HomeMy WebLinkAboutPRE 2021-0030; MARTIN RESIDENCE; Admin Decision LetterAugust 18, 2021
Steve Ragan
New Modern Design
143 S. Cedros Avenue #B203
Solana Beach, CA 92075
SUBJECT: PRE2021-0030 (DEV2021-0153)-MARTIN RESIDENCE
APN: 155-221-05-00
{'Cityof
Carlstiad
Thank you for submitting a preliminary review for the development of a 5,530 square foot two-story
single-family home with a roof deck and an attached 1,400 square foot accessory dwelling unit proposed
on a vacant Buena Vista Lagoon fronting lot accessed from Buena Vista Circle. The project site, an
approximately 27,000 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 ofthe 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.
b. Zoning: One-family Residential, 10,000-square-foot minimum lot size {R-1-10,000)
c. Coastal Zone: The project site is located within the Coastal Zone and is subject to the Mello II
Segment of the Local Coastal Program {LCP). The LCP Land Use and Zoning are consistent with
the City's General Plan Land Use and Zoning for the site. The property is located within the
California Coastal Commission's Appeals Jurisdiction. Early discussions with Coastal
Commission staff is highly recommended.
2. The project requires the following permits:
a. Major Coastal Development Permit {CDP)
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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b. Minor Coastal Development Perm;~1P) ~a ~ccessory Dwelling Unit ~,;f 53 a ft!'f
The two CDP's listed above would need to be submitted as two separate applications. The exhibit
packages that would accompany each CDP can be duplicated, but the applications will need to be
separate.
3. lnclusfonary Housing. The project is subject to the City's lnclusionary Housing Ordinance, CMC Chapter
21.85. Where the project is proposing less than seven (7) units, the inclusionary housing requirement
may be satisfied through payment to the city of an in-lieu fee. In-lieu fees are collected per market
rate unit. The in-lieu fee, which is subject to periodic change, is set at $4,515 per unit. The CDP for the
primary dwelling will be conditioned to pay this fee. The proposed ADU is not subject to the fee.
4. The following technical studies/exhibits would be needed with a formal submittal:
a. Biological Study. A formal submittal of this project will need to include a biological study of the
site in compliance with the City of Carlsbad's Habitat Management Plan and Guidelines for
Biological Studies. If the site contains any occupied Coastal Sage Scrub (CSS), it is strongly
suggested that protocol surveys be conducted, if not already done, in a February/March period
to adequately survey for the presence of nesting gnatcatchers. Surveys conducted outside of this
nesting period may only observe presence/absence of gnatcatchers and may not be accepted as
adequate for purposes of CEQA and LCP compliance.
b. Jurisdictional Wetlands Delineation. The project site is located closer than 100 feet to the water
line of the Buena Vista Lagoon. Please conduct a jurisdictional wetlands delineation for wetland
and/or riparian habitats. Wetlands within the Coastal Zone must be delineated following the
definitions and boundary descriptions in Section 13577 of the California Code of Regulations.
c. Geotechnical/Soils Report. In addition to the typical submittal requirements of any preliminary
geotechnical/soils report, please be sure to also address specific requirements listed under the
Coastal Resources Protection Overlay Zone (C.M.C. Chapter 21.203). More specifically, pursuant
to C.M.C. Section 21.203.040.C -Landslide and Slope Instability, developments within 500 feet of
areas identified generally in the PRC Toups report, Figure 8, as containing soils of the La Jolla group
(susceptible to accelerated erosion) or landslide prone areas shall be required to submit
additional geologic reports containing the additional information required in the Coastal Shoreline
Development Overlay Zone. Additionally, pursuant to C.M.C. Section 21.203.040.D -Seismic
Hazards, development in liquefaction-prone areas shall include site-specific investigations
addressing the liquefaction problem and suggesting mitigation measures.
d. Constraints Map/Analysis. Pursuant to LCP Policy 3-2 for Buena Vista Lagoon, topographic and
vegetation mapping and analysis, as well as soils reports, will be required as part of the coastal
development permit application. Such information shall be prepared by qualified professionals
and in sufficient detail to enable the city to locate the boundary of wetland and upland areas and
areas of slopes in excess of 25 percent. Topographic maps shall be submitted at a scale sufficient
to determine the appropriate developable areas, generally not less than a scale of 1" -100' with
a topographic contour interval of five (S) feet and shall include an overlay delineating the location
of the proposed project. (See also Coastal Zone Hillside Development Regulations, C.M.C. Section
21.95.140.A}.
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e. Cultural Resources/Paleontological Studies. The development of the proposed project will require
excavation in an area of the city known to have a high sensitivity as it relates to architectural
history and both archeological and paleontological resources. Please direct your consultant to the
recent adoption of the city's Tribal, Cultural and Paleontological Resources Guidelines. Please note
that any archeological pedestrian survey of the site for the cultural resources study shall include
a Native American monitor during the survey. Review of the Guidelines may be obtained at the
Planning Division front counter or found on the city's website at:
5.
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
HMP and LCP Requirements. The HMP (please make sure to reference specific additional
measures for properties located within the Coastal Zone on pages D-114 through D-120 that
modify some other provisions of the HMP) and the Mello II Segment of the LCP may be
obtained at the Planning Division front counter or found on line at:
HMP: https://www.carlsbadca.gov/home/showpublisheddocument/224/637446616709600000
LCP: https:llwww.carlsbadca.gov/home/showpublisheddocument/236/637425974089530000
6. HMP Adjacency Standards. The property is adjacent to an HMP Hard line open space preserve
area (Buena Vista Lagoon). The project is subject to the adjacency standards of the HMP (see
HMP sections F-16 through F-24). The biological study and proposed exhibits will all need to
demonstrate how the project complies with each standard.
7. Buena Vista Lagoon Access Trail. Please note that pursuant to Policy 7-6 of the Mello II
Segment of the LCP, an access trail will eventually be provided along the southern shoreline
of the Buena Vista Lagoon to facilitate public awareness of the natural habitat resources of
the lagoon. To protect the sensitive resources of this area, access development shall be
limited and designed in consultation with the State Department of Fish and Wildlife. In
permitted development of properties adjacent to the lagoon (See Exhibit 4.5), offers of
dedication of lateral accessways, irrevocable for a term of 21 years, shall be required as
condition of approval to be provided to the City of Carlsbad, State Coastal Conservancy, or
other appropriate public agencies. Such access dedications shall be of at least 25 feet in width
upland from environmentally sensitive areas and any required buffers thereto. In addition,
the City of Carlsbad, State Coastal Conservancy, and Wildlife Conservation Board shall seek to
obtain lateral accessways across developed lands. We would highly suggest early consultation
with the resource agencies regarding locating this 25-foot-wide lateral access easement. Once
a formal submittal is made and if needed, staff can facilitate additional discussions through
quarterly meetings with the resource agencies.
8. Wetland Buffer. Pursuant to LCP Policy 3-2 for Buena Vista Lagoon, development shall be clustered to
preserve open space for habitat protection. Minimum setbacks of at least 100 feet from wetlands
shall be required in all development, in order to buffer such sensitive habitat areas from intrusion
unless otherwise permitted pursuant to Policy 3-1.12. Such buffer areas, as well as other open space
areas required in permitted development to preserve habitat areas, shall be permanently preserved
for habitat uses through provision of an open space easement as a condition of project approval. In
the event that a wetland area is bordered by steep slopes (in excess of 25 percent), which will act as
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a natural buffer to the habitat area, a buffer area of less than 100 feet in width may be permitted. It
appears this scenario may exist for this property; however, any proposed reductions in buffer widths
for a specific site shall require sufficient information to determine that a buffer of lesser width will
protect the identified resources. Such information shall include, but is not limited to, the size and type
of the development and/or proposed mitigation (such as planting of vegetation or the construction
of fencing) that will also achieve the purposes of the buffer. Most importantly, you will need to consult
with the California Department of Fish and Wildlife, the U.S. Fish and Wildlife Service, and the Coastal
Commission staff in such buffer determinations. All three agencies need to agree regarding a reduced
100-foot buffer. Early consultation with these agencies is highly encouraged if this is something you
desire to pursue. Once a formal submittal is made and if needed, staff can facilitate additional
discussions through quarterly meetings with the resource agencies.
9. Conceptual Landscape Plans. Conceptual landscape exhibits shall be prepared in accordance with the
General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016).
The exhibit package, at a minimum, shall include a Conceptual Landscape Plan; Conceptual Water
Conservation Plan; Conceptual Fire Protection Plan; and a Conceptual Landscape Maintenance
Responsibility Exhibit (private or common). Be sure to add all relevant information pertaining to the
HMP Adjacency Standards. Be sure the extent of the Jurisdictional Wetland Delineation is clearly
mapped and labelled appropriately. Pursuant to HMP Policy 7-11, buffer areas that do not contain
native habitat shall be landscaped using native plants. Be sure to identify such plantings. Signage and
physical barriers such as walls or fences shall be required to minimize edge effects of development.
Be sure to plot, label and detail any such items within the exhibits. Review of the Landscape Manual
may be obtained at the Planning Division front counter or found online at:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000
10. Coastal Stringline. Pursuant to the Coastal Shoreline Development Overlay Zone, no enclosed portions
of a structure shall be permitted further seaward than those allowed by a line drawn between the
adjacent structures to the east and west; and no decks or other appurtenances shall also be permitted
further seaward than those allowed by a line drawn between those on the adjacent structures to the
east and west. A greater lagoon setback may be required for geologic reasons and if specified in the
Local Coastal Program. With any formal submittal of this proposal, a more detailed plotting of the
applicable structures and appurtenances on the adjacent properties to the northeast and southwest
will be necessary for determining accurate stringline measurements for the project.
11. Accessory Dwelling Unit. The maximum size for an ADU, if attached to the main residence, shall not
exceed 50% of the total floor area of the main residence (50% of 5,530 = 2,765 square feet); OR 1,200
square feet, whichever is less. The proposed ADU is listed on the conceptual exhibits as being 1,400
square feet which is exceeding the maximum size limitations by 200 square feet. This will need to be
revised with a formal submittal.
12. The floor plan line work depicts what would be considered a very thin wall in comparison to the other
walls separating the living area of the attached ADU from the living area of the main residence. Is this
open, partitioned, glass, or other? With a formal submittal, please describe what is proposed for this
area.
13. Lot coverage. The maximum lot coverage for this R-1-10,000 Zoned property is 40%. Project exhibits
will need to identify the total building area for the site and percentage of lot coverage. For
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determining what portions of the structure are subject to lot coverage, please see the definition of
"Building Coverage" outlined in Section 21.04.061 of the Carlsbad Municipal Code.
14. Building Height. The maximum building height for a flat roof is 24 feet in the R-1 Zone. The north
elevation is listing a 24'-10" dimension. Is this a typo? If not, please clearly denote what portion of the
structure it corresponds with.
15. Roof Plan. In addition to the roof height elevations as depicted, it would be very helpful to also include
the parapet height elevations.
16. · 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.
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
https:ljwww.carlsbadca.gov/departments/community-development/planning. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please
review all information carefully before submitting.
Land Development Engineering:
1. Please complete the city's Storm Water Standards Questionnaire (Form 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
obtained on the city's w_eb site under Engineering Applications and Forms.
Preliminary analysis suggests that the project will be a Priority Development Project subject to
numerically sized structural BMPs per Chapter 5 of the Carlsbad BMP Design Manual and submittal of
a Preliminary 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), also available on
the City website under Engineering Applications and Forms.
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Show all proposed stormwater BMPs on the site plan. A standard storm water BMP maintenance
agreement will also be required. Priority Development Projects a_lso 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 (E-36) that will also need to be completed and included in the SWQMP.
2. Buena Vista Circle is designated as an alternative design street, and therefore this development is not
subject to installing street frontage improvements. For an alternative design street, the property
owner will be required to record a Neighborhood Improvement Agreement (NIA) with the city.
3. A preliminary title report dated within 6 months of the application date is required with the submittal
of a discretionary application and final engineering application. Please show and label on the plans,
all easements listed in said report. If the easement cannot be shown, please list the easement on the
plan and state "non-plottable".
4. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows. Please provide preliminary recommendations to mitigate any increase
in flows.
5. Please 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. Please see the Planning Division's discussion above regarding added
requirements where the project is located within the Coastal Zone.
6. A grading permit will be required. Please submit a preliminary grading plan to include proposed spot
elevations, finish floor and pad elevations, grading, retaining walls, and method of drainage for the
site, including storm drains, gutters, swales and basins. Verify invert elevations of any existing storm
drainpipes to connect to. 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.
7. On the site plan, please indicate the total proposed impervious area and the total proposed pervious
area in square feet.
8. Please show all existing and proposed contour lines and spot elevations to determine the existing and
proposed drainage pattern and determine the extent of the proposed grading (i.e. max. cut/fill).
9. Please indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
10. Please provide multiple cross-sections of the site to demonstrate differences in grade, including
adjacent properties. Please also provide a typical street cross section.
11. Please show and label on .the plans, the existing and proposed sewer service (lateral) and cleanout
and the water lateral and water meter with backflow preventer.
12. Lot drainage shall comply with engineering standard GS-15. Please provide a minimum of 2% grade
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away from the building if hardscaped and a minimum of 5% grade away from the building for
landscaped per 2016 California Building Code Section 1804.4. Show high points, flowline elevations,
and percent grades; and show the directions of lot drainage using drainage arrows. Show invert
elevations of any proposed storm drainpipes. Verify the invert elevation of the existing storm
drainpipe to connect to.
13. All connections from the power pole fronting the property to the proposed project shall be
underground.
Fire Department:
1. A formal submittal will require NFP 13D fire sprinklers throughout the proposed single-family dwelling
and attached accessory dwelling unit.
Building Division:
1. With a formal submittal, the architectural plans will need to be updated to identify the following:
a. Roof deck drains/ scuppers;
b. Glass guard rail designed per 2019 CBC 2407.1.1 / 1607.8; and
c. CAP for new construction: sections 2A, 3A, 4A detailed on the plans.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact me at the number below. You may also contact each department individu~lly as follows:
• Planning Division: Jason Goff, Senior Planner, at (760) 602-4643
• Land Development Engineering: Emad Elias, Project Engineer, at (760) 602-2733
• Fire Department: Randy Metz, Fire Inspections, at (626) 536-6677
• Building Division: Jason Pasiut, Building Official, at (760) 602-2788
DON NEU, AICP
City Planner
DN:JG:mf
c: John & Pamella Martin, 3301 Lincoln Street, Carlsbad, CA 92008
Emad Elias, Project Engineer
Fire Prevention
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