HomeMy WebLinkAboutPRE 2022-0001; LEONE RESIDENCE: SIX UNIT RESIDENTIAL COMPLEX; Admin Decision LetterFebruary 3, 2022
Alena Blasio
5145 Avenida Encinas, Unit I
Carlsbad, CA 92008
{"Cityof
Carlsbad
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SUBJECT: PRE 2022-0001 (DEV2022-0003) -LEONE RESIDENCE: SIX UNIT RESIDENTIAL COMPLEX
APN: 204-111-01-00
Thank you for submitting a preliminary review to construct an approximately 11,238-square-foot, three-
story, six-unit, multiple-family residential building located at 985 Oak Avenue. The project site, which
comprises one lot totaling approximately 8,712 square feet, is currently developed with a single-family
residence.
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 Barrio (V-B)
c. The project is located within the Barrio Perimeter (BP) District of the Village and Barrio Master
Plan {VBMP).
2. The project requires the following permits and requires the Planning Commission review and
recommendation to the City Council. The City Council will be the decision-making authority:
a. Site Development Plan (SOP):-to construct six 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 23 units to a maximum of 30 units per net acre, after any required dedications.
According to the plans submitted for the preliminary review, the project proposes six units on a lot
that is approximately 8,712 square feet, or 0.2-acre. Therefore, the proposed density is 30 dwelling
units per acre and meets the density limit.
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
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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 referenc.ec:t section for all requirements.
a. Section 2.6.1 -Site Planning
i. Ingress & Egress -Per Section 2.6.1(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. According to the plans submitted for the preliminary review, the site
plan meets this requirement; however, the driveway apron may exceed the 20-foot
width. Plans submitted with a formal application must provide dimensions for the
driveway apron.
ii. Section 2.6.1(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. Plans submitted with a formal application must include a fully dimensioned
clear zone on the west side of the driveway shown on the site plan to demonstrate
compliance with this requirement.
iii. Parking -In accordance with Section 2.6.l(B), surface parking shall be located behind
buildings and away from street frontages. As designed, the project proposed parking
spaces away from the street frontage and meets this requirement.
iv. Fences and walls within the front yard setback shall be maximum of 3.5 feet tall. All
property line walls/fences (including combination retaining walls and fences) located
anywhere to the rear of the required front yard setback shall be limited to a maximum
of six feet. Plans submitted with a formal application must include existing and
proposed walls, proposed materials, and wall height.
b. Section 2.6.2 -Placement and Orientation
i. Buildings shall be oriented toward the primary street frontage. The design of the
building frontage should orient toward Oak Avenue.
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.
iv. All new development that results in additional height above the building height
maximum shall abide by the following regulations:
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1. No roof structure or any other space or feature shall be allowed for the
purpose of providing additional floor space.
2. All roof structures (excluding architectural features) shall be set back a
minimum five feet from all building faces and shall not exceed the maximum
stated heights below. Structures permitted to exceed five feet in height shall
be set back at least an additional five feet, up to maximum state heights:
a. Guardrails or other barriers for roof decks, roof deck amenities,
including permanently-affixed equipment and furnishings (such as
built-in seating, barbecue islands, counters, etc.) or other objects
designed or arranged to create a privacy screen or outdoor room;
equipment screening, fire or parapet walls, skylights; and similar
are allowed up to 42 inches above maximum height.
b. Roof structures specifically for the housing of elevators, stairways,
tanks, ventilating fans, or similar equipment required to operate
and maintain a building; flagpoles, chimneys, smokestacks,
wireless masts and other structures are allowed up to 10 feet
above maximum height. Based on the plans provided, the
elevators and stairways are under the 10-foot allowed above the
required height limitation.
c. Architectural features: up to 10 feet above maximum building
height. Architectural features that are within 10 feet of a building
face shall be cumulatively limited in width to 30 percent of that
building face.
d. Cumulative area devoted to roof structures (excluding roof decks,
parapets, solar energy systems and skylights) shall not exceed 10
percent of horizontal roof area.
e. Solar energy systems and skylights may exceed height, setback
and area standards to the minimum extent necessary for their safe
and efficient operation.
c. Section 2.6.6 -Parking
i. The preliminary plans do not clearly label the floor plans. According to the plans
provided, there are four three-bedroom units, and two one-bedroom units. Plans
submitted with a formal application will need to provide the bedroom count for each
unit 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 in the BP District: two spaces per unit and for
condominiums, one space must be covered. Tandem parking is permitted. The plans
provided show two tandem parking areas. Please note, tandem parking is only
permitted for the residential units with two or more bedrooms.
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iv. Visitor parking for projects in the BP District with 10 or fewer residential units is 0.30
space per unit. The plans submitted with a formal application should clearly label the
visitor parking stalls to differentiate between residential spaces or tandem spaces.
v. Based on the code requirements for two, one-bedroom units; four three-bedroom
units; and visitor parking, a total of 12 parking spaces are required. The project
proposes 13 spaces within a carport like design, under the first floor of habitable
space and meet parking requirements.
vi. 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 submitted with a formal application must provide full dimensions of a
standard parking stall.
5. Village and Barrio Master Plan -Barrio Perimeter District Standards. The project must comply with all
applicable Barrio Perimeter District standards contained within Section 2.7.6 of the VBMP. The
comments provided below are not inclusive of all the requirements per Section 2.7.6 of the VBMP.
Please refer to the referenced section for all requirements.
a. Setbacks
i. Front: minimum 10 feet. Awnings, canopies, upper floor balconies, plazas, and
courtyards are permitted to encroach up to five feet into the required front yard
setback.
ii. Side: minimum five feet.
iii. Rear: minimum five feet.
iv. Setbacks are taken from the ultimate right-of-way after any required dedications.
See Engineering comment no. 14 below.
b. Lot Coverage. The maximum lot coverage is 80 percent. The plans submitted with a formal
application must provide a lot coverage breakdown that lists all applicable areas of the
building that counts toward lot coverage. Lot coverage is defined in Carlsbad Municipal
Code (CMC) Section 21.04.061 as the total ground area of a site occupied by any building
or structure as measured from the outside of the external walls or supporting members.
It includes exterior structures such as stairs, permanent structural elements protruding
from buildings such as overhanging balconies, windows, or stories that overhang a ground
level floor, garages and carports.
c. Open space
i. A minimum of 25 percent of the property must be maintained as open space.
Open space may be public or private and may be dedicated to landscape planters,
open space pockets and/or connections, roof gardens/patios, balconies, and
other patios and/or outdoor eating areas. Parking spaces or drive aisles are not
counted as open space areas.
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ii. Plans submitted with a formal application must clearly identify all open space
areas and provide dimensions of each area. The title sheet of the plans should
include a breakdown of the open space areas.
d. Residential Private Open and Common Open Space
i. Private open space shall be provided at a minimum of 100 square feet per unit
with a minimum dimension of six feet in any direction. Plans submitted with a
formal application must clearly label all private open space areas and provide full
dimensions to demonstrate compliance with this requirement.
e. Building Height and Building Massing
i. The maximum building height is 35 feet which is measured from existing or
proposed grade, whichever is lower. The plans provided show a height measured
from the top of the subfloor and not the lowest adjacent grade. Please ensure
plans with a formal application measure the height from the lowest (existing or
proposed) grade.
ii. Maximum wall plane and roofline variation: no building or fac;ade visible from any
public street or the adjacent l-5 freeway shall extend more than 30 feet in length
without a two-foot minimum variation in the wall plane, as well as, a change in
roofline. Plans submitted with a formal application must demonstrate compliance
with this requirement by providing dimensions on the floor plans for each floor
and elevation drawings that clearly identify the two-foot variation every 30 feet
along Oak Avenue and along the 1-5 freeway.
6. 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 residential design
guidelines are met with the proposed design. In addition, per the Design Guidelines of the VBMP, the
following should be addressed with the submittal of a formal application:
a. Provide accurate renderings that show the jog in the building elevations, consistent with
what is shown on the site plan.
b. Reduce the appearance of the ta.II building by stepping back from street level on
elevations above the ground floor.
c. Enhance the street front and elevation facing the adjacent property to provide more
variation in the wall plane and provide more fenestration with more windows and
variation in materials and add accent materials.
d. Minimize vertical emphasis of architectural design elements by incorporating additional
horizontal features such as bands, reveals, trims, awnings, eaves, overhangs or other
ornamentation along different levels of the wall surface.
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e. Design with architectural features such as porches, balconies, wood detailing, and color
scheme to complement the overall building design.
f. Incorporate trellises and landscaping or other features to extend the living area toward
the street front, soften the transition between the street and the building, and encourage
community.
g. Design the units as much as possible to front Oak Avenue to create pedestrian
environments and support a walkable environment.
7. lnclusionary Housing. For residential development of less than seven units~ the inclusionary housing
requirements may be satisfied through the payment to the city of an in-lieu fee. The in-lieu fee to be
paid for each market-rate dwelling unit shall be 15 percent of the subsidy needed to make affordable
to a lower-income household one newly constructed, typical attached-housing unit. The dollar
amount and method of payment of the in-lieu fee shall be fixed by a schedule adopted by resolution
of the city council. The in-lieu fee changes annually, and if approved, the project would be conditioned
to pay the in-lieu fee prior to building permit issuance. For current in-lieu fees, please see the Master
Fee Schedule available online at:
https://www.carlsbadca.gov/home/showpublisheddocument/6392/637769984246294105
8. 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/showpublisheddocument/238/637425974092370000
9. Cultural Resources Assessment. The project is in an area of known sensitivity for paleontology,
archaeological, and architectural historical resources. In addition, the dwelling onsite was constructed
over SO years ago (1957); therefore, please suomit 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:ljwww.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
10. Landscaping. Prior to a formal submittal of the project, conceptual landscape exhibits shall be
prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad
Landscape Manual. All relevant information pertaining to the landscaping requirements and physical
barriers such as walls or fences must be plotted, labeled, and provide dimension and material details
within the exhibits. The Landscape Manual may be obtained at the Planning Division front counter or
found online at:
https:ljwww .ca rlsbadca .gov /ho me/showdocument?id= 7032
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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.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 subst.antial 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.
Land Development Engineering:
1. Complete the Climate Action Plan (CAP) Checklist, Form P-30, for this project to demonstrate project
compliance with the CAP. Applicable measures identified in the checklist must be incorporated and
annotated into the project design as well as incorporated into summary checklist on the title sheet.
2. Submit a Preliminary Title Report (current within the last six (6) months). Delineate and annotate all
existing easements affecting the property on the site plan.
3. Provide the Average Daily Traffic and Peak Hour volumes for the project on the cover sheet. Based
on a preliminary review of this project (6-resideptial units), it appears that a Scoping Agreement and
Transportation Impact Analysis will not be required for this project; however, this will be confirmed
once ADT is added to the plans.
4. Depending on the CEQA determination a Vehicle Miles Traveled (VMT) Analysis may be required.
5. Provide a preliminary geotechnical assessment for the project site, identify any geotechnical hazards
and any over-excavation required for the proposed development. Update the earthwork quantities
based on the recommendations from the geotechnical engineer.
6. Complete a Stormwater Standards Questionnaire, Form E-34, identify whether this project is a priority
development project (PDP); 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
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Provide a detailed exhibit showing pervious and impervious area calculations to support the
information provided in the questionnaire.
7. The project is also subjectto the new Trash Capture requirements. At a minimum prepare and submit
a Trash Capture Storm Water Quality Mana$ement Plan (SWQMP). For an approved list of Trash
Capture BMPs visit:
https:ljwww.waterboards.ca.gov/water issues/programs/stormwater/trash implementation.h
tml
See City of Carlsbad Engineering website for a Storm Water Quality Management Plan Trash Capture
Template Form E-35A.
8. Complete a Standard Project Requirement Checklist Form E-36 and indicate on the plans what site
design and source control BMPs will be utilized at the project site.
9. The following general information, as depicted on Development Permit P-2 Form, shall be included
on the title sheet:
a. Name of who prepared the site plan
b. Legal description of the property
c. Site Acreage
d. Proposed Density in DU/Acre
e. Building Coverage
f. Percent of Site to be Landscaped
g. Number of Parking Spaces Required and Provided
h. SF of Open/Recreation space required/provided for each unit (if applicable)
i. ADT
j. Name of Sewer, Water, and School District
k. Proposed Water Demand (GPM or GPD)
I. Sewer Generation from this Project (EDU)
m. Proposed Discharge and Master Drainage Basin
n. CAP Form P-30 Section 11.D
o. Delineate any EV Spaces or Capable/Ready
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10. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving,
manholes, inlets, street lights, adjacent driveways, vaults, transformers, fences, walls, buildings, trees,
overhead power poles, etc.) on the project site and within 25 feet on the west side of the project and
the entire existing cul-de-sac in the northerly direction.
11. Show the existing storm drain, existing water line and existing sewer line in Oak Avenue.
12. Show the existing sewer and water lateral's being removed and the proposed laterals to support this
development.
13. Show where the existing overhead lines will be undergrounded to the proposed building.
14. This project will require dedication of Right-of-Way for Oak Avenue per CMC 18.40.030. Per City of
Carlsbad Standard Drawing GS-3, a 52-foot radius for Right-of-Way shall be dedicated over the
property, see the attached exhibit. The setbacks for the building will be required from ultimate Right-
of-Way.
15. Per CMC 18.40.040, this project requires public sidewalk improvements within the easterly side of
the current cul-de-sac.
16. Coordinate with Caltrans for future improvements for the cul-de-sac.
17. Show existing contours and proposed contours, including spot elevations at all four corners of the
pad and the finish floor and pad elevation of the structure.
18. Show the method of draining the lot, show if minor storm drains will be utilized to convey the storm
water to the street or surface drainage.
19. Provide a typical street cross-section for Oak Avenue.
20. Provide a cross-section on the west side of the project property, show the existing building and walls
and the proposed building and footings.
21. Provide a cross-section at the building frontage to show the existing ground and the proposed
improvements.
22. Provide a cross section on the east side of the property to show the existing fence, slope and any
other existing improvements within Caltrans Right-of-Way that may affect development. Also, show
the proposed building with dimensions to the existing facilities.
23. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard
Volume 1, Chapter 2.
24. See the attached redlined site plan.
25. 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.
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Building:
1. The following comments should be incorporated into the design:
Fire:
a. Compliance with CBC Chapter 11A is required.
b. Compliance with CBC 1206 is required.
c. Individual utilities will need to be shown entering each unit separately (sewer, water, gas,
electric).
1. Please contact Randy Metz, Fire Marshal, at Randy.Metz@carlsbadca.gov for required fire safety and
access requirements that may effect the building design and site plan.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jessica Evans at the email below. You may also contact each department individually as follows:
• Planning Division: Jessica Evans, Associate Planner, at jessica.evans@carlsbadca.gov
• Land Development Engineering: Nichole Fine, Associate Engineer, at nichole.fine@carlsbadca.gov
• Fire Department: Randy Metz, Fire Marshal, at randy.metz@carlsbadca.gov
Sincerely,
~)t
DON NEU, AICP
City Planner
CJ:JE:cf
c: Lael Leone, 985 Oak Avenue, Carlsbad CA 92008
Nichole Fine, Project Engineer
Fire Prevention
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