HomeMy WebLinkAboutPRE 2019-0024; CHESTNUT CARLSBAD; Admin Decision LetterOctober 7, 2019
Bruce Tait, P.E.
Tait Consulting, Inc.
818 Crestview Court
San Marcos, CA 92078
FILE
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SUBJECT: PRE 2019-0024 (DEV2019-0176)-CHESTNUT CARLSBAD
APN: 167-080-33, 34, 41, 42
("Cityof
Carlsbad
Thank you for submitting a preliminary review for a new residential subdivision project proposed at the
southwest corner of Chestnut Avenue and El Camino Real. The project site, approximately 2.72 acres, is
currently undeveloped.
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 dwelling units {du/ac). Growth Management Control Point
of 3.2 du/ac.
b. Zoning: R-1-10,000, One-Family Residential, minimum lot size 10,000 square feet.
2. The project requires the following permits:
a. General Plan Amendment (GPA): to accommodate a higher residential density {R-4 Residential to
R-8 Residential).
b. Zone Change (ZC): to accommodate multi-family residential condominiums {R-1-10,000
Residential to RD-M Residential Density-Multiple Zone).
c. Tentative Map (CT): for the subdivision of five or more units.
d. Planned Unit Development (PUD): for the development of condominium projects (Carlsbad
Municipal Code {CMC) Section 21.45.010).
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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PRE 2019-0024 {DEV2019-0176) -CHESTNUT CARLSBAD
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e. Site Development Plan (SDP): for the development of multi-family residential projects with
affordable housing requirements (CMC Section 21.53.120).
f. Hillside Development Permit (HDP): for projects that are proposed on slopes that have a gradient
of 15 percent or more and an elevation differential greater than 15 feet {CMC Chapter 21.95).
g. Special Use Permit (SUP): for projects that are subject to the El Camino Real Corridor Development
Standards.
h. Habitat Management Plan Permit (HMP): for development projects that impact, either directly
or indirectly, habitat in the city {CMC Sections 21.210.030 and 21.210.060).
3. Technical Studies/Exhibits: The following technical studies/exhibits will be needed with a formal
submittal:
a. Biological Study: A Biological Technical Report (BTR) prepared by a registered biologist in
accordance with the specific requirements of CMC Chapter 21.210, and the Habitat Management
Plan for Natural Communities in the City of Carlsbad (a.k.a. the Habitat Management Plan (HMP)),
which can be obtained at the Planning Division's front counter or referenced online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=27193
The BTR is a critical document that will need to describe biological resources on the site, potential
project impacts, and any recommended mitigation. Please be advised that if the BTR identifies
fauna or flora onsite that is protected by the HMP, the project will require a Habitat Management
Plan Permit. For guidelines on the required contents of the BTR, 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
b. Slope Analysis/Vegetation Constraints Map: The development proposal appears to affect steep
slopes (i.e., 25 percent inclination or greater), which may possess endangered plant/animal
species and/or coastal sage scrub and chaparral plant communities (referred to as dual criteria
slopes). A Slope Analysis/Vegetation Constraints Map must be submitted to the city with any
initial project application which analyzes dual criteria slopes in accordance with the Hillside
Development Regulations (CMC Chapter 21.95). Procedures for hillside mapping can be found in
CMC Section 21.95.130.
c. Noise Study: A noise study consistent with the City of Carlsbad Noise Guidelines Manual because
the majority of the project site is located within the 65-70 CNEL and part within the 70+ CNEL
noise contours associated with El Camino Real. The noise study is required 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:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094
d. Cultural Resources/Paleontological Studies: 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 both
archeological and paleontological resources. Please refer to the city's Tribal, Cultural and
Paleontological Resources Guidelines.
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=34010
PRE 2019-0024 (DEV2019-0176) -CHESTNUT CARLSBAD
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Please note that any archeological pedestrian survey of the site for the cultural resources study
shall include a Native American monitor during the survey.
e. Traffic Study: Please refer to Land Development Engineering comment no. 1 below.
4. Project Yield and-Density: The subject property currently has a General Plan Land Use designation of
R-4 Residential, which allows 0-4 du/ac with a Growth Management Control Point (GMCP) of 3.2
du/ac. A General Plan Amendment is required to convert R-4 Residential to R-8 Residential (4-8 du/ac.
GMCP of 6 du/ac). The exact number of units allowed on the site will be determined once the Slope
Analysis/Vegetation Constraints Map is submitted, reviewed and accepted (see comment no. 3b
above). An application for a Lot Line Adjustment (COC2019-0010) is currently under review by City
Staff to create a single-family lot at the northwest portion of the project site (along Chestnut Avenue).
The lot line adjustment must be recorded prior to formal submittal of the project.
5. Excess Dwelling Unit Bank: 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. The criteria for withdrawing units from the EDUB are
contained in City Council Policy No. 43 (see link below). Please note that an allocation of excess units
to a project is considered an "incentive" as defined in CMC Section 21.86.020.A.12 and Government
Code Section 65915(k).
City Council Policy No. 43:
http://edocs.carlsbadca.gov/HPRMWebDrawer/RecordHTML/392080
The Carlsbad Growth Management Plan limits the number of dwellings in the Northwest Quadrant to
a maximum of 15,370 dwellings. The majority of the remaining residential capacity (above what is
currently planned by the General Plan) is reserved for the Village to enable implementation of the
Village Master Plan. As of August of 2019, there are 120 excess units available for allocation in the
Northwest Quadrant of the city (exclusive of the Village allocation). If those units are allocated to
other developments prior to the subject project's application, staff may not be able to support the
allocation of excess dwelling units for the project.
6. Planned Developments: The proposed project is subject to development standards set forth in CMC
Chapter 21.45, which may supersede standards set forth in CMC 21.24 (RD-M, Residential Density-
Multiple Zone).
7. Lot Coverage: Assuming the zoning district is changed from R-1-10,000 to RD-M, the maximum lot
coverage permitted in the RD-M zoning district is 60 percent of project net developable acreage. The
net developable acreage will be determined once the Slope Analysis/Vegetation Constraints Map is
submitted, reviewed and accepted.
8. Setbacks: Assuming the zoning district is amended from R-1-10,000 to RD-M, setbacks are required
per Tables C o CMC Section 21.45.060 and Table E of CMC Section 21.45.080. Please note that the
setback along El Camino Real is subject to the El Camino Real Corridor Development Standards (please
see item 9 below). A more specific project will be needed to further assess if a reduction in setbacks
is possible.
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9. lnclusionary Housing: The project is subject to the City's lnclusionary Housing Ordinance, CMC
Chapter 21.85, requiring a minimum of 15 percent of the total units to be constructed for affordability
to lower-income households. Please be advised that prior to moving forward to the Planning
Commission, the project must be reviewed and approved by the city's Housing Policy Team {HPT). The
HPT may require the developer to provide additional affordable housing units or a deeper level of
affordability. Formal submittal of a project will need to include a request for review by the City's
Housing and Neighborhood Services Division.
10. El Camino Real Corridor Development Standards: The project is located within the Scenic Preservation
Overlay Zone and is subject to the El Camino Real Corridor Development Standards, requiring the
processing and approval of a Special Use Permit {SUP). The intent of the corridor standards is to
maintain and enhance the appearance of the roadway by setting standards for setbacks, signs,
building height, grading and design. The proposed project is located within Area 2 {Chestnut Avenue
to the Country Store) of the corridor. The project shall be consistent with Section II {Design
Guidelines), Section Ill {Development Standards -Right-of-way Corridor), and Subsection B -Area 2
of Section IV {Development Standards -Private Frontage). The El Camino Real Corridor Development
Standards may be obtained at the Planning Division front counter or found online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24734.
11. Architecture: The project is required to comply with City Council Policy No. 44 -Neighborhood
Architectural Design Guidelines, City Council Policy No. 66 -Livable Neighborhoods, and the
architectural requirements outlined in the Planned Development Ordinance {CMC Chapter 21.45,
Table E). 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
City Council Policy No. 66:
http://edocs.carlsbadca.gov/HPRMWebDrawer/RecordHTML/392162
12. Conceptual Landscape Plans: 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
13. Hillside Development: The project shall demonstrate conformance with the Hillside Development
Regulations {CMC 21.95) and Hillside Development & Design Guidelines, which may be obtained at
the Planning Division front counter or found online at:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24084
14. Climate Action Plan: 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
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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://www.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.
15. Development Proiect Public Involvement Policy: Please be advised that you are required to send a
public notice to the surrounding property owners (GOO-foot radius) within 30 days of submittal of the
development application pursuant to City Council Policy No. 84 and Form P-21. The policy and form
may be obtained at the Planning Division front counter or found on line at:
City Council Policy No. 84:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=35578.
Form P-21:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24l17
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.
Land Development Engineering:
1. Indicate on the site plan the project's Average Daily Traffic (ADT). Based on the proposed number of
units indicated on the site plan (20-22 units) and the SANDAG's trip generation rates, the project's
ADT exceeds the 110 ADT threshold for the need to prepare Traffic Impact Analysis (TIA). Submit a
traffic impact analysis based on the new traffic impact analysis (TIA) guidelines available in the city
website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22758
Using Table 1 of the TIA guidelines, it appears that the project is required to prepare and submit a
Level 2 TIA analysis.
PRE 2019-0024 (DEV2019-0176)-CHESTNUT CARLSBAD
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2. Provide proof of a recorded private reciprocal access easement over the proposed private driveway
(on-site and off-site). Show the existing off-site driveway entrance at El Camino Real. A dedicated
right turn lane maybe required.
3. Indicate how a truck with a 42-foot turning radius per AASHTO Highway Design Manual Figure 404.SF
will access the project site. Show the inside and outside tire tracks.
4. The developer will be required to comply with the City's Transportation System Management and
Transportation Demand Management requirements.
5. Provide a recent Preliminary Title Report (PTR) with formal project application submittal. All
easements and encumbrances identified in Schedule "B" of the PTR shall be shown and identified on
the site plan.
6. Process a tentative map application together with your application for discretionary permits for this
project.
7. Show property boundary data including bearings and distances. Clearly show the existing and
proposed lot lines.
8. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume.
1, Chapter 2.
9. Complete a Storm Wat~r Standards Questionnaire Form E-34 to determine storm water quality
requirements for this project. The questionnaire is available in the City website at:
http:ijwww.carlsbadca.gov/services/depts/landev/engineering.asp
10. Based on the preliminary 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
development project (Form E-35) available in the City website. The project SWQMP will determine
the pollutant control BMP requirements.
11. On the proposed preliminary grading plans, show all existing and proposed 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).
12. Provide multiple cross-section to illustrate differences in grade.
13. 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.
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14. 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.
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 top of wall and top of footing elevations for all proposed retaining walls. Show the limits of 1:1
temporary back cut needed for retaining wall construction.
17. Submit a preliminary Geotechnical Study that provides recommendations for this proposed
development including design recommendations for the proposed retaining walls, pollutant control
BMPs and hydromodification facilities proposed for this project.
18. On the site plan, indicate the total proposed impervious area and total proposed pervious area in
square feet.
19. The proposed permeable pavements, as shown on the preliminary· plans, shall be designed in
accordance with SD-6B fact sheet, Appendix E.5 of the City of Carlsbad BMP Manual. It is considered
site design BMP, designed as self-retaining BMP, primarily for direct rainfall only (not designed to treat
additional impervious area). The use of pervious pavement results in the reduction of the impervious
area, reduces the DCV and consequently reduces the footprint of the pollutant control BMP required
for this project.
20. Obtain soils engineer approval and design recommendations for the proposed permeable pavement
adjacent to building structures. Lateral movement of water from the gravel layer may undermine the
stability of building foundations.
21. Show the biofiltration basins' cross-section on the preliminary grading plans 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 and show the ultimate
discharge points.
22. 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.
23. On the site plan, show all existing utilities including water, sewer and storm drain systems. Reference
the city approved drawings for all existing utilities within El
Camino Real.
24. All on-site utilities, including sewer and water lines shall be private. Show the locations of the fire,
potable and irrigation water services-including water meters and backflow preventers.
25. Provide typical El Camino Real cross-section at the project frontage. Show the locations of the public
utilities (sewer, water and storm drain) in the street cross-section. Label and dimension the existing
right-of-way.
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26. Show all existing surface improvements (curb, gutter, sidewalk, paving, access-holes, inlets, power
poles, street lights, adjacent driveways, vaults, transformers, etc.) along El Camino Real and Chestnut
Avenue at the project frontage.
27. Show a typical cross-section of the proposed driveway. Show locations of all private utilities (sewer,
water and storm drain) within the proposed driveway.
28. On the site plan, indicate the sewer demand in equivalent dwelling units (EDU), potable water demand
in gallons per minute (GPM), and average daily traffic (ADT) generated by the proposed development.
29. Show location of all existing and proposed fire hydrants within 300 feet of the project boundary.
30. Show the location of all trash enclosures per City Standard GS-16.
31. 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
this line of sight.
32. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, etc.).
33. 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
DN:ED:mf
c: John Fornal and Floyd Bernard, P.O. Box 130454, Carlsbad, CA 92013
Tecla Levy, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry