HomeMy WebLinkAboutPRE 2021-0033; CHINQUAPIN COASTAL HOMES; Admin Decision LetterSeptember 21, 2021
Kirk Moeller
KM Architects, Inc.
2888 Loker Avenue East
Carlsbad, CA 92010
SUBJECT: PRE 2021-0033 (DEV2021-0183) -CHINQUAPIN COASTAL HOMES
APN: 206-020-11-00
('Cityof
Carlsbad
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Thank you for submitting a preliminary review for a nine-unit condominium project proposed at 330
Chinquapin Avenue. The project site, an approximately 19,250-square-foot lot (0.44 acre), currently is
developed with one 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: R-23 Residential, 15-23 dwelling units per acre (du/ac). Growth Management
Control Point of 19 du/ac.
b. Zoning: Residential Density -Multiple (RD-M) Zone, Beach Area Overlay Zone (BAOZ).
c. The property is within the Mello II Segment of the Local Coastal Program (LCP). The Coastal
land use designation and zone are the same as the General Plan and Zoning above.
2. The project requires the following permits:
a. Tentative Tract Map (CT)
b. Major Planned Development Permit (PUD)
c. Coastal Development Permit (CDP)
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 2021-0033 (DEV2021-0183)-CHINQUAPIN COASTAL HOMES
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3. 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.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.
4. The subject property has a General Plan Land Use designation of R-23 Residential (15-23 dwelling
units per acre (du/ac). The property has a gross area of 19,250 square feet (0.44 acre). Therefore, the
property can accommodate seven to ten dwe(ling units within the R-23 Residential land use
designation. The proposed nine-unit project has a density of 20.5 du/ac which is within the range of
the R-23 Residential designation and one unit below of the maximum allowed on-site.
5. The following property line setbacks apply to the lot:
a. Front: Chinquapin Avenue -Ten feet provided that carport and/or garage openings do not
face onto the front yard. The front yard shall be landscaped.
b. Interior sides: Five feet.
c. Rear: Ten feet.
6. The maximum lot coverage permitted is GO.percent. No lot coverage has been provided.
7. No conceptual elevations were provided. The proposed condominium project must comply with the
requirements listed in CMC Chapter 21.45 (Tables "C" and "E"), including but not limited to at least
three separate building planes, offset at least 18 inches, on all building elevations. The project
proposes three, three-unit buildings and is considered a multi-family project for purposes of CMC
Section 21.45.080 Table "E."
8. The south/front elevation should be designed to enhance street presence by designing a street facing
front entry, porch, interesting materials, and additional articulation, including stepping back the upper
floors.
9. For condominium projects under 25 units, the garage and residence are not required to be set back
from the drive-aisle. The minimum drive-aisle width is 20 feet, unless a larger width is required by the
Fire Department (see Fire Department comments below). Upper floors may not cantilever over the
required 20-foot drive-aisle. Back-up distance from the garages must maintain at least 24 feet from
the face of the garage door.
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10. The proposed nine-unit project requires a total of 21 parking spaces, 18 for the units and 3 visitor
spaces. Some spaces may be covered, uncovered, or located in a tandem garage. Please See E.7. of
Table E for additional information. The proposed project is short one parking space since the one-
bedroom unit requires 1.5 parking spaces which rounds up to two. It is recommended that the
compact guest parking spaces be expanded to the extend feasible to accommodate a variety of
vehicles.
11. Any proposed one-car garages, two-car garages, and tandem two-car garages must have minimum
interior dimensions of 12' x 20', 20' x 20', or 12' x 40' respectively, free of trash bins, traditional water
heaters, etc.
12. Please provide a table that shows the square footages of each unit and the number of bedrooms and
bathrooms.
13. Roof decks, if proposed in the Beach Area Overlay Zone, are limited to 25 percent of the building
footprint. Please provide this calculation if roof decks are proposed.
14. Each unit is required to have at least 60 square feet of private recreation space with a minimum
dimension of 6' x 10' without support posts encroaching. Please provide a table that shows the square
footage of private recreation space for each unit. A roof deck in the Beach Area Overlay Zone does
not count toward the required 60-square-foot area.
15. A central trash enclosure is not shown on the plans. Please show a central trash enclosure. Hauling
individual trash and recycle bins for nine units to the street is not supported by staff. Please provide
a letter from Waste Management stating that they will serve the project for on-site pick-up as
proposed.
16. The drive-aisle shall be enhanced with decorative concrete and/or pavers.
17. Building height is limited to 30' for buildings with a minimum 3:12 roof pitch, or 24' for flat roofs, roof
decks, or less than 3:12 roof pitch. The building height shall be measured from existing or finished
grade, whichever is lower. Please show the building heights to the roof peaks and to the roof deck
floors. If proposing to establish a new grade for building height purposes, please provide a note on
the plans and a justification with the application.
18. Please show all existing and proposed walls and fences including heights and material types. Walls
and fences shall be limited to a maximum of 42 inches in height in the front yard setback and six feet
in height beyond the front yard setback.
19. A conceptual landscape plan shall be submitted with the project application in compliance with the
city's Landscape Manual. Please show all existing trees to be removed on the landscape plan.
Additional tress and landscaping shall be added along the sides of the buildings to help soften the
building masses. The Landscape Manual can be found online at:
https:ljwww .ca rlsbadca .gov /ho me/showpu bl isheddocume nt/234/63 7 42597 4086270000
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20. Please show all applicable project information located on planning application form P-2 -
Development Permits. Planning applications can be found on line at:
https://www.carlsbadca.gov/home/showpublisheddocument/3760/637654127606300000
21. The project must comply with the city's Noise Guidelines Manual. A noise report shall be submitted
showing that the project complies with the 60-decibel maximum for exterior noise level for required
private recreation areas per unit and the 45-decibel maximum for interior noise. The Noise Guidelines
Manual can be reviewed on line by visiting the City of Carlsbad's Planning Division Website at:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
22. The project is subject to the inclusionary housing requirements of CMC Section 21.85.030. The nine-
unit project will need to. provide at least one ·affordable unit on-site or purchase two affordable
housing credits, if approved and available. Please submit a request to Mandy Mills, Housing and
Homeless Services Director, describing the proposed project and indicating how you intend to satisfy
the inclusionary housing requirement. Please be advised that approval from the city's Housing Policy
Team for the inclusionary component of the project is required prior to moving forward to the
Planning Commission.
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:ljwww.carlsbadca.gov/departments/community-development/planning/planning-applications-
forms. 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. 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/604/637659282326670000
Provide a detailed exhibit showing pervious and impervious area calculations to support the
information provided in the questionnaire. Geotechnical recommendations will be required to verify
that infiltration will be allowed where the pervious driveway is proposed. The project is also subject
to the new Trash Capture requirements effective September 1.
2. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows. Provide preliminary recommendations to mitigate any increase in
flows.
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3. A recent Preliminary Title Report (PTR) will be required with formal project application submittal. All
easements and encumbrances identified in the PTR must be indicated on the site plan
4. Show complete property boundary data on the site plan, including bearings and distances.
5. Provide a typical street cross section of Chinquapin Ave showing existing improvements ..
6. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving,
manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the project frontage
and within 25 feet.
7. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties.
8. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
9. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume
1, Chapter 2.
10. Show proposed finished floor elevations for structures.
11. Show existing and proposed water services and sewer laterals.
12. Show where the overhead electric lines will be undergrounded across the property.
13. Show the location of the proposed transformer for the project.
14. The minimum width for a multi-family residential driveway is 24 feet. The driveway must be ADA
compliant and at least 5' from aboveground utilities.
15. See the attached redlined site plan.
16. 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. Hose pulls appear to be adequate. The Fire Department will review the project again with the
development application.
Building:
The following comments can be addressed during the building permit plan check process:
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1. Please note that through penetrations of the common wall are not approved. Utilities are to enter
each unit from the exterior (Section R302.2.).
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Chris Garcia at the number below. You may also contact each department individually as follows:
• Planning Division: Chris Garcia, Associate Planner, at (760) 602-4622
• Land Development Engineering: Allison McLaughlin, Project Engineer, at (760) 602-2732
• Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661
• Building Division: Jason Pasiut, Building and Code Enforcement Manager, at (760) 602-2788
DON NEU, AICP
City Planner
DN:CG: cf
c: Jeff Galizio, 330 Chinquapin Avenue, Carlsbad, CA 92008
Allison McLaughlin, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry