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Home My WebLink AboutPRE 2021-0022; MADDOX PROPOSED MINOR SUBDIVISION; Admin Decision LetterJune 16, 2021 Doug Logan 310 Via Vera Cruz, #205 San Marcos, CA 92078 Ccityof Carlsbad 8FILE COPY /11P..,'I~) ~/18{'21 SUBJECT: PRE 2021-0022 (DEV2021-0096)-MADDOX PROPOSED MINOR SUBDIVISION APN: 206-160-05-00 Thank you for submitting a preliminary review for a minor subdivision project proposed at 4208 Highland Drive. The project site, an approximately 1.43-acre lot, is currently developed with one single-family home. 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 u.nits/ac. Growth Management Control Point of 3.2 units/ac. b. Zoning: R-1-15000 c. The property is in the Mello II Segment 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 Coastal Development Permit (CDP) pursuant to Carlsbad Municipal Code (CMC) Sections 21.04.107 and 21.203.030 for the subdivision of the property. b. Coastal Development Permits (CDP)s will be required for the construction of each home pursuant to CMC Chapter 21.201. c. Minor Hillside Development Permit (HDP) -for concurrent development of both homes pursuant to CMC Chapter 21.95. d. Minor Habitat Management Plan Permit (HMP) -may be required pending biological study findings pursuant to CMC Section 21.210.070. e. Minor Subdivision (MS) for the subdivision of land pursuant to CMC Chapters 20.24 and 20.28. Community Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2021-0022 (DEV2021-0096) -MADDOX PROPOSED MINOR SUBDIVISION June 16, 2021 Pa e 2 3. As described in the scope of work, this preliminary review application is for the subdivision of one 1.43-acre lot into three lots. Staff supports the project as proposed provided that the required conceptual grading plan demonstrates that the construction of residences on the two proposed undeveloped lots is feasible and the project complies with all code requirements including but not limited to the Hillside Development Regulations ordinance, CMC Chapter 21.95, the Habitat Preservation and Management Requirements ordinance, CMC Chapter 21.210 and the Subdivision ordinance, CMC Title 20. The City Planner is the decision-making authority for the project. 4. A formal submittal of this project will be required to include a biology report prepared by a registered biologist in accordance with the specific requirements of CMC Chapter 21.210, the Habitat Management Plan for Natural Communities in the City of Carlsbad (a.k.a. the Habitat Management Plijn (HMP)), and the Mello II Segment of the LCP. The report is a critical document that will need to describe biological resources on the site, potential project impacts, and any recommended mitigation. Please be advised that if the report identifies fauna or flora onsite that is protected by the HMP, the project will require a Habitat Management Plan Permit. For guidelines on the required contents of the biology letter, please reference the "Guidelines for Biological Studies" on line at: https://www.carlsbadca.gov/home/showdocument?id=1604 5. Future development proposals appear to affect steep slopes (i.e., 25 percent inclination or greater), which may possess endangered plant/animal species and/or coastal sage scrub and chaparral plant communities (referred to as dual criteria slopes). A Slope Analysis/Vegetation Constraints Map must be submitted to the city with any initial project application which analyzes dual criteria slopes in accordance with the Hillside Development Regulations (CMC Chapter 21.95). Procedures for hillside mapping can be found in CMC Section 21.95.130. 6. All proposed grading on the property and any future development is subject to hillside standards identified in CMC Section 21.95.140. If both properties are developed concurrently, 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. 7. A conceptual grading plan will be required to determine the feasibility of building on the property as a result of the slope and potential protected habitat. 8. The concurrent development of the two homes is required to comply with City Council Policy No. 44 -Neighborhood Architectural Design Guidelines and City Council Policy No. 66 -Livable Neighborhoods. The policies may be found on line at: City Council Policy No. 44: https://records.carlsbadca.gov/WebLink/DocView.aspx?id-5160931&dbid-0&repo-CityofCarlsbad& cr=l City Council Policy No. 66: https://records.carlsbadca.gov/WebLink/DocView.aspx?id-5160863&dbid-0&repo-CityofCarlsbad These policies are not applicable to single-family homes developed independently. PRE 2021-0022 (DEV2021-0096)-MADDOX PROPOSED MINOR SUBDIVISION June 16, 2021 Pa e 3 9. Based on lot dimensions provided on the survey, the lot area is approximately 62,614 square feet. The proposed lot areas shown on the plan add up to 79,800 square feet. Please revise the plans accordingly. 10. 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.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. 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:ljwww.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. Process a tentative parcel map to create the new lots. 2. Complete a Stormwater Standards Questionnaire, E-34. 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: https://www.carlsbadca.gov/home/showdocument?id=604 Preliminary analysis suggests that the project will likely be a Priority Development Project subject to numerically sized structural BMPs per Chapter 5 of the Carlsbad BMP Design Manual and submittal of a Storm Water Quality Management Plan (SWQMP). However, more information is needed such as the total existing impervious area on the site, total new impervious area and total replaced impervious area. Use the City of Carlsbad SWQMP template (Form E-35) available on the City website. PRE 2021-0022 (DEV2021-0096) -MADDOX PROPOSED MINOR SUBDIVISION June 16, 2021 Pa e 4 Show all proposed storm water BMPs on the site plan. A common area (i.e. separate lot) for a pollutant control BMP (water quality basin) will be required in lieu of separate basins on each lot. The common basin shall be shared in maintenance between all property owners via CC&Rs or similar means via recorded agreement. A standard storm water BMP maintenance agreement will also be required. Priority Development Projects also require installation of site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the Standard Project Requirement Checklist (E36) that will also need to be completed and included in the SWQMP. 3. Plot proposed grading and contours and list grading quantities. Extend existing contours approximately 25 to 50 feet beyond the project boundary to illustrate drainage patterns on adjacent properties and to show how contours and drainage patterns relate to the proposed development. Current drainage patterns shall not be impeded such that flooding or drainage diversion impacts adjacent property. A grading permit will be required. 4. A preliminary hydrology study will be required to determine the pre-development and post- development discharge flows. Provide preliminary recommendations to mitigate any increase in flows. 5. Highland Drive and Hillside Drive are designated as an alternative design street and therefore this development is not subject to installing street frontage improvements on either Highland Drive or Hillside Drive at this time. For an alternative design street, the property owner will be required to record neighborhood improvement agreement (NIA) with the city. 6. Plot all easements that encumber the property. On the tentative parcel map that you will be submitting, distinguish between easements to remain, proposed easements and easements to be vacated. A Preliminary Title Report listing current easements encumbering the property will be required with formal project application submittal. 7. The project will need to dedicate five feet to the public right of way (ROW) along both Highland Drive and Hillside Drive to increase the ROW from 25' to 30' as measured from the roadway centerline to the property lines. 8. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed project including design recommendations for proposed pollutant control BMPs and hydromodification facilities. 9. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties. Provide a typical street cross section. 10. As part of the tentative parcel map, submit a preliminary grading plan to include proposed spot elevations, grading, retaining walls, and method of drainage for the site, including storm drains, gutters, swales and basins. 11. Show proposed pad elevations and driveway grades for each lot. 12. Show the proposed sewer lateral and water service to serve each lot. ---------------· ·········'"··--·· ···------- PRE 2021-0022 (DEV2021-0096)-MADDOX PROPOSED MINOR SUBDIVISION June 16, 2021 Pa e 5 13. On the tentative parcel map, show locations of all existing utilities (including watermain, water services, water meters, sewer main, sewer laterals, storm drain, etc. and their appurtenances) along Hillside Drive and Highland Drive. Reference city approved improvement plan drawing numbers of the existing utilities for references. 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: Emad Elias, Project Engineer, at (760) 602-2733 • Fire Department: Randy Metz, Fire Inspections, at (626) 536-6677 Sincerely, DON NEU, AICP City Planner DN:ED:cf c: Chris Maddox, 4208 Highland Dr., Carlsbad, CA 92008 Emad Elias, Project Engineer Fire Prevention HPRM/File Copy Data Entry