HomeMy WebLinkAboutPRE 2020-0027; 3346 VENADO STREET; Admin Decision LetterOctober 22, 2020
Plamen Petrov
28161 Casitas Ct.
Laguna Niguel, CA 92677
SUBJECT: PRE 2020-0027 (DEV2020-0235) -3346 VENADO STREET
APN: 223-250-12-00
Ccityof
Carlsbad
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Thank you for submitting a preliminary review for a two-lot subdivision project proposed at 3346 Venado Street.
The project site, an approximately 45,436-square-foot-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:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: R-4 Residential, 0-4 dwelling units per acre (du/ac). Growth Management Control Point
of 3.2 du/ac
b. Zoning: Planned Community-P-C
c. Master Plan: La Costa Master Plan -MP 149
d. Specific Plan: SP 38
2. The project requires the following permits issued by the City Planner:
a. Tentative Parcel Map
b. Hillside Development Permit
c. Habitat Management Plan Permit (if applicable based on biological report findings)
3. 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.
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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4. 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.gcode.us/codes/carlsbad/view.php7topic=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. A two-lot subdivision would result in a density of approximately 2.25 du/ac which is within the range of the R-4
residential General Plan Land Use designation and is below the Growth Management Control Point of 3.2 du/ac.
The density is based on the slope analysis provided and by calculating density as defined in CMC Section
21.53.230.
6. The proposed project is considered a minor subdivision since four or less lots are proposed. A Tentative Parcel
Map will need to be submitted to the Planning Division and will require approval by the City Planner (CMC
Sections 20.24.100 & 20.24.120).
7. The project site is located in an area of Specific Plan 38 that requires lots to be a minimum of one-half acre in
size.
8. As proposed, the two-lot subdivision is not consistent with the applicable requirements ofTitle 20-Subdivisions
and Title 21-Zoning as explained further below.
a. The minimum lot width for a minimum half-acre lot is 80 feet. Lot width is measured as the lineal
distance of the line that makes up the front yard setback. At the 20-foot front yard setback, Lot A
has a lot width of approximately 76 feet which is short of the SO-foot requirement.
b. Lot Bis proposed as a panhandle lot. Panhandles may not serve as access to any lot except the lot
of which the panhandle is a part. Single panhandle lots shall have a minimum panhandle with 20
feet of frontage on a public street and 20 feet in width to access the buildable area of the lot. The
maximum panhandle depth is 150 feet. The buildable portion of the lot shall be at least one-half
acre in area and shall be the entire lot exclusive of any portion of the lot less than 35 feet in width
that is used for access to the lot. Lot B is shown with a "panhandle" just over 35 feet in width.
Therefore, the entire "panhandle" area will be counted in lot area and, therefore, both lots comply
with the minimum one-half acre lot area. However, since the 35-foot "panhandle" would be
considered buildable lot area, Lot Bis not technically a panhandle lot and would need to meet the
80-foot minimum lot width measured at the front setback line. Therefore, _Lot B is not in
compliance with lot width as proposed.
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c. Lot depth shall be at least 90 feet and each lot, as proposed, meets this requirement. However, lot
depth shall be no greater than three times the average lot width (CMC Section 20.16.0lO(H)). Since
both lots are proposed with long narrow, but buildable portions, the lot depths are greater than
three times the average lot width of each lot.
d. Given the lot area requirements and the need to create a panhandle lot, the proposed project is
not compatible with the surrounding land uses since surrounding properties have been developed
with one single-family home without the use of panhandles and without creating unusually shaped
lots designed mainly to meet lot area requirements.
9. A minor Hillside Development Permit is required since the lot has a slope with a gradient 15 percent or more
and an elevation differential greater than 15 feet. The proposed grading shall comply with the requirements
listed in CMC Chapter 21.95.
10. A conceptual landscape plan shall be submitted with the project application in compliance with the city's
Landscape Manual. Please show all existing trees to be removed on the landscape plan. The Landscape Manual
can be found on line at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=24086
11. Please submit a biological letter report documenting what native habitats are on the subject property in
accordance with the Carlsbad Habitat Management Plan. If impacts to sensitive habitat are proposed, a Habitat
Management Plan Permit shall be processed.
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:
Engineering Department staff has completed the review of the above referenced project. This preliminary review
does not constitute a complete review of the proposed project. Staff has identified several items of concern.
Additional items of concern maybe identified up.on formal project application submittal. Prior to formal project
submittal, it is suggested that the following items are adequately addressed:
1. No civil plans/preliminary grading plans were provided as part of this review. Note that a complete project
design is needed to conduct a thorough and complete review of the project. Additional items of concern
maybe identified upon formal project application submittal.
2. 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
3. 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/filebank/blobdload.aspx?BloblD-38001
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4. Based on the preliminary site plan and the Storm Water Standards Questionnaire Form E-34, 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 not exempt from hydromodification requirements based on the exemption criteria provided in Carlsbad
BMP Manual. Show the locations of the proposed stormwater treatment BMPs and hydromodification
facility and provide cross-sections and details on the site plan.
5. On the site plan, indicate the total proposed impervious area and total proposed pervious area in square
feet.
6. Submit a preliminary drainage report that determines the pre-development and post-development
drainage flows. Show that the post development 100-year event peak fiow atthe point-of-compliance (POC)
is equal to or less the pre-development flow. Provide mitigation measures for any increase in post
development peak fiow.
7. 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 S% 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. Show invert elevations of any proposed storm drain pipes.
8. Submit a preliminary Geotechnical Study that provides design and construction recommendations for this
proposed development including &rading, retaining walls, Stormwater BMPs (i.e., biofiltration basin, etc.),
soil's infiltration rate, and slope stability recommendations. The soils engineer shall conduct infiltration
study at BMP locations.
9. Sanitary sewer service in this area is provided by the Leucadia Wastewater District. Contact the district at
1960 La Costa Ave. or by phone at (760) 753-0155 regarding their requirements for service. Show the
location of the sewer lateral on the site plan.
10. Potable water service in this area is provided by the Olivenhain Municipal Water District. Contact the district
at 1966 Olivenhain Rd. or by phone at (760) 753-6466. Coordinate the size of the service line and water
meter with Carlsbad Fire Protection Services, see below. Show the locations of the water services and water
meters on the site plan.
11. Fire protection services in this area are provided by the Carlsbad Fire Department. Each lot will be required
to install a 1" water service and a 111 water ·meter to serve each residential fire sprinkler system. 32.
Coordinate with City of Carlsbad Fire Marshal to identify additional fire protection measures required for
this project. Fire Protection Services can be reached at 1635 Faraday Ave. or by phone at (760) 602-4665.
12. Show location of all existing and proposed fire hydrants within 300 feet of the project boundary.
13. Show boundary data including bearings and distances for the existing lot and proposed Lots A and B.
14. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume 1,
Chapter 2.
15. Show existing structures, contour lines and spot elevations onsite and the adjacent properties, up to 25 feet
beyond the property line. Provide multiple cross-section to illustrate differences in grade.
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16. Show the construction of a 5-foot-wide sidewalk per SDRSD G-07 along Venado Street at the project
frontage to match the existing sidewalk on the adjacent property to the north. Regrade the existing slope
at the project frontage to a maximum 2% grade up to the right-of-way line of the existing public utility and
tree planning easement per map 7950.
17. Provide typical Venado Street cross-section (including dimensions) at the project frontage showing the
existing and proposed improvements including the new sidewalk. See City approved drawing DWG 176-2
for reference.
18. On the site plan, show proposed public street improvements including new sidewalk and proposed
driveways. The proposed driveways shall comply with Use San Diego Regional Standard Drawing G-14A.
SDRSD G-14 Dis not acceptable.
19. Provide a driveway profile. The driveway slope and lot grading shall comply with the City of Carlsbad
Engineering Standard Drawing GS-15. The maximum slope shall be 14%. For driveway slopes between 14 %
and 20%, a special approval from the City Engineer is required. Submit a standard variance request together
with an engineered profile and justifications to the City Engineer for review. Greater than 20% is not
acceptable.
20. The maximum length allowed for the panhandle access to the buildable lot is 150 feet.
21. Carlsbad Municipal Code (CMC) 20.28.020 requires that panhandle may not serve as access to any lot except
the lot of which the panhandle ls a part of. Sharing private driveway access to the adjacent non-panhandle
lot is not allowed.
22. Delete the proposed flag-shaped portion of the front lot since it does not front on a public street or publicly
dedicated easement. CMC 20.16.010 requires panhandle lots to front public street. The proposed lot A
fronting Venado Street is not a panhandle lot.
23. Plot the line of sight for corner sight distance at all driveway intersections per Topic 405 of the California
Department of Transportation Highway Design Manual. No landscape elements over 30" in height are
allowed ln this sight distance zone. The design speed for Local Street is 25 mph. The required corner sight
distance is 275 feet.
24. Show any proposed retaining walls and/or perimeter fences. Indicate the top of wall (TW) and bottom of
wall (BW) elevations. Retaining walls are not allowed within the public street right-of-way (ROW). Show the
limits of the temporary 1:1 slope necessary or temporary shoring if necessary to construct any proposed
retaining walls.
25. 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.
26. 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.
27. This preliminary review does not cons.titute a complete review of the proposed project and additional items
of concern may be identified upon formal project application submittal.
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Fire Prevention:
1. No Fire concerns with developing this lot.
2. Residential fire sprinklers will be required for future development.
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: Tecla Levy, Project Engineer, at (760) 602-2733
• Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661
Sincerely,
DON NEU, AICP
City Planner
DN:CG:cf
c: Sung-Tao Ko, 42 Saybrook Lane, Oakbrook, IL 60523
Tecla Levy, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry