HomeMy WebLinkAboutPRE 2022-0044; MONN LOT SPLIT; Admin Decision LetterOctober 25, 2022
Jesse Monn
4269 Hillside Drive
Carlsbad, CA 92008
8Fllf COPY
SUBJECT: PRE 2022-0044 (DEV 2022-0166} -MONN LOT SPLIT
APN: 206-160-14-00
{"Cityof
Carlsbad
Thank you for submitting a preliminary review to subdivide a 34,371-square-foot panhandle lot into a
16,909-square-foot lot (Lot 1) and a 15,001-square-foot lot (Lot 2) at 4275 Hillside Drive. Lot 1 would
continue to take access via the existing panhandle connected to Hillside Drive, while Lot 2 would take
access from a proposed private driveway off Park Drive. Included in this request is a single-family
residence and attached garage on Lot 1 and grading on Lot 2. The project site is currently vacant.
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:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Residential 0-4 dwelling units per acre (R-4)
b. Zoning: One-Family Residential, 15,000 square foot minimum lot size (R-1-15,000)
c. Coastal Zone: The project site is located within the non-appealable area of 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.
2. The project requires the following permits:
a. Minor Subdivision (MS)-Because the project site contains habitat for protected species,
the project does not qualify for a ministerial urban lot split under Senate Bill 9 (SB-9).
The Minor Subdivision will be subject to discretionary review.
b. Coastal Development Permit (CDP)-The project is within the Mello.II district of the Local
Coastal Program. A Coastal Development Permit, approved by the City of Carlsbad
Planning Commission, is required for the lot split and single-family residence.
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-73 l 4 I 442-339-2600 www.carlsbadca.gov
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c. Habitat Management Permit (HMP)-AJ:IMP is required if the project results in direct or
indirect impacts to habitat.
d. Grading Permit
e. Building Permit
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.
4. Climate Action Plan (CAP). 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 CAP Checklist (Form P-30) to determine
what requirements will apply to the project. New GHG reduction requirements are related to
energy eff,iciency, photovoltaic, electric vehicle charging, water heating and traffic demand
management requirements, as set forth in the California Green Building Standards Code and in
CMC Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following
address:
5.
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.
Panhandle Lot.
a. Pursuant to CMC section 21.10.l00(D)(l), the buildable portion of the panhandle lot is
required to be a minimum of 15,000 square feet.
b. Pursuant to CMC section 2.1.10.lO0(c), the buildable portion is the entire lot exclusive
of any portion of the lot less than 35 feet in width that is used for access to the lot.
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6.
c. Please provide the square footage of Lot 1 excluding the area of the panhandle. If this
area is less than 15,000 square feet, the project will not meet the minimum size
requirement for the buildable portion of the lot. Therefore, staff would not be able to
support the request to subdivide the lot.
d. Each lot shall have three non-tandem parking spaces with an approach not less than
twenty-four feet in length with proper turnaround space to. permit complete turnaround
for forward access to the street. Please show the parking spaces on the plans.
Biological Resources Technical Report
a. Update the biology report to address the new design configuration. The exhibits should
show the proposed lot line, and proposed structures.
b. Figure 8 must show the 20' buffer from habitat and the 60' fuel modification zone (shown
as an arch around the entire proposed single-family dwelling).
c. Confirm that Figure 8 impacts include building pad, landscaping, fuel modification zone,
etc.
d. Clearly show the new lot lines in the figures.
e. Incorporate all comments from March 4, 2022.
f. Fuel Modification Zone (FMZ) constraints map must show FMZ wrapped around the
entire structure
7. Fuel Modification Zone.
a. The project is located within a Very High Fire Hazard Severity Zone and is subject to the
City of Carlsbad Landscape Manual Section 5, Fire Protection Requirements. The
Landscape Manual is located here:
https://carlsbadca.prod.govaccess.org/home/showdocument?id=7032
b. Please note, the City of Carlsbad Fire Department is currently reviewing the fuel
modification zone standards. The fuel modification buffer may increase as early as 2023.
Please contact the Fire Department to discuss fuel modification requirements.
8. Plans.
a. Show: North arrow, property lines, easements, existing and proposed structures,
streets, existing street improvements, right-of-way width, dimensional setbacks and
existing topographical lines (including all side and rear yard slopes). Provide legal
description of property and assessor's parcel number.
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b. Please indicate that the single-family residence on Lot 1 is proposed.
c. In approving a panhandle lot, a determination shall be made on which property lines of
the buildable lot is the front, side, and rear for purposes of providing required yards
(CMC Section 21.10.100.C). As part of any formal submittal, the tentative parcel map
shall include such information.
d. Show the setbacks for each of the proposed parcels. The setbacks are as follows:
a. Front Yard: 20'
b. Side Yard: i0% of the lot width, measured across the front yard setback from
property line to property line. The side yard shall not be less than 5' and no
greater than 10'.
c. Rear Yard: Twice the required side yard.
e. Provide elevations drawn to scale and dimension the overall height of the proposed
residence.
f. Provide square footage information for the proposed structures.
g. The maximum lot coverage for this property is 40%. Provide calculations to show how
each proposed lot will comply with this requirement.
h. Please clearly identify, dimension, and label all proposed lot lines.
9. Lot Width.
10.
a. Pursuant to CMC section 21.10.100(A)2, the minimum lot width for each of the proposed
lots is 75 feet. The project complies with this requirement.
