Loading...
HomeMy WebLinkAboutPRE 2023-0043; RINCON ROOSEVELT; Admin Decision LetterSeptember 21, 2023 Stephen Dalton Architects 444 South Cedros Avenue, Studio 185 Solano Beach, CA 92075 SUBJECT: PRE 2023-0043 (DEV2023-0105}-RINCON ROOSEVELT APNs 203-181-10-00, 203-181-16-00, AND 203-101-12-00 {"Cityof Carlsbad 8FILE COPY Thank you for submitting a preliminary review for a residential project proposed on assessor's parcel numbers (APNs) 203-181-10-00, 203-181-16-00, and 203-101-12-00 in the Village Center District of the Village and Barrio Master Plan. The project site, consisting of three lots combining for approximately 29,000-square-feet, currently is developed with an existing 8-unit apartment building, small commercial building, and a parking lot. Vehicular access to the site is provided off Roosevelt Street. The preliminary review exhibit(s) propose: • Demolition of the existing apartment building with eight existing residential apartment units and a commercial building. • Construction of a new mixed-use building containing 52,560 square-feet of residential space for 36 condominium units, 5,015 square-feet of commercial retail space, a 1,483-square-foot lobby, and 51 parking spaces. 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 -Barrio (V-B). b. Zoning: Village-Barrio (V-B). c. Master Plan: Village and Barrio Master Plan (VBMP}, Village Center (VC) District 2. The project requires the following permits: a. Site Development Plan (SDP) b. Planned Unit Development Permit (PUD) Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 2 c. Tentative Map (CT) TliE:!'cftyCounci} Will be the decision-making authority on the SOP, PUD, and CT . . ~ "'' ~,·• .. ,t ,'1; '-~ '.' 3. 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. 4. 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.qcode.us/codes/car1sbad/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. 5. 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. 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: PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 3 https://www.carlsbadca.gov/home/showpublisheddocument/3426/637434861102600000 The City's Noise Guidelines Manual may be found online at: https:ljwww .ca rlsbadca .gov /home/showpubl isheddocument/238/637 42597 4092370000 c. Cultural and Paleontological Resources Studies. 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 .ca rlsbadca .gov /home/showpublisheddocument/254/637 425976516870000 d. Historical Analysis. The existing buildings on the project site appear to be built over 45 years ago. The development of the proposed project will require demolition in an area of the 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. 6. 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 7. lnclusionary Housing. The project is subject to the City's lnclusionary Housing Ordinance, CMC Chapter 21.85. Please see the informational bulletin (1B-157) linked below. https://www,carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000 8. Proposed Land Use. A mixed-use building containing residential, and retail is permitted within the VC District per the VBMP, Table 2-1. For an exhaustive list of uses permitted, conditionally permitted, and/or prohibited in the VC 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, which include but are not limited to the following standards. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 4 a. Chapter 2.6.l(A) Ingress and Egress. The driveway apron shall not exceed 20-feet in width. To support the density bonus waiver to increase the driveway width from 20 feet to 22 feet, please provide written justification from a licensed traffic engineer that the driveway increase will not result in a health/safety impact. b. Chapter 2.6.l(A) Ingress and Egress. A clear zone shall be provided at the intersection of a street and an alley or driveway to maintain a free line of sight. The clear zone shall consist of an isosceles right triangle measured 7.5 feet in both directions from the intersection of the two property lines. The clear zone shall not be occupied by a ground floor building footprint, site features taller than 36-inches, or landscaping that is taller than 30-inches. c. Chapter 2.6.2(Cl Placement and Orientation. Roof Protrusions -All roof structures, including protrusions such as equipment housing and guardrails; parapets and equipment screening; architectural features such as decorative or accent elements and towers; flagpoles; and roof decks and their amenities, shall complement and be consistent with the design of the building. No roof structure shall be taller than the minimum height needed to accommodate, screen, or enclose the intended use. 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 similar structures: Up to 10 feet above maximum height. d. Chapter 2.6.3(A) Building Elements. Window Glazing-45 percent minimum glazing of ground- floor facade for retail uses adjacent to a public street. Facade measured from plate height to finish floor. The bottom of any window or product display window shall not be more than 3.5 feet above the adjacent sidewalk. Transparent or translucent glazing is required on the ground-floor facade of a commercial or retail use facing a public street. Opaque, reflective, or dark tinted glass is not permitted. 10. This project is subject to the Chapter 2.7.1-Village Center (VC) Supplemental District Standards of the VBMP beginning on page 2-36, which include but are not limited to the following standards. a. Chapter 2.7.l(E) Open Space. Sheet 2 of the plans provided indicates that 12 of the dwelling units proposed will only have 36 square feet of private open space. 2.7 .l(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.l(F) Service and Delivery Areas. Identify where the service and loading area will be. c. Chapter 2.7.l(G) Building Height. The maximum building height is 45 feet and 4 stories. A maximum of 30 percent of the fourth story street facing facade can have a 0-foot setback (as measured from the property line). The remaining 70 percent shall be set back a minimum of 10 feet (as measured from the property line). The total square footage of enclosed fourth PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 5 floor space shall not exceed 80 percent of the largest enclosed floor space below (floors one, two, or three). However, in no case shall the fourth floor enclosed space exceed the amount of third floor enclosed space. To support the density bonus waivers to increase the building height, increase the percent of the fourth floor allowed a 0-foot setback, and increase the fourth floor enclosed area limit - please provide written justification why the City's established development standards or design regulations physically preclude construction of the project and why the waivers are necessary. d. Chapter 2.7.l{H) Building Massing. Maximum wall plane and roofline: No building facade visible from any public street (excluding alleys) shall extend more than 40 feet in length without a 5-foot minimum variation in the wall plane, as well as a change in roofline. To support the density bonus waivers to waive the wall plane and roofline standards, please provide written justification why the City's established development standards or design regulations physically preclude construction of the project and why the waivers are necessary. e. Chapter 2.7.1(1) Ground Floor Street Frontage Uses. New ground floor street frontage uses permitted within the boundaries of the use restriction area identified on Figure 2-2 shall occupy more than one-half of the habitable space developed on the ground floor and shall span at least 80 percent of the building frontage. To support the density bonus waiver to waive the requirement for the ground floor street frontage use to span at least 80 percent of the building frontage, please provide written justification why the City's established development standards or design regulations physically preclude construction of the project and why the waiver is necessary. 11. The Objective Design Standards for Multifamily Housing and Mixed-Use Development in the Village and Barrio go into effect October 13, 2023. All projects outside of the Coastal Zone, that are in process and not deemed complete by October 13, 2023, will be subject to the new objective design standards. 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 of the project in both hard copy and digitally, preferably in ".word" format. This matrix will eventually be incorporated into an exhibit to be attached to the Planning Commission and City Council staff reports. Please see the Objective Design Standards website linked below: https://www.carlsbadca.gov/departments/community-development/planning/village-barrio- objective-design-standards 12. 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 PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 6 occupied by low-income households. The formal submittal of the project will need to include documentation regarding any existing "protected units." 13. Please provide a description of how the tandem parking spaces will operate. 14. Please dimension all parking stalls to confirm the minimum parking space dimensions listed in CMC 21.44.050 are met. Up to 25 percent of provided parking stalls can be compact spaces. No overhang is permitted for compact spaces. Compact car spaces shall be located in separate parking aisles from standard sized spaces. Aisles for compact car spaces shall be clearly marked with permanent pole signs denoting "Compact Cars Only." Please demonstrate compliance with all compact parking space requirements in the plans provided with a formal application submittal. 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: Prior to formal application for the discretionary permit submittal, the following items must be adequately resolved/addressed, unless otherwise noted: 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 ADT and 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 at: https ://www.carlsbadca.gov/home/showpubl isheddocument/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 available at: https:ljwww .ca rlsbadca .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 PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 7 impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment. Submit a Storm Water Quality Management Plan. Based on the hydromodification exemption study prepared by Chang Consultants, this project will be exempt from hydromodification criteria and only subject to water quality requirements for storm water. The post construction stormwater treatment BMPs shall be shown on a conceptual grading plan and drainage plan with the discretionary application. 6. Based on this project's General Plan Land Use of V-B, this project is subject to the City of Carlsbad's trash capture requirements. Please incorporate trash capture measures on the project plans and incorporate trash capture methods and calculations in the preliminary Storm Water Quality Management Plan. 7. Please provide a Preliminary Title Report (current within the last six (6) months). 8. Please 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. Also, include the general utility and access easement for the 6-inch HOBAS sewer along the southwesterly boundary in book 1950, pg 3648 recorded 6/6/50 and per document 2020- 0149544 recorded 3/22/2020. 9. A Preliminary Hydrology Study including map and calculations is required to demonstrate capacity/sizing of proposed and existing storm drain infrastructure. Please show 100-year storm hydrologic calculations before and after development for each drainage basin. 10. A preliminary geotechnical report is required to evaluate the feasibility of the project. Please provide recommendations for remedial excavation, groundwater level and if infiltration is feasible for this project. Guidelines for preliminary geotechnical studies are available on the City of Carlsbad Engineering website. 11. Per CMC Section 15.16.060, this project will require a grading permit and grading plan. 12. A separate improvement plan for work within the right-of-way is required for this project. 13. 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. 14. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan. 15. Please delineate and annotate approximate topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less than 5%; 2-foot intervals for slopes between 5% and 10%, and 5-foot intervals for slopes over 10%. Extend contours a minimum 25-feet beyond the project boundary. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 8 16. On the site plan, please 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. 17. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 18. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and floor elevations. 19. Please provide the method of draining the project. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 20. Please 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. 21. Please delineate location of all existing and proposed buildings, walls, fences, and permanent structures onsite and within 25-feet of the site. 22. The trees along the frontage at Roosevelt Street are included in the City's Street Tree Inventory. Please 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. 23. Please show existing lot line bearing and distance. 24. Please provide typical street cross sections for Roosevelt Street. Provide existing right-of-way width and existing improvements and proposed improvements and dedications. 25. Dedications and frontage improvements are required per CMC Section 18.40 and/or CMC Section 20.16. An 8-foot wide public street and utility easement shall be dedicated on Roosevelt Street. Public street frontage improvements shall include driveway, curb and gutter and sidewalk. 26. It is unclear by the project description if the residential units will be condominiums or apartments. If apartments, a tentative parcel map will be required to consolidate the three properties and dedicate the 8.0-foot right-of-way. If condominiums are proposed, a tentative map will be required for the 36 proposed residential units. 27. Dead end parking aisles over 150-feet deep shall have adequate turn-around space to accommodate a maximum 3~polnt turn for a standard passenger vehicle. 28. Please provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 9 29. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, streetlights in Roosevelt Street and adjacent project and laterals affecting the property. 30. Please provide a Sewer Study for the new development based on City of Carlsbad Sewer Master Plan Update 2019, Section 4.2 Design Criteria. 31. Please provide a Water Study for the new development based on City of Carlsbad Potable Water Master Plan 2019, Section 4.2 Design Criteria_. 32. Public potable water and sewer mains along project frontages must meet minimum design diameter and material as specified in City of Carlsbad Engineering Standards. Utility replacement and/or upsizing may be required as a condition of development. 33. The City of Carlsbad requires upgrade of the entire existing 6-inch ACP waterline in Roosevelt from Grand Avenue to Beech. A reimbursement agreement may be available for the portion upgraded outside of the project frontage. 34. Please 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. 35. Existing water and sewer service's not meeting the demand of the project will require removal. 36. Please ensure the trash enclosure is designed in accordance with the City of Carlsbad Engineering standards. Any deviation from the standard may require approval from Republic Services to ensure that the trash enclosure is serviceable. 37. Please 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. 38. A 3-inch AC grind and overlay is required for full-width of Roosevelt Street at the project frontage. 39. 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.) 40. If a vehicular gate is required for this project, locate the gate a min. 20-feet from the public Right of Way so that approaching vehicles will not queue in the public right-of-way of Roosevelt Street. 41. Plot stopping sight distance at the proposed driveway. 42. 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. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 10 Fire Department: 1. The proposed building is out of Fire Department access, exceeds the 150 foot maximum from the public street, and the applicant shows the placement of a standpipe to the rear of the building. These must be submitted through an Alternate Means and Methods request and must be reviewed and approved by Fire prior to approval of this project. 2. Plan shows laddering pads that are obstructed by the exterior balconies. Laddering shall be demonstrated to the edge of the balcony. 3. NFPA 13 Fire sprinkler system and NFPA 72 fire alarm systems required. Building Division: The Building Division has no comments currently regarding this submittal for conceptual plan review. The following comments are provided courtesy of the Building Division and will need to be clearly detailed in the final design prior to submitting for building permit construction plan review. The Building Division will not need to see these preliminary plans again. Carlsbad requirements: CLIMATE ZONE 7 SEISMIC (R=6.5) = .12 W; SOC= D; Sos~ .75, Sl.00; DJD2 RAINFALL ("/hr.): 3.7" WIND VELOCITY: 96mph 2019 California codes are adopted until December 31, 2022. 2022 codes take effect on January 1, 2023. 1. Construction hours: Monday -Friday 7:00am -6:00pm and 8:00am -6:00pm Saturday. No work is allowed on Sunday or Federal holidays. 2. Building permit applications are valid for one year. Permit applications will be expired after one year if not issued. The Building Official may grant one extension of 180 days upon request. 3. Permitted projects have one year to begin construction. Permits will be expired if construction does not start within one year after permit issuance. 4. This project consists of building with more than two dwelling units and will be subject to CBC Chapter 11A and 11B accessibility requirements and other/ Federal accessibility requirements depending on the funding source(s). 5. New apartments of three or more dwellings per building and new condominiums of four or more dwellings per building are defined as covered multifamily dwellings subject to CBC Chapter 11A accessibility requirements for accessible/ adaptable units. 6. New parking facilities will need to show accessible stalls, EV stalls and accessible EV stalls per CMC. See the B-50 form available on-line. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 11 7. Funding sources such as CTAC may trigger additional accessibility requirements above the minimum amounts required by the California Building Code. If applicable, please list those additional requirements, if applicable, in chart form on the cover sheet and provide details on the plans. 8. Is the project constructed by, for, or on behalf of a Title II entity or part of a Title II entities program that provides housing? If yes, then the 2010 ADAS applies. 9. Is the project receiving Federal financial assistance, and if so, is it coming from HUD? If it's a Home key Project, then the answer to that is yes. Therefore, it must comply with HUD 504 regulations with the options of either using UFAS or the HUD Deeming Notice that allows the use of the 2010 ADAS with certain exceptions. 10. 2022 CRC requires ESS provisions to be designed into new residential construction. 11. A soils report is required for new construction. Prepare the report and include recommendations into the foundation design. 12. A boundary certification is required for new structures built 5 feet or closer to a side or rear yard property line. 13. Drain design with fixture unit counts for entire sewer system to be included in complete plumbing plans. 14. Sewer and water lines within the property line boundary are considered private systems. Consideration should be made now to determine if these systems will meet the city standard or will be designed per the California Plumbing Code. 15. A separate, private sewer and water system permit can be applied for concurrent with grading so the Building Division can do inspections of these systems during grading. 16. Gas line isometric for proposed gas fixtures to be included in complete plumbing plans. 17. Electrical load calculations and single line diagram for entire electrical design to be included in complete electrical plans. 18. All registered Energy documents are required to be imprinted onto the plans. 19. Carlsbad Climate Action Plan requirements are triggered. New residential occupancies will need to meet CAP sections 2A, 3A and 4A. New nonresidential construction will need to meet CAP sections lB, 2B, 3B, 4B and 5. 20. The Carlsbad form B-55 will be required to be imprinted onto the plans to be approved for a permit. 21. Show details for airborne and structure borne sound transmission compliance with CBC section 1206 for the walls and floors separating dwellings. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 12 22. Roof mounted mechanical systems shall be screened in accordance with the Carlsbad Municipal Code section 18.10.020. Housing and Homeless Services: Housing & Homeless Services staff have completed a review of the above-referenced project for pre- application completeness. The Housing & Homeless Services finds that the project as proposed does not demonstrate compliance with State law and City codes. The applicant should submit an application and address the following: 1. Total Units & Affordability -Applicant is applying for additional units, incentives, and waivers in accordance with density bonus provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter 21.86. Based on projected gross acreage and the project as proposed, the following are HHS calculations. Please be aware that these calculations are based upon the information available in this application. Please refer to bullet 3 which discusses the State Housing Accountability Act and its applicability to this project. Additional affordable units may be required for this project based on the criteria described in State Government Code Section 66300 and discussed below. A Acreage .67 B Max Density per Acre 35 C Base Units (Ax B) .67 X 35 = 23.48 rounds up to 24 units D Requested Bonus (50% x 50% x Base Units 12 units C) E Total Units (C + D) Base+ Bonus 36 units F Required Affordable Units 24 X 15% = 3.6, rounds up to 4 very per GC 65915 (C x 15%) low-income units G Required Affordable Units 36 X 12.5% = 4.5 units, rounds up to 5 Per CMC 21.85 (Ex 12.5%) very-low-income units H Total Affordable Unit 4 affordable units (F) count toward required units Count (G), so total affordable unit count is 5 (The higher of F or G) 2. lnclusionary Requirement -Project is also to Carlsbad Municipal Code Chapter 21.85, requiring fifteen percent of the total residential units be affordable for lower income households. Carlsbad Municipal Code (CMC) Section 21.85.070 provides alternatives to construction of inclusionary units, including reducing the required number of inclusionary units to twelve and a half percent for projects that restrict all affordable units to extremely low or very-low-income households. Under this alternative, this project is providing very-low-income units pursuant to Government Code §65915, and therefore, the very-low-income inclusionary units shall be twelve and a half (12.5%) percent of the total residential units approved by the final decision-making authority, including density bonus units. Therefore, the affordable units required by this code section is 5 units (36x 0.125 = 4.5 rounded PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 13 up to 5). The project would be required to provide 5 very-low-income units based on Carlsbad Municipal Code Chapter 21.85. The project is required to provide 5 affordable units, and per CMC 21.85.030, a minimum of 10 percent of the affordable units shall have three or more bedrooms. The project is required to provide 5 inclusionary units x 10% = .5 or one, three-bedroom unit is required. Additionally, per CMC 21.85.040 (G)-inclusionary units shall be reasonably consistent or compatible with the design of the total project in terms of appearance, materials, and finished quality. 3. A total of eight residential rental units currently exist on the proposed project site (APN 203-181-10). The project application is required to submit evidence to verify compliance with Government Code Section Government Code Section 66300 ("Housing Accountability Act"), regarding incomes of existing occupants, and any and all applicable replacement and relocation requirements. Government Code Section 66300 (d)(2} citation: (2) An affected city or an affected county shall not approve a housing development project that will require the demolition of occupied or vacant protected units, unless all of the following apply: (A) (i) The project will replace all existing or demolished protected units. (ii) Any protected units replaced pursuant to this subparagraph shall be considered in determining whether the housing development project satisfies the requirements of Section 65915 or a locally adopted requirement that requires, as a condition of the development of residential rental units, that the project provide a certain percentage of residential rental units affordable to, and occupied by, households with incomes that do not exceed the limits for moderate-income, lower income, very low income, or extremely low income households, as specified in Sections 50079.5, 50093, 50105, and 50106 of the Health and Safety Code. (B) The housing development project will include at least as many residential dwelling units as the greatest number of residential dwelling units that existed on the project site within the last five years. (C) (i) Any existing occupants will be allowed to occupy their units until six months before the start of construction activities with proper notice, subject to Chapter 16 (commencing with Section 7260) of Division 7 of Title 1. (ii) Any existing occupants that are required to leave their units shall be allowed to return at their prior rental rate if the demolition does not proceed and the property is returned to the rental market. (D) The developer agrees to provide both of the following to the existing occupants of any protected units that are lower income households: (i) Relocation benefits to the occupants of those affordable residential rental units, subject to Chapter 16 (commencing with Section 7260) of Division 7 of Title 1. (ii) A right of first refusal for a comparable unit available in the new housing development affordable to the household at an affordable rent or an affordable housing cost. This clause shall not apply to any of the following: (I) A development project that consists of a single residential unit located on a site where a single protected unit is being demolished. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 14 (II) (ia) Units in a housing development in which 100 percent of the units, exclusive of a manager's unit or units, are reserved for lower income households. (ib) Notwithstanding sub-subclause (ia), clause (ii) shall apply to protected units occupied by an occupant who qualifies for residence in the new development and for whom providing a comparable unit would not be precluded due to unit size limitations or other requirements of one or more funding source of the housing development. (iii) (I) For purposes of complying with clause (ii), if one or more single-family homes that qualify as protected units are being replaced in a development project that consists of two or more units, "comparable unit" means either of the following, as applicable: (ia) A unit containing the same number of bedrooms if the single-family home contains three or fewer bedrooms. (ib) A unit containing three bedrooms if the single-family home contains four or more bedrooms. (II) For purposes of this clause, a comparable unit is not required to have the same or similar square footage or the same number of total rooms. Applicant must complete Housing Declaration Forms, linked below, to describe the site's current residential uses and proposed residential uses. Applicant must provide further evidence, as summarized below, to comply with Government Code Section 66300 (d)(2). Evidence to include but not limited to the following: notification of project application to each residential tenant, certified acknowledgement of notice from each residential tenant, signed income certification from each residential tenant, and source documentation to verify total annual gross household income for each residential tenant. As a courtesy, City provided a Tenant Income Certification form for applicant use, if so desired. Housing Declarations P-38.pdf Housing Declarations P-38(B) Income Certification Form.pdf 4. Affordable Unit Distribution -Applicant should be aware that State law (Health and Safety Code Section 17929 ("AB 491")) requires the affordable units to be distributed equitability throughout the project. Health and Safety Code Section 17929 (a)(2) citation: (a) (1) For a mixed-income multifamily structure, both of the following shall apply: (A) The occupants of the affordable housing units within the mixed-income multifamily structure shall have the same access to the common entrances to that structure as the occupants of the market-rate housing units. (B) The occupants of the affordable housing units within the mixed-income multifamily structure shall have the same access to the common areas and amenities of that structure as the occupants of the market-rate housing units. (2) A mixed-income multifamily structure shall not isolate the affordable housing units within that structure to a specific floor or an area on a specific floor. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 15 Parks and Recreation: The City of Carlsbad proposes to make improvements to the existing Rincon Roosevelt. The following is requested by Parks and Recreation Maintenance Operations: 1. All standards landscaping shall conform to the City of Carlsbad Landscape Manual Policies and Requirements. Plans for city-maintained landscape shall also conform to and shall processed in accordance with all provisions of this Landscape Manual Policies and Requirements. 2. Landscape planting and irrigation plans must be prepared in compliance with approved development cases and appropriate design standards. 3. All materials must be submitted in a complete and final form. Incomplete submittals shall not be accepted for plan check by the Parks Maintenance Operations and will be returned to Planning Division Review. 4. All plans shall be prepared and signed by a Registered Landscape Architect, or any person authorized by California State Law. 5. The irrigation plans shall be approved by the Parks Maintenance Operations and an approved Irrigation Equipment List shall be provided to the applicant. 6. All irrigation systems shall be designed to meet or exceed the water budget requirements contained within California Assembly Bill 1881 (Model Water Efficient Landscape Ordinance). Water budget calculations shall be submitted with each landscape plan. 7. All irrigation systems shall be designed to minimize vandalism. 8. Water velocity in system shall not exceed 5-feet per second. 9. All irrigation systems shall have the design capability of delivering 1 ½-inches of water in a four (4) day period. Watering time per day shall be no greater than eight (8) hours. 10. If two or more controllers are supplied by a single water meter, the irrigation system shall be designed so the performance standards herein can be met with the combined maximum flow of all controllers operating concurrently. 11. City-maintained irrigation systems shall be designed to be a smart controller with flow sensing capabilities such as CalSense and approved by the city. 12. City maintained irrigation systems shall use Weather based irrigation controllers, soil moisture based or other self-adjusting irrigation controllers. Irrigation systems shall be designed to apply water at a rate which does not exceed the infiltration rate of the soil, prevents ponding, runoff, low head drainage, overspray, or other similar conditions where irrigation water flows onto non-targeted areas. Irrigation systems shall be designed to meet the peak moisture demand of all plant materials used within the design area. Individual station run time shall meet peak evapotranspiration (E.T.) rate. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 16 Hydrozone remote control valves based on high medium and low water use, slope, exposure, and precipitation rates. 13. Irrigation systems shall be designed to ensure the dynamic pressure at each emission devise is within the manufacturers recommended pressure range for optimal performance. 14. Irrigation system shall be designed to provide uniform coverage throughout each system. 15. Sprinkler heads: a. All sprinkler heads shall be spaced to not exceed 50% of the manufacturer's recommended spray diameter (head-to-head coverage). b. In large turf areas and any area exposed to consistent winds, sprinkler heads shall be spaced to not exceed 45% of the spray diameter. c. Sprinkler head spacing shall not exceed the width of the landscape area. d. Large turf sprinklers with different patterns or different precipitation rates shall be operated by separate remote-control valves. e. Sprinkler heads adjacent to hardscape elements shall be installed on swing joints or other riser protection device and be pop-up types. f. All sprinkler heads (except for on-grade systems) shall be pop-up type. 16. Master valves shall be provided for City projects. 17. Manual shut-off valves shall be provided to isolate various sections of the system independent of the entire system, and on the supply side of a line beneath a street. 18. Backflow prevention: a. All backflow prevention devices shall comply with requirements of Title 17 of the California Administrative Code, San Diego County Health Department, and City of Carlsbad. b. System design shall prevent any back siphonage after valves are closed. c. Backflow prevention devices are not permitted on irrigation system using reclaimed water. 19. The approved street tree species list and plant pallet shall be provided by Park Planning Division of Parks and Recreation Department. 20. Planting: a. All planting material shall be in accordance with the appropriate ordinances, resolutions and specifications established by the City of Carlsbad. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 17 b. All plant material shall be in conformance with Carlsbad Streetscape Plan where applicable. The city retains the right to prohibit any plant material generally known to require excessive maintenance because of factors such as, but not limited to, disease, pest control, troublesome root development, ultimate size, and difficult growth habits. c. Tree limbs must have a clearance of 15 feet over streets, 8 feet over bicycle trails and 8 feet over pedestrian-traveled ways. 21. Parkway drainage and common area drainage will not be allowed to drain onto private property. Design must incorporate provisions to minimize drainage over sidewalks. Concentrated flow shall not be allowed over curbs, sidewalks, and property lines. 22. Subsurface drains shall connect into a storm drain system. A secondary drainage path must be provided where grate or dome inlet-type basins are used for drainage. Grate inlet-type basins shall not be used where leaves or other debris may clog the grates. Dome type grate covers shall be used in shrub/groundcover areas where leaves or other debris may clog the inlet. Steel drain lines shall not be used. 23. Turf areas of parkways shall be a minimum of 6-feet wide. Shrub or groundcover areas in medians shall be a minimum of 3-feet wide. 24. Landscape medians shall have a cross slope of 2% and shall be graded to prevent concentrated flows over curbs. Planning Questions 1. Please confirm the Base Zone, District, and Overlay Zones indicated on the title sheet. The project site is located in the Village Center (VC) District in the Village -Barrio (V-B) Zone. The project site is not in the Coastal Zone. 2. Please confirm the Base Density and Density Bonus calculations as indicated on the title sheet. A land survey is required to confirm the base density and density bonus calculations. Based on the information provided in the preliminary review application, the base density is 23.48 dwelling units which rounds up to 24 dwelling units (0.67 AC x 35 DU/AC ==23.48). The total number of units with the density bonus is 36 units (24 base units x 50% == 12 density bonus units). 3. Based on the calculations for base density and density bonus, please confirm the number of available incentives as indicated on the title sheet. If the project includes at least 15 percent of total units for very low income households, three incentives will be available. If the project includes at least 10 percent of total units for very low income households, 2 incentives will be available. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 18 4. lnclusionary housing for the City of Carlsbad requires 6 total units. We request to purchase 2 housing credits and provide the state-required 4 units on site. Please confirm this is acceptable. Please see Housing and Homeless Services comments regarding the number of affordable units required. One credit purchase option is possible. However, the eight existing units need to be addressed first. If any of those units are considered a protected unit, those units must be factored into the affordable unit count, and there is no credit purchase option for replacement units. 5. Please confirm that the project is within½ mile of a major transportation stop. The project site is within a½ mile of a major transportation stop. 6. Please confirm that per AB 2097, the project is exempt from providing required parking. Per AB 2097, the project site is exempt from providing required parking except for required ADA and EV parking. 7. Please confirm the use of a waiver for the proposed driveway width. To support the density bonus waiver to increase the driveway width from 20-feet to 22-feet, please provide written justification from a license traffic engineer that the driveway increase will not result in a health/safety impact. 8. Please confirm the use of a waiver for the proposed drive aisle widths. To support the density bonus waiver to decrease the drive aisle width from 24-feet to 22-feet, please provide written justification from a licensed traffic engineer that the drive aisle width decrease will not result in a health/safety impact. 9. Please confirm the use of a waiver to exceed the height/ story limits. 10. Please confirm the use of a waiver to exceed the 4th floor setback. 11. Please confirm the use of a waiver to exceed the 4th floor area limit. 12. Please confirm the use of a waiver for the max wall plane. 13. Please confirm the use of a waiver for the 80% habitable frontage requirement. 14. Please confirm the use of a waiver for the use of compact spaces. For questions #9 to #14, sufficient documentation must be provided justifying why the city's established development standard(s) or design regulation(s) physically preclude construction of the project and why the waiver(s) is necessary. Sufficient documentation may include a written explanation of the physical constraints accompanied with an exhibit showing the site and developable envelope. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 19 15. Please confirm the approval of balconies which project up to 4ft into the right-of-way with EMRA. Unfortunately, no proposed building element or balcony can encroach into the right-of-way. Fire Department Questions 16. Please confirm the proposed ladder pad locations and distances from the rescue windowsill heights. Plan shows laddering pads that are obstructed by the exterior balconies. Laddering shall be demonstrated to the edge of the balcony. 17. Please confirm the proposed fire truck locations and 200ft {max) hose pull lengths as shown (please note that project assumes standpipes and automatic sprinklers are provided). The proposed building is out of fire department access, exceeds the 150 foot maximum from the public street, and the applicant shows the placement of a standpipe to the rear of the building. These must be submitted through an Alternate Means and Methods request and must be reviewed and approved by Fire prior to approval of this project. Land Development Engineering Questions 18. Please confirm the assumed 8'-0" right-of-way dedication as shown in the site plan. Please see comment #25. 19. Provided the existing 6" ACP water main in Roosevelt can adequately serve the project's fire and domestic water demand, wil/ the project still be required to upsize the existing main to an 8"? Yes, the water main will be required to upsize to 8-inches. 20. If required to upsize the existing 6" water main, what are the limits of the upsize? Only along the property frontage? Please see comment #34. Parks and Recreation Questions 1. Please confirm whether any trees along the Roosevelt ROW are protected. If protected, please confirm whether these tree canopies can be trimmed. There are multiple city street trees present along Roosevelt at this location -records show multiple podocarpus trees, a Brazilian pepper tree, and a tristania tree along the ROW here. The term protected is used in the questions -theses trees should remain in place and should be trimmed by city staff/city contractor only. PRE 2023-0043 (DEV2023-0105) RINCON ROOSEVELT September 21, 2023 Page 20 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 • Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661 • Building Division: Jason Pasiut, Building Official, at (442) 339-2788 • Parks and Recreation: Nick Stupin, Park Planning Manager, at (442) 339-2527 • Housing and Homeless Services: Nicole Piano Jones, Senior Program Manager, at (442) 339-2191 Sincerely, ERIC LARDY, AICP City Planner EL:EV:ES c: Donna Doyle, David R. Dewhurst, and Douglas G. Dewhurst, Successor Trustees of the Dewhurst Family Revocable Trust, 3425 Seacrest Drive, Carlsbad, CA 92008 Nichole Fine, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry