HomeMy WebLinkAboutHDP 02-10; Dunn Residence; Hillside Development Permit (HDP)May 1,2001
Jim Dunn
4316 Casanna Way, No. 305
Oceanside, CA 92057
SUBJECT: PRE 01-18 - DUNN RESIDENCE
APN: 156-051 -1 7
A preliminary review of your project has been conducted for the above referenced project, which
included a field investigation on April 18, 2001. Listed below are the issues raised by staff.
Please note that the purpose of a preliminary review is to provide you with direction and
comments on the overall concept of your project. The preliminary review does not represent
an in-depth analvsis of your pro-iect. Additional issues of concern may be raised after
your application is submitted and processed for a more specific and detailed review.
Planning:
The subject site is zoned for one single family unit per lot (R-I), and has a General Plan land
use designation of Open Space (OS). The OS land use designation is indicative of the site’s
extreme topographical character and its abundance of sensitive natural habitats. The OS
designation 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
relatively small, unconstrained portion of the site. The City will make an administrative
interpretive adjustment of the General Plan OS boundary on the site to allow for development of
a single family unit. The adjustment of the OS boundary will be done in conjunction with the
processing of a Coastal Development Permit (CDP), which is required of the development
because of the site’s location within the City’s Coastal Zone.
The proposed development is subject to compliance with the City Zoning Ordinance (which can
be accessed via the internet at (www.ci.carlsbad.ca.us) most importantly Chapter 21.10 (One
Family Residential); Chapter 21.95 (Hillside Development Regulations); and Chapters 21.201,
21.203, and 21.205 (concerning coastal development standards and procedures). The degree
of development allowable on the site is dictated by compliance with the requirements of these
sections of the Zoning Ordinance. The chapters on hillside and coastal development identify
specific standards of development which are related to the presence of habitat and the gradients
of natural vs. manufactured slopes. The information submitted with the preliminary review did
not include the degree and type ‘of information needed to adequately assess the project’s
compliance with the standards. In order for staff to adequately comment on the proposed
development the following information would need to be provided:
1. A slope analysis 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.
Additionally the slope analysis should be done at the same scale as the proposed site
development plan in order to determine the projects compliance with the hillside and
1635 Faraday Avenue Carlsbad, CA 92008-7314 (760) 602-4600 FAX (760) 602-8559 www.ci.carlsbad.ca.us 613
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PRE 01-18 - DUNN RfL-dOENCE
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2.
3.
4.
coastal development standards. The slope analysis need not be done for the entire site,
only that portion of the site proposed to be developed (to include proposed infrastructure
improvements) and the immediate surroundings (Le. 30 foot radius).
The presence of habitat resources on the site may impact the proposed development.
Detailed information on habitat resources, i.e. a biological reso-urces inventory, is needed
to determine compliance with City development standards. Again mapping should be
done at the same scale as the proposed site development plan and only on the portion of
the site proposed to be developed (including infrastructure) and the immediate
surroundings.
A number of the development standards in this case are based on the type of slope
proposed to be developed. It is difficult to determine, from the information submitted, the
types of slopes (ie manufactured vs natural) on the site. Please submit a graphic exhibit
(prepared at the same scale of the proposed site development plan) that clearly
illustrates the limit of any manufactured slope. (This information would supplement the
Engineering Division requirement for soils and geologic data listed below).
Development of a structure or structures (i.e. dwellings, detached accessory buildings,
retaining walls) on the site needs to comply with the site development (i.e. height,
building setback, ...) standards of the Zoning Ordinance. No structures are indicated on
the plan. Please provide information of the proposed development plan.
Ennineering:
Engineering Department staff have completed a preliminary review of the above-referenced
project. From the plans submitted we have tried to identify major issues that are apparent.
1.
2.
3.
4.
The proposed development includes reconstruction of the existing storm drain at the
north end of Highland Drive. The City’s Construction Maintenance Supervisor (Pat
Guevara) has stated that the City will replace the storm drain but in it‘s current location
and basically to the toe of slope (120’ contour). The proposed storm drain realignment
and the extension is not a design that the City can support.
The previous developer spent considerable expense studying the stability of the eroded
slopes where the project and realigned storm drain is proposed. A copy of the soils
report (with update to fit this project) and the geologic study to support this development
should accompany the formal submittal. Development of the steep slopes and edge of
bluff is highly constrained because of habitat, erosion, the City’s Hillside Development
Ordinance and the City’s coastal development standards.
Staff has visited the site and understands the developers wish to use as much available
pad as possible. Development of the site is constrained as highlighted above. A suggestion from our site visit is to work with your neighbors (west and east) and request
a street vacation. Moving the terminus of Highland Drive to the south provides a
considerable pad and developable area.
The proposed retaining walls are not supported for the same reasons (#2) stated above.
The bottom of wall must be located in competent soil and set back to achieve stability
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PRE 01-18 - DUNN RL~IDENCE
May 1,2001
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and support. The San Diego Regional Standards has information regarding design and
footing loads in unstable soil conditions.
5. The project should show sewer service as well as water and utilities. Please locate
cleanouts 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.
u;ARY/E. WAYNE,/ /
Assistant Planning Director
GEW:JM:cs
C: Don Rideout
Clyde Wickham
Bill Plummer
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