HomeMy WebLinkAboutPRE 2024-0045; 2301 CHESTNUT; Admin Decision LetterSeptember 23, 2024
APURVA THAKKAR
16515 MEDINAH STREET
FONTANA, CA 92336
SUBJECT: PRE 2024-0045 (DEV2024-0090) -2301 CHESTNUT
APN 167-080-51-00
{'city of
Carlsbad
Thank you for submitting a preliminary review application for a new single-family home proposed at 2301
Chestnut. Three (3) site plan options have been included. The project site, an approximately 10,621 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 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 dwelling units/acre)
b. Zoning: R-1-10,000 (One-family Residential, 10,000 square foot minimum lot size)
c. The property is NOT located in the Coastal Zone
d. The property is NOT located in a Specific or Master Plan
2. The project requires the following permits:
a. Building Permit
b. Grading Permit
3. Technical Studies/Exhibits. A formal submittal of this project will need to include two (2) hard copies
of each of the following technical studies/exhibits:
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 (HMP) and
Guidelines for Biological Studies.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
4.
5.
6.
PRE 2024-0045 (DEV2024-0090) -2301 CHESTNUT
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The city's HMP may be reviewed at the Planning Division front counter or found on line at:
https://www.carlsbadca.gov/home/showpublisheddocument/224/637446616709600000.
The Guidelines for Biological Studies may be found online at:
https://www.carlsbadca .gov/home/showpublisheddocument/1604/637819050500430000
b. Preliminary Geotechnical/Soils Report.
c. 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
archeological and paleontological resources. Please direct your consultant(s) to 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. The guidelines may be reviewed at the Planning Division front
counter or found on line at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
Additional technical reports may be required for staff to make a determination in accordance with the
California Environmental Quality Act.
Hillside Development. The proposed construction of a single-family residence is exempt from
obtaining a Hillside Development Permit (HDP); however, as the property contains slopes over 15
percent and an elevation differential greater than 15 feet in height, the development is still required
to comply with the Hillside Development Regulations and Hillside Development & Design Guidelines.
As part of a formal submittal, please be sure that proposed project exhibits address all requirements
listed under CMC Section 21.95.130 -Hillside Mapping Procedures and CMC Section 21.95.140 -
Hillside Development and Design Standards.
A development standard that may have an impact on the proposed site designs is the Slope Edge
Building Setback. Please review CMC 21.95.140 as it relates and adjust the site plan and future
elevations accordingly.
Landscape Plans. Formal development of this site with a new single-family home will need to include
submittal of landscape plans to the City's Planning Division. Landscape plans shall be designed in
accordance with the City of Carlsbad's Landscape Manual Policies and Requirements. The City of
Carlsbad's Landscape Manual can be found on the Planning Division's web page at the following
address:
http://www.ca rlsbadca .gov/ civ icax/fi le ban k/b Io bd load. a spx? Bio b I D=24086
As part of this submittal, please be sure to include a Fire Protection Plan and address all applicable
Fire Protection Policies.
lnclusionary Housing. Development of a new single-family home on the subject property will be
subject to payment of an in-lieu fee prior to issuance of a building permit rather than construction of
an inclusionary housing on site. Please review the enclosed Informational Bulletin IB-157 -
lnclusionary Housing Program for more information regarding this fee requirement.
7.
8.
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Side Yards. This lot is required to have minimum side yard setbacks of 10 feet given the lot width is
greater than 100 feet. All three site plan options show a setback of less than 10 feet along the west
property line. To reduce a side yard, the project would need to be found compliant with CMC Section
21.10.070.A.1.a(i).
For plotting the side yard setback dimensions, please refer to the definition of side yard (CMC Section
21.04.395):
Side yard means a yard between the main building and the side lot lines extending from the
rear line of the required front yard, or the front lot line where no front yard is required, to the
rear line of the main building, or the rear line of the rearmost building if there is more than
one, the width of which side yard shall be measured horizontally from, and at right angles to,
the nearest point of a side lot line towards the nearest part of a main building.
9. Site Plan Option 3 includes a detached two car gara~e located in an area that appears to be adjoining
native vegetation and may be subject to fire suppression zone requirements. For this option, please
be aware of:
a. Provisions regarding the placement of buildings (see CMC Section 21.10.080).
b. Where proposed on a lot adjoining native vegetation, accessory structures within a fire
suppression zone must be reviewed and approved by the fire department.
10. No architectural exhibits were included with this preliminary review submittal; therefore, no
comments regarding compliance with zoning standards has been provided .
11. When planning architectural construction drawings, please refer to the Guide for Measuring Building
Height:
https://www .ca rlsbadca .gov /ho me/showpublisheddocument/268/637 425976538130000
A copy of the guide is also enclosed with this letter.
