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HomeMy WebLinkAboutPRE 2020-0031; LAGUNA PUD; Admin Decision LetterDecember 7, 2020 Mayur Pavagadhi 624 Laguna Drive Carlsbad, CA 92008 SUBJECT: PRE 2020-0031 (DEV2020-0249)-LAGUNA PUD APN: 155-223-18-00 Ccityof Carlsbad ._,,ILE COPV h/A,le.J 12/tt/zo Thank you for submitting a preliminary review for a lot split project proposed at 624 Laguna Drive. The project site, an approximately 0.75-acre lot, currently is developed with a single-family residence and several accessory structures. 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-15 Residential, 8-15 units/ac. Growth Management Control Point of 11.5 units/ac. b. Zoning: RD-M Residential Density-Multiple c. The property located within the Mello II Segment of the Local Coastal Program (LCP) within the appealable jurisdiction of 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. Minor Planned Development Permit {PUD) b. Coastal Development Permit {CDP) c. Parcel Map (MS) 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 2020-0031 (DEV2020-0249) -LAGUNA PUD December 7, 2020 Pa e 2 3. As described in the scope of work, this preliminary review is for the subdivision on an approximately 32,670 square-foot (0.75 acres) lot into two lots: one measuring approximately 28,795 square feet and the other measuring approximately 3,875 square feet. The existing single-family residence and • r(;!lated accessory structures are proposed to remain on the larger of the two lots. The application does not identify a proposed use for the smaller of the two lots. Based on the size of the proposed smaller lot, staff assumes that the applicant intends the use to be a single-family home. The Planning Commission is the final decision-making body. 4. Staff does not support the application of the Planned Development standards for the subdivision of the property as it is not consistent with the definition of Planned Developments as defined in Carlsbad Municipal Code (CMC) Section 21.45.030(A)(5). However, should you wish to pursue a Planned Development application for the property without staff support, the proposed project would be subject to the development standards set forth in CMC Chapter 21.45, which may supersede standards set forth in CMC Chapter 21.24 (RD-M, Residential Density-Multiple Zone). The rest of the comments in this letter advise you of the standards and requirements the project would have to meet in order for the city to process the application and take it forward for action by the decision,maker. 5. Pursuant to Subsections (d) through (f) of CMC Section 21.45.050(A)(l), a PUD application for a small- lot subdivision (intended to be developed with one dwelling per lot) may be approved without architecture and plotting; in which case, approval of a PUD amendment will be required at a later date to authorize the proposed structures and their placement. For a condominium project, the PUD application will require approval of architecture and plotting concurrent with the approval of the condominium subdivision. The application for a PUD shall state the proposed method of land division (i.e., small lots, or air-space condominiums). 6. The proposed project, resulting in two properties, shall comply with Table C in CMC Section 21.45.060, Table D in CMC Section 21.45.070, and Table F in CMC Section 21.45.090. Specifically, staff has concerns with the following: a. Pursuant to item D.3 in Table Din CMC Section 21.45.070, the minimum lot size for each dwelling unit shall be 3,500 feet for properties West of Interstate 5. Based on the proposed lot size, a single-family dwelling would be permitted. b. Pursuant to item D.4 in Table D in· CMC Section 21.45.070, maximum lot coverage for the larger lot shall not exceed 45 percent (based on the post-subdivision lot area). The maximum lot coverage for the smaller lot shall not exceed 60 percent if developed with a single-story home, or 50 percent if developed with a two-story home. c. Setbacks on both properties shall comply with items D7 through D10 in Table D in CMC Section 21.45.070. The distance separating the existing accessory structures on the larger lot and the proposed lot line shall comply with all setback requirements. PRE 2020-0031 (DEV2020-0249) -LAGUNA PUD December 7, 2020 Pa e 3 d. Please note that on the smaller lot, the front of the lot runs along Buena Vista Circle. Pursuant to Table F in CMC Section 21.45.090, the minimum front yard setback is 20 feet minimum when garage access is taken from Buena Vista Circle. The rear yard setback shall be 15' • 8" (20 percent of the lot width). Additionally, per Engineering comment no. 2 below, an 8-footdedication will be required along Buena Vista Circle. The resulting buildable envelope is therefore 8' • 4". The proposed lot does not have enough length to accommodate the street dedication, required setbacks, and required 20-foot interior garage clearance. 7. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process for housing projects involving two or more dwelling units. 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. An informational bulletin and application form for SB 330 Streamline Applications can be found on the Planning Division's web page at the following address: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-44841 8. 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/car1sbad/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. 9. 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 found online at: City Council Policy No. 44: http://edocs.carlsbadca.gov/HPRMWebDrawer/RecordHTML/392081 PRE 2020-0031 (DEV2020-0249}-LAGUNA PUD December 7, 2020 Pa e 4 City Council Policy No. 66: http://edocs.carlsbadca.gov/HPRMWebDrawer/RecordHTML/392162 10. A conceptual landscape plan will be required if proposing 500 square feet of new landscaped area or to modify 2,500 square feet or more of the existing landscaped areas. Please note that the Conceptual Landscape Plans shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web page at the following address: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D-24086. 11. All development applications that require Planning Commission or City Council approval shall provide early public notification. This requirement may be met by sending a public notice to the surrounding property owners (600-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 referenced online at: City Council Policy No. 84: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-35578. Form P-21: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24117 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. Submit a tentative parcel map showing all applicable information in Planning Application P-2 available on line at the city's website at: https://carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-24116 2. The project will be required to dedicate an additional 8-foot wide right-of-way (ROW) for Buena Vista Circle along the project frontage to complete a 28 feet half width ROW. Show the said dedication on the tentative parcel map. 3. Show the location of the proposed driveway for the new lot. Revise the lot depth to accommodate the required 8 feet wide ROW dedication, proposed garage and the front and rear yard setbacks required by planning. 4. 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: https://www.carlsbadca.gov/civicax/fi1ebank/b1obdload.aspx?Blob1D-38001 PRE 2020-0031 (DEV2020-0249) -LAGUNA PUD December 7, 2020 Pa e 5 5. Indicate the total proposed impervious area and total proposed pervious area in square feet. 6. Show existing structures, contour lines and spot elevations onsite and on the adjacent properties, up to 25 feet beyond the property line. Provide multiple cross-section to illustrate differences in grade. 7. Submit a preliminary Geotechnical Study that provides design and construction recommendations for this proposed project. 8. Submit a preliminary drainage report that determines the pre-development and post-development drainage flows. 9. Provide preliminary grading plan. Lot drainage shall comply with engineering standard GS-15. Provide a minimum of 2% grade away from the building if hardscaped and a minimum of 5% grade away from the building if landscaped per 2016 California Building Code Section 1804.4. Show high points, flowline elevations, percent grades and show the directions lot drainage using drainage arrows. 10. Show the existing street improvements on Buena Vista Circle and Laguna Drive on the site plan. 11. Buena Vista Circle is an alternative design street. No street improvements will be required at this time except to address storm and nuisance flows (if any) within the street ROW at the project frontage. The owner will be conditioned to sign a Neighborhood Improvement Agreement (NIA) for the construction of future street improvements. 12. Provide typical Buena Vista Circle and Laguna Drive cross-section at the project frontage showing existing improvements, and existing and proposed ROW. 13. Show and label the existing water main and sewer main within Buena Vista Circle and Laguna Drive. Indicate the city approved drawings for the said utilities. See City approved drawings DWG 118-9 and 159-9 for reference. 14. Show the location of the existing sewer lateral for the existing lot and show the location of the proposed sewer lateral for the proposed lot. 15. Show the location of the existing water service for the existing lot and show the location of the proposed water service for the proposed lot. 16. Coordinate with City of Carlsbad Fire Marshal to identify additional fire protection measures required for this project. 17. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume 1, Chapter 2. 18. 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. 19. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. PRE 2020-0031 (DEV2020-0249) -LAGUNA PUD December 7, 2020 Pa e 6 20. 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, Project Engineer, at {760) 602-2733 Sincerely, DON NEU, AICP City Planner DN:ED:cf c: Tecla Levy, Project Engineer Fire Prevention HPRM/File Copy Data Entry