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HomeMy WebLinkAboutPRE 2023-0022; TYLER STREET HOMES; Admin Decision LetterJuly 27, 2023 Kirk Moeller KM Architects, Inc. 2888 Loker Ave E, Suite 220 Carlsbad, CA 92010 --»1_ ~/ 17,h ,;.,/z "3 8FILE copy __ ~ SUBJECT: PRE 2023-0022 (DEV2023-0081) -TYLER STREET HOMES APN 204-010-09-00 (city of Carlsbad Thank you for submitting a preliminary review application for a condominium project proposed at 3215- 3225 Tyler Street. The project site, an approximately 0.52-acre property, is currently developed with two dwelling units. The preliminary review exhibit proposes four, three-story, two-family dwellings, and two, three-story, one-family dwellings, each with an attached two-car garage, for a total of ten dwelling units. The two one- family structures will be approximately 2,200 square-feet and the eight two-family units will be approximately 2,600 square-feet. Vehicular access to the site will be provided off Tyler Street with a drive- aisle leading to each unit's garage. 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 ofthis 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-Barrio (V-B) b. Zoning: Village-Barrio (V-B) c. Master Plan: Village and Barrio Master Plan (VBMP}, Pine-Tyler Mixed-Use (PT) District 2. The project requires the following permits: a. Tentative Tract Map (CT) b. Planned Unit Development Permit (PUD) c. Site Development Plan (SDP) Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 r,-\ PRE 202-0022 -Tyler Street HoJQ;O 3 ] J 11 LJ July 27, 2023 Page 2 The City Council will be the decision-making authority on the CT, PUD, and SDP. 3. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical studies/exhibits: a. Phase 1 Environmental Site Assessment (ESA). Please submit a Phase 1 ESA of the project site. If the findings of a Phase 1 ESA require preparation of a Phase 2 or a limited Phase 2 ESA, please also submit these additional reports as part of the initial submittal. The report(s) should consider the proposed project site's previous and adjacent uses involving auto storage. b. Noise Study. Please submit a noise study with a formal application prepared in accordance with the requirements outlined in the City of Carlsbad's General Plan Noise Element and Noise Guidelines Manual. The City's General Plan Noise Element may be found online at: https://www.carlsbadca.gov/home/showpublisheddocument/3426/637434861102600000 The City's Noise Guidelines Manual may be found on line at: https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000 c. Cultural and Paleontological Resources Studies (2 separate reports). The development of the proposed project will require excavation in an area of the city known to have a high sensitivity as it relates to (1) archeological, and (2) paleontological resources. Please direct your consultant to the city's Tribal, Cultural and Paleontological Resources Guidelines. Please note that any archeological pedestrian survey of the site for the cultural resources study shall also include a Native American monitor during the survey. The city's Tribal, Cultural and Paleontological Resources Guidelines may be found on the city's website at: https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000 d. Historical Analysis. The existing homes on the property appear to be built over 45 years ago. The development ofthe proposed project will require demolition in an area ofthe city known to have a high sensitivity as it relates to architectural history. To determine if the structures are significant pursuant to the California Environmental Quality Act (CEQA), a historical analysis report will need to be submitted, or provide documentation that the structures are less than 45 years old. This report shall also be consistent with the city's Tribal, Cultural, and Paleontological Resources Guidelines as discussed above. 4. SB 330 Streamline Application Process. 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 Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 202-0022 -Tyler Street Homes July 27, 2023 Page 3 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. The city's SB-330 information bulletin can be found online at: https://www.carlsbadca.gov/home/showpublisheddocument/8166/637725763890630000 5. 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, dimensioned with the material detailed within the exhibits. The Landscape Manual may be obtained at the Planning Division front counter or found online at: https://www.carlsbadca.gov/home/showdocument?id=7032 6. Climate Action Plan (CAP). 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:ljwww.geode.us/ codes/ ca rlsbad/view. ph p ?topic=18&fra mes=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. 7. lnclusionary Housing. The project is subject to the City's lnclusionary Housing Ordinance, CMC Chapter 21.85. Please see the informational bulletin (IB-157) linked below. https ://www.carlsbadca.gov/home/showpu blis heddocu ment/9634/63 7897 580094270000 8. Proposed Land Use. Residential is permitted within the PT District per the VBMP, Table 2-1. For an exhaustive list of uses permitted, conditionally permitted, and/or prohibited in the PT District, please consult Table 2-1 beginning on page 2-6 of the VBMP. For an exhaustive list of expressly prohibited uses, please see Table 2-1 on page 2-8. 9. This project is subject to the Chapter 2.6 Area-Wide Standards of the VBMP beginning on page 2-12. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 202-0022 -Tyler Street Homes July 27, 2023 Page4 a. Chapter 2.6.l(A) Ingress and Egress. The driveway apron shall not exceed 20 feet in width. The plans appear to meet this requirement. As part of a formal submittal, please dimension the apron to confirm that the project meets the requirement and dimension the required clear zone at the intersection of Tyler Street and the proposed drive-aisle. b. Chapter 2.6.l(D) Property Line Walls/Fences. Fences within the front setback shall be a maximum of 3.5feet tall. 10. This project is subject to the Chapter 2.7.5 -Pine-Tyler Mixed-Use (PT) Supplemental District Standards of the VBMP beginning on page 2-59. a. Chapter 2.7.5(E) Open Space. 2.7.5(E)(l) requires that a minimum 10% ofthe property must be maintained as open space. 2.7.5(E)(2) requires private residential open space to be provided at a minimum of 60 square feet per unit with a minimum dimension of 6 feet in any direction. With a formal submittal, please dimension the open space areas and provide a line- item calculation of the open space areas to confirm this requirement is met. b. Chapter 2.7.5(G) Building Height. The maximum building height is 35 feet. As part of a formal application submittal, all elevation plans (and any section details) shall indicate compliance with Carlsbad building height definition as defined in CMC Section 21.04.065. Please also review the Guide to Measuring Building Height, which can be found on the Planning Division's website at: https://www.carlsbadca.gov/home/showpublisheddocument/268/637425976538130000 c. Chapter 2.7.5(H) Building Massing. Maximum wall plane and roofline variation: No building facade visible from any public street shall extend more than 30 feet in length without a 2 foot minimum variation in the wall plane, as well as a change in roofline. 11. This project is subject to the Chapter 2.8 Area-Wide Design Guidelines of the VBMP beginning on page 2-72. Please prepare a matrix demonstrating how the project complies with each applicable guideline. Where not applicable, please indicate as such. This matrix shall be provided with the formal submittal in both hard copy and digitally, preferably the ".word" format. The matrix will eventually be incorporated into an exhibit to be attached to the Planning Commission and City Council staff reports. 12. Include a line-item lot coverage calculation of all structures contributing to the lot coverage including roof eaves extending thirty-inches from the face of any building. See also Carlsbad definition of building coverage as defined in CMC Section 21.04.061. 13. 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." Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 202-0022 -Tyler Street Homes July 27, 2023 Page 5 14. No pedestrian access from the residences to Tyler Street is provided outside of the drive-aisle. Staff recommends providing pedestrian access to Tyler Street separate from the drive-aisle for the residences. Please be aware that is an area of site design importance the Planning Commission has focused on in the past. 15. Provide correspondence with SDG&E to confirm that there is no issue with the proposed location of the transformer. The transformer should be screened with landscaping. 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 on line at www.carlsbadca.gov. 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. Contact Nick Gorman in the Traffic Division at Nick.Gorman@carlsbadca.gov, a division of the Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are used to determine if a Local Mobility Analysis is required and the scope of analysis. Submit either an approved Scoping Agreement or correspondence from the Traffic Division indicating one is not required. Provide ADTand peak hour trips per generation rates from SAN DAG Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region on the site plan/tentative map. 2. If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines linked below. https ://www.carlsbadca.gov/home/showpu blisheddocu ment/328/637 425982502330000 3. Depending on the CEQA determination, which is determined after the application for discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles Traveled Analysis Guidelines linked below. https://www.carlsbadca.gov/home/showdocument?id=312 4. 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. 5. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP). All impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment. Submit a Storm Water Quality Management Plan with the discretionary application. This project is exempt from hydromodification. Review Potential Critical Coarse Sediment Yield Area Map on the City website to see if this criterion applies to your project. The post construction stormwater treatment BMPs shall be shown on a conceptual grading plan and drainage plan with the discretionary application. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 202-0022 -Tyler Street Homes July 27, 2023 Page 6 6. BMPs shall be designed in accordance with the City of Carlsbad BMP Design Manual. DMAs of a multi- unit project shall drain to a common pollutant control BMP to be maintained by the property owners in an equitable manner via CC&Rs, an agreement recorded on property title or other acceptable means. Separate BMPs for each unit shall be prohibited. 7. Based on this project's general land use V-B, this project is subject to the City of Carlsbad trash capture requirements. Incorporate trash capture measures on the project plans. Incorporate trash capture measures into the Storm Water Quality Plan. 8. Provide a Preliminary Title Report (current within the last six (6) months}. 9. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report on the site plan. If any vacations or quitclaims are planned with this development annotate on the site plan. 10. Provide a title report with linked exception documents for APN 204-010-10-00 to verify if access has already been obtained to the north via recorded document. If there is no bound legal access, then access through the subject Tyler Street property will be required. 11. A Preliminary Hydrology Study including map and calculations is required to demonstrate capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm hydrologic calculations before and after development for each drainage basin. 100-year flow rate in the proposed condition must not exceed the 100-year flowrate from the existing condition. Stormwater flow should mimic the pattern of the existing condition. If stormwater flow does not mimic the existing condition additional analysis of downstream infrastructure is required. 12. A preliminary geotechnical report is required to evaluate the feasibility of the project, analyze the infiltration capacity of the soils as well as.provide remedial recommendations for pad preparations. Guidelines for preliminary geotechnical studies are available on the City of Carlsbad Engineering website. 13. Per CMClS.16.060 this project will require a grading permit and grading plan. 14. 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. 15. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan. 16. 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. 17. On the site plan, show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.} at the project site, project frontage and within 25 feet of the boundary. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 202-0022 -Tyler Street Homes July 27, 2023 Page 7 18. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 19. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and floor elevations. 20. Provide the method of draining around each unit. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 21. Delineate all retaining walls that will be utilized on the project site and show top of wall and bottom of wall elevations, including at the highest and lowest points. Indicate maximum height of retaining wall measured from bottom of footing to top of wall and maximum height measured from finish surface to top of wall. 22. Delineate location of all existing and proposed buildings, walls, fences and permanent structures onsite and within 25 feet of the site. 23. There is a tree along Tyler Street frontage which is included in the city's street tree inventory. Indicate on the site plan that it is 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. 24. If this project is proposing condominiums in lieu of apartments and 10 units are proposed, a tentative map is required. 25. Provide typical street cross sections for Tyler Street. Provide existing right-of-way width and existing improvements and proposed improvements and dedications. 26. Delineate and annotate all proposed driveways and driveway widths. 24-feet is the minimum width required for multi-family residential per section 3.15 ofthe engineering standards. 27. Show all existing utilities and callout size for: water, sewer, underground dry utilities, overhead lines, traffic signals, streetlights in Tyler Street and laterals affecting the property. 28. Provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update 2019, Section 4.2 Design Criteria. 29. Provide a Water Study for the new development based on City of Carlsbad Potable Water Master Plan 2019, Section 4.2 Design Criteria. 30. 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. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 202-0022 -Tyler Street Homes July 27, 2023 Page 8 31. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation services, and sewer laterals for the new development in compliance with 2022 Carlsbad Engineering Design Standards requirements. 32. Replace existing water service with a new water service to meet the demand of the development, PVC tee, meter and backflow per CMWD standards. Provide one master meter and sub-meter for each unit. 33. Provide a proposed, separate fire service, meter and backflow to serve the development. 34. One private sewer lateral is acceptable down the center of the drive aisle with separate minor laterals as long as the sewer is sized to meet the generation of the project. The City will accept filling the project if that is what is required to obtain a gravity sewer; however, it is unclear how filling the project will still facilitate biofiltration facilities in the rear of the project. 35. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent properties, existing and proposed grades on-site, fences and location of structures on-site and on adjacent properties. 36. Dedications and frontage improvements are required per CMC18.40 and/or CMC20.16. A five foot wide public street and utility easement shall be dedicated. 37. Tyler Street is designated as an alternative design street. Therefore, this development is not subject to installing street frontage improvements at this time. The property owner will be required to enter into a Neighborhood Improvement Agreement (NIA) with the city. The Agreement will be recorded with San Diego County Recorder's Office. 38. 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.) 39. Plot stopping sight distance for the driveway. 40. Address the comments on the attached red lined plan. 41. 