HomeMy WebLinkAboutPRE 2021-0011; MADISON STREET AFFORDABLE HOUSING; Admin Decision LetterMay 13, 2021
William Johnson
309 Solana Hills Drive
Solana Beach, CA 92075
Ccityof
Carlsbad
B FILE COPY
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SUBJECT: PRE 2021-0011 (DEV2021-0062)-MADISON STREET AFFORDABLE HOUSING
APN: 203-102-27-00
Thank you for submitting a preliminary review to add eight multi-family residential units on a lot with 12
existing multi-family residential units at 2669 Madison Street. The project site, which comprises one lot
totaling approximately 24,829 square feet, is currently developed with three detached multi-family
residential buildings.
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: Village (V)
b. Zoning: Village Review (V-R)
c. The project is located within the Village General (VG) District of the Village and Barrio Master Plan
(VBMP).
2. The project requires the following permits and the City Council will be the decision-making authority:
a. Site Development Plan (SDP) -to construct eight new residential units.
b. Tentative Map (CT) -a tentative map is required if the residential units are to be sold separately
as condominiums.
3. Density. Pursuant to Section 2.4 of the Village & Barrio Master Plan (VBMP), the project has a density
range of a minimum of 18 units to a maximum of 23 units per acre. The site plan submitted for review
does not provide dimensions or lot area; therefore, based on the county assessed acreage of 0.57-
acre, the maximum density allowed on this site is 13 units. The proposal of 20 units would exceed the
maximum density allowed by the zoning designation. One option to increase density on the site would
be to propose a density bonus request. Please see comment no. 6 for more information regarding
density bonuses.
Community Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 750-602-8560 f I www.carlsbadca.gov
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4. Village and Barrio Master Plan Area-Wide Standards. Plans submitted with the formal application
must comply with all applicable Area-Wide Standards within Section 2.6 of the VBMP. The comments
provided below are not inclusive of all the requirements per Section 2.6 of the VBMP. Please. refer to • the referenced section for all requirements.
a. Section 2.6.1-Site Planning
i. Ingress & Egress -Per Section 2.6.l{A)(3)(c), for sites without alley access, a
maximum of one access point from the public street and the driveway apron
shall not exceed 20 feet in width. In addition, Section 2.6.l(A}(4} requires that
a clear zone must be provided at the intersection of a street and driveway to
maintain a free line of sight for pedestrian safety from vehicular travel. The
clear zone shall consist of right triangles measured 7.5 feet in both directions.
The clear zone shall not be occupied by any ground floor building footprint,
site features taller than 36 inches, or landscaping more than 30 inches in
height.
ii. Parking-In accordance with Section 2.6.l(B), surface parking shall be located
behind buildings and away from street frontages.
b. Section 2.6.2 -Placement and Orientation
i. Buildings shall be oriented toward the primary street frontage.
ii. All roof structures, including protrusions such as equipment screening,
architectural features, and roof decks shall complement and be consistent
with the design of the building.
iii. Any roof mounted mechanical equipment and freestanding screening that is
not architecturally integrated must be setback from the building face at least
equivalent to the height of the screening. Please see all roof protrusion
provisions in Section 2.6.2(C).
c. Section 2.6.6 -Parking
i. The preliminary plans do not include the number of bedrooms in each
existing unit, nor the number of bedrooms for each proposed unit onsite.
Plans submitted with a formal application will need to provide the bedroom
count for each unit (existing and proposed) to determine compliance with the
current parking provisions within the VBMP.
ii. Studio and one-bedroom units: one space per unit and for condominiums (for
sale), the space must be covered.
iii. Units with two or more bedrooms: one and a half spaces per unit and for
condominiums, one space must be covered. Tandem parking is permitted.
iv. Per Carlsbad Municipal Code (CMC) Section 21.44.050, a standard parking
space must be a minimum of 170 square feet with a minimum width of 8.5
feet. In addition, the site plan must provide full dimensions of a standard
parking stall.
v. Alternative options to providing parking on-site are listed in Section 2.6.6{8)
and Table 2-4 of the VBMP.
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5. Village and Barrio Master Plan -Village General District Standards. The project must comply with all
applicable Village General District standards contained within Section 2.7.2 c:,f the VBMP. The
comments provided below are not inclusive of all the requirements per Section 2.7.2 of the VBMP.
Please refer to the referenced section for all requirements.
a. Setbacks
i. Front: minimum five feet and maximum of 10 feet to the building. Additional
depth is permitted where areas include a plaza or courtyard. Awnings and
canopies, upper floor balconies are permitted to encroach within the setback up
to the property line. A minimum 10 feet landscape setback is required where
surface parking areas are located adjacent to a public street.
ii. Side: minimum five feet.
iii. Rear: minimum 10 feet.
b. · Lot Coverage. The maximum l_ot coverage is 80 percent.
c. Open space
i. A minimum of 20 percent of the property must be maintained as open space.
ii. Residential private and common open space may be counted toward the property
open space minimum requirement.
iii. Open space may be dedicated to landscape planters, open space pockets, and/or
connections, roof gardens, patios, or balconies.
iv. No parking is permitted within open space areas.
d. Residential Private Open and Common Open Space
i. Private open space shall be provided at a minimum of 80 square feet per unit with
a minimum dimension of six feet in any direction.
ii. Residential common open space shall be provided for projects with more than 10
units.
iii. Common open space shall be a minimum 25 square feet per unit with a minimum
of 10 feet in any direction and must be designed as active or passive recreational
facilities.
iv. Rooftop open space can satisfy common open space requirements provided it is
availa_ble for use by all residents.
e. Building Height and Building Massing
i. The maximum building height is 35 feet, or three stories measured from existing
or proposed grade, whichever is lower.
ii. Maximum wall plane and roofline variation: no building or fa~ade visible from any
public street shall extend more than 40 feet in length without a five foot minimum
variation in the wall plane, as well as, a change in roofline.
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6. Density Bonus.
a. Please refer to the updated density bonus code amendment for a comprehensive list of
requirements, which can be found here under Chapter 21.86, Ordinance No. CS-382:
http://www.qcode.us/codes/carlsbad/?view-desktop&topic-21
b. Application Requirements: Any application requesting a density bonus and any incentives,
waivers, or parking reductions shall submit a Density Bonus Report with the filing of the
formal planning application for the housing development in accordance with Section
21.86.040, found in the link provided in comment 6a. The Density Bonus Report shall
include the following information:
i. Summary table showing the maximum number of dwelling units permitted by the
zoning and General Plan excluding any density bonus units, proposed affordable
units by income level, proposed bonus percentage, number of density bonus
units proposed, total number of dwelling units proposed on the site, and resulting
density in units per acre.
ii. A tentative map and preliminary site plan, drawn to scale, showing the number
and location of all proposed units, designating the location of proposed
affordable units and density bonus units.
iii. The zoning and General Plan designation and assessor's parcel number(s) of the
housing development site.
iv. A description of all dwelling units existing on the site in the five-year period
preceding the date of submittal of the application and identification of any units
rented in the five-year period. If dwelling units on the site are currently rented,
income and household size of all residents of currently occupied units, if known.
If any dwelling units on the site were rented in the five-year period but are not
currently rented, the income and household size of residents occupying dwelling
units when the site contained the maximum number of dwelling units, if known.
v. In the case of a request for a density bonus on a property that contains or did
contain rental dwelling units, a report with sufficient evidence to determine
whether replacement dwelling units are required in accordance with
Government Code 65915 such as details of any of the existing rental units are
currently occupied by, or if vacant, were occupied by lower income households.
The report must document the total household income and household size of
each existing unit so staff can determine the number of units that are subject to
replacement. See comment "c" below for more information regarding
replacement units.
vi. Description of any recorded covenant, ordinance, or law applicable to the site
that restricted rents to levels affordable to very low-income or lower income
households in the five-year preceding the date of submittal of the application.
vii. Ple~se refer to the Density Bonus Supplemental Checklist, form P-l(H), to assist
in the preparation of the required materials and information for the Density
Bonus Report. This form can be found on the city website at:
https://www.carlsbadca.gov/home/showdocument?id-450
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c. An applicant is ineligible for a density bonus or any incentives or concessions if the
housing development is on a property that includes rental units, or if the units have been
vacated or demolished in a five-year period preceding the application, have been subject
to a recorded covenant, ordinance or law that restricts rents to levels affordable to
persons and families of lower or very low income; subject to any other form of rent or
price control; or occupied by lower or very low income households, unless the proposed
project replaces those units. Based on conversations with the property owner, three of
the existing units onsite are rented to tenants who participate in a Section 8 Housing
program and the three existing buildings that include those three units are to remain as
part of the project. This indicates at minimum, three of the existing units are occupied by
lower income households. Based on Government Code 65915 (c)(3), if any dwelling units
as described above are occupied on the date of application, the proposed project shall
provide at least the same number of units of equivalent size to be made available at
affordable rent or affordable housing cost to, and occupied by, persons and families in
the same or lower income category. Therefore, the three existing units known to be
occupied by lower income households must remain with the project proposal to comply
with the state's density bonus law regarding replacement units. Those three units do not
count toward the density bonus calculations since they will be existing at the time of
application. If those three units are to remain as rental dwelling units, they shall be
subject to a recorded restriction to be made available at affordable rent to low-income
persons or families for at least 55 years.
Additionally, for purposes of complying with the state density bonus law replacement
requirement (GC 65915(c)(3), the city will need to determine whether any of the other
existing rental units are currently occupied by, or if vacant, were occupied by lower
income households. As stated in comment no. 6{b)(v) above, the formal application for
the project must include a report that documents. the total household income and
household size of each existing unit so staff may determine if additional units are subject
to the replacement requirement.
d. Calculation of D.ensity Bonus Units: The calculation for density bonus is taken from the
. maximum allowable gross residential density. For this project, the maximum allowed
density per the General Plan and zoning is 23 units per acre. With a .57-acre lot, 14 units
would be the maximum allowed for the site (.57 x 23 = 13.1, rounded up). Please note,
for the purposes of a density bonus request, the fractional number is rounded up. When
calculating a project without a density bonus, the fractional number is rounded down.
Therefore, to achieve six additional units for a total of 20 units onsite as proposed, the
project must set aside at least 41 percent of the 14 units for moderate income households
for a 38.75 percent density bonus. Alternatively, the project can propose a 21 percent of
the 14 units for low-income households for a 38.75 percent density bonus; and lastly, the
project can set aside 12 percent to very-low income households for a 38.75 percent
density bonus. The density bonus percentage is applied to the maximum density allowed
or 14 units.
e. Incentives/Concessions: When an application proposes incentives or concession for a
housing development, the density bonus report shall include the following minimum
information for each incentive requested and shown on the site plan:
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i. The required development standards and the requested development
sta nda rds/i nee ntive.
ii. Reasonable documentation to show that the requested incentive will result in
identifiable and actual cost reductions to provide for affordable housing costs.
iii. Based on the site plan and project description, the proposed project would
receive one incentive/concession by restricting seven percent to very low-income
households.
iv. The project proposes an incentive to purchase housing credits for an off-site
combined inclusionary housing project. Staff does not support the proposed
incentive and finds the purchase of housing credits to meet the inclusionary
housing requirement does not meet Government Code 65915 (k) and (I)
definition of a concession or incentive because it is not a request for a reduction
in site development standards; nor does the project include a request for
approval for mixed-use, and it is not a regulatory incentive or concession that
results in identifiable and actual cost reductions to provide for affordable housing
costs. Staff recommends if the purchasing of credits is proposed, to do so in
accordance with CMC Chapter 21.85 -lnclusionary Housing and City Council
Policy no. 57 and 58 which can be found online at:
https://www.carlsbadca.gov/city-hall/laws-policies/council-policies
f. Waiver of Development Standards: When an application proposes waivers of
development standards, the density bonus report shall also include the following
minimum information for each waiver requested and shown on the site plan:
i. The required development standard and the requested development standard.
ii. Reasonable documentation that the development standards for which a waiver
is requested will have the effect of physically precluding the construction of the
project at the densities or with the concessions or incentives permitted.
g. Design and Quality: Affordable units shall be comparable in exterior appearance and
overall quality of construction to the market rate units in the same housing development.
Interior finishes and amenities may differ from those provided in the market rate units,
but neither the workmanship nor the products may be of substandard or inferior quality
as determined by the city. In addition, the number of bedrooms of the affordable units
shall at least be equal to the minimum number of bedrooms of the market rate units.
Please refer to CMC Section 21.86.100 (found in the updated density bonus ordinance
provided in the link above) for the comprehensive list of housing standards for density
bonus projects.
7. lnclusionary Housing. Residential development or development revision of seven or more units shall
provide 15 percent of the total units approved to be restricted to occupancy and affordability to
lower-income households. The project is also subject to the affordable housing standards found in
CMC Section 21.85.040 of the lnclusionary Housing Ordinance. The standards include building
inclusionary units onsite whenever reasonably possible, and the construction of inclusionary units
must be done concurrently with market-rate units. Further, inclusionary ownership units with a
density bonus shall remain affordable to eligible income buyers pursuant to resale restrictions with a
term of 55 years. Please refer to CMC Chapter 21.85 for an inclusive list of requirements related to
inclusionary housing.
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8. Design Guidelines. The project is subject to compliance with the applicable Design Guidelines
contained within Sections 2.8.2 and 2.8.3 of the VBMP. A project description submitted with the
application should explain how the site layout, building form and massing, and other design guideline
provisions are met with the proposed design. In addition, the existing building facades should be
updated to be consistent with the Design Guidelines in the VBMP.
9. Noise Study. Residential projects requiring a discretionary permit containing five or more dwelling
units require a noise study. To analyze the project's compliance with the city's Noise Guidelines
Manual and the Noise Element of the General Plan, please submit a Noise Analysis prepared by a
registered acoustician at formal application submittal for the proposed project. If certain building
features (i.e., STC-rated windows, etc.) are required to comply with the interior noise requirements,
please include the details on the plans. The Noise Guidelines Manual can be found on the .city's
website at the following address:
https://www.carlsbadca.gov/home/showdocument?id-238
10. Cultural Resources Assessment. The project is located in an area of known sensitivity for paleontology,
archaeological, and architectural historical resources. Please submit a cultural resources assessment
prepared by a qualified professional. The study shall comply with the city's Tribal, Cultural and
Paleontological Resources Guidelines. Please be advised the Guidelines require a Luiseno Native
American monitor present for any field survey or work conducted by an archaeologist. Please see link
below for additional information.
https://www.carlsbadca.gov/home/showdocument?id=254
11. 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://www.qcode.us/codes/car1sbad/view.php?topic-18&frames-on
To the extent that new GHG reductionrequirements 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.
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
https://www.carlsbadca.gov/departments/community-development/planning. 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.
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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:
https://www.carlsbadca.gov/home/showdocument?id=604
If the project is a Standard Development Project, it 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.
If it is a Priority Development Project (PDP), a preliminary Storm Water Quality Management Plan
(SWQMP) will be required 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 on the City website. The
project SWQMP will determine the pollutant control BMP requirements. Note that this project is
subject to hydromodification standards.
3. A grading permit will be required.
4. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows. Provide method of drainage for on-site storm water.
5. A recent Preliminary Title Report (PTR) will be required with formal project application submittal.
A Certificate of Compliance may be required if the lot is determined to be an illegally created lot.
6. All easements and encumbrances identified in the PTR must be indicated on the site plan.
7. Show complete property boundary data on the site plan, including bearings and distances.
8. Provide a typical street cross section of Madison Ave showing existing improvements.
9. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk,
paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the project
frontage and within 10 feet.
10. Show existing and proposed contour lines onsite and extend at least 10 feet beyond property
lines.
11. Show the locations of all existing and proposed buildings, walls, fences, and permanent structures
onsite and within 25 feet of the site.
12. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties. ·
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13. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
14. Frontage improvements, including curb, gutter and sidewalks will be required along Madison
Street.
15. Show proposed finished floor and pad elevations for structures.
16. Show existing and proposed water services and sewer laterals.
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:
1. Fire access and circulation is acceptable. New structures will need to be equipped with NFPA 13D
fire sprinklers.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jessica Bui at the number below. You may also contact each department individually as follows:
• Planning Division: Jessica Evans, Associate Planner, at {760) 602-4631
• Land Development Engineering: Allison McLaughlin, Associate Engineer, at {760) 602-1052
• Fire Department: Randy Metz, Fire Marshal, at {626) 536-6677
Sincerely,
~~
DON NEU, AICP
City Planner
CJ:JE:cf
c: Stan Katz, 2669 Madison Street, Carlsbad CA 92008
Allison Mclaughlin, Project Engineer
Fire Prevention
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