HomeMy WebLinkAboutPRE 2021-0025; 3495 MADISON STREET; Admin Decision LetterCcityof
Carlsbad
July 12, 2021 B FILE COPY
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Kevin Sladek
3495 Madison Street
Carlsbad, CA 92008
SUBJECT: PRE 2021-0025 (DEV2021-0106) -3495 MADISON STREET
APN: 204-172-21
Thank you for submitting a preliminary review for a two-lot subdivision with one detached single-family
modular home per lot proposed at 3495 Madison Street. The project site, an approximately 11,484 square
foot lot, currently is developed with a one-story 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:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Village-Barrio {V-Bl
The subject property has a General Plan Land Use designation of Village-Barrio (V-B) and is
within the Barrio Center (BC) District of the Village and Barrio Master Plan (VBMP), Properties
within the BC District do not have an assigned residential density as it relates to the city's
Growth Management Pian compliance. Therefore, the minimum and maximum densities for
residential development are established in the VBMP. The permissible density range for
properties located within the BC District is 8-15 dwelling units per acre (du/ac). The table below
identifies the permissible density range for BC District properties, the allowable density range
based on the size of the project site, the proposed density and number of units allowed.
PROPOSED DENSITY
Gross Acres Net Acres Density Range/ DU's Proposed/
DU's Allowed Project Density
8-15 du/ac 2 units 0.26-acres 0.26-acres Minimum: 2 units 8 du/ac Maximum: 3 units
Community Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www,carlsbadca.gov
PRE 2021-0025 (DEV2021-0106) -3495 MADISON STREET
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As identified in the above table, the proposed project's density of 8 du/ac falls below the
maximum density of 15 du/ac; and therefore, would comply with the allowed density for the
BC District.
' '' Pursuant to the Housing Element of the General Plan, because a Growth Management Control
Point (GMCP) has not been established for residential development in the BC District,
residential units must be withdrawn from the city's Excess Dwelling Unit Bank (EDUB). The
EDUB is implemented through City Council Policy No. 43. However, due to recent State
legislation (SB330) and a recent letter received by the State's Department of Housing and
Community Development, the city is no longer able to use its growth cap limits specified in the
city's Growth Management Program to limit or prohibit residential development. Thus, any
future removal of units from the EDUB will be documented solely for residential unit tracking
purposes. Because the site is already developed with one unit, the proposed project would
document the removal of one (1) additional unit from the city's EDUB for a total of two (2)
units.
b. Zoning: Village-Barrio (V-B)
Properties with the V-B zoning designation are governed by the VBMP. The subject property is
located within the BC District of the VBMP. Please see the discussion below for further details.
c. Master Plan: VBMP; BC District
i. In the BC District of the VBMP, one-family dwellings are permitted when developed 1)
as two or more detached units on one lot, or 2) on a small lot. (VBMP, Table 2-1,
Footnote 1, pg. 2-8).
ii. The project is NOT exempt from the Area-Wide Development Standards; and
therefore, will need to demonstrate compliance with Chapter 2.6 of the VBMP.
iii. In addition to the above Area-Wide Standards, the project will need to demonstrate
compliance with the BC District Standards outlined in Section 2.7.7 beginning on page
2-66 of the VBMP.
2. The project requires the following permits:
a. Minor Subdivision (MS)
A MS is required to subdivide a residential lot into four or fewer parcels, such as that being
proposed. Despite the proposed subdivision complying with minimum lot width and lot area
requirements of the BC District. Section 20.16.010.H of the Carlsbad Municipal Code (CMC)
requires that the lot depth be no greater than three times the average width except for minor
subdivisions where the proposed lot depth to width ratio is less than that of the existing lot.
In the case of the proposed. the lot depth to width ratio of the proposed lots are exceeding
the lot depth to width ratio of the existing lot; and therefore. cannot be supported.
Alternatively, as discussed above in Section 1.c, the BC District also permits two or more
detached units on one lot. In other words, there are other design options available that could
be considered to allow for two units on the site.
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b. Minor Site Development Plan (SDP)
New construction of two to four attached or detached dwelling units up to 5,000 square
feet (excluding garages) requires the approval of a minor site development plan (VBMP
Section 6.3.3.A.l.b)
The above required permits are administrative permits acted on by the City Planner. The City Planner's
decision is final unless appealed to the Planning Commission (VBMP Section 6.3.4.A).
3. The following technical studies/exhibits would be needed with a formal submittal:
a. Historical Analysis. The existing home on the property was built over 50 years ago. To determine
if the structure is significant pursuant to the California Environmental Quality Act {CEQA), a
historical analysis report will need to be submitted. The report shall be consistent with the city's
Tribal, Cultural, and Paleontological Resources Guidelines and can be found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
4. The project is subject to the City's lnclusionary Housing Ordinance, CMC Chapter 21.85. Where the
project is proposing less than seven (7) units, the inclusionary housing requirement may be satisfied
through payment to the city of an in-lieu fee. In-lieu fees are. collected per market rate unit. The in-
lieu fee, which is subject to periodic change, is currently set at $4,515 per unit.
5. Detailed architectural elevations, floor plans and roof plans are required as part of a formal submittal.
Please review the Area-Wide Design Guidelines (Chapter 2.8) of the Carlsbad Village and Barrio Master
Plan beginning on·p. 2-72. Be sure to also reference the Area-Wide Standards (Chapter 2.6) beginning
on p. 2-12, and the Barrio Center (BC) Supplemental District Standards (Chapter 2.7.7) beginning on
p. 2-66. No architecture was proposed as part of this preliminary review; therefore, no detailed
comments pertaining to the review of project architecture has been provided. However, it should be
noted that the proposed floor plans depict two-story residential units that do not provide any form
or articulation except for a small inset porch at the front entry. Building articulation and design
elements consistent with the above guidelines and development standards will be expected with a
formal submittal.
6. Please see the Land Development Engineering Division's comment below restricting vehicular access
to the alley. As part of a project redesign, please consider incorporating porches, trellises, landscaping,
courtyards and other features to extend the living area towards the street, thus softening the
transition between the street and the dwelling(s) and encouraging community interaction. The
minimum front yard setback in the BC District is 15 feet, which can allow for large/deep porches and
other structures being built closer to the street than that which is currently shown.
7. Two-car garages must meet a minimum 20-foot-by-20-foot interior dimension that is free and clear
of any encroachments. The current design appears to fall short by 6-inches on interior garage width.
The above comment is based on scaling the plans for compliance. Staff cannot confirm accuracy of
3/16 scale in that no dimension or scale bar was provided. A formal submittal will need to plot the
minimum 20-foot-by-20-foot free and clear interior dimension on the proposed floor plans as well as
providing a scale bar and plans drawn to the identified scale.
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8. With any future submittal for this lot, please update the site information labeled on the plan to reflect
the following corrections:
a. Lot Square Feet: The plan lists 11,484 sq. ft., whereas the site plan lot dimensions of 80 feet
by 150 feet equates to 12,000 sq. ft. Please clarify this discrepancy and update plans
accordingly.
b. Zoning: The Zoning Classification for the property is V-B (Village Barrio)
c. General Plan Land Use: The General Plan Land Use Designation for the property is V-B (Village
Barrio)
d. Master Plan: The property is located within the Carlsbad Village and Barrio Master Plan
(VBMP).
e. Village District: The property is located in the Barrio Center (BC) District of the VBMP.
9. 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."
10. 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.
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.
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Land Development Engineering Division:
1. Please 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:ljwww.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000
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. Please submit a tentative parcel map showing all applicable information listed in Planning Application
P-2 available online at the city's website at:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/3760/637571045027400000
3. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows. Please provide preliminary recommendations to mitigate any increase
in flows.
4. A recent Preliminary Title Report (PTR) will be required with formal project application submittal.
5. All easements and encumbrances identified in the PTR must be indicated on the site plan.
6. Please show complete property boundary data on the site plan, including bearings and distances.
7. Please provide a typical street cross section of Madison Street showing existing improvements.
8. On the site plan, please 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 25 feet.
9. Please show existing and proposed contour lines onsite and extend at least 25 feet beyond property
lines.
10. Please show the locations of all existing and proposed buildings, walls, fences, and permanent
structures onsite and within 25 feet of site.
11. Please provide multiple cross-sections of the site to demonstrate differences in grade, including
adjacent properties.
12. Please indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
13. Please use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard
Volume 1, Chapter 2.
14. Please show proposed finished floor elevations for structures.
15. Please show existing and proposed water services and sewer laterals. The water meter shall be located
in the right-of-way, adjacent to the property line.
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16. Please show where the overhead electric lines will be undergrounded across the property.
17. Access shall be taken from the alley, not Madison Street. A 10-foot Irrevocable Offer of Dedication
(1.O.D.) will be required along the rear of the property as well as a private access easement across the
northern lot in favor of the southern lot.
18. Please show that there is an adequate vehicle turnaround area for both properties at the alley access.
19. New curb, gutter and sidewalk shall replace the existing driveway on Madison Street. AC grind and
overlay will be required for the half street along the property frontage. Please protect the existing
storm drain inlet in place.
20. Per Carlsbad Municipal Code Section 20.16.010, lot depth shall be no greater than three times the
average width except for minor subdivisions where the proposed lot depth to width ratio is less than
that of the existing lot. The proposed subdivision would create two lots 40' wide x 150' deep. The
proposed lots do not conform to the minimum lot width to depth ratio.
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. Please update plans to show the 2019 California Codes.
2. Please provide the manufacturer certification of compliance with the National Manufactured Housing
Construction and Safety Act of 1974.
Fire Department:
1. No comments.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jason Goff at the number below. You may also contact each department individually as follows:
• Planning Division: Jason Goff, Senior Planner, at (760) 602-4643
• Land Development Engineering: Allison Mclaughlin, Project Engineer, at (760) 602-2732
• Fire Department: Randy Metz, Fire Inspections, at (760) 457-1150
DON NEU, AICP
City Planner
DN:JG:cf
Enclosure(s):
1. LDE Redlines dated June 17, 2021
c: Allison Mclaughlin, Project Engineer
Fire Preventlon
HPRM/File Copy
Data Entry