HomeMy WebLinkAboutPRE 2020-0005; HEMLOCK COAST HOMES; Admin Decision LetterFebruary 27, 2020
Kirk Moeller
2888 Loker Avenue E. #220
Carlsbad, CA 92010
SUBJECT: PRE 2020-0005 (DEV2020-0023) -HEMLOCK COAST HOMES
APN: 204-240-40-00
("Cityof
Carlsbad
Thank you for submitting a preliminary review for a four-unit condominium project proposed at 320
Hemlock Avenue. The project site, an approximately 8,243-square-foot (0.19-acre) lot, 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 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); Growth Management
Control Point of 19 du/ac
b. Zoning: Multiple-Family Residential (R-3); Beach Area Overlay Zone (BAOZ)
c. The property is within the Mello II Segment of the Local Coastal Program (LCP) and 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. Senate Bill (SB) Preliminary Application
b. Minor Site Development Plan (SDP)
c. Minor Planned Development Permit (PUD)
d. Coastal Development Permit (CDP)
e. Tentative Parcel Map (MS)
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
PRE 2020-0005 {DEV2020-0023}-HEMLOCKCOAST·HiMES,
February 27, 2020 . ,; ~·
Page 2
3. 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:ljwww.gcode.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.
4. Per the Housing Crisis Act of 2019 {SB 330), a new Preliminary Application process is required as a first
step in the planning process for housing development projects with two or more dwelling units, to be
followed by the formal development application process already required under Government Code
{Gov. Code) §§ 65940, 65941, and 65941.5, and CMC § 21.42.050. Submittal of a complete SB 330
Preliminary Application will vest the project for 180 days in accordance with the ordinances, policies
and standards in effect at the time of submittal of the Preliminary Application. The city is developing
the application forms and process for SB 330 Preliminary Applications. Please contact
planning@carlsbadca.gov for more information.
5. Per the Housing Crisis Act of 2019 {SB 330), any project that includes the removal or demolition of a
"protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code § 7260
et seq.), and 2) right of first refusal for a comparable unit available in the new housing development.
(Gov. Code § 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code §
66300{d)(2)(E)(ii) as including residential units subject to affordability restrictions, price controls, or
occupied by low income households. The formal submittal of the project will need to include
documentation regarding any existing "protected units."
6. The subject property is designated R-23 Residential which allows residential density at 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 8,243 square feet (0.19 acre). At the GMCP, four dwelling units are allowed (3.6
dwelling units rounded up to four dwelling units). The proposed four-unit project is consistent with
the R-23 General Plan Land Use designation and the GMCP. Therefore, no dwelling units will be
withdrawn from or deposited into the city's·"Excess Dwelling Unit Bank".
7. The proposed condominium project must comply with the requirements listed in Carlsbad Municipal
Code {CMC) Chapter 21.45 (Tables "C" and "E") for one-family detached condominiums.
PRE 2020-0005 (DEV2020-0023)-HEMLOCK COAST HOMES
February 27, 2020
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8. The following setbacks apply to the lot:
a. Front: Hemlock Avenue -Ten feet provided that carport or garage openings do not face onto
the front yard. The front yard shall be landscaped.
b. Interior sides: 10% of the lot width of 7.9'
c. Rear: Twice the side yard or 15.8'
9. The maximum lot coverage permitted is 60 percent. The proposed conceptual site plan complies with
a 43 percent lot coverage.
10. A minimum of 200 square feet of private recreational space shall be provided for each of the single-
family units outside of the front yard setback with a minimum dimension of 10 feet in each direction.
If provided as an above-ground balcony or deck, the minimum dimensions are 6 feet with a minimum
area of 60 square feet. Please see Table E. 8 in CMC Section 21.45.080 for additional details.
The private yard areas shown at-grade qualify to count as 120 square feet per unit (10'x12'). An
additional 80 square feet per unit would need to be added as a balcony.
11. Roof decks, if proposed, are limited to 25 percent of the building footprint. Roof decks can only satisfy
up to 25 percent of the required 200 square-foot private recreational space requirement. Please
provide a roof plan.
12. No building elevations were provided with the submit~al. The proposed condominium project must
comply with the requirements listed in CMC Chapter 21.45 (Tables "C" and "E"), and the applicable
requirements listed in City Council Policy No. 44 for a four-unit project. City Council Policy No. 44 may
be found online at:
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24738
13. 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. Back-up from the garages still must maintain at least 24 feet from the face of the
garage door to a building or other obstruction.