12. 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 .
13. 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
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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. 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. Based on a preliminary analysis it appears that this project may be a Standard Project. Complete the
Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the
conceptual grading and drainage plans.
3. Provide a Preliminary Title Report (current within the last six (6) months).
4. 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.
5. A preliminary geotechnical report is required to evaluate the feasibility of the project. Guidelines for
preliminary geotechnical studies are available on the City of Carlsbad Engineering website.
6. Per Section 15.16.060 of the Carlsbad Municipal Code, this project may require a grading permit and
grading plan. Provide earthwork quantities with cut/fill and remedial grading for determining grading
permit requirement.
7. If a grading plan is deemed necessary for this project it 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 of Carlsbad Engineering Standards.
8. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
9. Delineate and annotate approximate topographic contours for existing and proposed condition .
Provide 1-foot contours for slopes less than 5%; 2-foot intervals for slopes between 5% and 10%, and
5-foot intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
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10. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the
project site, project frontage and within 25 feet of the boundary.
11. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
12. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and
floor elevations.
13. Provide the method of draining each lot. Unless otherwise specified by a geotechnical engineer,
method of drainage shall comply with California Building Code (latest version) section 1804.4.
14. Delineate all 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. Indicate maximum height of retaining
wall measured from bottom of footing to top of wall and maximum height measured from finish
surface to top of wall.
15. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
16. Show existing lot line bearing and distance.
17. Provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements and proposed improvements and dedications.
18. Delineate and annotate all proposed driveways and driveway widths. See City of Carlsbad Engineering
Standards, Volume 1 and Volume 3, for design requirements.
19. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities,
overhead lines, traffic signals, street lights in Chestnut Avenue and laterals affecting the property.
20. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way.
21. No Public sewer mains exist along the project frontage, proposed sewer improvement must meet
minimum design diameter and material as specified in City of Carlsbad Engineering Standards, Volume
1 Section 6.2. Coordinate with Carlsbad Municipal Water District (CMWD) for project requirements.
Lot is named as part of a fair share sewer reimbursement per resolution no. 2002-037. See attached
updated agenda bill 17413 for more information.
22. 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.
23. A three-inch (3") AC grind and overlay may be required for half street of Chestnut Avenue.
24. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, etc.)
25. Plot stopping sight distance at driveway and corner sight distance at all street intersections.
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26. Address the comments on the attached red lined plan.
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.
Public Works, Utilities Design:
1. A water analysis of proposed demands for the public water distribution system shall be required to
ensure proper sizing of water meter and ability to meet fire flow requirements. Criteria for analyses
is identified in current Engineering Standards Volume 2 -Chapter 3 and water service connection
shall be made in Chestnut Avenue along parcel frontage (see enclosures).
2. Submit a sewer analysis for proposed connection onto the public sewer main in conformance with
current sewer design criteria as identified in Engineering Standards Volume 1-Chapter 6. Note that
this parcel is part of a special sewer connection fee assessment area in accordance with Agenda Bill
#17413 and shall require extension of the existing sewer main in El Camino Real with easements
through numerous private parcels prior to a sewer connection being possible. (see enclosures).
3. Updated civil site plans shall be required to demonstrate proper site location and sizing of water
service connection and sewer lateral/main extension.
Building Division:
1. Comments raised by the Land Development Engineering Division incorporate the Building Division's
concerns and requirements. Please note that if the project is deemed feasible, comprehensive
building plans will need to be submitted to the Building Division as part of future building permit(s).
Fire Prevention:
1. Fire Department comments were not received at the time of this letter. Please contact the Fire
Department directly for any comments. Contact information for Randy Metz is provided below.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jason Goff at the number below. You may also contact each department individually as follows:
• Planning Division: Jason Goff, Senior Planner, at (442) 339-2643
• Land Development Engineering: Jose Sanchez, Project Engineer, at (442) 339-5486
• Public Works, Utilities Design: Markus Mohrle, Project Engineer, at (442) 339-2322
• Building Division: Shawn Huff, Building Official, at (442) 339-5338
• Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661
Sincerely,
ERIC LARDY, AICP
City Planner
EL:JG:mh
PRE 2024-0045 (DEV2024-0090) -2301 CHESTNUT
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Enclosures/Red lines:
A. Planning Division:
1. Guide to Measuring Building Height
2. Informational Bulletin IB-157 -lnclusionary Housing Program
B. Land Development Engineering:
1. Agenda Bill #17,413
2. Site Plan Mark-up
C. Carlsbad Municipal Water District
1. Agenda Bill #17,413
2. Site Plan Mark-up
c: Jose Sanchez, LDE, Project Engineer
Markus Mohrle, CMWD, Project Engineer
Shawn Huff, Building Official
Randy Metz, Fire Prevention
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