HomeMy WebLinkAboutPRE 2023-0056; 1734 HAVENS POINT PLACE; Admin Decision LetterNov.14,2023
Michael and Kari Leone
1734 Havens Point Place
Carlsbad, CA 92008
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SUBJECT: PRE 2023-0056 (DEV2023-0130)-1734 HAVENS POINT PLACE
APN: 207-311-20-00
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Carlsbad
Thank you for submitting a preliminary review for an urban lot split project, pursuant to CA Senate Bill 9
(SB-9), commonly referred to as the Housing Opportunity & More Efficiency {HOME) Act, proposed at
1734 Havens Point Place, assessor's parcel number (APN) 207-311-20-00. The project site, an
approximately 0.45-acre {19,600-square-foot) lot, currently is developed with a 1,931-square-foot single-
family residence and an attached garage. The subject property is on a cul-de-sac with vehicular access
provided off Havens Point Place.
The project proposes a SB-9 urban lot split with a single-family dwelling on each of the proposed lots.
More specifically, the preliminary review exhibit proposes:
• To subdivide the existing parcel into two lots.
• The existing single-family residence will remain on the first proposed lot.
• A 1,500-square-foot residence will be constructed on the second proposed lot.
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 Land Use Designation: R-4, Residential (0-4 dwelling units per acre)
b. Zoning: One-Family Residential (R-1).
c. The property is in the Coastal Zone. The Coastal Zone land use designation and zoning are the
same as the general plan and zoning above.
2. The project requires the following administrative permits, which are to be processed ministerially,
without discretionary review or a hearing:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2023-0056 (DEV2023-0130) -11M~f'po1NT PLACE
Nov.14,2023
Pa e 2
a. Minor Subdivision (MS)
b. Minor Coastal Development Permit (CDP)
3. The proposed project is subject to CA Senate Bill 9 (SB-9), added Govt. Code §65852.21 and §66411.7:
https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill id=202120220SB9
The requirements of SB-9 are summarized in the following information bulletin prepared by the City
of Carlsbad:
https://www.carlsbadca.gov/home/showpublisheddocument/8771/637774951657370000
4. The property is subject to the City's Local Coastal Program (LCP). As stated in the SB-9 Information
Bulletin, referenced in bullet 3 above, properties subject to the LCP must comply with all certified
development and zoning standards, density limitations, and permit process requirement for SB-9
developments in the Coastal Zone. Under the LCP, the subject property has an LCP Land Use
designation of R-4 Residential, which allows a density of 0-4 dwelling units per acre (du/ac) consistent
with the City's General Plan R-4 Land Use designation. Both the existing and proposed single-family
residences are subject to density requirements.
According to city information, the existing lot is 0.45 acres (ac), or 19,602 square-feet (sf) (0.45 ac x
43,560 sf= 19,602 sf). Proposing two dwelling units on 0.45 acres of land results in a residential density
of 4.44 du/ac (2 units + 0.45 acres = 4.44 du/ac). A residential density of 4.44 du/ac exceeds the
maximum unit yield allowed for the project site. As proposed, the project does not comply with the
residential density requirements; and thus, is ineligible as a SB-9 project.
5. The remaining comments below are provided for information only. These comments would apply if
the project were an eligible SB-9 lot split development in the R-1 Coastal Zone.
6. As stated in the SB-9 Information Bulletin, referenced in bullet 3 above, properties subject to the LCP
must comply with all certified development and zoning standards, density limitations, and permit
process requirement for SB-9 developments in the Coastal Zone. Pursuant to Govt. Code §65852.21
and §66411.7, a local agency may impose objective zoning standards, objective subdivision standards,
and objective design review standards that do not conflict with the other requirements of SB-9.
Pursuant to Sections 20.16.0lO(D) and 21.10.100 of the Carlsbad Municipal Code (CMC), the required
minimum lot width is 60 feet. Based on the exhibit provided, there is not enough information to
determine if the lot width of the proposed lot containing the existing residence will meet the minimum
requirement. The lot width is the length of the arc comprising the front yard setback line. Please show
the 20-foot front yard setback line with the arc dimensioned on the site plan.
7. As stated in the SB-9 Information Bulletin, no one parcel can be smaller than 40% of the original parcel
size. The proposed 7,800-square-foot parcel is 39.8% of the original 19,602-square-foot parcel and
does not meet the minimum requirement.
PRE 2023-0056 (DEV2023-0130) -1734 HAVENS POINT PLACE
Nov. 14, 2023
Page 3
8. On the site plan, please show building setbacks from the narrowest point between the property line
and buildings.
9. The exhibit provided lists the existing single-family dwelling at 1,880-square-feet. The original building
permit for the residence, permit 73-2372, lists a 1,931-square-foot single-family dwelling with a 482-
square-foot garage. Please rectify this information on the formal application.
10. The proposed single-family residence shall demonstrate compliance with the development standards
of the R-1 Zone in CMC 21.10 that do not directly conflict with SB-9.
11. 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
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. Please 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.
2. Please correctly plot the subdivision boundary, including all bearings, deltas, and distances, based on
Map No. 7657.
PRE 2023-0056 (DEV2023-0130)-1734 HAVENS POINT PLACE
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3. Please accurately plot the proposed parcel lines. Provide parcel areas based on record dimensions of
Map No. 7657. This project is proposing a subdivision to create 2 parcels. A tentative parcel map is
required.
4. Please provide a Preliminary Title Report (current within the last six (6) months).
5. Please annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Report on the site plan. If any vacations or quitclaims are planned with this development, annotate
on the site plan.
6. Per CMC15.16.060 this project may require a grading permit and grading plan.
7. Please provide a preliminary grading and drainage plan.
8. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map
17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control
per City Engineering Standards Volume 1, Chapter 2.
9. Please delineate and annotate approximate topographic contours for existing and proposed
condition. Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and
10%, and 5' intervals for slopes over 10%. Extend contours a minimum 20 feet beyond the project
boundary.
10. On the preliminary grading and drainage plan, please show and identify all existing surface
improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, streetlights, adjacent
driveways, vaults, transformers, etc.) at the project site, project frontage and within 20 feet of the
boundary.
11. Please remove the existing driveway and replace with an ADA compliant driveway per city engineering
standards.
12. Please delineate all existing and proposed retaining walls that will be utilized on the project site and
show top of wall and bottom of wall elevations, including at the highest and lowest points.
13. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards.
14. Please provide spot elevations at the corners of the existing and proposed buildings and at the corners
of each parcel. Please include finish pad and floor elevations.
15. Please provide the method of draining each lot.
16. Cross lot drainage is not permitted.
17. Please delineate the location of all existing and proposed buildings, walls, fences, and permanent
structures onsite and within 20 feet of the site.
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18. Please indicate on the site plan which trees are to remain or to be removed.
19. Please provide typical street cross sections for existing Havens Point Place. Please provide existing
right-of-way width and existing improvements and proposed improvements.
20. Please delineate and annotate all proposed and existing driveways and driveway widths.
21. Please plot the turnaround for a 3-point turn of the AASHTO "P" passenger vehicle from the existing
garage.
22. Please show all existing utilities and callout the size for: water, sewer, storm drain, and underground
dry utilities in Havens Point Place.
23. Please plot existing and proposed water services, meters, backflows, and sewer laterals for the project
in compliance with 2022 Carlsbad Engineering Design Standards requirements.
24. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way.
25. Public potable water and sewer mains along project frontages must meet minimum design diameter
and material as specified in City of Carlsbad Engineering Standard Vol. 2 Section 3.2.2 for water and
Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition
of development.
26. Please provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing and proposed grades on-site, fences and location of structures on-site and on
adjacent properties.
27. A 3" AC grind and overlay may be required for/in Havens Point Place depending on the number of
utility trenches required for the project.
28. Please address the comments on the attached red lined plan.
29. Please be advised that a more in-depth review of the proposed development will occur with the
permit application when a more complete design of the project is provided.
Building Division:
1. No comments.
Fire Department:
1. No Fire Department concerns with the lot split.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Edward Valenzuela at the number below. You may also contact each department individually as
follows:
PRE 2023-0056 (DEV2023-0130) -1734 HAVENS POINT PLACE
Nov.14,2023
Page 6
• Planning Division: Edward Valenzuela, Associate Planner, at (442) 339-2624
• Land Development Engineering: Tim Carroll, Project Engineer, at (442) 339-2737
• Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661
• Building Division: Mike Strong, Assistant Director of Community Development, at (442) 339-2721
Sincerely,
ERIC LARDY, AICP
City Planner
EL:EV:mh
c: Michael and Kari Leone, 1734 Havens Point Place, Carlsbad, CA 92008
Fire Prevention
Laserfiche/File Copy
Data Entry
Enclosures:
Land Development Engineering Division:
1. Redlined Plans
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