HomeMy WebLinkAboutPRE 2021-0001; RINCON HOMES; Preliminary Review (PRE)DocuSign Envelope ID: 87BF2215-A14F-4EFD-B47.,.. ,B9E65F0E90
(cicyof
Carlsbad
PRELIMINARY REVIEW
REQUEST FORM
P-14
Community Development
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
PROJECT NAME: RINCON GARFIELD
Assessor's Parcel Number(s): 204-240-13 AND 204-240-14
Description of proposal (add attachment if necessary):
FOUR (4) FOUR-PLEXES OF 16 UNITS TO BE BUILT ON TWO PREVIOUSLY DEVELOPED (2) PARCELS
PLEASE SEE ATTACHMENT FOR ADDITIONAL INFORMATION AND SPECIFIC REVIEW QUESTIONS
Would you like to orally present your proposal to your assigned staff planner/engineer? Yes □ No [!]
Please list the staff members you have previously spoken to regarding this project. Please state "N/ A" if not.
N/A
FOCUS AREA(S): (!] Site Design [!] Land Use 0 Architecture [!] Zoning Interpretations [!] Engineering Standards O other
OWNER NAME (Print): APPLICANT NAME (Print):
RINCON HOMES (CONTACT TOM St.CLAIR) STEPHEN DALTON ARCHITECTS
MAILING ADDRESS: MAILING ADDRESS:
5315 AVENIDA ENCINAS, SUITE 200 444 SOUTH CEDROS AVE
CITY, STATE, ZIP: CITY, STATE, ZIP:
CARLSBAD, CA 92008 SOLANA BEACH, CA 92075
TELEPHONE: TELEPHONE:
(714) 724 -5647 (858) 792 -5906
EMAIL ADDRESS: EMAIL ADDRESS:
tstclair@rincongrp.com patrick@sdarchitects.net
l CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE
ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE
KNOWLEDGE. AND CORRECT TO THE BEST OF MY KNOWLEDGE. c-., .. C9~6:~ 1/11/21 ~~ 1/11/21
SIGNATURE DATE SIGNATURE DATE
*Owner's signature indicates permission to conduct a preliminary
review for a development proposal.
CITY USE ONLY
Project Number:pf t t Ol, I-bO(] I
FEE REQUIRED/DATE FEE PAID: .$·'114. DD
RECEIVED BY: Lw tu, { uf)U N
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P-14 Preliminary Review
Development Number: D [V
-..-.•n C\TYOf liAt"Lvu ,_
JAN 2 O 2021
BUILDING DIVISION
202\-00 \'2
Revised: 05/20
DocuSign Envelope ID: 87BF2215-A14F-4EFD-B47'l,. ,6B9E65F0E90
Preliminary Review
{city of
Carlsbad
Informational 13ul!etln
This Information Bulletin describes the types of preliminary
project reviews that are offered to customers prior to formal
submittal of an application. Please contact Development
Services at (760) 602-2723 to schedule an appointment. Any
questions regarding this service, please contact the Planning
Division at 760-602-4610.
PURPOSE OF A PRELIMINARY REVIEW
The purpose of a preliminary review is to provide an
opportunity for City staff to review the project in a
preliminary form to finalize substantial requirements and
provide a cursory identification of potential project issues
before a formal application is submitted. This will help reduce
permit review times and streamline project processing once
the application is officially filed. Outcomes of a preliminary
review may include the following.
• Advise a prospective applicant of the current city
standards, requirements and permit processes.
• Assess whether a development proposal is consistent
with city standards and requirements before significant
investment is made.
• Identify special studies and analysis that will likely be
required and possibly identify potential project
mitigation requirements.
• Provide recommendations on project design to help
minimize impacts to the environment and community
character.
• Meeting, if requested, for staff to walk through the
comments and suggestions.
TYPES OF REVIEWS
The Community Development Department (COD) offers two
types of preliminary project reviews;
• Initial Consultation
An Initial Consultation is typically conducted over the
counter where Development Services Counter staff
provide applicants with general process information or
guidance on a single-topic issue. They are not intended
to take significant city resources to complete and a
formal letter is not offered. Also, this service is free to
the customer.
• Preliminary Review
A Preliminary Review consists of a written assessment
of a conceptual project prior to formal application
P-14
Documents Referenced
Preliminary Review Request Form
SB 330 Streamline Application/Checklist (P-32)
submittal and is intended to identify and resolve major
issues that may affect project feasibility. The following
sections pertain to processing a Preliminary Review.
PROJECTS NEEDING PRELIMINARY REVIEW
A Preliminary Review is strongly recommended, but not
required, for complex or controversial projects that require
more evaluation than can be accomplished through an Initial
Consultation Meeting. Examples include:
• General Plan Amendments/Rezones
• Specific Plans
• Major Subdivisions (>25 units)
• Major Commercial/Industrial Projects
• Conditional Use Permits
Notwithstanding the above, a Preliminary Review is
mandatory for the following projects:
• Residential projects that include affordable units
• Projects in the Commercial/Visitor Overlay Zone
Please refer to form P-32 for the mandatory preliminary
streamline application process required for projects being
processed under SB 330 (Housing Crisis Act).
APPLICATION AND COSTS
Applicants are required to complete and submit the
Preliminary Review Request Form (attached) along with
project information and appropriate fee to the city at 1635
Faraday Avenue. A submittal appointment is required and
may be scheduled by contacting the Development Services
appointment specialist at (760) 602-2723.
In addition to the referenced request form applications must
include the following:
• Four (4) sets of the site plan folded to 8½ x 11. Enough
detail must be included to allow adequate review.
• Projects in Commercial/Visitor-Serving Overlay Zone
shall provide conceptual building elevations.
• Other information to help explain the project.
• Appropriate Fee. Refer to the city's current fee
schedule: "Preliminary Review-Major or Minor fee."
Community Development Department I 1635 Faraday Ave. I Carlsbad, CA 92008 I www.carlsbadca.gov
DocuSign Envelope ID: 87BF2215-A14F-4EFD-B47~ .:iB9E65F0E90
AREA{S) OF FOCUS
To help focus staff comments, it is helpful to know what the
applicant would like to accomplish from the Preliminary
Review. With this information, staff can focus attention on
researching and answering the applicant's main questions(s).
Below are the focus categories which are also listed on the
request form.
• Site Design
Focus is on reviewing issues such as development
standards (setbacks, building height, etc.), hillside
compliance, landscaping, signage, open space
requirements, and other physical aspects of zoning.
Plans adequately illustrating these features are needed
for review.
• Land Use
Focus is on determining the compatibility of the
proposed land use with the existing general plan and
zoning designations, determining whether staff could
support a general plan amendment or zone change, and
determining compatibility of the proposed land use with
surrounding land uses.
• Architecture
Focus is on establishing quality architecture and
checking compatibil!tY with the surrounding area and
against any applicable guidelines or plans. Building
elevations or other architectural information are
needed for review.
• Zoning Interpretations
Focus is on interpreting any aspects of the zoning
ordinance.
• Engineering Standards
Focus is on reviewing all engineering-related issues,
such as grading, drainage, Best Management Practices
for Storm Water Pollution Control, circulation and
traffic, street vacations, easements, subdivisions, etc.
PREPARATION
It is important that applicants provide as much detail about
the proposed project to maximize the value of a Preliminary
Review ---The more information provided to city staff, the
more comprehensive the feedback.
Once the application and material have been submitted, a
Project Planner will be assigned and will contact the applicant
within five business days to inform them that the request has
been received and is undergoing review. If the applicant
checked the box to present the project to staff, the Project
Planner will schedule a meeting at this time. This meeting is
for the applicant to clarify aspects of the project to aid staff
P-14 Preliminary Review
as they review materials to provide comments at the
end of the review.
Depending upon the area of focus selected, the Preliminary
Review process will generally include an interdisciplinary
team of city staff (i.e., Planning, Fire, Engineering, and
Building) who will review and provide comments to the
Project Planner. The Project Planner will assemble the
comments into one comprehensive comment letter, which
will be sent to the applicant at the end of the review. Every
effort will be made to have the preliminary review comment
letter available within 45 days following application
submittal.
The review letter will afford the applicant an opportunity to
request the Project Planner to set up a meeting with select
reviewers or the review team to discuss any review
comments that require further clarification. The Project
Planner will work with the applicant on setting a date that
works with their respective schedules.
A copy of the comment letter will be kept on file in the
Planning Division for two years. Should a formal application
be filed, every effort will be made to assign the application
to the same staff planner who processed your Preliminary
Review application, but it will depend on workload at the
time.
It should be noted that changes in state and local regulations
occurring after the Preliminary Review may impact a project.
Also, while the Preliminary Review process is intended to
provide applicants with an overview of the major
issues/possible solutions to address regulatory
requirements, the process is not intended to represent an in-
depth analysis of the project.
◊ ◊ ◊ ◊
Revised: 05/20
3570 & 3588-90 Garfield St. Carlsbad CA
APN: 204-240-13 & 204-240-14
24,848.05 SF Lot/ .57 acres
GP/Zoning: R3 Multiple-Family Residential Zone
Project Description
• We are planning a development of 16 -three story attached townhomes. The project will
consist of 4 -four-plex's facing an interior street. We are utilizing California State Density
Bonus to achieve the density. We are proposing that 15 units will be market rate and 1 unit will
be very-low income. To satisfy Carlsbad's 15% lnclusionary Housing Policy, we are requesting an
incentive to purchase a Housing Credit for the 2nd low-income unit rather than provide it on site
given the financial constraints ofthe project. The architecture will be coastal contemporary. We
are planning the four-plex's to the north will be identical but mirror each other. This will be the
same for the units to the south. Additionally, we plan on having unique floor plans within each
building.
• The footprint for each home will be roughly 33' x 25' and the homes will likely average around
1,850 SF. The current configuration of these homes offers a rare opportunity to provide new
homes with close proximity to the ocean.
Proposed Density Bonus Summary
• Based on R-3 Multiple-Family Residential Zone (15-23 du/ac), utilizing 20 units per acre= 11.41,
rounded up to 12 units
• 8% Very-Low Income affordable x 12 = .96 -round up to 1 VL affordable unit required
• 27.5% density bonus 12 x .275 = 3.3 -round up to 4 bonus units
• Total of 12 + 4 = 16 total units permitted for the site. (15 market rate and 1 very-low income)
Based on conceptual design, waivers will be needed for:
• Common Open Space -We will not be able to hit the minimum common open space; however,
we will provide private open space via decks for the individual units.
• Parking -We will adhere to the California State density bonus parking requirements; however,
we will not be able to provide additional guest parking spaces.
• Side yard setback-the project is proposing to reduce the side yard setback from 10 feet to 5
feet.
• Rear yard setback-the size of our BMP (located in the rear yard setback) is not yet determined.
Right now we are showing it at 20 feet but we might reduce that to between 15 and 20 feet.
• Potential waiver on height-Currently, the site slopes downward west to east. We haven't
received our survey yet, but our best guess is roughly 8 feet. We are not sure how this will
impact the elevation we set our pads. Our plan is to gradually step down the units with the
1 •
grade change. We plan on these units being no higher than 30' from finished grade. This may
equate to more than 30' from natural grade for some of the units. If this is the case, we will
request a waiver for height to be determined from finished grade.
Based on conceptual design, incentive will be needed for:
• Based upon Carlsbad's inclusionary housing element, we are required to provide 2.4 affordable
units since we are building 16 homes. We are requesting to build only 1 affordable unit on-site
and pay a housing credit for the remaining 1.4 units (rounded down to 1). The difference on
revenue between a low income unit and a market rate unit for this product type is roughly $1,
Additional Questions
1. We are not proposing a turn-around in the drive aisle for the Fire Department. Currently, the
fire department requires that the 150' max backup be measured from the middle of the street.
We are not able to show a 150' foot hose pole to reach the entire back of buildings by
measuring from the middle of the street. However, our site plan does show we are able to
reach around the units by measuring from the edge of the sidewalk (10 feet away from our
property line). In-lieu of the turn-around we are asking if the fire department would allow one
of the following solutions:
a. Measuring the backup from the edge of the sidewalk or
b. We propose an Alternative Means and Method for our back two buildings/8 units
(outside of the hose pull). This Alternative M&M would be to upgrade the Fire Sprinkler
System from NFPA 13R to NFPA 13 for those 8 units. We did this on our project on
Walnut per the direction of the fire department.
2. Please comment on our request to use an incentive to pay for a Housing Credit for 1.4 units
described previously.
3. Please comment on the waivers requested.
4. Does the City agree with our density bonus calculation?
5. Will the city require a Phase I Environmental Assessment as part of the application?
6. Can you speak to whether this property would qualify for an Infill Exemption as it relates to EIR?
7. Will a biological survey be required for this project?
8. Will a noise study be required on this project?
9. Will a historical study be required on this project?
10. Will a traffic study be required for this project?