Hillside Development Regulations.
a. The project is subject to the Hillside Development Regulations pursuant to CMC Section
21.95.140.
b. Please provide proposed cubic yards of grading. Pursuant to CMC 21.95.140(D), 0-7,999
cubic yards per acre is acceptable, 8,000-10,000 cubic yards per acres is potentially
acceptable and over 10,000 cubic yards is unacceptable.
c. The methodology for determining the volumes of both the cut and fill in cubic yards shall
be calculated as follows. A grading and preliminary grading plan shall be prepared and
shall include: the cut or fill volumes noted for each particular cut or fill and the total
volume of cut and fill for the project. The larger volume of the total cut or total fill
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11.
volumes divided by the total graded area (in acres) shall equal the volume of hillside
grading for the project.
d. If the project proposes grading volumes which are potentially acceptable (8,000-10,000
cubic yards per acre of cut or fill), please submit for review specific written findings
justifying the reasons for the amount of grading, subject to the approval of the city
planner and city engineer.
e; Please note, grading volumes which are unacceptable (greater than 10,000 cubic yards
per acre of cut or fill) shall be allowed only if they qualify as an exclusion or modification
pursuant to CMC 21.95.150 and 21.95.160.
Title Report. Please provide a title report for the project site. The title report must be dated
within the last 6 months.
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 on line at
www.carlsbadca.gov. 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 comments:
Prior to formal application submittal the following items must be adequately resolved/addressed:
1. This project is proposing a lot split and will be subject to the discretionary requirements of a
Minor Subdivision (MS) and will be required to prepare a tentative parcel map.
2. This project will be conditioned to prepare a parcel map and grading plan.
3. Show and call out how Parcel 2 will be accessed from Park Drive and show the necessary drainage
improvements that would be required to cross the existing natural channel.
4. Show and call out conceptual grading plan for Parcel 2. Assumptions must be made in order to
evaluate the stormwa.ter strategy for the entire project to show that the property is developable.
5. This project will be conditioned to prepare an improvement plan depicting frontage
improvement on Park Drive including widening of Park Drive, curb, gutter, sidewalk and a
driveway for Parcel 2. The alignment of the curb will be consistent with the construction change
prepared for City of Carlsbad Dwg. 524-9.
6. Clarify the proposed utilities for Parcel 1. There is an existing sewer and water lateral depicted
on City of Carlsbad drawing 524-9 for Parcel 1 that are in a different location than what is shown
on the site plan. It is unclear if these laterals have beeri constructed already.
7. Show and call out sewer an'd water laterals for Parcel 2.
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8. 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. Proposed impervious area should include assumed impervious area for
Parcel 2 as well as impervious surface added in Park Drive.
9. Based on Form E-34, if this project is determined to be a Priority Development Project (PDP),
submit a Preliminary Storm Water Quality Management Plan per the latest City of Carlsbad BMP
Manual with the discretionary permit application. Show and call out on the grading plan the
permanent BMP treatment utilized. This project is exempt from hydromodification.
10. If this project is determined to be a Standard Project. Fill out the Standard Project Requirement
Checklist, Form E-36, and ensure that these BMPs are shown and called out on the site plan.
11. Submit a Climate Action Plan (CAP) checklist, form P-30 to demonstrate that this project is in
compliance with CAP.
12. Provide a preliminary title report within 6 months of the application date. Label and annotate
all existing easements affecting the property on the site plan.
13. Provide spot elevations and the method for draining around the proposed buildings per GS-15
and CBC 1804.4.
14. The current plan depicts cross lot drainage between the two parcels. The private drainage
easement will need to be either depicted in a CC&R document or depicted on the parcel map.
15. Provide a preliminary geotechnical report to support the proposed development, including soil
type and any over-excavation requirements for the foundation.
16. Provide a drainage study to show existing and proposed 100-year flows.
17. On the site plan, provide the name and address of the owner, show the area of the site that is
undevelopable per CMC 21.53.230 and a summary table of all the requirements from the P-2
form, including sewer and water demand.
18. Provide an existing legal description of the property.
19. Call out the proposed parcel lines either in the plan or per the legend.
20. Provide a vicinity map.
21. Show bearing and distance of the existing property line and bearings and distances of the
proposed parcel lines.
22. Provide setback dimensions on all sides of the structure to the proposed parcel lines.
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23. Provide a cross section at the southeast corner of the proposed residence. Show the existing
ground, the proposed ground, the proposed slope, setback from the structure and the drainage
method. Show the limit of sage scrub and the 20-foot buffer.
24. Provide a concrete brow ditch at the top of proposed 2:1 slope to divert water from the open
space around the proposed residence.
25. Provide typical street cross sections for Hillside Drive and Park Drive and show the centerline and
right-of-way on the site plan.
26. Show existing structures on the property and existing fences and walls within 15 feet of the
property line.
27. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application, when a more complete design of the project is provided.
Building:
The Building Division has reviewed the plans and has no comments at this time.
Carlsbad Fire Department
1. The plan shows a 12-foot-wide driveway for Lot 1 and does not show how Lot 2 will be accessed.
Please add, label and dimension the driveway for Lot 2.
2. The driveway width for Lot 1 is less than the required fire department access width of 16 feet
(effective 2023) and shall be increased prior to lot split approval.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Lauren Yzaguirre at the number below. You may also contact each department individually as
follows:
• Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634
• Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744
• Building Division: Jason Pasiut, Building Official, at (442) 339-2788
Sincerely,
ERIC LARDY, AICP
City Planner
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Attachments: A-Land Development Engineering Redlines
EL:LY:JC
c: Emad Elias, Project Engineer
Randy Metz, Fire Prevention
Jason Pasiut, Building Division
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