HomeMy WebLinkAboutPRE 2023-0006; CARLSBAD BLVD DUPLEX PROJECT; Admin Decision LetterApril 11, 2023
JOSHUA RENNER
PO BOX 600455
SAN DIEGO, CA 92160
8FILE COPY
SUBJECT: PRE 2023-0006 (DEV2023-0034) -CARLSBAD BLVD DUPLEX PROJECT
APN 204-122-06-00
Dear Joshua Renner,
(' City of
Carlsbad
Thank you for submitting a preliminary review application for a residential project proposed on an
approximately 5,320-square-foot (0.12-acres) developed lot located at 3374 Carlsbad Blvd. The proposal
generally involves the following:
• Demolition of an existing single-family home; and
• Development of a duplex and two detached accessory dwelling units
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; 18 to 23 dwelling units per acre
b. Zoning: Multiple-Family Residential (R-3) and Beach Area Overlay Zone (BAOZ)
c. Coastal Zone: The project site is located within the Coastal Zone and is subject to the Mello II
Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning are consistent with
Community Development Department
Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 442-339-2600 www.carlsbadca.gov
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the City's General Plan Land Use and Zoning for the site. The property is located within the
California Coastal Commission's Appeals Jurisdiction.
2. The project requires the following permits:
a. Coastal Development Permit {CDP)
b. Minor Site Development Plan (SDP) ,
c. Minor Coastal Development Permit (CDP) for the Accessory Dwelling Units (to be processed
after the above-noted permits are approved by the Planning Commission)
The Minor CDP listed above would need to be submitted as a separate application. The exhibit
package can however be duplicated. Please note on the project plans that the Minor CDP will be
processed once the Planning Commission approves the Coastal Development Permit and Minor Site
Development Plan for the duplex.
3. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical
studies/exhibits:
a. Noise Study. Please submit a noise study with your formal application that is prepared in
accordance with the requirements outlined in the City of Carlsbad Noise Guidelines Manual. The
Noise Guidelines Manual may be found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
b. Historical Analysis. The existing home on the property was likely 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, or provide documentation that the
structure is less than 50 years old. The report shall also be consistent with the city's Tribal,
Cultural, and Paleontological Resources Guidelines and again can be found online at:
https://www .ca rlsbadca .gov /home/showpubl isheddocument/254/637 425976516870000
A formal submittal of this project to the city's Planning Division shall include two (2) copies of each of
the above reports.
4. The property is located within the California Coastal Commission's Appea.ls Jurisdiction. Therefore,
the city of Carlsbad has permit authority. However, because the project is located within the appeals
jurisdiction, the project is subject to potential appeal by the California Coastal Commission. -
5. The project is subject to the City's lnclusionary Housing Ordinance, CMC Chapter 21.85 Please see
informational bulletin (IB-157) linked below.
https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
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6. Conceptual landscape exhibits shall be prepared in accordance with the General Requirements listed
in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The Landscape Manual may
be reviewed online at:
https://www.carlsbadca.gov/home/showpublisheddocument/7032/637697387309170000
7. Accessory Dwelling Units: The proposed accessory dwelling units (ADUs), as allowed by section (e) of
government code 65852.2, will need to comply with the following:
a. 18 feet maximum height, including the height of the roof. However, the roof is not
required to be pitched (a flat roof for the AD Us is acceptable).
b. The two AD Us must be detached from the main structure and detached from each other
(no shared or touching wall). The two ADUs as proposed are not required to be separated
from the main dwelling by 10 feet. Separation requirements for the structures will be
dictated by building code. If an ADU over 800 sf is proposed, the 10-foot separation will
be required.
c. Four-foot side and rear setbacks.
d. 20-foot front yard setback
e. Accessory dwelling units must only be rented for a period of 30-days or more (no short-
term rental).
8. Height: The maximum building height in the Beach Area Overlay Zone (BAOZ) is 30 feet for roofs with
a minimum 3:12 roof pitch or 24 feet for flat roofs or less than 3:12 roof pitch. The roof-lines as shown
on plans does not provide enough detail to fully assess if compliant. Typically, any flat surface would
be subject to the 24-foot standard. If the roof lines meet in a ridge (not a flat plane area), that ridge
can be up to the 30-foot standard.
9. Setbacks: The main structure must have a 20-foot front yard, five-foot side yard, and 10-foot rear yard
setback. The AD Us must have four-foot setbacks from side and rear property lines.
10. Floor Area Ration (FAR): In response to the question raised in the application materials, no FAR
standard or limit is required.
11. Nonconforming Lot: The project site is a nonconforming lot due to lot width. No concessions or
additional flexibility has been identified in this review for compliance with Title 21 of the CMC (Zoning
Ordinance), except as provided in comment 13 below or in accordance with CMC 21.50 (Variances) if
requested and approved.
12. Basement: "Basement" means that portion of a building between floor and ceiling which is completely
or partially below the existing grade or finished grade, whichever is lower, but so located that the
vertical distance from exterior grade to the adjacent interior floor below is greater than the vertical
distance from exterior grade to the adjacent interior ceiling above. This definition must apply to a
minimum of seventy-five percent of the perimeter of the basement/or that portion of a building to
qualify as a basement. The lower garage level as represented on plans appears to be compliant with
the definition of basement.
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13. Parking: The parking as shown does not appear to be compliant with drive isle requirements as
provided in Table B of CMC 21.44. This requires 14 feet of width for the drive isle serving the 45-
degree angled parking.
Per Table C of CMC 21.44, existing substandard frontage lots with a width of less than 50 feet can be
allowed tandem parking arrangements. Specifically, tandem parking within the front yard setback can
be permitted, provided there is a minimum of one parking space per dwelling unit located within the
required setback lines; and the front yard building setback is no less than 20 feet. Additional options
to allow tandem parking within the garage may be acceptable, at the discretion of the City Planner.
Per parking requirements and the requirements of the Beach Area Overlay Zone, a total of five parking
spaces is required for the project.
Minimum height requirements for the parking garage are as required by·-the building code.
Please refer to Land Development Engineering comment (bullet 29} regarding cars backing onto
Carlsbad Boulevard.
14. The Housing Crisis Act of 2019 (SB 330} established a preliminary streamline application process for
housing projects. It is not mandatory unless applicants seek the vesting and processing benefits
offered under SB 330. Participation in the SB 330 streamline process would occur first, followed by
the formal development application process required under Government Code (Gov. Code}§§ 65940,
65941, 65941.5, and Carlsbad Municipal Code (CMC} § 21.42.050. Acceptance by the city of a
complete SB 330 Streamline Application (Form P-32} and fee will vest the project for 180 days in
accordance with the ordinances, policies and standards in effect at the time the SB 330 Application is
accepted.
15. 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."
16. 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
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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
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. Please
review all information carefully before submitting.
Land Development Engineering:
1. Complete a Stormwater Standards Questionnaire Form E-34. 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 is located on the City of Carlsbad
website.
2. Based on this project's general land use R-23, this project is subject to the City of Carlsbad trash
capture requirements. Incorporate trash capture measures on the project plans unless the project
meets any of the exemptions in Chapter 4.4 of the BMP Design manual located on the City of Carlsbad
website.
3. Provide a Preliminary Title Report (within the last six (6) months);
4. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report
on the site plan.
5. A preliminary geotechnical report is required to evaluate the feasibility of the project. Guidelines for
preliminary geotechnical studies are available on the City of Carlsbad Engineering website.
6. Per CMC15.16.060 this project will require a grading permit and grading plan. Shoring plans shall be
included as part of the grading plan to the satisfaction of the city engineer and building official.
7. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey
Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical
control per City Engineering Standards Volume 1, Chapter 2.
8. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
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9. Delineate and annotate approximate topographic contours for existing and proposed condition.
Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and 5'
intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary.
10. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, street lights, adjacentdriveways, vaults, transformers, etc.) at
the project site, project frontage and within 25 feet of the boundary.
11. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
12. Provide spot elevations at the corners of the lot in the proposed condition. Include finish pad and
floor elevations.
1~. Provide the method of draining the lot. Unless otherwise specified by a geotechnical engineer,
method of drainage shall comply with California Building Code (latest version) section 1804.4.
14. Provide a cross section to show the existing and proposed ground, the proposed wall, the footing and
remedial excavation. A temporary construction easement or permission to grade letter from_ adjacent
owner to construct walls or underground parking may be required.
15. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
16. The trees along the Carlsbad Boulevard frontage are included in the city's street tree inventory.
Indicate on the site plan that they are to remain or to be removed. Proposed removal of street trees
will require approval per Section 11.12.090 of the Carlsbad Municipal Code. Coordinate with the
parks and recreation department for additional information.
17. Show existing lot line bearing and distance.
18. Provide typical street cross sections for existing frontage on Carlsbad Boulevard. Provide existing
right-of-way width and existing improvements and proposed improvements and dedications.
19. Delineate and annotate proposed driveway and driveway width.
20. Show all existing utilities and callout size for: water, sewer; storm drain, underground dry utilities,
overhead lines, traffic signals, street lights in Carlsbad Boulevard and laterals affecting the property.
21. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way.
22. Public potable water and sewer mains along project frontages must meet minimum design diameter
and material as specified in City of Carlsbad Engineering Standard Vol. 2 Section 3.2.2 for water and
Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition
of development.
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23. Fire service, backflows, potable and recycled water services, meters, landscape irrigation services,
and sewer laterals for the new development shall be in compliance with 2022 Carlsbad Engineering
Design Standards requirements.
24. Replace existing water service with a new PVC tee, meter and backflow per CMWD standard drawing
W-5.
25. If the project is planning to connect a storm drain to the sanitary sewer for emergency and incidental
flows in the underground parking garage, the developer shall apply for a provisional source control
permit with Encinas Wastewater District.
26. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.)
27. Plot stopping sight distance at all driveways, corner sight distance at all street intersections and
demonstrate sight distance with sloped driveway.
28. Show vertical curves on driveway transition and demonstrate cars will not bottom out. Maximum
sloped driveway is 25% and San Diego County Design Standard, DS-07, is acceptable to use.
29. Backing into Carlsbad Boulevard is unsafe with a 25% driveway. Redesign parking to allow cars to head
out onto the street.
30. Address the comments on the attached redlined plan.
31. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Building:
1. No comments.
Fire and Life Safety Division:
1. Fire sprinklers will be required throughout all units and attached garages.
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If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Kyle Van Leeuwen at the number below. You may also contact each department individually as
follows:
• Planning Division: Kyle Van Leeuwen, Associate Planner, at (442) 339-2611
• Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773
• Fire and Life Safety Division: Randy Metz, Fire Inspections, at (442) 339-2661
Sincerely,
UVc
ERIC LARDY, AICP
City Planner
EL:KVL:JC
Enclosures:
1. LDE Red lines -Site Plan Exhibit
c: Teddy Jewels, LLC, PO Box 27198, San Diego, CA 92198
Linda Ontiveros, Project Engineer
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