HomeMy WebLinkAboutPRE 2025-0004; 4407 PARK DR; Admin Decision LetterApril 4, 2025
Deborah Shewaga
Ideal Design Systems
2600 Argonauta St.
Carlsbad, CA 92009
deborah@sandiegoarchitects.com
SUBJECT: PRE 2025-0004 (DEV2025-0004) -4407 PARK DR
APN 206-192-48-00
{city of
Carlsbad
Thank you for submitting a preliminary review application for the proposed development of a 6,122
square foot single family residence, with an attached 556 square foot two-car garage and a 275 square
foot one-car garage. Also proposed is a detached 1,200 square-foot accessory dwelling unit (ADU) and
second driveway parking for the ADU.
The 0.839 acre project site is a vacant parcel and features approximately 80 feet of elevation change from
the street frontage on the east portion of the lot fronting Park Drive to the northwest corner of the lot.
The western half of the lot (0.421 acres), which is the location of the slope, is a dedicated open space
easement for habitat preservation.
Since the initial submittal of the preliminary application, that applicant has indicated that the formal
project submittal will likely not include the proposed ADU, given requirements for fire and habitat buffers.
This letter does include feedback on the propose ADU as shown and described in the initial submittal.
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 ofthe date ofthis review. Please
be aware that at the time of a formal application submittal, new plans, policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: R-4, Residential (0-4 dwelling units per acre)
b. Zoning: One-Family Residential, 15,000 sq. ft. minimum lot size (R-1-15000)
• c. Coastal Zone: The project site 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 site is not located within the appealable area of the Coastal Zone.
2. The project requires the following permits and plans:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2025-0004 (DEV2025-0004) -4407 PARK DR
April 4, 2025
Page 2
a. Coastal Development Permit (CDP) for the house
b. Minor Coastal Development Permit (CDP) for the accessory dwelling unit
c. 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 (CMC).
d. Hillside Mapping Procedures: A slope analysis and slope profiles must be submitted in
accordance with 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 CMC §21.95.130((), ensuring the data is certified by a qualified
professional.
Please note that developments exempted from the Hillside Development Permit (HDP)
process, as noted under CMC §21.95.040 .A (e .g., development of one 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.
The Planning Commission will be the decision-making authority on the CDP and HMP. The Minor CDP
for the ADU will be processed administratively subsequent to the Planning Commission's decision on
the CDP and HMP.
3. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical
studies/exhibits:
a. Cultural and Paleontological Resources Studies (two (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
you r 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 Technical Report. Formal submittal of this project application to the
Planning Division must include a biology resources technical report consistent with the city's
Guidelines for Biological Studies and as listed in Part H of Form P-17 (Minor Habitat
Management Plan Permit).
The Guidelines for Biological Studies may be found on the Planning Division's website at:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2025-0004 {DEV2025-0004) -4407 PARK DR
April 4, 2025
Page 3
https://www.carlsbadca.gov/home/showpublisheddocument/1604/637819050500430000
Application Form P-17 {Minor Habitat Management Plan Permit) can also be found on the
Planning Division's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/16994/638478329879070000
4. SB 330 Streamline Application Process. The Housing Crisis Act of 2019 {SB 330) established a
preliminary streamline application process for housing projects. It is not mandatory unless applicants
seek the vesting and processing benefits offered under SB 330. Participation in the SB 330 streamline
process would occur first, followed by the formal development application process required under
Government Code {Gov. Code) §§ 65940, 65941, 65941.5, and Carlsbad Municipal Code {CMC) §
21.42 .050. Acceptance by the city of a complete SB 330 Streamline Application {Form P-32) and fee
will vest the project for 180 days in accordance with the ordinances, policies and standards in effect
at the time the SB 330 Application is accepted. The city's SB-330 information bulletin can be found
online at:
https://www.carlsbadca.gov/home/showpublisheddocument/8166/637725763890630000
5. Landscaping. Prior to a formal submittal of the project, conceptual landscape exhibits shall be
prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad
Landscape Manual. All relevant information pertaining to the landscaping requirements and physical
barriers such as walls or fences must be plotted, labeled, dimensioned with the material detailed
within the exhibits. The Landscape Manual may be obtained at the Planning Division front counter or
found online at:
https://www.carlsbadca.gov/home/showdocument?id=7032
6. Climate Action Plan (CAP). New requirements related to the city's goals to reduce greenhouse gas
{GHG) emissions will likely impact development requirements of this project. A formal application
submittal will need to include a completed Climate Action Plan Checklist {Form P-30) to determine
what requirements will apply to the project. New GHG reduction requirements are related to energy
efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management
requirements, as set forth in the California Green Building Standards Code and in CMC 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.
Comm unity Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339 -2600
PRE 2025-0004 (DEV2025-0004) -4407 PARK DR
April 4, 2025
Page 4
7. lnclusionary Housing. The project is subject to City Council Policy Statement No . 90 and the city's
lnclusionary Housing Ordinance, CMC §21 .85. As an alternative to constructing inclusionary units as
part of the development project, applicants proposing six (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 (subject to change). The project would be conditioned to pay the fee
prior to issuance of a building permit. Please check the city's Master fee Schedule for the most current
rates.
https ://www .ca rl sba d ca .gov /ho me/sh owp u b I ish ed document/ 17 83 8/63855529 52 325 70000
Please see City of Carlsbad Information Bulletin IB-157 for additional information on the lnclusionary
Housing Program :
https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
8. Setbacks (Single-Family Residence). Pursuant to CMC §21.10, One-Family Residential, setbacks will
apply to the proposed development. The required setbacks are as follows:
a. Front (east property line-Park Drive): 20 feet; as designed, the project complies
b. Interior Side: 8.6 feet; project proposes a five-foot minimum setback on the north property
line and 12.2 foot minimum setback on the south property line consistent with CMC 21 .10.070
(A)(l)(i); as designed, the project complies.
c. Rear Yard: 17 .2 feet; as designed, the project complies.
9. Setbacks (ADU): A minimum 4 foot setback is required from rear and side property lines; as designed,
project complies.
10. ADU Requirements: Additional requirements on ADUs can be found in CMC §21.10.030, including the
requirement that the exterior roofing, trim, walls, windows and color palette of the ADU incorporate
the same features as the primary dwelling unit.
11. Building Height. Pursuant to CMC §21.10.050, the maximum building height in the R-1 zone is 30 feet
with a minimum roof pitch of 3:12, as measured from the lower of existing or finished grade. Detached
AD Us are limited to a height of 16 feet.
Please see the city's Guide to Measuring Building Height for assistance with provid ing accurate
elevations and building height depictions:
https://www.carlsbadca.gov/home/showpublisheddocument/268/637425976538130000
12 . Parking. Pursuant to CMC §21.44.020, pa rking shall be provided as two spaces per unit, either within
a two-car garage or two separate one-car garages. For the proposed two-car garage, please ensure
the interior dimensions are provided and meet the minimum interior requirement of 20 feet in width
and depth, free and clear of obstructions.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2025-0004 (DEV2025-0004) -4407 PARK DR
April 4, 2025
Page 5
Please note that the ADU does require a designated parking spot. However, the driveway leading up
to the two-car garage would fulfill that requirement. If the second driveway to the south of the
residents is no longer needed for fire access/hosepull distance, this area could be used for additional
development envelope (assuming side-yard setback standards are met).
13. 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 6 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.
14. 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 6
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.
15. 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.
16. 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. The plan must depict the required 60 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 as per the Landscape Manual and Habitat
Management Plan. The Fuel Modification Zone must not encroach into native habitat areas or, if
applicable, any required habitat buffers. If the minimum 60 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.
17. 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.
18. Stakeholder Outreach. Since Planning Commission approval is required, the project is subject to City
Council Policy Statement No. 84, Development Project Public Involvement. A notice sign is required
to be posted onsite by the applicant and an early public notice is required to be prepared by the
applicant and mailed to all owners located within a 600 foot radius of the property and all occupants
within a 100 foot radius of the property. Please see link below for reference .
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2025-0004 (DEV2025-0004) -4407 PARK DR
April 4, 2025
Page 6
https://www.carlsbadca.gov/ civicax/fileba nk/blobd load .aspx?Blobl D=355 78
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.ca rlsbadca.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. 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
Carlsbad website.
2. Based on a preliminary analysis it appears that this project may be Priority Development Project (PDP).
All impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment.
If it is determined that this project is a PDP, submit a Storm Water Quality Management Plan . Review
the Hydromodification Exemption Map and 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. Please provide a Preliminary Title Report (current within the last six (6) months) with the discretionary
application.
4. 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 .
5. Per CMC §15 .16.060 this project will require a grading permit and grading plan.
6. A separate improvement plan for work within the right-of-way is required for this project.
7. Please delineate and annotate the limits of grading, include remedial grading limits required for
construction.
8. Please indicate the remedial earthwork quantities proposed for the project in cubic yards based on
the geotechnical recommendations.
9. Please provide pad elevations for the single family home and the ADU.
10. 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.
Community Development Department
Planning Division I 163 5 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2025-0004 (DEV2025-0004) -4407 PARK DR
April 4, 2025
Page 7
11. Please provide a cross section to show the existing and proposed ground, the proposed wall, the
footing and remedial excavation. The geotechnical report discusses shoring walls and slot trenching.
If this will be utilized show on the cross sections.
12. Please 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.
13. Please provide a typical street cross section for Park Drive. Provide existing right-of-way width and
existing improvements and proposed improvements and dedications.
14. Please show all existing utilities and callout size for: water and sewer in Park Drive.
15. Please locate fire service, backflows, potable and recycled water services, meters, landscape
irrigation services, and sewer laterals for the new development in compliance with City of Carlsbad
Engineering Standards requirements.
16. Replace existing water service with a new PVC tee, 1" service, 1" meter and backflow per CMWD
standard drawing W-5.
17. Dedications and frontage improvements are required per CMC18.40 and/or CMC20.16. A 6-foot foot
wide sidewalk shall be constructed along Park Drive.
18. A 3" AC grind and overlay is required for Park Drive for half street at the project frontage. If a storm
drain connection will be made in the street the grind and overlay shall extend to the edge of the
existing pavement.
19. Please show G-14A driveways for Park Drive and show the ADA transitions to the sidewalk.
20. Please show the 6" curb and gutter to be removed and replaced at the project frontage.
21. 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.)
22 . Please see comments on the attached redlined plan .
23. 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. As noted on the plans, currently this parcel is not mapped in a fire hazard severity zone as identified
by the State Fire Marshal. However, this project is adjacent to hazardous or native vegetation and
shall comply with the City of Carlsbad Landscape Manual (Chapter 5) for defensible space and fuel
modification zones. 60 feet of defensible space is required, as described in the Landscape Manual.
Show delineation of the fuel modification zones and planting details on the landscape plan.
Community Development Department
Planning Division I 1635 Faraday Avenue I Ca rlsbad, CA 92008 I 442-339-2600
PRE 2025-0004 (DEV2025-0004) -4407 PARK DR
April 4, 2025
Page 8
Note: updated Fire Hazard Severity Zone maps were recently released and will be adopted by the city.
This property is not mapped in a VFSZ on the new maps and the 100 foot defensible space
requirement will not apply to the site .
2. Driveway to the ADU is required to be used for fire department access since ADU is beyond 150 foot
hosepull distance. A 16 foot-wide concrete driveway is appropriate for fire department use . Please
confirm that the length of the 16 foot concrete driveway is long enough to allow fire apparatus to
spot in a location that meets 150 feet hosepull requirement.
Utilities Division:
1. New water service, water meter, and backflow device per City of Carlsbad Engineering Standards W-
5 will be required.
2. Separate water and sewer service for proposed ADU is not consistent with standards. Only one
water and sewer service allowed for existing lot.
3. Please remove existing water and sewer services.
4. Proposed ground floor layout shall preserve suitable locations and space for all required utility
connections, meters, and backflow devices in conformance with current Engineering Standards.
Identify locations and detail fire service, water, irrigation, and sewer connections at property line for
the new development in compl iance with current Carlsbad Engineering Design Standards
requirements.
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: Nichole Fine, Project Engineer, at (442) 339-2744
• Fire Department: Darcy Davidson, Assistant Fire Marshal, at (442) 339-2662
• Utilities Department: Zac Taylor, Assistant Engineer, Utilities, at (760) 271-0122
• Rosanne Humphrey, Habitat Management Plan Coordinator, at (442) 339-2689
• Building Division: Shawn Huff, Building Official, at (442) 339-5338
Sincerely,
fihJ-/4.~
ROBERT EFIRD, AICP
Principal Planner
RE:KVL:CF
c: Feng Guo and Wendi Huang, 6679 Tierra Vista Court, San Diego, CA 92130
Community Development Department
Planning Division I 1635 Faraday Avenue I Car lsbad, CA 92008 I 442-339-2600
PRE 2025-0004 (DEV2025-0004) -4407 PARK DR
April 4, 2025
Page 9
Nichole Fine, Project Engineer
Fire Prevention
Laserfiche/File Copy
Data Entry
Attachments: A-Engineering Redline Plans (PDF)
B -Utilities Redline Plans (PDF)
Community Development Department
Planning Division / 1635 Faraday Avenue / Carlsbad, CA 92008 / 442-339-2600