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Home My WebLink AboutPRE 2020-0002; BABILONIA STREET TENTATIVE PARCEL MAP; Admin Decision LetterFILE Ccityof Carlsbad February 18, 2020 ~~ 1-d ~ ~{:;i,1..tf:)()~ Matt DeVincenzo 5190 Governor Dr #205 San Diego, CA 92122 SUBJECT: PRE 2020-0002 (DEV2020-0010) -BABILONIA STREET TENTATIVE PARCEL MAP APN: 215-440-19-00 Thank you for submitting a preliminary review for a three-lot subdivision project proposed at 7203 Babilonia Street. The project site, an approximately 1.78-acre lot, currently is 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: 1. General Plan and zoning designations for the property are as follows: a. General Plan: Residential 0-1.5 (R-1.5), 0-1.5 dwelling units per acre (du/ac); Growth Management Control Point of 1 du/ac b. Zoning: R-1-15000 c. Master Plan: La Costa Master Plan, MP 149 d. The property is located within the Airport Land Use Compatibility Plan's (ALUCP) Airport Influence Review Area 2 2. The project requires the following permits issued by the Planning Division: a. Tentative Parcel Map (MS) b. Minor Hillside Development Permit (HDP) c. Habitat Management Plan Permit (HMP) -contingent on biological report information 3. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2020-0002 (DEV2020-0010)-BABILONIA STREET TENTATIVE PARCEL MAP February 18, 2020 Pa e 2 1. ~t; p.; ·: .,; California Green Building Standards Cod4 and·in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's wei.site at the following address: http:ljwww.qcode.us/codes/carlsbad/view.php?topic=18&frames=on To the extent that new GHG reduction 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. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction 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. 4. The property has an existing General Plan Land Use (GPLU) designation of R-1.5 Residential which allows low-density residential development at O -1.5 du/ac. Not including any constraints that are excluded from density calculations, the 1.78-acre property could be subdivided to yield a maximum of two dwelling units. The proposed three-lot subdivision would result in a density of 1.69 du/ac which exceeds the R-1.5 Residential GPLU designation. 5. A slope analysis shall be provided with the project submittal consistent with the requirements of Carlsbad Municipal Code (CMC) Section 21.95.130. Please also include area calculations of each slope category and further broken down by natural or manufactured slope. 6. A constraints analysis shall be provided that identifies all applicable constraints listed in CMC Section 21.53.230 for purposes of calculating density. 7. A proposed density calculation shall be provided based on the net developable acreage. The density · shall not exceed 1.5 du/ac. 8. Per MP 149, the site's zoning means that the project is subject to all development regulations for the R-1-15,000 zoning district as prescribed in CMC Chapter 21.10. Specific development requirements are as follows: a. Lot Width: 75 feet minimum b. Lot Area: 15,000 square feet minimum c. Lot Coverage: Maximum 40 percent of lot area d. Setbacks: · -Front: 20 feet -Sides: 10% of the lot width with a minimum of 5 feet and a maximum of 10 feet -Rear: Twice the required side-yard (the Habitat Management Plan standards referenced below may require a greater setback adjacent to native habitat) e. Height: Maximum 30 feet/two stories with minimum 3:12 roof pitch, otherwise 24 feet 9. Pursuant to CMC Section 21.95.030, the site is a hillside lot since it contains slopes over 15 feet in height and 15 percent grade. Therefore, a Minor Hillside Development Permit (HOP) is required. The PRE 2020-0002 (DEV2020-0010)-BABILONIA STREET TENTATIVE PARCEL MAP February 18, 2020 Pa e 3 project shall be designed to comply with the hillside development regulations of CMC Chapter 21.95 and the Hillside Development Guidelines Manual. The Hillside Development Guidelines Manual is available online at: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24084 10. Residential development on slopes with an inclination of 25% to 40%, inclusive, shall be designed to minimize the amount of grading necessary to accommodate the project. The pad of proposed Parcel 1 is elevated up to 16 feet above the existing grade and is not supported by staff because it is inconsistent with CMC Chapter 21.95. Consider creating a split-level pad for this portion of the lot that better relates to the existing topography. 11. Although no structures are identified in this preliminary review, building height is measured from existing grade or finished grade, whichever is lower. If a discretionary permit for a development or alteration of an existing development is approved, and such approval includes a grading plan that shows a finished grade higher in elevation than the existing grade, then building he_ight may be measured from the approved finished grade. In approving a finished grade through a discretionary permit that is higher in elevation than the existing grade, consideration shall be given to the natural topography of the site, compatibility with the existing grade of adjacent and surrounding properties, and the need to comply with required access, utility and drainage standards. 12. Lot depth shall be at least 90 feet. However, lot depth shall be no greater than three times the lot width. Parcel 1, as proposed, is not in compliance. 13. Each lot shall have independent vehicular access to and from Babilonia Street. The proposed plan shows Parcel 2 sharing access with Parcel 1. 14. The site abuts an existing hardline preserve and Linkage Area E per Carlsbad's Habitat Management Plan (HMP). The project is subject to Adjacency Standards per HMP Section F(3). The standards include provisions related to fire management, erosion control, landscaping, fencing, signs, lighting and predator/exotic species. A biology letter shall be submitted with the project application to determine if the project has direct or indirect impacts on off-site or native habitat, which will require submittal of a Habitat Management Plan Permit pursuant to CMC Section -21.210.030. The HMP is available online at: http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=27193 15. A landscape plan will be required showing landscaping on the graded slopes and a fuel modification plan. Please refer to the City of Carlsbad's Landscape Manual (link below) for specific landscaping policies and requirements. http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086 16. Pursuant to CMC Sections 21.85.030 and 21.85.110, the proposed project is subject to inclusionary housing requirements since there will be a net gain of two dwelling units. The developer has the PRE 2020-0002 (DEV2020-0010) -BABILONIA STREET TENTATIVE PARCEL MAP February 18, 2020 Pa e 4 option to satisfy the requirement through the payment of a housing in-lieu fee on a per unit basis for two units. 17. The property is located within the ALUCP's Airport Influence Review Area 2, but it is not subject to any noise, safety, or overflight notification requirements of the current ALUCP. 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. Complete a Stormwater Standards Questionnaire. This questionnaire will guide you and the City in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire can be printed from the following website link: http://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=22711 When completing the questionnaire, complete with a clear understanding of your proposal. If you are proposing to subdivide and grade tile property, the project will be viewed as one development project for purposes of determining if the project is a Priority Development Project (PDP) or a Standard Requirements Project. In this scenario, the project would be a PDP since the grading is proposed within 200 feet of an Environmentally Sensitive Assessment (ESA) and more than 2,500 square feet of impervious area would occur once all three lots are developed. Other potential triggers in Step 3 of the Questionnaire are question 4 (5,000 sf of impervious area on a hillside), question 6 (impervious driveway over 5,000 SF), question 10 (possible disturbance over an acre). If determined to be a PDP, all three lots will need to drain to a common water quality basin which in turn would require a common lot, easements, agreements and/or Covenant, Conditions & Restrictions (CC&Rs). If the proposal is to only subdivide the property and sell the lots to individual buyers to grade and develop their respective properties, then the subdivision would likely not be defined as a 'development project' (see Step 2 of the Questionnaire). Each development would later be assessed for proper storm water quality requirements when each individual developer applies for development · permits. However, when submitting only a tentative parcel map, conceptual grading must still be shown on the tentative tract map (TM) to illustrate that each lot can be graded independent from the other lots in conformance with the Carlsbad Municipal Code. In this case, add a note on the TM stating that grading is shown for conceptual purposes only and no grading is proposed with this TM. 2. Submit application for a tentative parcel map. 3. Remove the shared driveway between Parcel 1 and 2 from the design. Each lot shall be served by its own driveway. PRE 2020-0002 (DEV2020-0010)-BABILONIA STREET TENTATIVE PARCEL MAP February 18, 2020 Pa e 5 4. Plot existing and proposed water and sewer mains and services/laterals on the TM. Each single-family house will require fire sprinkler systems. Therefore, each lot must be served with a 1-inch water service and ultimately a 1-inch meter and backflow device once building permits are issued, all per CMWD Dwg No. W-3A. The property is located within the Leucadia Wastewater District (LWD) and the Carlsbad Municipal Water District (CMWD). Contact LWD to determine any permitting requirements to connect to their sewer system. 5. Do not grat!e the right-of-way fronting Parcel 1 and 2 to a 2:1 slope. Right-of-way between the curb and property line shall be at a 2% positive grade to the curb. 6. Plot all easements on the property per a current title report to be submitted with your application for a TM. Plot the SDG&E easement that abuts the rear property line. 7. A condition of approval will be added to the tentative parcel map to require that the property owner enter into a contract with the city to install future public sidewalk along the property frontage. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Chris Garcia at the number below. You may also contact each department individually as follows: • Planning Division: Chris Garcia, Associate Planner, at (760) 602-4622 • Land Development Engineering: David Rick, Project Engineer, at (760) 602-2781 Sincerely, QL,/t DON NEU, AICP City Planner DN:CG:mf c: Charles Butman, 663 Corte Loren, San Marcos, CA 92069 David Rick, Project Engineer Fire Prevention HPRM/File Copy Data Entry