HomeMy WebLinkAboutPRE 2018-0013; 330 CHINQUAPIN AVENUE; Admin Decision LetterJuly 12, 2018
Cameron Crockett
1327 Loma Avenue
Long Beach, CA 90804
F3 FILE ~O~Y ~ I,'/, c.tlB
SUBJECT: PRE 2018-0013 (DEV2018-0087) -330 CHINQUAPIN AVENUE
APN: 206-020-11-00
{cityof
Carlsbad
Thank you for submitting a preliminary review for a seven-unit condominium project proposed at 330
Chinquapin Avenue. The project site, an approximately 19,250-square-foot lot ,(0.44 acre), currently is
developed with one single-family home.
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 bas·ed 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: R-23 R-23 Residential, 15-23 dwelling .units per acre (du/ac). Growth
Management Control Point of 19 du/ac.
b. Zoning: Residential Density-Multiple (RD-M) Zone, Beach Area Overlay Zone (BAOZ).
c. The property is within the Mello II Segment of the Local Coastal Program (LCP). The Coastal
land use designation and zone are the same as the General Plan and Zoning above.
2. The project requires the following permits:
a. T_entative Tract Map (CT)
b. Major Planned Development Permit (PUD)
c. Coastal Development Permit (CDP)
Community & Economic Development
Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
PRE 2018-0013 -330 CHINQUAPIN AVENU~(': "-t: r ~ ·~
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Pursuant to Carlsbad Municipal Code (CMC) Section 21.53.120, a site development plan for a multi-
family residential project (not affordable) shall not be required for any project processed pursuant to
the provisions of CMC Chapter 21.45 (Planned Developments). If affordable housing is proposed on-
site, a site development plan will be required in addition to the other permits listed above. The
proposed project is required to be acted on by the Planning Commission.
3. The subject property has a General Plan Land Use designation of R-23 Residential (15-23 dwelling
units per acre (du/ac) with a Growth Management Control Point {GMCP) of 19 du/ac. The property
has a gross area of 19,250 square feet {0.44 acre). At the GMCP, eight dwelling units are allowed (8.4
dwelling units rounded down to 8 dwelling units). The proposed seven-unit project has a density of
15.9 du/ac which is within the range of the R-23 Residential designation but below the GMCP yield of
eight units. Therefore, one dwelling unit will be deposited into the city's "Excess Dwelling Unit Bank."
4. The following setbacks apply to the lot:
a. Front: Chinquapin Avenue -Ten feet provided that carport and/or garage openings do not
face onto the front yard. The front yard shall be landscaped.
b. Interior sides: Five feet.
c. Rear: Ten feet.
5. The maximum lot coverage permitted is 60 percent. The proposed project appears to comply with a
32.8 percent lot coverage (ground floor area covered by buildings/structures, .divided by the lot area).
6. The proposed condominium project must comply with the requirements listed in CMC Chapter 21.45
(Tables "C" and "E"), including but not limited to at least three separate building planes, offset at least
18 inches, on all building elevations. The project proposes one-, two-and three-unit buildings. Since
the project proposes more than three units in a multi-family zone, the entire project is considered a
multi-family project for purposes of CMC Section 21.45.080 Table "E."
7. The south/front elevation of Unit "A" should be designed to enhance street presence by adding a
street facing front entry, porch, interesting materials, and additional articulation, including stepping
back. the upper floors.
8. For condominium projects under 25 units, the garage and residence are not required to be set back
from the drive-aisle. The minimum drive-aisle width is 20 feet, unless a larger width is required by
the Fire Department (see Fire Department comments below). Back-up from the garages still must
maintain at least 24 feet from the face of the garage door. The units, as designed, enc.roach into the
required drive-aisle and will need to be redesigned.
9. The proposed seven-unit project requires a total of 16 parking spaces, with a minimum of five in an
enclosed garage, two covered spaces and nine covered or uncovered spaces. The proposed project
complies with 11 spaces in garages and six open parking spaces. The compact guest parking space
should be relocated so that a minimum five-foot bump out is available to the side and behind it, or
eliminated altogether.
10. The proposed one-and two-car garages must have a minimum interior dimension of 12' x 20' or 20'
x 20', respectively, free of trash bins and water heaters, etc.
PRE 2018-0013 -330 CHINQUAPIN AVENUE
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11. Unit C-1 is a studio unit with an attached two-car garage. Plea~e adjust the floor plan so the studio
unit has direct access to the one-car garage, and so Unit C-2 or C-3 has access to the two-car garage.
12. Unit D-2 should be designed so that it has internal access from the stairway without having to exit to
the roof deck and re-enter the unit.
13. Please provide a table that shows the square footages of each unit and the number of bedrooms and
bathrooms.
14. Roof decks in the Beach Area Overlay Zone are limited to 25 percent of the building footprint. Please
provide this calculation.
15. Each unit is required to have at least 60 square feet of private recreation space with a minimum
dimension of 6' x 10'. Please provide a table that shows the square footage of private recreation space
for each unit. A roof deck in the Beach Area Overlay Zone does not count toward the required 60-
square-foot area.
16. A central trash enclosure is not shown on the plans. Please show a central trash enclosure. Hauling
individual trash and recycle bins for seven units to the street is not supported by staff. Please provide
a. letter from Waste Management stating that they will serve the project for on-site pick-up as
proposed.
17. The drive-aisle shall be enhanced with decorative concrete and/or pavers.
18. Building height is limited to 30' for buildings with a minimum 3:12 roof pitch, or 24' for flat roofs, roof
decks, or less than 3:12 roof pitch. The building height shall be measured from existing or finished
grade, whichever is lower. Please show the building heights to the roof peaks and to the roof deck
floors.
19. Please show all existing and proposed walls and fences including heights and material types. Walls
and fences shall be limited to a maximum of 42 inches in height in the front yard setback and six feet
in height beyond the front yard setback.
20. A conceptual landscape plan shall be submitted with the project application in compliance with the
city's Landscape Manual. Please show all existing trees to be removed on the landscape plan. The
Landscape Manual can be found on line at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?B1ob1D=24086
21. Please show all applicable project information located on planning application form P-2 -
Development Permits. Planning applications can be found on line at:
http://www.carlsbadca.gov/services/depts/planning/applications.asp
PRE 2018-0013 -330 CHINQUAPIN AVENUE
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22. The project must comply with the city's Noise Guidelines Manual. A noise report shall be submitted
showing that the project complies with the 60-decibel maximum for exterior noise level for required
private recreation areas per unit and the 45-decibel maximum for interior noise. The Noise Guidelines
Manual can be reviewed on line by visiting the City of Carlsbad's Planning Division Website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094
23. The existing home on the property was built over 50 years ago (1959). Therefore, a historical analysis
report will need to be submitted consistent with the city's Tribal, Cultural, and Paleontological
Resources Guidelines that can be found online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=34010 ·
24. The project is subject to the inclusionary housing requirements of CMC Section 21.85.030. The seven-
unit project will need to provide at least one affordable unit on-site or purchase one affordable
housing credit, if approved and available. Please submit a request to Debbie Fountain, Community
and Economic Development Director, describing the proposed project and indicating how you intend
to satisfy the inclusionary housing requirement (i.e., 15 percent or one unit). Please be advised that
approval from the city's Housing Policy Team for the inclusionary component of the project is required
prior to moving forward to the Planning Commission.
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 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. Process a tentative tract map and preliminary grading plan application together with your application
for discretionary permits for this project. Tentative map and preliminary grading pan shall be at an
engineering scale (i.e. 1"=10').
2. Provide a recent Preliminary Title Report (PTR) with formal project application submittal. All
easements and encumbrances identified in Schedule "B" of the PTR shall be shown and identified on
the site plan.
3. Submit a preliminary geotechnical investigation. The report should include a discussion regarding the
suitability of the site for proposed project, provide design recommendations, and statement regarding
the impact of this development, if any, to all existing offsite improvements.
4. Complete a Storm Water Standards Questionnaire Form E-34 to determine storm water quality
requirements for this project. The questionnaire is available in the City website at:
http://www.carlsbadca.gov/services/depts/landev/engineering.asp
5. Based on the preliminary plans, it appears the project qualifies as a Priority Development Project
(PDP) and will be required to submit a preliminary Storm Water Quality Management Plan (SWQMP)
with. any discretionary application. The SWQMP shall be prepared in accordance with the City of
PRE 2018-0013 -330 CHINQUAPIN AVENUE
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Carlsbad BMP Manual (latest version). Use the City of Carlsbad SWQMP template for priority
development project (Form E-35) available in the City website. The project SWQMP will determine
the pollutant control BMP requirements. Note that this project is subject to hydromodification
standards.
6. Plot the turnaround movements using the AASHTO type "P" vehicle for the three parking spaces in
the back to demonstrate adequate turn around clearance.
7. Submit a preliminary drainage report to determine the pre-development and post-development
drainage flows. Provide necessary mitigation for the increase in post development flows or show that
the downstream storm drain facilities can handle the additional flow.
8. Provide a typical Chinquapin Avenue cross-section showing the existing and new proposed
improvements at the project frontage. Include approximate location of the underground utilities in
the street cross-section.
9. A local improvement district agreement may be required to pay fair share contributions for
undergrounding of the existing overhead utilities along the subdivision frontage, should a future
district be formed.
10. Provide multiple cross-section to illustrate differences in grade (see red-lined plans).
11. Provide earthwork quantities (cut, fill, remedial, import or export) on the preliminary grading plan.
12. Plot all existing utilities within Chinquapin Avenue with reference to City of Carlsbad drawing
numbers.
13. All on-site utilities, including sewer and water lines shall be private. Provide master water meter with
backflow preventer as shown on the red-lined grading plans.
14. Plot the SDG&E transformer for the project outside public right-of-way.
15. Plot existing topography within 50 feet of the subdivision boundary. Include all existing walls,
improvements and structures. Vertical control for all design elevations should be based upon the city
standard vertical datum, NGVD 29 (see Engineering Standard Volume 1, Chapter 2). All future design
drawings will be required to be based on this datum.
16. Plot line of sight for corner sight dista.nce at all driveway intersections with per Topic 405 of the
California Department ofTransportation Highway Design Manual. Ensure that no conflicts exist within
this line of sight.
17. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, etc.).
PRE 2018-0013 -330 CHINQUAPIN AVENUE
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1. The plans show a fire department access roadway that is only 12 feet wide. All fire access
roadways must be a minimum of 24 feet wide per local amendment. Please provide a 24-foot-
wide access road that is clear and unobstructed to the sky.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Chris Garcia at the number below. You may also contact each department individually as follows:
• Planning'Division: Chris Garcia, Associate Planner, at 760-602-4622
• Land Development Engineering: Tim Carroll, Project Engineer, at 760-602-2737
• Fire Department: Randy Metz, Fire Inspections, at 760-602-4661
DON NEU, AICP
City Planner
ON:CG:jb
c: Jeff Galizia, 330 Chinquapin Avenue, Carlsbad, CA 92008
Tim Carroll, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry