HomeMy WebLinkAboutPRE 2018-0001; TAMARACK HOMES; Admin Decision LetterFebruary 14, 2018
Kirk Moeller
MAA Architects
Suite 250
2173 Salk Avenue
Carlsbad, CA 92008
SUBJECT: PRE 2018-0001 (DEV16042)-TAMARACK HOMES
APN: 206-011-18-00, 206-011-19-00
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FILE{'cityof
Carlsbad
Thank you for submitting a preliminary review for the demolition of two existing single-family homes and
the construction of a five-unit attached residential 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 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 ofa 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, 15 -23 dwelling units/acre (du/ac) (R-23). Growth Management
Control Point of 19 du/ac;
b. Zoning: Residential Density Multiple Zone (RD-M). Please remove reference to "R-3" on
future plan submittal;
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.
Community & Economic Development
Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 J 760-602-8560 f I www.carlsbadca.gov
PRE 2018-0001 {pEvf60ii)} ii~ARACK HOMES
February 14, 20J-§. ,; . ,, .. • ~ \:;
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2. The project requires the following permits:
a. Tentative Tract Map;
b. Planned Development Permit; and
c. Coastal Development Permit issued by the California Coastal Commission (CCC) will be
required post Carlsbad entitlements.
The Tentative Tract Map and Planned Development Permit 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 du/ac and a Growth
Management Control Point (GMCP) of 19 du/ac which is used for the purpose of calculating the city's
compliance with Government Code Section 65863. The project site at 0.25 acres (dedicated portion
of lot is included in density calculations) would yield five units (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
(19 du/ac) required for the R-23 General Plan Land Use designation and would be supported by staff.
Pursuant to Carlsbad Municipal Code (CMC) Section 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 du/ac 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 "exces~ dwelling unit bank" and can support the development of five dwellings on
the site.
4. As described 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 CMC,
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 CMC Chapter 21.45 {Planned Development Ordinance). The
general development standards are listed in CMC Section 21.45.060 (Table C) and the specific
development standards for Condominium Projects are listed in CMC Section 21.45.080 {E) including
the Architecture Requirements listed in Section E.2 (Ex: three separate building planes, a minimum of
four design elements, etc.). Refer to architectural comments below for further information.
5. Front Setback: As proposed, the project does not comply with the required front yard setback.
Pursuant to CMC Section 21.24.040 (A)l, a 15 foot setback is required. The 15 foot setback is
measured from the new right-of-way dedication. Per Engineering comment #1, a 20 foot dedication
of right-of-way is required along Tamarack Avenue for APN 206-011-18. Please redesign the project
to comply with the minimum required front yard setback.
6. Architecture: The project is subject to City Council Policy #66, Principles for the Development of
Livable Neighborhoods, pursuant to CMC Section 21.45.080, Table E.1. More specifically, item No. 1
of City Council Policy 66 states that building entries should face the street. The units that face the
street have side entries. Please revise the project to comply with the City Council Policy.
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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 21.45, 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 variety of roof planes;
• Windows and doors recessed a minimum of two inches;
• Decorative window or door frames;
• Exposed roof rafter tails;
• Dormers;
• Columns;
• Arched elements;
• Varied windows shapes;
• Exterior wood elements;
• Accent materials such as brick, 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.
7. Color/Materials Board: A formal submittal should include a color/materials board showing building
materials and color samples.
8. Storage Space: Please provide the total cubic feet of storage space proposed for each unit consistent
with CMC Section 21.45.070, Table C.13.
9. Private Recreation Space: Pursuant to CMC Section 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.
10. Building Height: Pursuant to CMC Section 21.82.050, projects located in the BAOZ are limited to 30
feet from the existing or finished grade, whichever is less (measured in accordance with CMC Section
21.04.065), provided a minimum 3:12 roof pitch is provided. Roof areas with less than a 3:12 roof
pitch are limited to 24 feet from the existing or finished grade, whichever is less (measured in
accordance with CMC Section 21.04.065). Please show compliance on the plans.
11. Roof Decks: Roof decks, if provided, shall be limited in size to 25 percent of the building footprint and
are limited to 24 feet from the existing or finished grade, whichever is less (measured in accordance
with CMC Section 21.04.065). Roof decks can only account for up to 25 percent of required private
recreation space.
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12. Lot Coverage: The maximum lot coverage permitted is 60 percent. The project is at 59.88 percent
and appears to comply with this requirement. Please note that no additional patio covers would be
allowed for future owners because patio covers count in the lot coverage calculation.
13. Parking: Per CMC Section 21.44.060, Table C, the required uncovered parking spaces may be located
within the side and/or rear yard setback, provided that a 6-foot-high masonry wall (or some other
solid material approved by the decision-making authority) is built along the property line adjacent to
the setback area. Please show compliance on the plans.
The guest parking at the rear of the lot requires a minimum 2'-6" additional clearance when located
adjacent to a wall. Please revise the plans.
