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HomeMy WebLinkAboutPRE 2024-0057; CHISHOLM WILSON RESIDENCE; Admin Decision LetterDecember 4, 2024 Philip Szymanski 5235 Fiore Tl;:!rrace, Apt C309 San Diego, CA 92122 SUBJECT: PRE 2024-0057 (DEV2024-0111) -CHISHOLM WILSON RESIDENCE APN 215-491-50-00 {'city of Carlsbad Thank you for submitting a preliminary review for the development of a 4,267-square-foot single family residence, with two 884-square-foot three-car garages, a detached 992-square-foot accessory dwelling unit (ADU) with a 348-square-foot two-car garage, a pool and spa, and exterior solar panels. The project is proposed on a 0.98-acre vacant lot located at 7320 El Fuerte Street (APN: 215-491-50-00), with access provided from a 16-foot-wide drive aisle off El Fuerte Street. The project site features approximately 50 feet of elevation change from the northeast to the southeast corner. Development will result in impacts to sensitive upland habitat consisting of coastal sage scrub and/or chaparral. The project is subject to the La Costa Master Plan 149 (MP 149) and La Costa Land Company Specific Plan 169 (SP 169). The project site is located within the P-C Planned Community zone of MP 149, with the underlying zoning designation of R-1, One-Family Residential. 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: Residential 0-1.5 dwelling units per acre (R-1.5) b. Zoning: Planned Community (P-C), Single-Family Residential (R-1) c. Master Plan: The project site is located in the northeast portion of the La Costa Master Plan (MP 149) community, in an area known as La Costa Estates North. d. Specific Plan: The La Costa Land Company Specific Plan (SP 169) permitted the development of 115 single-family lots, as approved under Planning Commission Resolution No . 1165. 2. The project requires the following permits and plans: Community Deve lopment Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2024-0057 (DEV2024-0111) -CHISHOLM WILSON RESIDENCE December 4, 2024 Pa e 2 a. Hillside Mapping Procedures: A slope analysis and slope profiles must be submitted in accordance with Carlsbad Municipal Code (CMC) § 21.95.130 to determine compliance with hillside development standards. These materials must illustrate constraints such as natural and manufactured slopes with gradients of 15% or more and elevation differentials exceeding 15 feet, along with detailed slope profiles. The analysis should categorize slopes by percentage, while slope profiles must depict both existing and proposed topography, structures, and surface infrastructure in key areas of the project site. The mapping must comply with the accuracy requirements set forth in § 21.95.130((), ensuring the data is certified by a qualified professional. Please note that developments exempt under CMC § 21.95.040.A (e.g., a single-family dwelling unit on a residentially zoned lot) must still comply with CMC § 21.95.140 and the city's hillside development and design guidelines. b. Minor Habitat Management Plan (HMP) Permit: The project directly or indirectly impacts habitat, thus an HMP permit is required pursuant to Chapter 21.210 of the Carlsbad Municipal Code. c. Building Permit d. Grading Permit e. Landscape Plan f. Fuel Modification Plan 3. Density. The project site has a General Plan Land Use designation of R-1.5 Residential, which allows for the development of single-family residences at a density of 0-1.5 dwelling units per acre (du/ac). The construction of a single-family residence on this 0.98-acre lot is equivalent to a proposed density of approximately 1.02 du/ac. One single-family dwelling is permitted to be constructed on a legal lot that existed as of October 28, 2004, pursuant to General Plan Residential Land Use Policy 2-P.7. The subject lot was legally created on January 5, 1976, through Carlsbad Tract (CT) 75-04, La Costa Estates North; therefore, development of a single-family dwelling is consistent with the R-1.5 General Plan Land Use designation. It should be noted that the proposed accessory dwelling unit (ADU) is exempt from density calculations under California Government Code Section 65852.2. While the project proposes both a single-family residence and an ADU, the ADU does not count toward the overall density of the site. Therefore, the project remains consistent with state law regarding ADU development and local density limitations. 4. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical studies/exhibits: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2024-0057 (DEV2024-0111) -CHISHOLM WILSON RESIDENCE December 4, 2024 Pa e 3 a. 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 b. Biological Resources Report. The formal submittal of this project must include a biology report consistent with the city's Guidelines for Biological Studies. The report is required to demonstrate compliance with the city's Habitat Management Plan (HMP). It should include vegetation mapping for the project site and a 100-foot survey buffer, a figure illustrating the project site's relationship to the HMP boundaries and the coastal zone, and an impact map identifying all on-site and off-site impacts, including Fuel Modification Zones (FMZ) and any proposed utility easements. The impact map must incorporate aerial imagery, vegetation communities, sensitive species, and property boundaries. Additionally, the report must evaluate the project's potential impacts on biological resources and include HMP-compliant mitigation measures, as required. All FMZ areas are considered impacts under Municipal Code § 21.210.040.D.4 and must be fully accounted for in the report and project plans . The city's Biological Studies Guidelines may be found on the city's website at: https://www.carlsbadca.gov/home/showpublisheddocument/1604/637819050500430000 5. 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 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 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 Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2024-0057 (DEV2024-0111) -CHISHOLM WILSON RESIDENCE December 4, 2024 Pa e 4 7. 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://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. 8. lnclusionary Housing. The project is subject to Council Policy Statement No. 90 (Policy 90) and the city's lnclusionary Housing Ordinance, Carlsbad Municipal Code (CMC) section 21.85. As an alternative to constructing inclusionary units as part of the development project, applicants proposing 6 or less units may instead pay a fee. The current inclusionary housing fee for a residential development project proposing a single family detached home is $10,040.00. Please check the city's Master fee Schedule for the most current rates. https ://www .ca rlsbadca .gov /ho me/ showpu bl ishedd ocu me nt/ 17 838/6385552 9 52325 70000 Please see City of Carlsbad Information Bulleting IB-157 for additional information on the lnclusionary Housing Program: https://www.carlsbadca .gov/home/showpublisheddocument/9634/637897580094270000 9. Habitat Mitigation. Prior to issuance of the grading permit, a Habitat Management Plan (HMP) development impact fee will be assessed on a per acre basis. As the project is located outside the coastal zone, impacts to habitat must be mitigated in accordance with the Habitat Management Plan (HMP) Table 11. The on-site habitat, identified as Type D (unoccupied coastal sage scrub and chaparral), may be mitigated through payment of an HMP Mitigation Fee. The current fee is $39,381.00 per acre of coastal sage scrub habitat. Please refer to the city's Master Fee Schedule for the most up-to-date rates prior to payment. https://www.carlsbadca .gov/home/showpublisheddocument/17838/638555295232570000 10. Setbacks. Pursuant to CMC section 21 .10, One-Family Residential, setbacks will apply to the proposed development. However, because this lot is a panhandle configuration, the following adjustments to the setbacks are necessary: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2024-0057 (DEV2024-0111) -CHISHOLM WILSON RESIDENCE December 4, 2024 Pa e 5 a. Front Yard: The front yard setback cannot be measured from El Fuerte Street as shown on the plans. For panhandle lots, the buildable portion of the lot, exclusive of the access aisle, determines the location of the front yard. The front yard setback must be shown at a point chosen by the applicant on the plans, and the corresponding side and rear yard setbacks must reflect this determination. b. Interior Side: The side yard setback is 10% of the lot width, with a minimum of 5 feet and a maximum of 10 feet. This must be accurately shown on the plans based on the applicant's chosen orientation of the build able area. c. Rear Yard: The rear yard setback is two times the required side yard setback. This calculation must be reflected on the plans and adjusted based on the buildable portion of the lot and the orientation chosen by the applicant. 11. Building Coverage. Pursuant to CMC 21.10.110, the maximum building coverage is forty percent. Building coverage means the total ground area of a site occupied by any building or structure as measured from the outside of its surrounding external walls or supporting members. Please include an itemized lot coverage calculation for all structures contributing to the building coverage calculation including roof eaves extending thirty inches from the face of any building. 12. Building Height. Pursuant to CMC § 21.10.050, the maximum building height in the R-1 zone is 30 feet, measured from the lower of existing or finished grade. Detached accessory dwelling units (ADUs) are limited to a height of 16 feet, except when constructed above or below a detached garage, in which case the structure may be up to two stories and must comply with the height limit for the zone. For accessory structures such as the garage associated with the ADU, the height is limited to 14 feet if a minimum roof pitch of 3:12 is provided, or 10 feet if the roof pitch is less than 3:12, per CMC § 21.10.080(A). While the overall building height for the proposed structures has not been provided, upon formal submittal, please include elevation sheets illustrating a dashed line to represent the maximum height limit. This line should be shown at each measurement point, accounting for topographic changes with a "warped plane" where applicable, as outlined in the "Guide to Measuring Building Height." Ensure that the proposed ADU and any accessory structures comply with the applicable height limits. Refer to the guide for additional details: https://www.carlsbadca.gov/home/showpublisheddocument/268/637425976538130000 13. Parking. Pursuant to CMC § 21.44.020, parking shall be provided as two spaces per unit, either within a two-car garage or two separate one-car garages. For the proposed two three-car garages, please ensure the interior dimensions are provided and meet the minimum requirement of 20 feet in width and depth, free and clear of obstructions. Dimension these measurements on the floor plans to confirm compliance . Additionally, include a parking summary table that details vehicle parking spaces for both the proposed single-family residence and the ADU. The table should specify the use (e.g., "single-family residence" and "ADU") with the gross square footage for each, list the parking requirements per Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2024-0057 (DEV2024-0111) -CHISHOLM WILSON RESIDENCE December 4, 2024 Pa e 6 applicable codes, and indicate the total number of parking spaces provided. Break down the parking spaces by type (e.g., standard, tandem, EV Charging Stations, EV Ready, EV Capable, ADA, etc.) to ensure the project meets all requirements. 14. Fences, Walls, and Retaining Walls. Pursuant to CMC § 21.46.130, in "R" zones, no fence, wall, or hedge over 42 inches in height is permitted within the required front yard setback. Retaining walls or fences up to six feet in height may be allowed in required side yards or street-side yards of corner lots with approval from the City Planner, subject to conditions for safety, topography, building placement, and traffic. To demonstrate compliance, ensure all fences, walls, and retaining walls are clearly shown and labeled with top and bottom elevations at each end, the midpoint, and the worst condition elevation for each wall. 15. Walls on Manufactured Slopes. Pursuant to CMC § 21.95.140((), retaining walls on manufactured slopes with gradients greater than 40% and elevation differentials exceeding 15 feet are subject to specific limitations. Retaining walls on uphill perimeter slopes are limited to a maximum height of six vertical feet, measured from the toe of the slope. Retaining walls located on manufactured slopes that are not along perimeter property lines are excluded from these height limitations. Detailed plans must be provided to demonstrate compliance, including retaining wall heights, locations, and adherence to hillside development standards. 16. Site Cross Sections. When formally submitting please ensure site cross sections are comprehensive and represent the entire project .. Ensure the submission includes cross sections through all retaining walls at multiple points throughout the site, as well as sections that include the ADU and other structures. This will provide a clear understanding of site grading and elevation relationships across the project. 17. Fuel Modification Plan. When formally submitting, please include a complete and accurate Fuel Modification Plan, as required by the Fire Department, due to the project's adjacency to native vegetation and its location within a Very High Fire Severity Zone (VHFSZ). The plan must depict the required 100 feet of defensible space in compliance with Chapter 49 of the California Fire Code, delineating the following fuel modification zones measured outward from each structure, including the main residence and ADU: Zone 1 (0-30 feet), lean, clean, and green; Zone 2 (30-50 feet), reduced fuel zone; and Zone 3 (50-100 feet), transition zone, as per the Landscape Manual or Habitat Management Plan. The Fuel Modification Zone must not encroach into native habitat areas or, if applicable, any required habitat buffers. If the minimum 100 feet of defensible space cannot be achieved, an Alternative Materials and Methods (AM&M) plan demonstrating equivalent fire protection measures must be submitted to the Fire Marshal for review and approval prior to submittal. 18. Fire Buffer Zone Design. The project must be designed to ensure that the required Fuel Modification Zone (fire buffer) is entirely contained within the subject property boundaries and does not extend onto adjacent properties. Expanding the buffer onto neighboring parcels may create issues related to habitat preservation, maintenance responsibility, and permitting. Per the Public Works comment no. 1 below, the proposed development will impact sensitive habitats, such as coastal sage scrub or chaparral, which require mitigation. Extending the fire buffer onto adjacent properties would require the involvement of those property owners as co-applicants for the Habitat Management Plan (HMP) permit and agreement to maintain the fire buffer annually. To avoid these complications and ensure Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad , CA 92008 I 442-339-2600 PRE 2024-0057 (DEV2024-0111) -CHISHOLM WILSON RESIDENCE December 4, 2024 Pa e 7 compliance, redesign the project layout to fully accommodate fire buffer requirements within the subject property. 19. Title Report. Please provide two copies of a title report for the project site. The title report must be dated within the last 6 months. 20. Minor Habitat Management Plan (Form P-17). The following form and application is required for your project based on its scope and site conditions. The Minor HMP Permit (Form P-17) is required when the project directly or indirectly impacts natural habitat. The form can be found linked below: https://www.carlsbadca .gov/home/showpublisheddocument/500/637843394672430000 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. Complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide you and the city in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire is located on the City of Carlsbad website. 2. Based on 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 and hydromodification. Submit a Storm Water Quality Management Plan . Review the 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. 3. Provide a Preliminary Title Report (current within the last six (6) months). 4. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report on the site plan. If any vacations or quitclaims are planned with this development annotate on the site plan. 5. A Preliminary Hydrology Study including map and calculations is required to demonstrate capacity/sizing of proposed and existing storm dra in infrastructure. Show 100-year storm hydrologic calculations before and after development for each drainage basin. 6. A preliminary geotechnical report is required to evaluate the feasibility of this project. Additionally, the geotechnical engineer should address the infiltration feasibility and remedial grading required for this project. Guidelines for preliminary geotechnical studies are available on the City of Carlsbad Engineering website. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2024-0057 (DEV2024-0111) -CHISHOLM WILSON RESIDENCE December 4, 2024 Pa e 8 7. Per CMClS.16.060 this project will require a grading permit and grading plan. 8. 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. 9. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan. 10. Delineate and annotate approximate topographic contours for the 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. Annotate labels on existing contours. 11. On the site plan, 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. 12. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 13. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and floor elevations for the single-family home and the ADU. 14. Provide the method of draining the lot. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. Show how storm water will be treated by BMPs prior to exiting the project site. 15. 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. 16. It appears that there is approximately a SO-foot elevation drop across the project site from the northeast corner to the southeast corner; however, the cross section shows the site flat, clarify what grading will be done at the project site and identify all the retaining walls. Ensure that retaining walls adjacent to the boundary can be constructed without encroaching on neighbor property; otherwise, permission to grade will be required . 17. Provide D-75, Type 'B' brow ditch behind and at the top of the sloping backfill retaining wall. Show how storm water from the ditch will be conveyed to the storm drains on site. 18. Delineate location of all existing and proposed buildings, walls, fences and permanent structures onsite and within 25 feet of the site. 19. Show existing lot line bearing and distance. 20. Provide typical street cross section for El Fuerte Street. Provide existing right-of-way width and existing improvements and proposed improvements. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2024-0057 (DEV2024-0111) -CHISHOLM WILSON RESIDENCE December 4, 2024 Pa e 9 21. Delineate and annotate all proposed driveways and driveway widths. 22. Driveways that exceed more than 150' length shall have a turnaround designed for a 3-point turn of a passenger vehicle. Additionally, applicant shall coordinate with the fire department to ensure width and grade of driveway meets fire department requirements. 23. Show all existing utilities and callout size for: water, sewer, underground dry utilities, and street lights in El Fuerte Street and laterals affecting the property. Coordinate with Leucadia Wastewater District for existing sewer facilities. 24. Locate backflows, water services and meters for the new development in compliance with City of Carlsbad Engineering Standards requirements. 25. Coordinate with Leucadia Wastewater District (LWD) since the proposed development is located within their district, property or easement. This project will require written approval from LWD. 26. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.) 27. Clarify the disposition of all existing easements and if there are existing utilities within the easements. If the existing easements are to remain, remove all proposed improvements, including, but not limited to driveways, retaining walls, generator and propane storage area out of the existing easements. 28. Provide a cross-section of the proposed driveway, show the existing ground, the proposed ground, any swales or curbs proposed, retaining walls and the existing adjacent driveway. 29. Clarify how the proposed pool equipment storage area will be accessed. 30. Address the comments on the attached red lined plan. 31. Please be advised that a more in-depth review of the proposed development will occur with the discretionary permit application when a more complete design of the project is provided. Fire Department: 1. Driveway is required to be used for fire department access to within 150 feet of all points of both structures. Driveway is longer than 150 feet and will require turnaround at both the main residence and at terminus of driveway at the ADU due to being longer than 150 feet. Driveway shall meet requirements for fire apparatus access and be engineered to support 72,000 pounds vehicle weight. 2. Demonstrate both main residence and ADU are within 150 feet hose pull distance. 3. 13D sprinklers required throughout both main residence and ADU. 4. Property is adjacent to native vegetation and is in a city of Carlsbad Fire Suppression Zone . 100 feet of Defensible space shall be provided in accordance with Chapter 49 of the CA Fire Code. Alternative Community Deve lopment Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2024-0057 (DEV2024-0111) -CHISHOLM WILSON RESIDENCE December 4, 2024 Pa e 10 mitigation strategy shall be submitted as an AM&M to the Fire Marshal for review and approval. - Vegetation shall be per Landscape Manual or approved Fuel Modification Plan submitted to Fire & Life Safety. 5. In addition, this property is adjacent to an area that is mapped as a very high fire severity zone (VHFSZ). Updated maps are expected from the State in early 2025 . This may require construction per Chapter 7 A of the CA Building Code. 6. Post address clearly at El Fuerte. Public Works -Habitat Management: 1. The development will result in impacts to vegetation onsite and will also likely cause impacts to vegetation offsite due to the required Fuel Modification Zone. Vegetation onsite and offsite appears to be coastal sage scrub or chaparral, which are sensitive habitats that require mitigation. 2. Applicant must submit a biology report consistent with the city's Guidelines for Biological Studies (2022). The report may be somewhat simple (e.g., memo format); however, it must include the following: a. Vegetation mapping of the project parcel plus a 100-ft survey buffer b. Figure showing the project site in relation to the HMP and coastal zone. c. Impact map showing all onsite and offsite impacts, including Fuel Modification Zone and any proposed new utility easements. This figure must also show aerial background, vegetation communities, sensitive species, and property boundaries. d. Evaluation of the potential for the coastal California gnatcatcher to occur in the habitat onsite or offsite. e. Discussion of impacts and mitigation requirements, including potential impacts to breeding birds. 3. If potential habitat for the gnatcatcher is present, USFWS protocol surveys must be conducted to determine presence or absence of the gnatcatcher (impacts to occupied vs. unoccupied habitat is different). 4. The project plans and biology report must include the required Fuel Modification Zone (FMZ), which will likely extend offsite. Per Municipal Code 21.210.040D4, all FMZ is considered an impact. 5. Because the project is outside of the coastal zone, any impacts must be mitigated pursuant to HMP Table 11. Note that Habitat Group D (unoccupied coastal sage scrub and chaparral) may be mitigation through payment of an HMP Mitigation Fee. Building Division: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2024-0057 (DEV2024-0111) -CHISHOLM WILSON RESIDENCE December 4, 2024 Pa e 11 1. Conceptual Building Division approval. Upon submittal for building plan check and review, please remove unnecessary General Notes such as Accessibility details such as Accessible parking standards knee and toe space details etc., that do not apply to single family dwellings. A separate geotechnical investigation (unless included with grading plans), Structural calculations, truss calculations, energy code compliance etc., shall be submitted for building approval. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Alex Alegre at the number below. You may also contact each department individually as follows: • Planning Division: Alex Alegre, Assistant Planner, at (442) 339-5268 • Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744 • Fire Department: Darcy Davidson, Assistant Fire Marshal, at (442) 339-2662 • Rosanne Humphrey, Habitat Management Plan Coordinator, at (442) 339-2689 • Building Division: Shawn Huff, Building Official, at (442) 339-5338 Sincerely, Cliff Jones Principal Planner CJ:AA:CF c: Nichole Fine, Project Engineer File Copy/Laserfiche Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600