HomeMy WebLinkAboutPRE 2024-0005; JEFFERSON STREET HOMES; Admin Decision LetterMarch 12, 2024
Kirk Moeller
KM Architects, Inc.
2888 Loker Ave E, Suite 220
Carlsbad, CA 92010
SUBJECT: PRE 2024-0005 (DEV2024-0012} -JEFFERSON STREET HOMES
APNs: 115-251-18-00 & 115-251-19-00
Dear Mr. Moeller,
{cicyof
Carlsbad
Thank you for submitting a preliminary review application for a residential project proposed on an
approximately 23,651-square-foot (0.54-acres) project site consisting of two developed lots located at
2502 & 2518 Jefferson Street. The proposal generally involves the following:
• Demolition of two existing single-family homes; and
• Development of 12 three-story condominiums; four (4) structures, three (3) units each structure.
Development includes the dedication of 1 Unit {11% of base density) to very-low income
households to receive a 35% Density Bonus.
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-15, Residential; 8 to 15 dwelling units per acre
b. Zoning: Multiple-Family Residential (R-3) Zone
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
the City's General Plan Land Use and Zoning for the site. The property is not located within the
California Coastal Commission's Appeals Jurisdiction.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2024-0005 (DEV2024-0012)-JEFFERSON STREET HOMES
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2. The project requires the following permits:
a. Tentative Tract Map (CT)
b. Planned Development Permit (PUD)
c. Coastal Development Permit (CDP)
The Planning Commission is the decision-making authority for these entitlements.
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. Cultural Resources and Paleontological 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
archeological and 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 include a Native American
monitor during the survey. The Guidelines may be reviewed at the Planning Division front
counter or found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
c. Historical Analysis. If either of the existing homes on the property was built over 50 years ago,
a historical analysis report will need to be submitted to determine if the structure is significant
pursuant to the California Environmental Quality Act (CEQA). 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.carlsbadca.gov/home/showpub1isheddocument/254/637425976516870000
A formal submittal of this project to the city's Planning Division shall include two (2) copies of each of
the above reports.
4. Planned Development. Attached multi-family residential dwelling units designed as airspace
condominiums require the approval of a Planned Development Permit (PUD), pursuant to CMC
Chapter 21.45, Planned Development Ordinance. Specifically, the proposed project shall comply with
Table C-General Development Standards and Table E -Condominium Projects. The preliminary plans
provided do not provide adequate detail to complete a full analysis; however, the following comments
are provided as guidance in the design of the project for a formal application submittal.
a. Project will be required to provide 200 square feet of community recreational space per unit
(Table C, C.9)
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b. There shall be at least three separate building planes on all building elevations. The minimum
offset in planes shall be 18 inches and shall include, but not be limited to, building walls,
windows, and roofs, with additional requirements listed in E.2 of Table E.
c. Prer Table E (E.7) required parking for condominium projects within the R-13 General Plan
designation are not permitted to be provided in tandem arrangement.
5. The project is subject to the City's lnclusionary Housing Ordinance, CMC Chapter 21.85. Pursuant to
CMC § 21.85.030, for any residential development or development revision of seven (7) or more units,
not less than fifteen percent (15%) of the total units approved shall be constructed and restricted both
as to occupancy and affordability to lower-income households.
https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
One inclusionary unit credit is available for purchase and can be used for one of the required
inclusionary units.
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 exhibit package, at a
minimum, shall include a Conceptual Landscape Plan; Conceptual Water Conservation Plan; and a
Conceptual Landscape Maintenance Responsibility Exhibit (private or common). The Landscape
Manual may be reviewed online at:
https://www.carlsbadca.gov/home/showpublisheddocument/7032/637697387309170000
7. No architecture was included with this preliminary review submittal; therefore, no comments
regarding architectural design and zoning conformance is being provided. Please be aware that the
city recently adopted Citywide Objective Design Standards. These standards are not yet effective
within the Local Coastal Program areas but may be in the future, once approved by the Coastal
Commission. Please find additional information about the Citywide Objective Design Standards below.
https:ljwww.carlsbadca.gov/departments/community-development/planning/citywide-objective-
design-standards
8. 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.
9. 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 2024-0005 (DEV2024-0012) -JEFFERSON STREET HOMES
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occupied by low income households. The formal submittal of the project will need to include
documentation regarding any existing "protected units."
10. The project is subject to City Council Policy No. 84, Development Project Public Involvement. A notice
sign is required to be posted onsite by the applicant and a notice of project application is required to
be prepared by the applicant and mailed to all owners within a 600-foot radius of the property and
occupants within a 100-foot radius. The policy and guidelines can be found online at:
City Council Policy No. 84:
https://www.carlsbadca.gov/home/showpublisheddocument/266/637425976535170000
Guidelines for Project Public Involvement:
https://www.carlsbadca.gov/home/showpublisheddocument/452/637843403622900000
11. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely
impact development requirements of this project. A formal application submittal will need to include
a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to
the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric
vehicle charging, water heating and traffic demand management requirements, as set forth in the
California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and
18.51 which is available on the city's website at the following address:
http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for grading
or building permits, the project will be required to comply with the effective requirements even if
different than what is proposed in the project's planning approvals. GHG reduction requirements may
impact, but are not limited to, site design and local building code requirements. If incorporating new
GHG reduction requirements results in substantial modifications to the project after planning
approvals are obtained, then prior to issuance of grading or building permits, the applicant may be
required to submit and receive approval of a Consistency Determination or an Amendment
application for the project through the Planning Division.
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. 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.carlsbadca.gov/home/showdocument?id=312.
2. Please 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
PRE 2024-0005 (DEV2024-0012)-JEFFERSON STREET HOMES
March 12, 2024
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Carlsbad website.
3. 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.
Please submit a preliminary 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.
4. BMPs must be located in common areas and unrestricted access for City staff, individual ownership is
prohibited.
5. Developer will be required to submit CC&R's with the construction drawings to address the
maintenance, repair, and replacement of shared private improvements including the storm water
quality treatment facilities.
6. Please provide a Preliminary Title Report (current within the last six (6) months).
7. Please annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Report on the site plan.
8. 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.
9. A preliminary geotechnical report is required to evaluate the feasibility of the project. If infiltration
BMPs will be utilized on site, provide recommendations. Guidelines for preliminary geotechnical
studies are available on the City of Carlsbad Engineering website.
10. Per CMC Section 15.16.060 this project will require a grading permit and grading plan.
11. 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 of Carlsbad Engineering Standards.
12. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
13. 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.
14. On the site plan, please show and identify all existing surface improvements screened back (curb,
gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers,
etc.) at the project site, project frontage and within 25 feet of the boundary.
15. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards.
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16. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations on each structure.
17. Please provide the method of draining each lot. Unless otherwise specified by a geotechnical
engineer, method of drainage shall comply with California Building Code (latest version) section
1804.4.
18. Please delineate location of all existing and proposed buildings, walls, fences and permanent
structures onsite and within 25 feet of the site.
19. The trees along Jefferson Street and Buena Vista Way frontage 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.
20. This project is proposing a condominium plan for 12 units and merging the two separate lots into
one. A tentative map is required.
21. Please provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements and proposed improvements and dedications.
22. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, streetlights in Buena Vista Way and Jefferson Street and
laterals affecting the property.
23. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way.
24. 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.
25. Dedications and frontage improvements are required per CMC Chapter 20.16. A 5.0-foot-wide public
street and utility easement shall be dedicated along Buena Vista Way and 6.0-foot-wide public street
and utility easement shall be dedicated along Jefferson Street. The dedication on Jefferson Street will
support future enhancements to the bicycle and pedestrian facilities.
26. Buena Vista Way 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.
27. The property owner will be required to enter into a Future Improvement Agreement (FIA) with the
city for future improvements on Jefferson Street.
28. Please 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.)
29. Lease address the comments on the attached redlined plan.
11
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30. 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.
Public Works/Utilities:
1. Please submit a water analysis for the project that includes domestic meter and fire sizing criteria per
the CMWD 2019 Potable Water Master Plan and applicable NFPA fire flow requirements. Describe the
planned ownership agreement for the project units in the water analysis.
2. Please submit a sewer analysis of the existing and proposed sewer loads for the project site.
3. Please update site plan showing location for all public service connections and identifying all public
utilities within the street rights-of-way along site frontages.
Building:
1. ADA compliance required for MF housing. Also subject to 4.106.4.1 of the GBSC for EV parking.
Applicant Questions followed by Staff Responses:
Planning:
1. Please confirm if policy 44 and 66 will apply to this project or if the new Objective Design Standards
will apply.
City Council Policy No. 66 will apply to this project. City Council Policy No. 44 will not apply to this
project.
2. Please confirm all required studies that will need to be provided for project approval.
Please see planning comment #3 above
3. Please confirm that a 35' height to top of a flat roof deck is allowed within this zone.
The building height standard applicable to the project is 35 feet. A flat roof deck is allowed, and
height would be measured to the flat roof deck. Protective barriers for balconies and roof decks
are allowed protrusions above the height limit.
4. Please confirm Density calculation as shown on the site plan.
Based on the acreage stated on submitted plans and proposed density bonus, the density
calculation is accurate.
5. Please confirm Density Bonus calculations as shown on site plan.
The Density Bonus calculation shown on plans is accurate.
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Engineering:
1. Please verify if existing street sewer and water line upgraded will be required for this project.
Analysis of water and sewer use are needed to verify-See Public Works/Utilities Comments #1
.
2. Please confirm what size water meter will be required for each home within this project.
Analysis of water use is needed to verify-See Public Works/Utilities Comments #1
3. Please confirm if permanent water treatment control BM P's can be achieved through the use of raised
platers adjacent to each building for this project.
Please see Engineering Comment #4 & #5.
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: Nicole Fine, Project Engineer, at (442) 339-2744
• Public Works/Utilities: Markus Mohrle, Associate Engineer CMWD (442) 339-2322
• Building Division: Mike Strong, Assistant Director of Community Development (442) 339-2721
• Fire and Life Safety Division: Randy Metz, Fire Inspections, at (442) 339-2661
Sincerely,
ERIC LARDY, AICP
City Planner
EL:KVL:mh
Enclosures:
1. LDE Red lines -Site Plan Exhibit
2. Utilities Red lines -Site Plan Exhibit
c: Jo Ann Lange, 5202 Jefferson Street, Carlsbad, CA 92008
Nicole Fine, Project Engineer
Fire Prevention
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