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 ofthe project is provided. Fire Department: 1. Fire access road measures 24 feet adjacent to the structures and narrows to 20 feet for brief distances. Fire will accept this. 2. The driveway shall be considered part of the fire access system due to distance from street and shall be marked as a fire lane with no parking in the drive aisle. The four duplex buildings shall be equipped with a NFPA 13R fire sprinkler system. The single units can utilize 13D fire sprinkler systems. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 202-0022 -Tyler Street Homes July 27, 2023 Page 9 Building Division: The following comments are provided courtesy of the Building Division and will need to be clearly detailed in your final design prior to submitting for building permit construction plan review. Carlsbad requirements: CLIMATE ZONE 7 SEISMIC (R=6.5) = .12 W; SDC = D; SDS ~ .75, sl.00; Dl/D2 RAINFALL ("/hr.): 3.7" WIND VELOCITY: 96mph 1. Show details for one-hour fire resistance rated wall(s) separating the dwellings. CRC R302.3. 2. Show details for airborne and structure borne sound transmission compliance with CBC section 1206 for the walls separating the new ADU from the main dwelling. 3. A soils report is required for new construction. Prepare the report and include recommendations into the foundation design. 4. A boundary certification is required for new structures built 5 feet or closer to a side or rear yard property line. 5. All Energy documents are required to be imprinted onto the plans. 6. Sewer design with fixture unit counts for entire sewer line, including the new house if the ADU ties into the existing sewer line prior to the sewer main connection. (Four water closets allowed on a vertical pipe or stack and three water closets allowed on a horizontal branch or drain) 7. Electrical load calculations and single line diagram for entire electrical design, including the existing loads and new ADU loads. 8. Carlsbad Climate Action Plan (CAP) sections 2A, 3A and 4A are triggered for this project new detached ADU. CAP specific plan details to be coordinated with the CFl-R energy documents. 9. The Carlsbad form 8-55 will be required to be imprinted onto the plans in order to be approved for a permit. 10. Single line diagram for proposed gas fixtures including the new house fixtures. Applicant Questions followed by Staff Responses: Planning: 1. Please confirm that a 20' wide drive aisle is acceptable outside of the required 24' garage back-up area. Can the buildings cantilever over the 20' wide driveway area leaving a 10' separation between structures? Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 202-0022 -Tyler Street Homes July 27, 2023 Page 10 A 20-foot-wide drive isle outside the required 24' garage back-up space is acceptable. There is no limit to upper stories of buildings that cantilever over the 20-foot-wide driveway so long as the project complies with engineering, building, and fire department requirements. 2. Please confirm if new VBMP Design Objectives will apply to this project. If approved, VBMP Design Objectives will be go into effect September 12, 2023. If the application is not deemed complete by then, the project will be subject to the new VBMP Design Objectives. 3. Please confirm all required studies that will need to be provided for project approval. Please see Planning comment #3 above. 4. Please confirm if a density of 12 units could be pursued. According to our calculations 11. 73 max. units are allowed. Can this number be rounded up to 12 by requesting .27 units from the excess dwelling unit bank? If the maximum density results in a unit yield of 11.73 dwelling units, 12 units would not be allowed as it would exceed 23 dwelling units per acre. The project cannot exceed the maximum density allowed for the site unless a density bonus is requested. Please see the informational bulletin (IB-112) linked below for density bonus eligibility criteria. httos://www.carlsbadca.gov/home/showpublisheddocument/8169/638247731824400000 5. Please confirm if affordable units housing credits can be purchased. Please let us know if we should reach out directly to Mandy Mills to confirm if credits are available. Projects proposing more than seven, but no more than 50 residential units are eligible to purchase credits. Contact the department of Housing and Homeless Services at 442-339-2810 or housing@carlsbadca.gov for the availability of affordable unit housing credits. The decision- making authority of the development project, City Council, will be required to approve the credit purchases. Land Development Engineering: All questions for Land Development Engineering are answered in the body of this letter and on the redlined plans. Fire: All questions for Fire are answered in the body of this letter. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Edward Valenzuela at the number below. You may also contact each department individually as follows: • Planning Division: Edward Valenzuela, Associate Planner, at (442) 339-2624 Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 • PRE 202-0022 -Tyler Street Homes July 27, 2023 Page 11 • Land Development Engineering: Nichole Fine, Project Engineer, at (442} 339-2744 • Fire Department: Randy Metz, Fire Marshal, at (442} 339-2661 • Building Division: Jason Pasiut, Building Official, at (442) 339-2788 Sincerely, ERIC LARDY, AICP City Planner EL:EV:ES c: Estate of Jessica Dushaune, Erin Sanchez, 3215 Tyler Street, Carlsbad, CA 92008 Nichole Fine, Project Engineer File Copy Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600