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Home My WebLink AboutPRE 2020-0032; 4113 PARK; Admin Decision LetterDecember 1, 2020 Angie Quinn 3405 N. 143 Circle Omaha, NE 68164 SUBJECT: PRE 2020-0032 (DEV2020-0251) -4113 PARK APN: 207-022-57-00 Ccityof Carlsbad 8FILE COPY fi/11.,l~J 12/e/zo Thank you for submitting a preliminary review to subdivide an approximately 26,081-square-foot through lot into two lots proposed at 4113 Park Drive. The project site is currently developed with one 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, RLM Land Use Designation b. Zoning: R -1-One -Family Residential c. The property is in the non-appealable area 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 and the City Planner will be the decision-making authority: a. Minor Subdivision (MS)-To subdivide the approximately 26,081-square-foot panhandle through lot into two lots. b. Minor Coastal Development Permit (CDP) -Subdivisions are considered a development subject to a CDP in the Coastal Zone and projects that are valued less than $60,000 require a Minor Coastal Development Permit; or c. Coastal Development Permit (CDP) -If the formal application submitted for the subdivision includes development of a single-family residence on the proposed lot fronting James Drive, a Coastal Development Permit application is required. Community Development Department Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2020-0032 (DEV2020-0251) -4113 PAR.K December 1, 2020 Pa e 2 3. Minimum Lot Area. Pursuant to Section 21.10.090 of the Carlsbad Municipal Code (CMC), this project in the RLM land use designation requires a minimum lot area of 7,500 square feet for non-panhandle lots. The proposed lot fronting James Drive must result in a minimum net area of 7,S00 square feet. See ~0mment no. 5 below regarding the panhandle lot. 4. Lot Width. CMC Section 21.10.100 requires a minimum lot width of 60 feet. Each proposed lot must have a minimum width of 60 feet. Lot width is defined as the horizontal distance of the line constituting the required front yard setback. In the case of the panhandle lot, the lot width is determined by the buildable area of the lot. The buildable area is the entire lot exclusive of any portion of the lot less than 35 feet in width that is used for access to the lot. 5. Panhandle Lot Provisions. Any panhandle lot approved shall meet the following requirements per CMC Section 21.10.100: a. The buildable portion of the lot shall be a minimum 10,000 square feet which Parcel 1 appears to meet. b. The width requirements for the buildable portion of the lot shall be 60 feet as required for lots in the zone district. c. The length of the portion of the lot fronting on a public street shall not be greater than 150 feet for a single lot or 200 feet when two panhandle lots are adjoining. The minimum width for such access portion shall be 20 feet except where the access portion is adjacent to the same portion of another 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. The existing panhandle lot adjoins another panhandle lot off Park Drive. The parcel map will need to demonstrate the minimum 15-foot width is met on each panhandle lot, and a copy or evidence of the joint access easement will need to be provided upon formal submittal. d. An improved driveway shall be provided within the access portion of the lot from the street on the buildable lot at least 14 feet wide for single lots and 20 feet wide when serving more than one lot. The minimum overhead clearance shall be 10 feet. The parcel map will need to demonstrate that the width of the joint driveway on the two adjoining panhandle lots is at least 20 feet wide. e. Drainage from the lot shall be channeled down the private access to a public street or special drainage means must be provided to the satisfaction of the city engineer. In this case, the subdivision will require special drainage means because the access to Park Drive for Parcel 1 is approximately 26 feet higher than the rear portion of the lot, which makes drainage down the private access infeasible. Drainage will have to occur onto Parcel 2 toward James Drive. Please see Engineering's comment no. 9 for more information. f. Each lot shall have three non-tandem parking spaces with an approach not less than 24 feet in length with proper turnaround space to permit complete turnaround for forward access to the street. The parcel map will need to identify the location of the three parking spaces on Parcel 1 upon formal submittal. g. Structures permitted in the access portion of the lot shall be limited to mailboxes, fences, trash enclosures, landscape containers and nameplates. Structures, with the exception of mailboxes, cannot exceed 42 inches in height when located within 20 feet of the front property line. PRE 2020-0032 (DEV2020-0251) -4113 PARK December 1, 2020 Pa e 3 h. The property owner for such a lot shall agree to hold the city or any other public service agency from liability for any damage to the driveway when being used to perform a public service. i. Any other condition the official or decision-making body with the authority to otherwise approve the subdivision may determine to be necessary to property develop such property. Plans submitted with a formal application must show compliance with all applicable provisions contained within CMC Section 21.10.100. 6. Lot Coverage. Lot coverage with buildings and structures shall not exceed 40 percent of each lot. Plans submitted with a formal application must provide the lot coverage for the lot with the existing single- family residence if it is to remain. 7. Setbacks. The parcel map will need to designate which property lines of Parcel 1 are the front, sides, and rear within the buildable portion of the panhandle lot so that the setbacks can be determined. The designation of setbacks on a panhandle lot are determined by the applicant; however, the setbacks must comply with the interior lot setback requirements. The front setback must be a minimum of 20 feet per CMC Section 21.10.060. CMC Section 21.10.070 requires the side setbacks be equal to ten percent of the width of the buildable portion, and not be less than five feet and not exceed 10 feet. Lastly, the rear setback must be equal to a minimum of 20 percent of the width of the buildable portion of the lot. If the existing house will remain on Parcel 1, the plans must identify that the home meets the required setbacks. 8. lnclusionary Housing. Development of a single-family residence on the proposed lot fronting James Drive is subject to CMC Chapter 21.85 -lnclusionary Housing Ordinance. To satisfy the lnclusionary Housing requirement, a payment of an in-lieu fee for affordable housing is required in the amount established by the City Council in effect at the time of payment. 9. 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. PRE 2020-0032 (DEV2020-0251) -4113 PARK December 1, 2020 Pa e 4 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 storni 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/blobdload.aspx?Blob1D=22711 Preliminary analysis suggests that the project is not a Development Project and not subject to the requirements of the BMP manual. 2. A recent Preliminary Title Report (PTR) will be required with formal project application submittal. 3. All easements and encumbrances identified in the PTR must be indicated on the site plan. 4. Show all currently existing utilities in Park Drive and James Drive, including water and sewer services for the property. 5. Show all proposed water and sewer laterals, as well as any associated proposed easements. 6. On the site plan, show and identify all currently existing surface improvements (curb, gutter, sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the project frontage and within 100 feet for both Park Drive and James Drive. 7. Show existing and proposed contour lines onsite and extend at least 100 feet beyond property lines. 8. Show the locations of all existing and proposed buildings, walls, fences, and permanent structures onsite and within 50 feet of site. 9. A conceptual grading exhibit will be required to show how Parcel 2 may be developed in the future, including a pad area and drainage from both parcels to James Drive. A covenant of easement for private drainage purposes will be required for Parcel 2 in favor of Parcel 1. 10. Please be advised that in order to make a more in-depth review of the proposed development, a more complete design of the project would be required either through an additional Preliminary Review application or upon formal submittal. Building: 1. A plumbing permit will be required for the sewer lateral relocation. PRE 2020-0032 (DEV2020-0251)-4113 PARK December 1, 2020 Pa e 5 Fire: 1. Please contact Randy Metz, Fire Marshal, for more information regarding any required fire protection systems at randy.metz@carlsbadca.gov. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jessica Bui at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Bui, Associate Planner, at (760) 602-4631 • Land Development Engineering: Allison Mclaughlin, Associate Engineer, at (760) 602-2732 • Building Division: Jason Pasiut, Building and Code Enforcement Manager, at (760) 602-2788 • Fire Department: Randy Metz, Fire Marshal, at randy.metz@carlsbadca.gov · Sincerely, ~~ DON NEU, AICP City Planner DN:JB:cf c: Howard Leclair & Elizabeth Leclair Trust, 3405 N. 143 Cir., Omaha, NE 68164 Allison Mclaughlin, Project Engineer HPRM/File Copy Data Entry