HomeMy WebLinkAboutPRE 2022-0035; 3229 HIGHLAND DRIVE; Admin Decision LetterSeptember 22, 2022
Carlos Andrew, Inc.
3327 Adams Street
Carlsbad, CA 92008
8FILE COPY
SUBJECT: PRE 2022-0035 (DEV2022-0121) -3229 HIGHLAND DRIVE
APN: 205-051-01-00
C City of·
Carlsbad
Thank you for submitting a preliminary review for demolition of an existing 1,770 square single-story
residence, 468 square foot accessory dwelling unit, 627 square foot garage and 275 carport and
construction of a 6,567 square foot two-story single-family residence, with basement, and a 779 square
foot detached accessory dwelling unit with an attached one-car garage. The project proposed at 3229
Highland Drive. The project site, an approximately 0.48-acres (20,908 square foot lot,) currently is
developed as a 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 ofthis 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
2. The project requires the following permits:
a. Grading Permit (see Land Development Engineering item 3 below)
b. Building Permit
3. 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
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
PRE 2022-0035 (DEV2022-0121) -3229 HIGHLAND DRIVE
September 22, 2022
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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.
4. Building Height. The maximum building height for a roof pitch greater than 3:12 is 30 feet.
Preliminarily, it appears the project complies; however, compliance with the building height will be
verified once the clarifying information is provided.
5. Basement Calculation/Buried Perimeter. On Sheet A3.01, please provide the percentages of the
perimeter walls to show that at a minimum of seventy-five percent of the perimeter of the basement
qualify. Based on a review of the basement appear to be incompliance however, percentages of each
wall will be required at formal submittal.
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://www.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. Complete a Stormwater 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 is located on the City of Carlsbad
website.
If the project is determined to be a priority development project (PDP) it will be subject to the post
construction stormwater treatment BMPs designed per the City of Carlsbad BMP Manual. The grading
plans will be required to detail the stormwater treatment facilities. Additionally, the preparation of a
Storm Water Management Plan utilizing the stormwater template E-35 on the City of Carlsbad
website will be required with the initial grading plan submittal.
2. Clarify the impervious area calculation. Impervious area includes all of the walkways, the pool, the
terrace as well as the driveway improvements into the right-of-way.
PRE 2022-0035 (DEV2022-0121) -3229 HIGHLAND DRIVE
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3. A grading plan and permit will be required. The grading plan title sheet template and initial submittal
checklist is located on the City of Carlsbad Engineering website. Contact LandDev@carlsbadca.gov to
schedule an initial submittal of digital files prior to hardcopy submittal.
4. Both Pine Avenue and Highland Drive are part of the Alternative Street Design; however, the
developer will be required to enter into a neighborhood improvement agreement (NIA) with the City
of Carlsbad.
5. Prepare a grading and drainage plan, delineate proposed pad elevations and finish floor elevations for
the buildings. Delineate the spot elevations for finish surface and finish grade and method of drainage
for the lot per GS-15 and CBC1804.4.
6. Show any retaining walls that will be utilized on the project site and show top of wall, bottom of wall
and top of footing elevations. Indicate maximum height of retaining wall, what standard drawing will
be used or if special design is required, show footing and remedial excavation required in cross
sections. Show wall subdrain and show how wall drainage will daylight.
7. If stem walls or extended footings are incorporated into the building line, show on the grading plan
along with the depth retaining.
8. Provide dimensions of driveways within the right-of-way and provide existing spot elevations at the
connection point on Pine.
9. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards. The remedial quantities shall be determined by t_he recommendations of a geotechnical
engineer.
10. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows.
11. Provide a geotechnical report to support the proposed development, specifically excavation
requirements.
12. A Preliminary Title Report (PTR) will be required with formal project application submittal to be dated
within 6 months of submittal with current owners. All existing easements and encumbrances
identified in the PTR must be delineated and annotated on the site plan.
13. Provide adjacent property information, APN number and owner name.
14. Provide bearing and distance for all property lines shown. A certificate of compliance may be required
for lot legality after a review of the legal description of the property a·nd supporting documents.
15. Provide a typical street cross section for both Highland Drive and Pine Avenue, indicate the existing
improved street width and cross slope along with existing right-of-way dimensions. Additional right-
of-way may be required.
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16. Show all existing utilities water, sewer, electrical in Pine Avenue, Highland Drive and laterals
supporting the existing development.
17. If the existing water service is¾" the entire service will need to be removed and replaced with a 1"
water service. Additionally, a new water meter and backflow per W-5 will need to be constructed to
support fire sprinklers for the new development.
18. The electrical facilities supporting the new development will need to be underground. Show proposed
underground electrical linework.
19. Show the existing overhead electrical line servicing 3235 Highland and clarify if this will be protected
in place.
20. On the grading and drainage plan, show the existing topographic information within 20 feet of the
property line, including fences, walls, structures and existing utilities.
21. Prepare a demolition plan to show what facilities will be relocated, removed or protected in place.
22. It appears that all the trees along the property frontage are within the City of Carlsbad tree inventory.
Removal of any of these trees will require approval per CMCll.12.090.
23. Increase the text size on the existing conditions exhibit to 0.10 for legibility.
24. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties, show existing ground, fences and existing adjacent structures. Also show proposed
improvements and any remedial excavation required.
25. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume
1, Chapter 2 and NAD83 state plane coordinates for horizontal control of CAD files.
26. Show proposed door locations on the grading plans.
27. Quantities of all grading improvements shall be delineated on the legend on the title sheet and match
the bond estimate, required with the grading plan submittal.
28. Fill out and submit E-32 form for SWPPP Tier Level determination, based on a preliminary review it
appears that this project is most likely a Tier 2 Level SW PPP. Prepare erosion control and tier 2 SW PPP
and incorporate into the grading plan submittal.
29. Please be advised that a more in-depth review of the proposed development will occur with the
submittal of the grading plan, when a more complete design of the project grading and drainage plan
is provided.
PRE 2022-0035 (DEV2022-0121) -3229 HIGHLAND DRIVE
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If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Cliff Jones at the number below. You may also contact each department individually as follows:
• Planning Division: Cliff Jones, Principal Planner, at (442) 339-2613
• Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744
• Fire Department: Darcy Davidson, Fire Inspections, at (442) 339-2662
Sincerely,
Eric Lardy, AICP
City Planner
EL:CJ:JC
c: COLLINS JOHN AND WOO JEANNINE, 3229 Highland Drive, Carlsbad CA 92008
Nichole Fine, Project Engineer
Fire Prevention
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