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Home My WebLink AboutPRE 01-18; DUNN RESIDENCE; Admin Decision Letter-• May 1. i2001 Jim Dunn 43115 Casanna Way, No. 305 Oceanside, CA !:12057 SllHJECT: PIRE 01-18 -DUNN RESIDENCE APN: 156-051-·17 A preliminary r1evlew of your project has been conducted for the above re~erenced ~roject, which ind!Jded a field lnvesti9atic>n on April 18, 2001. Liste_d below are the issues ra1~ed ~y staff. Pleasa note that the purpose of a preliminary rEiView is to provide you with d1rect1on and comments on the overall concept of your project. nie prellmlnary review does not repr.tsent ruJ...ln~depth an.alysls of your proHu:t. Addltlona! Issues of concern. ma~ be raised after W!Llll!Rfi~n is submi:tted an,.g_processed f.ru: a more specific and detailed review. Planning: T~1E1 subJec:.'t isl1e ls zoned for one single family unit per lot (R-1 ), and has a General Plan land use designation of Open Space {OS). TM OS land use designation is indicative of the site's extrema topogr.aphica! char.acter and Its abundance of sensitive natural habitats. The OS desig11mtlon was; applied to the site as part of the City's General Plan update in 1996. The City recognizes, however, that some degree of a single family development is appropriate for a reli1tively small, unconstrained portion of the site. The City will make an admini~trative intEirpretlve adjustment of 1he General Plan OS boundary on the site to allow for development of a single family unit. T~_~cjiustment 9f_th~ OS bo_1:Jndf:!D:....,w.illb.e...darm.in conji.mctlo~_~th __ th~ . p_!'ocessing of a Coastal Development Permit (C.01?), wh~h--[$_t:eQJJJre.d.. ~f.Jhc:u:fflVijJopment bec:ause· Of the site·s:L~atlon within t.l1e City's Coastal Zone. The proposed development is subject to compliance with the City Zoning Ordinance (which can be accessed via the internet at (~w.cl.carlsbad.ca.us) most importantly Chapter 21. 10 (One E.wn.iJ)!...Be.:s.l{.tt;Jntial);_Chapter ~1.95 (Hillside Development Re~ulations); and Chapters 21.201, ~'1.203, and 21:205 (concerning coastal development standards and-procedures). The degree of deVelopment allowable on the site Is dictated by compllance with the requirements of these sections of the Zoning Ordinance. The chapters QIJ._..!)i_l!sid_~. iii!1<.L qp_as.tal development identify ~P!tc.ii1~_!!~~.~-~-n1~ of development~l1if~ _ar~ _r~lated to the presenc~_ 9.f J'l~_bj_t§t_arid the gradients ?f 11.~.t-~_r:.~I v~_. rn~r11.,1fai;;tured slopes. The information submitted with the preliminary review did not incl1,1de the degree and type of information needed to adequately assess the project's compliance with the standards. lr'1 order for staff to adequately comment on the proposed development tn1;i following information would need to be provided: 1. -A_§J.QP~a11~lx:;sl.$. will be required for the proposed development and must be prepared according to the standards specified in section 21.95.100 of the Zoning Ordinance. Additiorn3lly the slope analysis should be ·ooneaf"ffies'ame'scale as the proposed site development plan in order 1<:> determine the projects compliance with the hillside and 1635 Faraday Avenue • Carlsbad, CA 92008,7314 • (760) 602-4600 • FAX (760) 602-8559 • www.c1.carlsbao.ca.us i ! I I ·I I i I I ! I J • PRE 01-18 -DUNN RESIDENCE May 1, 2001 .e~s..-~-------- 2. 3. 4. coastal development standards. The slope analysis nee~, nptJ_;i_e d9.ne. f.cr:.~a entire site, only that pcirtion of the site proposed 'to be ~evel~ped (to lnclud~ proposed infra~~~ture improvements) and the immediate surroundings (1.e, 30 foot radius). The presence of habitat resources on the site may impact the pro~osed dev71opment. Detailed information on hab!t:at resources, I.e. a biologi.9alr!~-o-urS;s~1.Dx~n_t?ry• 1s need~d to determine compliance with City developrntrtnrsl"anaards. Agam mapping shou_ld be clOne afthE1 same scale as the proposed site d0velopment plan and only on th~ port10~ of the site proposed to be develop1ed (including infrastructure) and the 1mmed1ate surroundings. A nurnber of the development standards in this case are based on ~he typs _of slope propc,sed to be developed. it Is difficult to determine, from the lnforma!1on submitted, ~e types of slt:,1pes (ie manufactured vs natural) on the site. Please sybm1tJt,gr.eu~.blg_~>,<h1blt (P!!e~~~-at_ the ~.arne. .. $,Ciil,la _of ttr,e l?r_12-pg~e-~. ~!! ... ~evelopm;i~}J~I~~_) that clearly WiJstr"ates the llmlt of any manufactured slope. (Tfos mf61'ttUJtlt>1fwaula supplement the Engineering Division requirement for soils and geologic data listed below). Development of a structure or structures (i.e. ~~ellings! -~~~9hed_Jig~_$$QI)'. bulldl~gs, rt~ini_ng walls) en the site needs to comply witli ·tfie site development (1.e. height. building S(:.ltback, ... ) standards of the Zoning Ordinance. No structures are indicated on the plan. Please provide Information of the proposed development plan. Englineerlng Department staff have completed a preliminary review of the above-referenced projed. From the plans submitted we have tried to idsntify major issues that are apparent. 1. Toe proposed development includes reconstruction of the existing storm drain at the north er,d of Highland Drive. Tl1e City's Construction Maintenance Supervisor (Pat Guevara) has stated that the City will replace the storm drain but in it's· current location and baslcally to the toe of slope (120' contour). The proposed storm drain realignment and the e,ctension is not a design th21t the City can support . .2. 3. 4. The prev!l::ius developer spent considerable expense studying the stability of the eroded slopes where the project ancl reali9ned storm drain is proposed. A copy of the soils repo~ (with update to fit this project) aild the geologic study to support this development sl'iould accompany the formal submittal. Development of the steep s:Jopes and edga of bluff 1s hi!Jhly constrained because of habitat, erosion, the Ci~l-lillsid.e,.,D.ey-e.~~meat OIQ.l1J.ftnQ€~ and the City's coastal development standards. -~~~--- i;-----•------•~><•-• "~ -~, ... r .. -• • ,_,,_.,.--,?"",W•L •,e,\f"a, •<>< ,,.. • <>•__,,•, ..... ~-••- Staff has visited the site and llnderstands the developers wish to use as much available pad as possible. Development of the site is constrained as highlighted above. A ~~~tiQo ftO."!] _OJ.lJ Jit~ ... ~!~!!.J~ __ t.2,_ wqrltw.itt! .. YC?Yr _12..taj_g_b~9rs_ Lw@~.t~nQ_H.iU ilnd request a_we.eL '-laca.:ti.on. Moving this terminus of Highland Drive to the south provides a considerable pad and develor,,able area. The propc1sed retaining walls are not supported for the same reasons (#2) stated above. The bottom of wall must be located in competent soil ana set back to achieve stability i I I I I I ! I I I I i I J I I-I I I i I PRE 01-18-DUNN RESIDENCE May 1, 2001 • ~ge3 and support. The San Diego Regional Standards has information regarding desi~in and footing loads in unstable soil conditions. 5. The project should show sewer service as well as water and utilities. Pleai~e locate oleanouts and service meters outside of driveways, typically at property line. To address planning questions, contact Jason Martin at 760.602.4619; to address engineering questions, contact Clyde Wickham at 760.602.2724. Gt!W:JM.os c: Don Rideout Clyde Wickham Bill Plummer File Copy Data Entry