that building entries should face the street As designed, all of the entries are located on the side and/or rear of the building Please revise the project to comply with the City Council Policy or provide justifications how the proposed project meets the intent of the policy for consideration by City staff 8 Please correct the condominium note on sheet AO 1 to 5 units (not 4) 9 Pursuant to Chapter 21 45 080 Table E 8, the project must provide private recreational space for each unit Upon formal submittal, the location and size of each unit's private recreational space should be clearly identified As shown on Sheet A2 2, it appears that Unit No 2's private recreational space is located within the common area Please clarify 10 With a formal submittal, the height of all proposed walls, pilasters, planter box, etc, located within the front yard setback will be required As a reminder pursuant to Section 2146 130 of the CMC, in any "R" zone, no fence, wall or hedge over forty-two inches in height as measured from existing graded shall be permitted in any required front yard setback Cross section(s) will also be required to demonstrate compliance 11 Future nght-of-way dedication may be required as part of this project (See Engineenng Comment No 2 below) Building setbacks will be measured from the new right-of-way and may impact the proposed design The dedicated porton of the lot is able to be included in the density calculations PRE 16-26 -TAMARACK POINTE October 25,2016 Page 4 12 Parking stall No 6 requires a minimum 2 % foot additional clearance when located adjacent to a wall similar to stall No 1 Please revise 13 Please provide the total cubic feet of storage space proposed for each unit consistent with CMC Chapter 2145 070 Table C 13 14 Basement Exhibit The project appears to propose a parking garage basement For this area not to be included in the overall building height, it must qualify as a basement Not enough information was provided to determine if the garage qualifies as a basement For this reason, a "basement exhibit" consistent with CMC Chapter 2104 045 must be provided with a formal application If the lower garage level does not qualify as a basement, building height will be measured from the floor level (existing grade or finished grade whichever is lower) to the roof above and therefore exceeds the 24' height requirement if less than a 3/12 roof pitch is provided for the Beach Area Overlay Zone 15 Inclusionary Housing: For all residential development less than seven units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee However, pursuant to Carlsbad Muniapal Code Section 21 85 030D 3 , the construction of a new residential structure which replaces a residential structure that was destroyed or demolished within two years prior to the application for a building permit for the new residential structure is exempt from affordable housing requirements, provided that the number of residential units is not increased from the number of residential units of the previously destroyed or demolished residential structure The proposal to demolish two existing single-family homes and construct a five-unit residential condominium project will be required to pay the applicable housing in-lieu fee on a per unit basis for three units, or five units if building peimitsforthefive-unit project have not been applied for within two years of demolishing the existing single-family homes on-site 16 As part of a formal submittal, the project will require a Site Plan, Elevations, Floor Plans and Roof Plan The minimum information required to be provided on these plans is listed below and on Application Form P-2 Site Pian* As part of a formal submittal, please be sure to include the following site information on the site plan a Approximate location of existing and proposed buildings and permanent structures onsite and within 100 feet of site b Location of the railroad c Legal description of the extenor boundanes of the site d Setback dimensions for the required front, rear and side yard setbacks for all structures e Distance between buildings and/or structures f Indicate top and bottom elevations for any fences, walls, and retaining walls Show these elevations at each end of the wall and in the middle Also show the worst condition elevation g Location and dimensions of all accessways and pathways as required for compliance with Title 24-State Accessibility Requirements h Name, location and width of existing adjacent streets and alleys Include medians and adjacent driveway locations / PRE 16-26 - TAMARACK POINTE October 25, 2016 Page 5 I Typical street cross sections for all streets within and adjacent to the project j Width, location and use of all existing and/or proposed public or private easements k Public and private streets and utilities clearly identified ^ I Show distance between all intersections and driveways m Clearly show parking stall and aisle dimensions and truck turning radii for all parking areas n Show all existing and proposed street lights and utilities (sewer, water, major gas and fuel lines, major electnc and telephone facilities) within and adjacent to the project 0 Show all existing and proposed fire hydrants associated with the project, and all existing, off- site fire hydrants within 300 feet of the project boundary ' Elevations As part of a formal submrttal, you will need to provide elevations for all sides of the building in orderfor staff to fully evaluate the design and architecture of the building Be sure to indicate the height on all building elevations in accordance with the City of Carlsbad building height definition as defined in CMC Section 21 04 065 All building elevations shall be articulated and visually appealing Floor Plans: As part of a formal submittal, you will need to provide a detailed set of floor plans for each unit, which at a minimum includes the following information a Floor plans with square footage included b Location and size of any storage areas c Include a scale on all floor plans and building elevations d Indicate ceiling height or the height of the underside of the roof m any building areas intended for storage uses e Indicate the California Building Code occupancy classifications of all building areas f Indicate type of construction per California Building Code Roof Plan: A roof plan was not provided with this application A formal submittal will need to indude a roof plan showing ndges, hips, slope direction, etc The location of roof appurtenances, mechanical equipment, and screening will need to be provided In addition, all roof top equipment, appurtenances, stairways or other access provisions, including those required by the applicable building, plumbing, electrical and mechanical codes need to be shown Roof mounted mechanical equipment shall be integrated into the roof form or screened from view with elements appropnateto the building's form and appearancepropndm lu Liiif uuijuing b lunn diiu cippcdidiiuc 17 As part of a formal application, the project will also require the following n>-nt(rv^ mnn# I Diona Preliminary Landscape Concept Plan b Conceptual Water Conservation Plan c Conceptual Landscape Maintenance Responsibility Exhibit (private or common) Please note that the Conceptual Landscape Plans shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016) PRE 16-26-TAMARACK POIn EE October 25, 2016 Page 6 18. Noise Study. Any multi-family residential project located within or 500-feet beyond the 60 dB(A) CNEL noise contour line of the Noise Contour Map approved as part of the Carlsbad General Plan will require a noise study Please submit a noise study as part of any formal submittal that is consistent with the City of Carlsbad Noise Guidelines Manual 19 Early Public Notice Package Please submit an early public notice package with a formal application submittal 20 Upon a formal submittal, please clearly identify all existing structures within 100 feet on the site plan 21 A formal submittal should include a color/materials board showing building matenals and color samples 22 Please show the location of the proposed refuse bin (refer to Engmeenng Issue No 20 below) The refuse bin enclosure must comply with Supplemental Standard GS-16 Are recycling bins included' 23 Show all proposed fences and/or walls and include the building matenals and colors to be used \ 24 Please provide a list of "green building technologies" that are proposed to be incorporated into the project due to a significant interest level by the Planning Commission 25 Roof decks, if provided, shall be limited in size to 25% of the building footprint Roof decks can only account for up to 25% of required private recreation space 26 Please be advised that in order to provide a thorough review of the proposed development, a more complete design of the project is required This preliminary review does not constitute a complete review of the proposed project and additional items of concern may be identified upon formal project application submittal Please refer to the Development Permits P-2 checklist for all of the necessary required items pnorto formal submittal 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 wvnv carisbadca 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 Engineering: 1 No driveway cut is allowed within the existing public-nght-of-way Revise the design of the driveway to the underground parking garage so that the high point is located at the right-of-way line 2 The city may require addibonal 10-15 feet wide right-of-way dedication for Tamarack Avenue from APN 206-011-18, measured from the centerline of the street PRE 15-26 - TAMARACK POINTh October 25, 2016 Page 7 3 Process a tentative subdivision map to create 5 airspace condominium units and to consolidate the two existing lots onto one lot 4 The project qualifies as a Pnority Development Project (POP) and requires a submittal of a preliminary Storm Water Quality Management Plan (SWQMP) with any discretionary permit application The SWQMP must demonstrate compliance with the pollutant control and hydromodification requirements in accordance with the City of Carlsbad BMP Manual Use the City of Carlsbad SWQMP template for priority development project available in the City website 5 A preliminary hydrology study will be required to determine the pre-development and post- development discharge flows Provide preliminary recommendations on the proposed storm dram system to serve this project and to mitigate any increase in flows 6 Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed development including design recommendations proposed pollutant control BMPs and hydromodification facilities 7 A recent Preliminary Title Report (PTR) will be required with formal project application submittal 8 All easements and encumbrances identified in Schedule "B" of the PTR must be indicated on the site plan \ 9 Show complete property boundary data on the site plan, including bearings, distances, and curve data 10 Provide typical street cross section of Tamarack Avenue showing existing improvements (pavement, curb, gutter, sidewalk, centerline, street lights, fire hydrants, water, sewer, etc ) 11 On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving, manholes, inlets, street lights, adjacent dnveways, vaults, transformers, etc) along Tamarack Ave at the project frontage 12 On the site plan, show locations of all existing utilities (including watermain, water services, water meters, seweimain, sewer laterals, stormdrain pipes, etc and their appurtenances) along Tamarack Avenue Reference city approved improvement plan drawing numbers of the existing utilities for references 13 Show the location of the proposed water service and water meter with backflow preventer Indicate the water demand in gallons per day 14 Show the location of the proposed sewer lateral to serve the project Show the invert elevations to indicate gravity flow 15 Show existing and proposed contour lines onsite, extend at least 50 feet beyond the property lines PRE 16-26 - TAMARACK POlN fE October 25,2016 Page 8 16 Show the location of existing buildings on the adjacent parcel to the south Indicate existing finished floor elevations 17 Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties and adjacent streets 18 Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards 19 Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc ) Fire: Fire spnnklers are required as stated on the plans A reservation will be required to submit a formal application Please contact Norma Sultan by email at norma sultan@carlsbadca gov or by phone at (760) 602-2723 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Greg Fisher at the number below You may also contact each department individually as follows • Planning Division Greg Fisher, Associate Planner, at (760) 602-4629 • Land Development Englneenng Tecia Levy, Project Engineer, at (760) 602-2733 • Fire Department Randy Metz, Fire Inspections, at (760) 602-4661 Sincerely, DON NEU, AICP City Planner DN Gf sj Lana Blackwell, 165 Chinquapin Avenue, Carlsbad, CA 92008 Don Neu, City Planner TecIa Levy, Project Engineer Fire Prevention File Copy Data Entry