HomeMy WebLinkAboutPRE 2019-0023; ADAMS 4; Admin Decision LetterOctober 7, 2019
Mariana McGrain
Hallmark Communities
740 Lomas Santa Fe Dr. #204
Solana Beach, CA 92075
FILE
SUBJECT: PRE 2019-0023 (DEV2019-0173) -ADAMS 4
APN: 205-270-13
('Cityof
Carlsbad
Thank you for submitting a preliminary review for a minor subdivision project proposed at 3745 Adams
Street. The project site, an approximately 0.97-acre lot, is currently vacant following the recent removal
of a single-family residence.
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: R-4 Residential, 0-4 units/ac. Growth Management Control Point (GMCP) of 3.2
units/ac.
b. Zoning: R-1, One-Family Residential
c. The property is in the Coastal Zone. The Coastal land use designation and zone are the same
as the General Plan and Zoning above.
2. The project requires the following permits:
a. Coastal Development Permit (CDP) -for the subdivision and development of homes. If the
homes are developed at a future date, a Coastal Development Permit will be required for each
home, or all four if developed concurrently.
b. Minor Subdivision (MS) -for the subdivision of four or fewer parcels. Should the project
require an additional lot to accommodate a biofiltration basin, then a Tract Map (CT) will be
required.
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
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3. As described in the scope of work, this prelimin1rv review ctpplication is for the subdivision of one
0.97-acre lot into four lots and subsequent construction of four single-family homes. Staff supports
the project as proposed. The project is subject to all applicable codes and policies. The Planning
Commission will be the dec;:ision-making authority.
4. New forthcoming requirements related to the city's Climate Action Plan (CAP) will likely impact
development requirements of this project. A formal application submittal will need to include a
completed CAP Checklist (Form P-30) to determine what requirements will apply to the project. New
CAP requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water
heating and traffic demand management requirements, as set forth in City Council Ordinance Nos.
CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024 which are available on
the city's website at the following address:
http:ljwww.carlsbadca.gov/services/depts/pw/environment/cap/ordinances.asp
To the extent that some or all of the new CAP 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. CAP requirements may
impact, but are not limited to, site design and local building code requirements. Once adopted as part
ofTitle 18 and in effect, plans submitted for grading or building permits must demonstrate compliance
with the new CAP requirements. If incorporating new CAP 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.
5. Pursuant to Carlsbad Municipal Code (CMC) Section 21.10.100(D)(4), a joint easement ensuring
common access to the rear lots shall be recorded.
6. Pursuant to CMC Section 21.10.100(D)(7), each lot shall have three parking spaces with an approach
not less than twenty-four feet in length with proper turnaround space to permit complete turnaround
for forward access to the street. The parking and access arrangement shall be designed to the
satisfaction of the city engineer. These parking spaces may be provided as a two-car garage with a
nearby guest space or a three-car garage with a tandem space.
7. The site has a GMCP of 3.2 du/ac and therefore yields a maximum of three units (0.97 ac x 3.2 = 3.1
units, rounded down to 3 dwelling units per Table A in CMC 21.53.230). The project proposes the
construction of four units on the site (4 units/0.97 ac = 4.12 du/ac). The project's proposed density of
4.12 du/ac is above the allowed maximum density range of 4. The Land Use Element of the Carlsbad
General Plan allows the development of properties ;:ibove the maximum density in the R-4 land use
designation when the base zone (R-1) would permit a slightly higher density yield provided the
following findings can be made: the project is compatible with the General Plan; the project either
incorporates the necessary infrastructure or is conditioned to provide it; the proposed project does
not exceed the allowed maximum density by more than 25 percent; and, the project qualifies for and
receives an allocation of "excess" dwelling units, pursuant to City Council Policy 43 (see item no. 8).
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8. Residential projects require an allocation of excess dwelling units from the Excess Dwelling Unit Bank
(EDUB) whenever the proposed density exceeds the GMCP for the existing General Plan Land Use
designation. At the subject property, the GMCP is 3.2 du/ac. Four units are proposed for a property
that yields three units (0.97 ac x 3.2 = 3.1 units, rounded down to 3 dwelling units). Therefore, one
dwelling unit is required to be allocated from the EDUB. The criteria for withdrawing units from the
EDUB are contained in City Council ·Policy No. 43, which may be found on the City's website or the
following link:
http://edocs.ca rlsbadca .gov /HPRMWebDrawer /Record HTM L/392080
9. Prior to a formal submittal, conceptual landscape exhibits shall be prepared in accordance with the
General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016).
The Landscape Manual may be obtained at the Planning Division front counter or found online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086
10. Pursuant to the lnclusionary Housing Ordinance (CMC Chapter 21.85), the proposal to construct four
single-family homes will require the payment of in-lieu inclusionary housing fees for each new unit.
For the proposed project, in-lieu fees will be charged for a total of four units, or three units if the
application for a building permit for the new residential structures is submitted within two years from
the date the existing home was demolished (June 12, 2019). The in-lieu fee, which is subject to
periodic change, is currently set at $4,515 per unit.
11. A formal submittal of this project will need to include a biology letter prepared by a registered
biologist. in accordance with the specific requirements of CMC Chapter 21.210, the Habitat
Management Plan for Natural Communities in the City of Carlsbad (a.k.a. the Habitat Management
Plan (HMP)), and the Mello II Segment of the LCP. For guidelines on the required contents of the
biology letter, please reference the "Guidelines for Biological Studies", which can be obtained at the
Planning Division's front counter or referenced online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24331
12. Although not required for a development with four or fewer units, a noise study consistent with the
City of Carlsbad Noise Guidelines Manual is recommended to identify the need for any noise
attenuation of the building. The guidelines can be obtained at the Planning Division's front counter or
referenced online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094
13. The concurrent or subsequent development of homes is required to comply with City Council Policy
No. 44 -Neighborhood Architectural Design Guidelines and City Council Policy No. 66 -Livable
Neighborhoods. The policies may be obtained at the Planning Division front counter or found online
at:
City Council Policy No. 44:
http://edocs.carlsbadca.gov/HPRMWebDrawer/RecordHTML/392081
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City Council Policy No. 66:
http://edocs.carlsbadca.gov/HPRMWebDrawer/RecordHTML/392162
Applicant Questions followed by Staff Responses:
1. Will the City allow a "panhandle" Jot subdivision with one shared private driveway servicing all 4 Jots?
a. If so, does the proposed schematic fall in line with the engineering specifications and fire
turnaround requirements?
Staff Response:
Per Land Development Engineering comment no. 3 {below), lots 3 and_ 4 will be required to take access
directly from Adams Street.
2. What additional permits/processes/reports are required with the local coastal commission?
Staff Response:
The City of Carlsbad has permitting jurisdiction in this portion of the Coastal Zone. No additional
permits are required to be submitted to the California Coastal Commission.
3. Would Staff support the proposed land use depicted as it relates to the requirements within the land
use community design general plan and zoning requirements?
Staff Response:
Staff supports the project as it proposes to build single-family homes in the R-1 zoning district. The
project is subject to all applicable codes and policies. The Planning Commission will be the decision-
making authority.
4. Is the zoning ordinance interpreted correctly with the shown subdivision?
Staff Response:
The proposed subdivision meets the lot standards set forth in the R-1 zoning district as described in
CMC Chapter 21.10.
5. Looking for the City to provide above-standard requirements as needed relating to engineering issues
such as grading, drainage, BMPs, Storm Water Pollution Control, circulation and traffic, street
vacation, easements and the like.
Staff Response:
Please see Land Development Engineering comments below.
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
http://www.carlsbadca.gov/services/depts/planning/default.asp. 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.
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Land Development Engineering:
1. The developer shall dedicate Adams Street right-of-way (ROW) to complete a 30-foot half street ROW
width at the project frontage.
2. A recorded covenant of reciprocal access easement is required for the proposed 30 feet wide shared
panhandle driveway for the benefit of lots 1 and 2.
3. Driveway access through the panhandle for lots 3 and 4 are not allowed. Provide driveway access for
lots 3 and 4 directly from Adams Street. Carlsbad Municipal Code section 20.28.020 states that
Panhandles may not serve as access to any lot except the lot of which the panhandle is a part. Show
the locations of all proposed driveways for lots 1 to 4 on the site plan.
4. The developer will be required to install complete Adams Street improvements at the project frontage
including street paving, base, curb and gutter, sidewalk, driveways, sewer laterals, water services
(irrigation, potable and fire services). Show the said improvements on the preliminary grading plans.
5. Show all existing street trees at the project frontage. Any removal of existing street trees requires
approval from Parks Division. Coordinate with Parks Division to determine if the existing trees are to
remain, be removed or replaced. The proposed sidewalk may need to meander to avoid impact to the
existing trees that are to remain.
6. The devel~per will be required to install the shared private access driveway as shown on the site plan.
7. Provide a recent Preliminary Title Report (PTR) with formal project application submittal. All
easements and encumbrances identified in Schedule 11811 of the PTR shall be shown and identified on
the site plan.
8. Process a tentative parcel map application together with your application for discretionary permits
for this project.
9. Show property boundary data including bearings and distances. Clearly show the existing and
proposed lot lines.
10. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume
1, Chapter 2.
11. Complete a Storm Water Standards Questionnaire Form E-34 to determine storm water quality
requirements for this project. The questionnaire is available in the City website at:
http://www.carlsbadca.gov/services/depts/landev/engineering.asp
12. Based on the preliminary site plans, staff determined the project qualifies as a Priority Development
Project (PDP) and will be required to submit a preliminary Storm Water Quality Management Plan
(SWQMP) with any discretionary application. The SWQMP shall be prepared in accordance with the
City of Carlsbad BMP Manual (latest version). Use the City of Carlsbad SWQMP template for priority
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development project_ (Form E-35) available in the City website. The project SWQMP will determine
the pollutant control BMP requirements.
Note that the City requires the project to provide one shared biofiltration treatment BMP and
hydromodification facility for the entire subdivision, maintained by HOA, or by homeowners through
a recorded private drainage easement and private maintenance agreement. Individual treatment
BMP for each lot is not allowed.
13. On the site plan, indicate the total proposed impervious area and total proposed pervious area in
square feet. Note the total impervious area must include future roof areas anticipated for each lot.
14. You may use pervious pavement to reduce the impervious area, reduce the DCV and consequently
reduce the footprint of the pollutant control BMP required for this project.
If permeable pavement is used for the driveway, it shall be designed in accordance with SD-6B fact
sheet, Appendix E.5 of the City of Carlsbad BMP Manual.
15. Clearly show how the post development run-off are directed to the proposed biofiltration basins.
Show drainage arrows to indicate direction of drainage.
16. -Show the cross-section of the proposed biofiltration basin on the preliminary site plan including the
overflow/outlet structures or riser to capture stormwater runoff from larger storm events. Provide
biofiltration basin overflow structure designed to handle 100-year storm event. Since there is no
existing storm drain system in Adams Street tie into, the .discharge may need to be pumped into a
holding tank before allowing to gravity flow into the street gutter.
17. Submit a preliminary drainage report to determine the pre-development and post-development
drainage flows. Provide necessary mitigation for the increase in post development flows or show that
the downstream storm drain facilities can handle the additional flow.
18. On the proposed preliminary grading plans, show all existing and propc;>sed contour lines and spot
elevations to determine the existing and proposed drainage pattern and determine the extent of the
proposed grading (i.e. max. cut/fill).
19. Provide multiple cross-section to illustrate differences in grade.
20. Lot drainage shall comply with engineering standard GS-15. Show high points, flowline elevations,
percent grades and show the directions lot drainage using drainage arrows. Show invert elevations of
the proposed storm drain pipes. Verify the invert elevation of the existing storm drain pipe to connect
to.
21. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards. A grading permit will be required for this project.
22. Submit a preliminary Geotechnical Study that provides recommendations for this proposed
development including design recommendations for the proposed retaining walls, pollutant control
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BMPs and hydromodification facilities proposed for this project.
23. All on-site utilities, including sewer laterals and water services shall be private. Show the locations of
the water services and water meters. The water services for individual lots must comply with CMWD
W-3A standard drawing.
24. On the site plan, show all existing surface improvements (street pavement, inlets, power poles, street
lights, adjacent driveways, vaults, tra-nsformers, etc.) and existing utilities including water main and
sewer main within Adams Street. Reference the city approved drawings in Adams Street at the project
frontage.
25. Provide typical Adams Street cross-section at the project frontage. Include the locations of the public
utilities (sewer and sewer) in the street cross-section. Label and dimension the existing and proposed
street right-of-way.
26. Show a typical cross-section of the proposed shared driveway. Show locations of all private utilities
(sewer lateral, water services and storm drain) within the proposed driveway.
27. Show location of all existing and proposed fire hydrants within 300 feet of the project boundary.
28. Show the location of all trash enclosures per City Standard GS-16.
29. Plot line of sight for corner sight distance at all driveway intersections with per Topic 405 of the
California Department ofTransportation Highway Design Manual. Ensure that no conflicts exist within
the line of sight.
30. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, etc.).
31. This preliminary review does not constitute a complete review of the proposed project and additional
items of concern may be identified upon formal project application submittal.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Esteban Danna at the number below. You may also contact each department individually as
follows:
• Planning Division: Esteban Danna, Associate Planner, at (760) 602-4629
• Land Development Engineering: Tecla Levy, Associate Engineer, at (760) 602-2733
DON NEU, AICP
City Planner
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DN:ED:mf
c: Dennis Gimian, PO Box 10537, Newport Beach, CA 92658
Tecla Levy, Project Engineer
Fire Prevention
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