HomeMy WebLinkAboutPRE 2022-0012; ROSSALL LOT SPLIT; Admin Decision LetterMay 9, 2022
Robert Sukup
4322 Sea Bright Place
Carlsbad, CA 92008
SUBJECT: PRE 2022-0012 (DEV2021-0215) -ROSSALL LOT SPLIT
APN: 155-221-09-00
('Cityof
Carlstiad
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IY/tu'k) $'/!l/22
Thank you for submitting a preliminary review for a minor subdivision project proposed at 2361 Buena
Vista Circle. The project site, an approximately 1.12-acre lot, is currently developed with a single-family
residence.
In response to your application, the Planning Division has prepared this comments 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 units/ac. Growth Management Control Point of 3.2 units/ac.
b. Zoning: R-1-10000 -One-family Residential Zone
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. Planned Development Permit (PUD) pursuant to the Mello II Segment of the Local Coastal
Program (Policy 3-2 -Buena Vista Lagoon) and Carlsbad Municipal Code (CMC) Sections
21.45.010(A)(2) and 21.45.010(A)(3)(b).
b. Coastal Development Permit (CDP) pursuant to CMC Chapter 21.201.
Community Development Department
Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 442-339-2600 www.carlsbadca.gov
PRE 2022-0012 (DEV2021-0215) -ROSSALL LOT SPLIT
May 9, 2022
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c. Minor Subdivision (MS) pursuant to CMC Chapters 20.24 and 20.28.
3. As described in the scope of work, this preliminary review application is for the creation of a 2-unit
condominium project consisting of two one-family dwellings developed as two or more detached
dwellings on one 1.12-acre lot. Staff supports the project as proposed provided that the application
complies with all applicable code requirements. The Planning Commission is the decision-making
authority.
4. Pursuant to Policy 3-2 of the Mello II Segment of the Local Coastal Program, developments located
along the first row of lots bordering Buena Vista Lagoon are required to submit topographic and
vegetation mapping and analysis, as well as soils reports, as part of the coastal development permit
application.
a. Slope Analysis Map: Procedures for hillside mapping can be found in CMC Section 21.95.130.
b. Biological Study: A Biological Technical Report {BTR) prepared by a registered biologist in
accordance with the specific requirements of CMC Chapter 21.210, and the Habitat Management
Plan for Natural Communities in the City of Carlsbad (a.k.a. the Habitat Management Plan (HMP)),
which can be referenced online at:
https://carlsbadca.prod.govaccess.org/home/showdocument?id=1600
The BTR 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 BTR identifies
fauna or flora onsite that is protected by the HMP, the project may require a Habitat Management
Plan Permit. For guidelines on the required contents of the BTR, please reference the "Guidelines
for Biological Studies," which can be referenced online at:
https://www .ca rlsbadca .gov /home/showpublisheddocu m ent/1604/ 63 7 819050500418648
5. Per CMC Section 21.45.0S0(A)(l)(e), a planned development permit application for a condominium
project requires the approval of architecture and plotting concurrent with the approval of the
condominium subdivision.
6. The project, including the existing structure, is subject to Table C in CMC Section 21.45.060 and Table
E in CMC Section 21.45.080.
7. The project is subject to CMC Sections 21.45.110 {Conversion of Existing Buildings to Planned
Developments) and 21.45.130 {Proposed Common Ownership Land or Improvements).
8. All parking is subject to CMC Chapters 21.44 and 21.45.
9. 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:
PRE 2022-0012 (DEV2021-0215)"-ROSSALL LOT SPLIT
May 9, 2022
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City Council Policy No. 84:
http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=35578.
Form P-21:
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24117
10. 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.
11. Per the Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition of a
"protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code § 7260
et seq.), and 2) right of first refusal for a comparable unit available in the new housing development.
(Gov. Code § 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code §
66300(d)(2J(E)(ii) as including residential units subject to affordability restrictions, price controls, or
occupied by low income households. The formal submittal of the project will need to include
documentation regarding any existing "protected units" if the existing residence is proposed to be
demolished.
12. 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 ti.me 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.
PRE 2022-0012 (DEV2021-0215)-ROSSALL LOT SPLIT
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Land Development Engineering:
1. This project will require a MS application for the minor subdivision. A tentative parcel map will be
required for discretionary review. After the discretionary approval, a parcel map will be prepared
for recordation.
2. Coordinate with the Fire Department to determine if there are any preclusions to this development
and to determine if a turnaround is required.
3. Submit a conceptual grading and drainage plan for the subdivision to determine the stormwater
requirements. Provide proposed contours, proposed spot elevations, finish floor and pad elevation
and the method for drainage for proposed improvements.
4. Clearly differentiate the proposed improvement in bold linework and the existing improvements in
light linework.
5. Show all setback dimensions for required front, rear and side yard setbacks for all structures.
6. Show the location of all major vegetation, showing size and type, both within the project and offsite
for 50 feet. Call out any existing trees that will be removed.
7. Show and call out any existing fences and walls, indicate top of wall and bottom of wall elevations if
shown on the plans.
8. Complete the Climate Action Plan (CAP) Checklist, Form P-30, for this project to demonstrate project
compliance with the CAP. Applicable measures identified in the checklist must be incorporated and
annotated into the project design as well as incorporated into summary checklist on the title sheet.
9. Submit a Preliminary Title Report (current within the last six (6) months). Delineate and annotate all
existing easements affecting the property on the site plan, annotate the portion of the right-of-way
that was previously vacated by resolution.
10. Provide the Average Daily Traffic and Peak Hour volumes for the project on the cover sheet. Based
on a preliminary review of this project (2-residential units), it appears that a Scoping Agreement and
Transportation Impact Analysis will not be required for this project; however, this will be confirmed
once ADT is added to the plans.
11. Provide anticipated earthwork quantities for cut, fill, remedial, import and export to determine if a
grading permit will be required per CMC 15.16.060.
12. Show existing and proposed water services, and proposed sewer service for Unit No. 2, show and
callout the existing utilities in Buena Vista Circle. Show the location to the nearest fire hydrant and
callout the distance to the project site.
13. Complete a Stormwater Standards Questionnaire, Form E-34, identify whether this project is a priority
development project (PDP). 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:ijwww.carlsbadca.gov/home/showpublisheddocument/604/637659282326670000
PRE 2022-0012 (DEV2021-0215} -ROSSALL LOT SPLIT
May 9, 2022
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Provide a detailed exhibit showing pervious and impervious area calculations to support the
information provided in the questionnaire. Based on a preliminary analysis, this project drains to an
environmentally sensitive area (Buena Vista Lagoon) and would be subject to PDP requirements, if
the project creates and/or replaces 2,500 square feet or more of impervious surface collectively over
the entire site. If the project is determined to be a PDP, then a preliminary Storm Water Quality
Management will be required with the discretionary application and post-construction BMPs shall be
shown on the conceptual grading plan.
14. Complete a Standard Project Requirement Checklist Form E-36 and indicate on the plans what site
design and source control BMPs will be utilized at the project site.
15. Review Development Permit requirements form P-2 and include all items required per the checklist.
16. Buena Vista Circle is part of the Alternative Street Design; however, the owner will be required to
enter into a Neighborhood Improvement Agreement (NIA) with the City of Carlsbad.
17. Provide a typical street cross-section for Buena Vista Circle.
18. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume
1, Chapter 2.
19. See the attached redlined site plan.
Fire Department:
1. Any Fire Department comments provided after this letter will follow under separate cover.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Esteban Danna ~t the number below. You may also contact each department individually as
follows:
• Planning Division: Esteban Danna, Associate Planner, at (442) 339-2629
• Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744
• Fire Department: Randy Metz, Fire Inspections, at (626) 536-6677
DON NEU, AICP
City Planner
DN:ED:cf
Attachments: LDE Redlines
c: Kerry Rossall, 2361 Buena Vista Circle, Carlsbad, CA 92008
Nichole Fine, Project Engineer
Fire Prevention
Laserfiche/File Copy/Data Entry