HomeMy WebLinkAboutPRE 2020-0039; LA COSTA VILLAS LOT 399; Admin Decision LetterJanuary 7, 2021
Riccardo Ferguson
MAA Architects
330 Rancheros Drive, Suite 110
San Marcos, CA 92069
SUBJECT: PRE 2020-0039 (DEV2020-0310)-LA COSTA VILLAS LOT 399
APN: 216-300-06-00
Dear Mr. Ferguson,
Ccityof
Carlsbad
8FILE COPY
rr,,.,-JeJ ,1,1./-i.,
Thank you for submitting a preliminary review application for a nine (9) unit airspace condominium project
proposed on a previously graded parcel located on the south side of Gibraltar Street, east of its
intersection with Jerez Court. The project site, an approximately 0.4-acre site, currently is vacant. The
development proposal includes a parking garage with 20 parking spaces and three (3) residential floors
above (three (3) units per floor).
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: R-23 Residential, 15-23 units/acre. Growth Management Control Point of 19
units/ac.
b. Zoning: Residential Density-Multiple (RD-M)
2. The project requires the following permits:
a. Carlsbad Tract Map (CT)
b. Planned Development Permit (PUD)
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 2020-0039 (DEV2020-0310)-LA COSTA VILLAS/LOT 399
January 7, 2021
Pa e 2
3. 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.S~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 is finalizing the application form and process for SB 330 Streamline Applications. Please
contact planning@carlsbadca.gov for more information.
4. 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."
5. 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 CMC Chapters 18.21, 18.30 and 18.51 which is
available on the city's website at the following address:
http://www.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.
6. The 0.4-acre previously graded project site has a General Plan Land Use designation of R-23
Residential {15 to 23 dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP)
of 19 du/ac). With a proposed project density of 22.5 du/ac, the proposed nine (9) unit multi-family
residential project is exceeding the GMCP; and thus, will need to be found compliant with General
Plan Residential Policy 2-P.8 and also qualify for and receive an allocation of "excess" dwelling units
pursuant to City Council Policy No. 43. These policies can be reviewed on the city website at:
General Plan Land Use Element:
https://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D-24087
PRE 2020-0039 (DEV2020-0310) -LA COSTA VILLAS/LOT 399
January 7, 2021
Pa e 3
City Council Policy 43:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24068
7. Hillside Development. The project site is considered a hillside lot because it includes a change in grade
elevation greater than 15 feet and slopes greater than 15 percent. However, because the subject lot
was developed as part of a previous subdivision and grading permit, the subject project is exempt
from having to obtain a Hillside Development Permit (HDP) pursuant CMC §21.95.040.A.2. While a
formal submittal of this project would be exempt from the processing of a HDP, the project will still
need to demonstrate conformance with the Hillside Development Regulations and Hillside
Development & Design Guidelines. As part of a formal submittal, please be sure that project exhibits
address all requirements listed under CMC §21.95.130 -Hillside Mapping Procedures and CMC
§21.95.140 -Hillside Development and Design Standards. The Hillside Development & Design
Guidelines may be found and reviewed on the city website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24084
8. As it relates to the Hillside Development Regulations, the proposed project appears to be proposing
development into an uphill perimeter slope with the proposed building encroaching into the tow of
the slope and a retaining wall greater than six (6) feet in height. To develop as proposed, the formal
submittal would need to demonstrate that the subject slope does not meet the criteria in CMC
§21.95.140.C.1.a.
9. Trash and Recycling. As part of a formal submittal, please provide a will serve letter from the local
waste management service company indicating that it can adequately service this project from inside
the parking garage as proposed.
10. lnclusionarv Housing. The 9-unit condominium building is required to provide 1-unit as affordable
pursuant to CMC §21.85.050. As part of a formal submittal, please identify the affordable unit within
the plans.
11. Building height. The proposed podium style parking garage does not appear to meet the definition of
a basement as currently proposed; and therefore, the building is exceeding the 40-foot maximum
height and is also considered four stories. For the parking garage to be considered a basement and
exempted from the building height measurement, the podium design will need to meet certain
requirements. Please review the Planning Division's Guide. to Measuring Building Height, which can
be reviewed on the city website at:
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24062
12. Height Limit Line. As it relates to building height, the height limit line needs to parallel the existing or
proposed grade, whichever is lower. See examples in the Planning Division's Guide to Measuring
Building Height as discussed above.
13. Planned Development Permit. As part of the Planned Development Permit, the project will be subject
to the General Development Standards found in Tables C (CMC §21.45.060) and those for
Condominiums found in Table E (CMC §21.45.080).
PRE 2020-0039 (DEV2020-0310) -LA COSTA VILLAS/LOT 399
January 7, 2021
Pa e4
As it relates to Table C, staff observed the following issues with the project:
a. A 9-unit residential project requires three (3) visitor parking spaces. The project is proposing these
spaces in the public street yet does not provide any information to determine if the requirements
outlined in Table C have been met to allow for this. Please review parallel parking standards in
Chapter 21.44 to determine if the project frontage will provide enough lineal space to
accommodate the three (3) parking spaces along the street with the addition of the new driveway
and line-of-sight requirements.
b. Please identify how the project is meeting its lighting requirements with respect to pedestrian
and vehicular safety. As part of the architecture, please also consider additional decorative
lighting that will accentuates various architectural features and enhance the overall street scene.
As it relates to Table E, staff observed the following issues with the project:
c. See building height discussion above. For the pitched roof to be allowed to extend up to up to 40
feet in height, the project would need to provide a minimum 3:12 roof pitch. The roof pitch is not
labelled on the plans but will need to be in a formal submittal. See roof plan requirements on the
project application forms prior to making a formal submittal.
d. Four stories are prohibited. See building height discussion above.
e. For the flat roof areas {less than 3:12 roof pitch) associated with the patio covers, those would
not be allowed to exceed a maximum height of 35 feet. With a formal submittal, please update
the plans to identify the building height dimension and height limit line.
13. Compliance with City Council Policy 66 -Principles for the Development of livable Neighborhoods is a
requirement of the Planned Development Table E. This policy can be reviewed on the city website at:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24736
The first principle, discussing building facades,front entries, porches, emphasizes projects with clearly
visible front doors and porches to enhance the street scene and create opportunities for greater social
interaction within the neighborhood. This principle is not being met by the current project design and
will need revision. As a suggestion, the podium design as proposed offers opportunity for perhaps a
design that is reminiscent of a traditional brownstone design with direct interaction with the
pedestrian sidewalk and street scene. A formal submittal of this proposal will also be routed the Police
Department who may have additional concern with the units being accessed from the rear of the
property via long corridors along the sides of the building.
The fourth principle, discussing parkways will also need to be addressed in a formal submittal.
PRE 2020-0039 (DEV2020-0310)-LA COSTA VILLAS/LOT 399
January 7, 2021
Pa e 5
14. With a formal submittal, the Planning Division will require the following reports:
a. Noise Report. The project is located within the 60 dB(A) CNEL contour noise contour line of the
Noise Contour Map approved as part of the Carlsbad General Plan and is proposing more than
five units. Please provide a noise report in accordance with the requirements of the City of
Carlsbad Noise Manual. For more information, the manual can be reviewed on the city website
at:
https://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=24094
b. Biological Study. A formal submittal of this project will need to include a biological study of the
site demonstrating compliance with the City of Carlsbad's Habitat Management Plan (HMP) and
Guidelines for Biological Studies. Both above documents can be reviewed on the city website at:
HMP:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=27193
Guidelines for Biological Studies:
http:ljwww.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=24331
c. Cultural Resources/Paleontological Studies. The development of the proposed project will require
excavation that could potentially impact archeological and paleontological resources. Please
direct your consultant to the city's Tribal, Cultural and Poleontological Resources Guidelines.
Please be aware that an archeological pedestrian survey of the site associated with the cultural
resources study shall include a Native American monitor during the survey. For more information,
the guidelines can be reviewed on the city website at:
http://www.carlsbadca.gov/services/depts/planning/codes.asp
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.
Land Development Engineering:
1. Process a tentative subdivision map to create nine (9) airspace condominium units.
2. 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
PRE 2020-0039 (DEV2020-0310)-LA COSTA VILLAS/LOT 399
January 7, 2021
Pa e 6
3. 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
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.
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. Due to the poor soil conditions in this area, a third-party review of the
Geotechnical study will be required prior to discretionary approval.
6. A recent Preliminary Title Report (PTR) 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. Plot the site plan/tentative map so the north arrow is directed to the top of the sheets.
9. Show complete property boundary data on the site plan, including bearings, distances, and curve data.
10. Provide typical street cross section of Gibraltar Street showing existing improvements (pavement,
curb, gutter, sidewalk, centerline, streetlights, 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 driveways, vaults, transformers, etc.) and all existing utilities
(including watermain, water services, water meters, sewer main, sewer laterals, storm drain pipes,
etc. and their appurtenances) along Gibraltar Street. Reference city approved improvement plan
drawing numbers of the existing utilities for references.
12. Show the location of the proposed water service, water meter with backflow preventer and fire
service with double detector check valve assembly. A single master water meter and backflow will
serve the project. Plot individual water services from the backflow to each unit on the tentative map.
13. Show the location of the proposed sewer lateral to serve the project. Show the invert elevations to
indicate gravity flow.
14. Show location of the electrical transformer that will serve the project outside of the public right-of-
way.
15. Plot the corner sight distance at the driveway entrance on Gibraltar Street per CalTrans standards.
PRE 2020-0039 (DEV2020-0310)-LA COSTA VILLAS/LOT 399
January 7, 2021
Pa e 7
16. Plot the full width of existing Gibraltar Street to include the intersection with Jerez Court and all
existing driveways on the opposite side of the street.
17. Provide a preliminary grading plan to clearly show difference between proposed and existing grading,
walls, drainage, storm drain, BM P's etc. for the project.
18. Show existing buildings and improvements for the development on the adjacent lot to the west,
extend at least 50 feet beyond the property lines to include the existing driveway.
19. Extend the existing topography on the adjacent parcel to the south to include the existing buildings.
Indicate existing finished floor elevations.
20. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties, buildings, walls and adjacent streets.
21. Clearly show the locations and top and bottom of wall elevations for all retaining walls required for
this project.
22. 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.)
23. The minimum driveway width for a multi-family residential development is 24 feet.
24. Plot location and dimensions of all accessways and pathways as required for compliance with Title 24
-State Accessibility Requirements.
25. Provide discussions summarizing the applicability of relevant screening criteria to this project as
required by Section 3.2 of the (VMT) Guidelines. Include discussion of the project's trip generation,
average daily traffic {ADT) calculations and how it applies to the VMT screening criteria (see section
3.2.1).
26. A letter will be required from Leucadia Wastewater District that this project is acceptable and sewer
service will be provided.
27. 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.
1. It appears that the proposed building is out of access in accordance with the Fire Code by over SO feet.
The applicant shall contact the fire department to discuss ways to bring the building within fire access
requirements of considerations for an Alternate Means & Method Submittal.
2. Since this building is pedestal construction with the parking level being partially above ground, this
structure will be considered four stories and all provisions for buildings greater that three stories shall
be complied with by the applicant.
PRE 2020-0039 (DEV2020-0310)-LA COSTA VILLAS/LOT 399
January 7, 2021
Pa e 8
Building:
1. One (1) van and one (1) standard accessible parking stall shall be required for the project as proposed.
2. The project will need to provide exterior accessible route and interior unit accessibility for covered
multi-family dwelling units (all units).
If you would like to schedule a meeting to discuss this letter with the commenting departments/divisions,
please contact Jason Goff at the number below. You may also contact each department/division
individually as follows:
• Planning Division: Jason Goff, Senior Planner, at (760) 602-4643
• Land Development Engineering Division: Allison McLaughlin, Project Engineer, at (760} 602-2732
• Fire Department: Randy Metz, Fire Inspections, at (626} 536-6677
• Building Division: Jason Pasiut, Building Official, at (760) 602-2788
Sincerely,
DON NEU, AICP
City Planner
DN:JG:cf
c: La Costa AL C, LLC, Attn: Mike Massoodnia, 7668 El Camino Real #104-463, Carlsbad, CA 92009
Allison Mclaughlin, Land Development Engineering
Randy Metz, Fire Prevention
Jason Pasiut, Building Division
HPRM/File Copy
Data Entry