HomeMy WebLinkAboutPRE 2020-0016; GLAZEBROOK; Admin Decision LetterFILE
Ccityof
Carlsbad
July 14, 2020
Mark Radford
2282 Via Cascabel
Escondido, CA 92027
SUBJECT: PRE 2020-0016 (DEV2020-0141)-GLAZEBROOK
APN: 206-042-28
Thank you for submitting a preliminary review for the development of two (2) detached single-family
homes on two lots, or possibly three (3) homes on three lots, at 608 Chinquapin Street. The 0.93-acre
parcel is currently vacant.
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: Residential, 0-4 dwelling units per acre (R-4);
b. Zoning: One-Family Residential (R-1) Zone; and
c. The project is located within the Appeal Jurisdiction and the Mello II segment of the Coastal
Zone. The Coastal land use designation and zone are the same as the General Plan and
Zoning referenced above.
2. The project requires the following permits, which require approval from the Planning
Commission:
a. Coastal Development Permit (CDP) for the development of two single-family homes and a
minor subdivision.
b. Minor Subdivision (MS) to subdivide the parcel into two or three lots; or, for a one-lot, air-
space condominium project. It is not clear what will be proposed.
c. Planned Development Permit (PD) will be required if small lots or condominiums are
proposed pursuant to Carlsbad Municipal Code (CMC) Chapter 21.45. Pursuant to CMC
Section 21.45.040, Table A, a one-family subdivision on small lots can be proposed in the R-
1 zone if the project site is contiguous to a higher intensity land use designation or zone, or
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
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an existing project of comparable.. hipeh c{ensit)'il. Based on a review of the Assessor
Parcel Map for the adjacent subdivision to the east, the density for the five adjacent lots is
approximately 5.2 dwelling units per acre (du/ac). As the project proposes a density of 2.1
du/ac for two lots or 3.2 du/ac for three lots (see No. 5 below for density discussion), a small
lot subdivision could be supported. Please confirm the density of the adjacent lots to the
east and include this information on the project plans with the formal application submittal.
The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process
for housing projects. It is not mandatory unless applicants seek the vesting and processing
benefits offered under SB 330. Participation in the SB 330 streamline process would occur first,
followed by the formal development application process required under Government Code (Gov.
Code) §§ 65940, 65941, 65941.5, and Carlsbad Municipal Code (CMC) § 21.42.050. Acceptance by
the city of a complete SB 330 Streamline Application (Form P-32) and fee will vest the project for
180 days in accordance with the ordinances, policies and standards in effect at the time the SB
330 Application is accepted. The city is finalizing the application form and process for SB 330
Streamline Applications. Please contact planning@carlsbadca.gov for more information.
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 California Green Building Standards Code and in Carlsbad
Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the
following address:
http://www.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.
5. Project yield and density: The density range for the R-4 General Plan Land Use designation is Oto
4 dwelling units per acre (du/ac). Pursuant to the General Plan, the Growth Management Control
Point (GMCP) for the R-4 General Plan Land Use designation is 3.2 du/ac. Based on a gross/net
lot size of 0.93 acres, the proposed density is 2.1 du/ac and the allowable yield at the GMCP is 2.9
units (0.93 x 3.2 units= 2.9 units). Therefore, the proposed density is within the range for the R-
4 General Plan Land Use designation, but below the Growth Management Control Point of 3.2
du/ac. As the proposal to construct two (2) units falls below the GMCP by 0.9 units, one (1)
dwelling unit will be deposited into the city's Excess Dwelling Unit Bank (EDUB). However, you are
strongly encouraged to add one additional home to the project design as the density for three
units is 3.2 du/ac. The goal is to increase housing units and develop at the GMCP if feasible.
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6. Lot area. If a standard minor subdivision is proposed (i.e., not a small lot or condominium project),
the minimum lot area when the zone implements the R-4 designation is 7,500 square feet. If a
small lot subdivision is proposed pursuant to CMC Chapter 21.45, the minimum lot size is 5,000
square feet.
7. Lot width. Lots required to have an area of up to 10,000 square feet shall have a minimum width
of 60 feet. If one or two panhandle lots are proposed, the parcel fronting Chinquapin Avenue
would meet this requirement. If a small lot subdivision is proposed, the minimum lot width is 50
feet.
8. Panhandle lot. If one or more panhandle lots are proposed, the following requirements apply.
Please see CMC Section 21.10.100 for additional information.
a. If a two-lot subdivision is proposed with a panhandle lot, the buildable portion of the lot (i.e.,
exclusive of the panhandle) shall be a minimum of 10,000 square feet, or no less than 8,000
square feet if sufficient evidence to support such size is provided to the city.
b. The length of the panhandle shall not be greater than 150 feet in length for one lot or 200
feet when two such panhandle lots are adjoining. The maximum length will impact the site
design and lot coverage calculations for the South House.
c. The minimum width for such access portion shall be 20 feet except where the access portion
is adjacent to the same portion of another such lot, in which case the required minimum
frontage shall be 15 feet, provided a joint easement ensuring common access to both such
portions is recorded:
d. An improved driveway shall be provided within the access portion of the lot from the street
to the parking areas on the buildable lots at least 14 feet wide for single lots and 20 feet wide
when serving two lots.
e. The site plan shall designate the location of the front, side and rear property lines for each
panhandle lot.
9. Lot coverage. In the R-1 zone, buildings and structures shall not exceed 40 percent of the lot. For
panhandle lots, the size used in the calculation cannot include the panhandle portion and is the
buildable portion of the lot referenced in comment 8.a above. If a small lot subdivision is proposed
(per CMC Chapter 21,45), the maximum lot coverage is 60 percent for one-story homes and 45
percent of the net pad area for two-story homes.
10. Building height. In the R-1 zone, the maximum building height is 30 feet if a minimum roof pitch
of 3:12 is provided or 24 feet if less than a 3:12 roof pitch is provided. Please identify the roof
pitch on the elevations and the roof plans.
11. Setbacks.
If the project is designed pursuant to the R-1 zone standards, the minimum required setbacks are
as follows:
a. Front: 20 feet
b. Side: 10 percent of the width of the lot. If a 60-foot-wide lot is proposed, the minimum
required side yard setback is six (6) feet.
c. Rear: Twice the required side yard setback. If a 60-foot-wide lot is proposed, the minimum
required rear yard setback is 12 feet.
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If the project is designed pursuant to the Planned Development Ordinance (CMC Chapter 21.45),
the minimum setbacks for a small lot subdivision are as follows:
a. Front: The setback from a private drive aisle is five (5) feet fully landscaped for the house,
and three (3) feet for the garage.
b. Side: Please see CMC Section 21.45, Table D, Ref. D.9, for options for compliance with the
interior side yard setbacks.
c. Rear: For residential structures, 20 percent of the lot width, provided the rear yard setback
is not less than 10 feet and not more than 20 feet. For the garage, if located on the rear half
of the lot, five (5) feet from the property line. Any living space above a garage shall observe
the same rear yard setback for the residential structure.
12. Private recreational space. If a small lot subdivision is proposed pursuant to CMC Chapter 21.45,
a minimum of 400 square feet of private recreational space is required per unit. The minimum
dimension is 15 feet. The required recreational space shall be located at ground level and
designed to be functional, usable and easily accessible, and shall not have a slope gradient greater
than five (5) percent.
13. Drive aisle. Pursuant to CMC Section 21.45.060.C.5, if the drive aisle is required for emergency
access, the minimum width of the drive aisle shall be a minimum of 20 feet. Pursuant to comments
received by the Fire Department (please see below), the minimum width shall be 24 feet. In
addition, the drive aisle shall be enhanced with decorative pavers that meet the requirements of
the Fire Department.
14. Visitor parking. If a small lot subdivision is proposed, 0.30 visitor parking spaces per unit are
required. Therefore, one visitor parking space will be required. The visitor space shall be provided
in parking bays located outside of the minimum drive-aisle width (CMC Section 21.45.060, C.6 and
C.7).
15. Storage space. If a small lot subdivision is proposed, 480 cubic feet per unit of storage space is
required. Per CMC Section 21.45.070.C.13, a two-car garage satisfies this requirement.
16. A grading plan and landscape plan will be required as part of the formal submittal. Please be
aware of the following:
a. If retaining walls are required, please note the maximum combination height of a retaining
wall and a fence/guardrail is six (6) feet. In addition, landscaping will be required in front of
the wall. Preferably, the retaining wall and fence will be offset with a minimum three-foot-
wide planter in between.
b. Please provide privacy landscape screening (four to five feet in width) between the subject
lot and the adjacent lots to the maximum extent feasible, particularly in the areas where the
adjacent homes are not at the same grade as the subject lot.
c. Please provide several cross sections which include the pad elevations of the adjacent
properties.
17. Architecture: Pursuant to City Counc.il Policy No. 44, Neighborhood Architectural Design
Guidelines, new single-family home projects consisting of 2-4 homes shall comply with
architectural guidelines 1-4, 9-11, and 13-18. The project is also required to comply with City
Council Policy No. 66, Livable Neighborhoods. Based on an initial review of the elevations, staff is
supportive of the direction in design. Additional comments may be provided when a formal
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18.
19.
20.
application is submitted. Please see the weblinks below for details. Please include a detailed
compliance analysis with the project submittal.
City Council Policy No. 44
https://www.carlsbadca.gov/civicax/filebank/blobd1oad.aspx?Blob1D-24738
City Council Policy No. 66
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-24736
Proposed Pool. Please relocate the pool so it not crossing property lines.
lnclusionary housing: Pursuant to the lnclusionary Housing Or.dinance (CMC Chapter 21.85), the
proposal to construct two, or possibly three, single-family homes will require the payment of an
in-lieu inclusionary housing fee for each new unit. The current fee is $4,515 per unit.
City Council Policy No. 84, Development Project Public Involvement Policy. Please be advised that
you are required to send a public notice to the surrounding property owners (600-foot radius) and
occupants (100-foot radius) within 30 days of submittal of the development application. Please
see the weblink below for additional instructions and details on the content of the notice.
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=35578
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 ori line at www.carlsbadca.gov. You
may also access the General Plan Land Use Element and the Zoning Ordinance online at the webs'ite
address shown; select Department Listing; select Planning Home Page. Please review all information
carefully before submitting.
Land Development Engineering:
Engineering Department staff has completed a preliminary review of the above referenced project. 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. Prior to formal application
submittal, the following items should be adequately resolved/ addressed:
1. Process a tentative parcel map application together with your application for discretionary
permits for this project.
2. The proposed Lots A, B and C shall comply with Carlsbad Municipal Code, Section 20.16.0lO(C)
which requires every lot to front on a dedicated street or a street offered for dedication unless a
private access drive aisle (minimum 20 feet wide, wider width maybe required by the Fire
Marshal) is approved by Planning Department via a Planned Development application. Process a
Planned Development application concurrent with the Tentative Map application to Planning
Department.
3. Show and label on the site plan and tentative map covenant of reciprocal private access and
private utility easement within the proposed drive aisle over lots A, Band C for the benefit of lots
A. B and C as shown on the red-lined plan .
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4. Show and label on the site plan and tentative map a 10 feet wide covenant of private cross-lot
drainage easement over lots A and B for the benefit of lots Band C, as shown on the red-lined site
plan.
5. Show and label on the site plan and tentative map a covenant of private stormwater BMP
easement over lots A for the benefit of lots A, Band C, as shown on the red-lined site plan
6. 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:ljwww.carlsbadca.gov/services/depts/landev/engineering.asp
7. 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. Note that this project is exempt from
hydromodification requirements based on the exemption criteria provided in section 5.3 of
Carlsbad WMAA. Provide BMP cross-sections and details on the preliminary site plan.
8. Identify the type of finish surfaces to determine the total impervious area and indicate on the site
plan. Clarify if the project is proposing to use pervious pavers for the proposed drive aisle. If the
project uses pervious pave rs, the pervious pavers shall be designed in accordance with SD-6B fact
sheet, Appendix E.5 of the City of Carlsbad BMP Manual. Pervious pavers are 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 DCVand consequently reduces the footprint of the pollutant control
BMP required for this project.
9. Submit a preliminary geotechnical investigation to determine feasibility of the proposed project.
The study shall include design recommendation for any proposed pollutant control BMPs such as
biofiltration basins, etc. Evaluation of the soil infiltration rates will be required at the proposed
BMP locations. The study shall also include design recommendations for any proposed site design
BMPs, such as permeable pavement adjacent to building structures to avoid negative impact to
building foundation.
10. Submit a preliminary drainage report to determine the pre-development and post-development
drainage flows. Provide necessary mitigation for any increase in post development flow.
11. Show the existing and proposed contour lines and spot elevations onsite and 50 feet beyond
property lines.
12. 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. Verify invert
elevations of the proposed storm drain pipes on-site.
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13. 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.
14. Revise the site plan to show new curb and gutter and non-contiguous sidewalk along Chinquapin
Avenue at the project frontage. Provide easterly transition to the existing sidewalk and westerly
transition to the existing street improvement. Show the edge of the existing pavement to the
west. Demonstrate proper street drainage and that the existing street drainage is not altered.
15. Provide typical Chinquapin Avenue cross-section showing all existing street improvements and
the new proposed curb and gutter and sidewalk at the project frontage. Show, label and
dimension the existing right-of-way.
16. Provide multiple cross'.sections to illustrate differences in grade (see red-lined plans).
17. Plot and label (reference city approved drawing numbers) all existing utilities within Chinquapin
Street including the 8" VCP sewer main per DWG 128-9; 6" ACP water main per DWG 375-2; 12"
ACP water main per DWG 159-9 and 18" RCP per DWG 360-5 as shown on the red-lined plans.
18. Show all proposed water services per CMWD W-3A, one for each lot. A minimum 1" water service
and 1" water meter will be required to serve the residential fire sprinkler sy~tem of each
residence. Locate the water meter within the street ROW or within CMWD easement. Backflow
preventers are private and shall be located outside CMWD easement. Water services shall be
connected to the existing 6" ACP water main within Chinquapin Avenue.
19. Show all proposed sewer laterals per city standard S-7, one separate lateral for each lot.
20. On the site plan, indicate the average daily traffic (ADT), sewer demand in equivalent dwelling
units (EDU), potable water demand in gallons per minute (GPM), from the proposed
development.
21. Show location of all existing and proposed fire hydrants within 300 feet of the project boundary.
22. 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.
23. Vertical control for all design elevations should be based upon the city standard vertical datum,
NGVD 29 (see Engineering Standard Volume 1, Chapter 2). All future design drawings will be
required to be based on this datum.
24. Provide legend for all symbols used on the plans.
25. Plot line of sight for corner sight distance at all driveway intersections with per Topic 405 of the
California Department of Transportation Highway Design Manual. Ensure that no conflicts exist
within this line of sight. The design speed for Local Street is 25 mph. The required corner sight
distance is 275 feet.
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26. Meet with the Fire Department to identify the necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, etc.).
27. 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.
Fire:
1. The north house exceeds Fire Department access requirements. For this reason, the driveway
must be utilized as part of the apparatus system. Fire access roads are required to be a minimum
of 24 feet in width. The plans show a 20-foot width. Please increase the width to 24 feet and
provide a statement that it will be engineered to hold a 75,000-pound fire apparatus and provide
an adequate turn-around at the end of the driveway.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning Division: Shannon Harker, Associate Planner, at (760) 602-4621.
• Land Development Engineering: Tecla Levy, Project Engineer, at (760) 602-2733.
• Fire Department: Randy Metz, Fire Marshal, at (760) 602-4661.
Sincerely,
DON NEU
City Planner
DN:SH:mf
Enc: Engineering redlines
c: Melissa Glazebrook, 180 Fremont Avenue, Los Altos, CA 94022
Don Neu, City Planner
Teri Delcamp, Principal Planner
Tecla Levy, Project Engineer
Randy Metz, Fire Marshal
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