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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 V 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?