The proposed site plan shows the building above projecting over the required drive-aisle. The
minimum 20-foot drive-aisle shall be kept free and clear to the sky. Furthermore, a reduction of drive-
aisle width from 20 feet to 12 feet is not supported.
14. The Beach Area Overlay Zone height limit is 30 feet from the existing or finished grade, whichever is
lower (measured in accordance with CMC Section 21.04.065) for pitched roofs with a minimum 3:12
roof pitch. Building height is limited to 24 feet for flat roofs, roof decks or pitched roofs with less than
a 3:12 roof pitch. Please show building heights on all elevations as measured from existing grade or
finished grade, whichever is lower. If proposing to establish a new grade per CMC Section 21.04.065,
please add a note on the plans stating the request.
PRE 2020-0005 (DEV2020-0023)-HEMLOCK COAST HOMES
February 27, 2020
Page 4
15. The project requires a two-car garage per unit and visitor parking spaces at a rate of 0.3 spaces per
unit. Therefore, the four-unit project requires two visitor parking spaces in addition to the two-car
garages. The proposed two-car garages must have a minimum interior dimension of 20' x 20' free of
trash bins, and water heaters, etc. The parking shown on the proposed site plan is in compliance with
these requirements.
16. The drive-aisle entrance from Hemlock Avenue shall be enhanced with decorate concrete or pavers.
17. Since the proposed front entries are located off the drive-aisle, please provide a delineated pedestrian
path of travel from the entries to Hemlock Avenue. This can be accomplished with a separate color of
pavers in lieu of a sidewalk.
18. 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. Wall and fence height shall be measured from the lowest
adjacent grade on either side. Please clearly show wall heights measured from the lowest adjacent
grade.
19. Curbside trash pickup is not supported by staff. Please provide a letter from Waste Management
stating that they will serve the project for pick-up of individual bins on-site or from a central trash
enclosure on-site.
20. Please locate the SDG&E transformer outside of the front yard setback. Landscaping shall be provided
to screen the transformer from Hemlock Avenue. Please also show any air conditioning units proposed
at-grade. These shall also be screened from the public street.
21. The existing home on the property was built over 50 years ago {1955). 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 on line at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=34010
22. 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:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086
23. Please verify with the Building Division that one of the visitor parking spaces does not have to be
designed as an accessible parking space.
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:ljwww.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.
PRE 2020-0005 (DEV2020-0023) -HEMLOCK COAST HOMES
February 27, 2020
Page 5
Land Development Engineering:
1. Complete a Stormwater Standards Questionnaire. 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 can be printed from the following website
link:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711
Preliminary analysis suggests that the project is a Standard Development Project and must comply
with standard stormwater requirements of the BMP Manual. A "Standard Project Requirement
Checklist Form E-36" must be prepared and submitted at time of application.
2. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows. Provide preliminary recommendations to mitigate any increase in
flows.
3. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the
proposed project including design recommendations for proposed pollutant control BMPs and
hydromodification facilities.
4. A recent Preliminary Title Report (PTR) will be required with formal project application submittal.
5. All easements and encum~rances identified in the PTR must be indicated on the site plan.
6. Show complete property boundary data on the site plan, including bearings and distances.
7. Provide a typical street cross section of Hemlock Ave showing existing improvements.
8. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving,
manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the project frontage
and within 100 feet.
9. Show existing and proposed contour lines onsite and extend at least 100 feet beyond property lines.
10. Show the locations of all existing and proposed buildings, walls, fences, and permanent structures
onsite and within 100 feet of site. ·
11. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties.
12. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
PRE 2020-0005 (DEV2020-0023) -HEMLOCK COAST HOMES
February 27, 2020
Page 6
13. Offset the fence adjacent to the garage to provide 5' for cars to back up.
14. Show proposed finished floor elevations for structures.
15. Show existing and proposed water services and sewer laterals.
16. Address the overhead electric lines across the property.
17. 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.
Fire Prevention
1. Fire Prevention review comments not received. Please contact Fire Prevention directly with and
specific questions.
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: Allison McLaughlin, Project Engineer, at (760) 602-2732
• Building Division: Mike Peterson, Building Official, at (760) 602-2721
• Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661
Sincerely,
Q_yt
DON NEU, AICP
City Planner
DN:CG:mf
c: Edwards Family Trust, 1414 Chariot Ct, Bonsall, CA 92003
Allison Mclaughlin, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry