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Home My WebLink AboutPRE 2026-0011; ADAMS STREET LOT LINE ADJUSTMENT; Admin Decision LetterFILE ~~, ~:~, ~..A. L--.~~,~.e-• April 16, 2026 {city of Carlsbad David Cipolla 4470 Adams Street Carlsbad, CA 92008 dacdocs1@gmail.com Mark Lopez 4520 Adams Street Carlsbad, CA 92008 lcp101inc@gmail.com VIA EMAIL AND MAIL SUBJECT: PRE 2026-0011 (DEV2026-0023) -ADAMS STREET LOT LINE ADJUSTMENT APNs 206-192-39-00; 206-192-05-00 Dear Mr. Cipolla and Mr. Lopez, Thank you for submitting a preliminary review application for a proposed lot line adjustment between two properties, described as follows: Address Assessor's Parcel Number Site Acreage Development Status 4520 Adams Street 206-192-05-00 0.78 acres Developed, Single-family home 4470 Adams Street 206-192-39-00 0.46 acres Developed, Single-family home The project description submitted with this preliminary review application proposes a lot line adjustment that would transfer approximately 10,750 square feet from the 0.78-acre parcel (APN 206-192-05-00, 4520 Adams Street) to the 0.46-acre pa rcel (206-192-39-00, 4470 Adams Street). In response to this application, the Plan ning 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 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 both properties are as follows: a. General Plan : R-4 (Residential, 0-4 dwelling units per acre) b. Zoning: On e-family Res ide ntial, w ith a minimum 15,000 square foot lot size (R-1-15,000) Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2026-0011 (DEV2026-0023)-ADAMS STREET LOT LINE ADJUSTME~T April 16, 2026 Pa e 2 c. The properties are in the Mello II Segment of the Coastal Zone, within the city's permit authority and outside the appeal area. The Coastal land use designations and zones are the same as the general plan and zoning discussed above. 2. The project requires the following permit(s): a. Coastal Development Permit (CDP). Carlsbad Municipal Code (CMC) §21.201.030 states, "any applicant wishing to undertake a development (defined in CMC §21.04.107) in the coastal zone shall obtain a minor coastal development permit or coastal development permit in accordance with the provisions of this chapter, in addition to any other permit required by law." Furthermore, the California Coastal Commission has opined that a lot line adjustment is defined as "development" in the Coastal Zone, therefore requiring a CDP. A Major CDP is required if the development costs $60,000 or more. If less than $60,000, a Minor CDP will be required. The decision-making authority for the Major and Minor CDPs are the Planning Commission and City Planner, respectively. b. Parcel Map, or Adjustment Plat. Please prepare a parcel map to document the lot line adjustment and relinquishment of access rights. Or alternatively, an adjustment plat with a certificate of compliance will be required for each lot to document the lot line adjustment; together with a separate recorded document to relinquish access rights to Adams Avenue along the proposed easterly boundary. Please contact Nicole Fine, Project Engineer, in the Land Development Engineering Division regarding any questions (see contact below). 3. Adjusted resultant lots will need to be found consistent with CMC §21.10, more specifically, minimum lot area (CMC §21.10.090) and minimum lot width (CMC §21.10.100). The 4470 Adam Street parcel is considered a panhandle lot and thus will need to demonstrate compliance with CMC §21.10.lO0(D). Additionally, a detailed site plan for each adjusted lot shall be included with an application for CDP demonstrating at a minimum how the existing onsite structures, situated on the proposed adjusted lots, will be compliant with CMC §21.10, more specifically as it relates to, 1) front yard {CMC §21.10.060), 2) side yards (CMC §21.10.070), 3) placement of buildings (CMC §21.10.080), and 4) lot coverage (CMC §21.10.110). 4. The project description, as discussed in the excerpt below, concludes how the adjustment will result in a more logical and usable lot configuration consistent with existing topography: "The area proposed for transfer is generally level with the existing house pad on Parcel 2061923900 but is approximately 29 vertical feet higher than the house pad on Parcel 2061920500 and is topographically separated from that parcel by a significant slope. Due to this elevation difference and existing site conditions, the subject area is more physically contiguous with and functionally suited for use by Parcel 2061923900. The adjustment will result in a more logical and usable lot configuration consistent with existing topography" Mr. Cipolla should be aware that the land he is receiving through the subject lot line adjustment has a steep eastern slope (mapped as 40% or greater) leading down to Adams Street. This area may also Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2026-0011 (DEV2026-0023)-ADAMS STREET LOT LINE ADJUSTMENT April 16, 2026 Pa e 3 be further restricted by sensitive habitat, i.e., coastal sage scrub. For more details, please see the Habitat Management Division's comments below, including the attached Habitat Management Plan (HMP) constraints evaluation. Please also review the Fire & Life Safety Division's comments regarding the property being located in a mapped Fire Suppression Zone and subject to defensible space requirements. 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. Habitat Management Division: We understand this preliminary review application is not proposing to build anything but is proposing a lot line adjustment between two properties. As such, the Habitat Management Division has prepared an HMP constraints evaluation (attached), rather than an HMP consistency analysis. As it relates: 1. Please be aware that there is mapped coastal sage scrub located on the adjacent parcels (one area is mapped to the west and one area is mapped to the north/northeast). Also, there appears to be a small patch of vegetation located on the existing 4520 Adams Street parcel that may consist of coastal sage scrub (see attached HMP constraints evaluation). Any future development(s) will have to be found consistent with the city's HMP, more specifically, the HMP coastal zone requirements (20-foot-wide upland habitat buffers) and HMP adjacency standards (lighting, invasive species, etc.). If any future structures or grading improvements were to be proposed, they would be required to 1) submit a biological resources report, which is required to show all vegetation on the property, including any vegetation located within 100-feet of the subject property boundary lines; and 2) locate and plot a required 20-foot-wide upland habitat buffer; and 3) demonstrate consistency with both the HMP coastal zone standards and the adjacency standards. Land Development Engineering: 1. With any formal application, please provide a Preliminary Title Report (current within the last six (6) months) for both properties. 2. 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. 3. Please ensure the proposed lot line is aligned perpendicular to existing contours and situated at the top of slope. Should the design deviate from this orientation, a cross-lot drainage covenant of easement will be required between the two properties. 4. Through lots are not permitted unless vehicular access rights are relinquished to one of the abutting streets per CMC §20.16.0lO(G). In this case, access from the proposed easterly boundary adjacent to Adams Street shall be relinquished. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2026-0011 (DEV2026-0023}-ADAMS STREET LOT LINE ADJUSTMENT April 16, 2026 Pa e4 5. Please prepare a parcel map to document the lot line adjustment and relinquishment of access rights. Or alternatively, an adjustment plat with a certificate of compliance will be required for each lot to document the lot line adjustment; together with a separate recorded document to relinquish access rights to Adams Avenue along the proposed easterly boundary. 6. If future development occurs or subdivision, please be aware that frontage improvements are required per CMC §18.40 and/or CMC §20.16. Public street frontage improvements shall be consistent with the alignment study for Adams Street, City of Carlsbad Drawing Number 331-5 and shall include pavement widening, curb and gutter, sidewalk, utility relocations and grading to facilitate the improvements. 7. This project requires an encroachment agreement for the existing retaining wall and colored concrete in Adams Street. 8. 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.} 9. 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 & Life Safety: 1. Fire & Life Safety has no opposition to the proposed land transfer. However, the following notes are provided as these conditions could impact future development on the subject properties: a. Both parcels are located in a Fire Suppression Zone, as mapped by the City of Carlsbad. Development of a habitable structure on the parcel will need to be found compliant with the City Landscape Manual to provide a minimum 60-feet of defensible space between vegetation and habitable structures. b. Development of a habitable structure on the transferred land would exceed fire department access requirements (150-foot hose pull distance from the street) and would therefore require mitigation and an Alternative Means and Methods (AM&M) plan to be approved by the City's Fire Marshal. Building: 1. On the plan(s), clearly identify existing property lines to remain, property lines to be removed and new property line locations. 2. For each building provide setback measurements from the exterior wall to the property line and from the roof overhang to the property line. Setbacks shall be in conformance with California Residential Code (CRC) Table 302.1(1) for non-sprinklered buildings and CRC Table 302.1(2) for sprinklered buildings. Community Deve lopment Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2026-0011 (DEV2026-0023)-ADAMS STREET LOT LINE ADJUSTMENT April 16, 2026 Pa e 5 3. Please provide locations for all on-site utilities on the site plan. Per California Plumbing Code (CPC) 307 .1. No plumbing system, drainage system, building sewer, private sewage disposal system, or parts thereof shall be located in a lot other than the lot that is the site of the building. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jason Goff at the number below. You may also contact each department individually as follows: • Planning Division: Jason Goff, Senior Planner, at (442) 339-2643 • Habitat Management Division: Rosanne Humphrey, at (442) 339-2689 • Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744 • Fire & Life Safety: Darcy Davidson, Fire Marshal at (442) 339-2662 • Building: Jesse Sanchez, at jesse.sanchez ctr@carlsbadca.gov Sincerely, ERIC LARDY, AICP Community Development Assistant Director/City Planner RE:JG:cf Attachment: 1. Habitat Management Plan Constraints Evaluation c: Nichole Fine, Project Engineer Darcy Davidson, Fire & Life Safety Laserfiche/File Copy Data Entry Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2026-0011-4470 ADAMS STREET LOT LINE ADJUSTMENT ATTACHMENT-HMP CONSTRAINT EVALUATION MAP