14. lnclusionary 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 CMC 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 permits for the five-unit project have not been applied for within two years of
demolishing the existing single-family homes on-site.
15. Trash: Please show the location of the proposed refuse (refer to Engineering comment below). The
refuse bin enclosure must comply with Supplemental Standard GS-16. Are recycling bins included?
Please contact Waste Management for approval of the trash location(s) and operations.
16. Fences/Walls: Show all proposed fences and/or walls, including lot perimeter areas, and include the
building materials and colors to be used. Pursuant to CMC Section 21.46.130, in any "R" zone, no
fence, wall or hedge over forty-two inches in height as measured from existing grade shall be
permitted in any required front yard setback. Cross section(s) will also be required to demonstrate
compliance.
17. Green Building Technologies: 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.
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. Cultural Resources Letter: The homes appear to be over 50 years in age. A cultural resources letter
report prepared by the appropriate registered professional is required with the formal application
(e.g. historian or architectural historian for historic resources). Please refer to the City of Carlsbad
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Tribal, Cultural, and Paleontological Resources Guidelines for further information. The Guidelines are
available for review on the City of Carlsbad website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=34010
20. Conceptual Landscape Plan: A conceptual landscape plan shall be submitted with the project
application in compliance with the city's Landscape Manual. The Landscape Manual is available for
review on the City of Carlsbad website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086
21. Early Public Notification: Per City Council Policy #84, Development Project Public Involvement Policy,
all development applications filed on and after March 5, 2018, that require approval by the Planning
Commission or City Council, shall provide early public notification. The purpose of Policy #84 is to
help ensure applicants proposing development projects are aware of and have considered input from
interested and affected stakeholders prior to project consideration by city decision makers. The policy
is intended to supplement and not replace or conflict with legal noticing requirements or any other
required public involvement for development applications. Please see the attached policy for more
information regarding the applicants' early public notification responsibilities. Legal noticing
requirements, which are in addition to the applicants' early public notification requirements, can be
found on line by visiting the City of Carlsbad's Planning Division Website.
22. 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 prior to formal submittal.
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Administration Building at 1635 Faraday Avenue or online at
http://www.carlsbadca.gov/services/depts/planning/default.asp. 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. Dedication of an additional 20 feet of right-of-way will be required along Tamarack Avenue from APN
206-011-18, measured from the centerline of the street.
2. Process a tentative subdivision map to create 5 airspace condominium units and to consolidate the
two existing lots into one lot.
3. The project qualifies as a Priority Development Project (PDP) and requires 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 on the city website.
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4. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows. Provide preliminary recommendations on the proposed storm drain
system to serve this project and to mitigate any increase in flows.
5. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the
proposed development including design recommendations, proposed pollutant control BMPs and
hydromodification facilities.
6. A recent Preliminary Title Report (PTR) dated within six months of application submittal will be
required with formal project application submittal.
7. All easements and encumbrances identified in the PTR must be indicated on the site plan.
8. Show complete property boundary data on the site plan, including bearings, distances, and curve data.
9. Provide typical street cross section of Tamarack Avenue showing existing improvements (pavement,
curb, gutter, sidewalk, centerline, street lights, fire hydrants, water, sewer, etc.).
10. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving,
manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) along Tamarack Ave. at
the project frontage.
11. On the site plan, show locations of all existing utilities (including watermain, water services, water
meters, sewermain, sewer laterals, stormdrain pipes, etc. and their appurtenances) along Tamarack
Avenue. Reference city approved improvement plan drawing numbers of the existing utilities for
references.
12. Show the location of the proposed water service and water meter with backflow preventer. Indicate
the water demand in gallons per day.
13. Show the location of the proposed sewer lateral to serve the project. Show the invert elevations to
indicate gravity flow.
14. Show the location of the proposed drainage, storm drain, BM P's etc. to serve the project.
15. Show existing and proposed contour lines onsite, extending at least 50 feet beyond the property lines.
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.
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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.)
20. Show location of trash enclosures required to serve the development. Call-out enclosures per
Carlsbad Standard drawing GS-16.
21. Please be advised that in order to make a more in-depth review of the proposed development, a more
complete design of the project is required.
Building Division:
1. Project needs to comply with current California accessibility requirements.
Fire Department:
1. On-site fire department access not required. Fire sprinklers required as stated on plans by applicant.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Cliff Jones at the number below. You may also contact each department individually as follows:
• Planning Division: Cliff Jones, Senior Planner, at (760) 602-4613
• Land Development Engineering: Tim Carroll, Project Engineer, at (760) 602-2737
• Fire Department: Randy Metz, Fire Marshal, at (760) 602-4661
DON NEU, AICP
City Planner
DN:CJ:fn
Attachment: City Council Policy #84 -Development Project Public Involvement Policy
c: Tanja Solis, 141 Tamarack Avenue, Carlsbad, CA 92008
Tim Carroll, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry