HomeMy WebLinkAboutPRE 2018-0004; CHINQUAPIN HOMES; Admin Decision LetterBFILE COPY Ccityof
Carlsbad
March 12, 2018
Joy Christensen
Suite J
7888 Sllverton Avenue
San Diego, CA 92126
SUBJEa: PRE 2018-0004 (DEV2018-0018) - CHINQUAPIN HOMES
APN: 206-042-28
Thank you for submitting a preliminary review for four (4) detached single-family condominium units on
a vacant lot on the north side of Chinquapin Street.
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 prellminarv review does not represent an in-depth analysis of your project. It is
intended to give vou feedback on critical issues based upon the information provided in vour 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 mav be
in effect and additional issues of concern mav 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: Residential, 0-4 dwelling units per acre (R-4);
b. Zoning: One-Family Residential (R-1) Zone; and
c. The project is located within the Appeal Jurisdiction and the Mello II segment of the Coastal
Zone. The Coastal land use designation and zone are the same as the General Plan and Zoning
referenced above.
2. The project requires the following permits:
a. Minor Subdivision (MS) for four single-family residential condominium units.
b. Minor Planned Development Permit (PUD) for the development of four single-family
condominium units.
c. Coastal Development Permit (CDP) for the development of four single-family units.
♦♦The applications will require approval by the Planning Commission.
Community & Economic DevelopmentPlanning Division 11635 Faraday Avenue Carlsbad, CA 92008-73M | 760-602-46001 760-602-8560 f | www.carlsbadca.gov
PRE 2018-0004 {DEV2018-0C^w, -CHINQJJAPIN HOMES *'March 12, 2018 ¥^03 3 J H '"""1
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3. Project yield and density: The density range for the R-4 General Plan Land Use designation is 0 to 4
dwelling units per acre (du/ac). Pursuant to the General Plan, the Growth Management Control Point
(GMCP) for the R-4 General Plan Land Use designation is 3.2 du/ac. Based on a gross/net lot size of
0.93 acres, the allowable yield at Growth Management Control Point is 2.9 units (0.93 x 3.2 units = 2.9
units).
As the proposal to construct 4 units exceeds the GMCP by 1 dwelling unit (0.93 x 3.2 = 2.9; 4 - 2.9 =
1.1, rounded down to 1), 1 dwelling unit is required to be allocated from the city's Excess Dwelling
Unit Bank (EDUB). Pursuant to City Council Policy No. 43, in approving a request for an allocation for
excess dwelling units, the decision-maker shall make the following findings:
a. That the project location and density are compatible with existing adjacent residential
neighborhoods and/or nearby existing or planned uses (please see Comment No. 10 below);
b. That the project location and density are in accordance with the applicable provisions of the
General Plan and any Other applicable planning document; and
c. That the project complies with the findings stated in the General Plan Land Use Element for
projects that exceed the GMCP for the applicable density range.
The proposal to develop the property with four single-family condominium units has a density of 4.3
du/ac, which exceeds the allowable range for the R-4 General Plan Land Use designation, 4 du/ac. To
exceed the maximum density of 4 dwelling units per acre, the decision-maker shall make the following
findings:
a. The project is consistent with the intended uses of the applicable land use designation (i.e.,
R-4) and other applicable goals and policies of the General Plan.
b. There is sufficient infrastructure to support the project.
c. The proposed density does not exceed the allowed maximum density by more than 25
percent (i.e., 5 du/ac for the R-4 designation).
d. The project qualifies for and will receive an allocation of "excess" dwelling units, pursuant to
City Council Policy No. 43.
4. Site design/site plan: Staff has concerns regarding the design of Unit 1 as the side elevation of the
garage is the prominent elevation facing Chinquapin Avenue. To create a more inviting and
pedestrian-friendly street scene, please redesign the floor plans and elevations for Unit 1 so the main
pedestrian entry into the home is oriented toward Chinquapin Avenue. The design of the home
should include a porch. In addition, pursuant to CMC Chapter 21.45, the minimum front yard setback
for the home is 10 feet; 20 feet is currently proposed. Please also add the following details to the site
plan:
a. Depth and width of Fire Department turn-around, as well as the linear distance from
Chinquapin. Please note that parking will be prohibited In this area and the surface wilt need
to be rated to handle 75,000 pounds for a fire truck.
b. Dimension the proposed setbacks for each unit to the front, side and rear property lines (as
appropriate).
c. Identify the height and type of existing fencing and walls around the perimeter of the
property.
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March 12, 2018
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d. Remove reference to the proposed "Assumed P.L". The proposed project is four (4) airspace
condominium units on one (1) lot.
e. Change the minimum required front yard setback from 20 to 10 feet on the cover sheet.
f. Add the Zoning Designation, R-1, to the Site Plan.
5. Landscape design/landscape plan: Please revise the landscape plan to comply with the Section 3 of
the Landscape Manual. Please see the weblink below for additional information.
http://www.ca rlsbadca.gov/clvlcax/filebank/blobdload.aspx?BloblD=24086
In addition, please revise the project to provide a four to five-foot-wide landscape planter along the
eastern property line, in between the drive aisle and the units which front Linmar Lane and add
landscape screening along the rear property line. The landscape screen shall Incorporate evergreen
trees, to the maximum extent feasible. In addition, please revise the landscape plan so the entire lot
with the proposed units fits on one sheet.
6. Open space: With a formal application, please provide an exhibit demonstrating compliance with the
open space requirements pursuant to CMC Chapter 21.45, Table E. The area (In square feet) and
linear dimensions for each landscaped area, including decks and patios, shall be included on the plans.
7. Enhanced drive aisle: Pursuant to CMC Section 21.45.060 (C.5), all drive aisles shall be enhanced with
decorative pavement.
8. Architecture: Pursuant to City Council Policy No. 44, Neighborhood Architectural Design Guidelines,
new single-family home projects consisting of 2-4 homes shall comply with architectural guidelines 1-
4, 9-11, and 13-18. The project Is also required to comply with City Council Policy No. 66, Livable
Neighborhoods, as well as the architectural requirements outlined in the Planned Development
Ordinance (CMC Chapter 21.45, Table E). Please see the attached Policies for details.
9. Incluslonarv housing: Pursuant to the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning
Ordinance), the proposal to construct four detached residential condominiums will require the
payment of an in-lleu inclusionary housing fee for each new unit. The current fee Is $4,515 per unit.
10. Neighborhood comoatlbilitv: With the application submlttal, please provicTe the lot size, density and
square footage for the surrounding single-family homes.
11 citv Council Policv No. 84. Development Prolect Public Involvement Policy: Please be advised that you
are required to send a public notice to the surrounding property owners (600-foot radius) and
occupants (100-foot radius) within 30 days of submlttal of the development application. Please see
the attached Policy for additional Instructions and details on the content of the notice.
All necessary application forms, submlttal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or on line at www.carisbadca.Rov. 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.
PRE 2018-0004 (DEV2018-0018j-CHINQUAPIN HOMES
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Land Development Engineering:
Engineering Department staff has completed a preliminary review of the above referenced project. This
preliminary review does not constitute a complete review of the proposed project and additional items
of concern may be Identified upon formal project application submtttal. Prior to formal application
submittal, the following items should be adequately resolved/addressed:
1. Provide a recent Preliminary Title Report (PTR) with formal project application submittal. All
easements and encumbrances Identified in Schedule "B" of the PTR shall be shown and Identified on
the site plan.
r
2. Submit a preliminary geotechnlcal investigation. The report should include a discussion regarding the
suitability of the site for proposed project, provide design recommendations, and statement regarding
the Impact of this development, if any, to all existing offsite Improvements. The study shall also
include evaluation of the soli Infiltration rates at the locations of the proposed stormwater best
management practices (BMP) and provide design recommendations for the said BMPs.
3. Complete a Storm Water Standards Questionnaire Form E-34 to determine storm water quality
requirements for this project. The questionnaire is available In the city website at:
http://www.carisbadca.gov/servlces/depts/landev/engineering.asp
4. Based on the preliminary plans, staff determined the project qualifies as a Priority Development
Project (PDP) and will be required to submit a preliminary Storm Water Quality Management Plan
(SWQMP) with any discretionary application. The SWQMP shall be prepared in accordance with the
City of Carlsbad BMP Manual (latest version). Use the City of Carlsbad SWQMP template for priority
development project (Form E-35) available in the City website. The project SWQMP will determine
the pollutant control BMP requirements. Note that this project is exempt from hydromodification
based on the exemption criteria provided in section 5.3 of Carlsbad WM/^A.
5. The proposed permeable pavement driveway, as shown on the preliminary plans, shall be designed
In accordance with SD-6B fact sheet. Appendix E5 of the City of Carlsbad BMP Manual. It is considered
site design BMP, designed as self-retaining BMP, primarily for direct rainfall only (not designed to treat
additional Impervious area). The use of pervious pavement results in the reduction of the Impervious
area, reduces the DCV and consequently reduces the footprint of the pollutant control BMP required
for this project.
6. Obtain soils engineer approval and design recommendations for the proposed permeable pavement
adjacent to building structures. Lateral movement of water from the gravel layer (stormwater storage
layer), may undermine the stability of building foundations.
7. The biofiltration basins cross-section shown on the preliminary grading plans does not show
Impermeable liner indicating full or partial infiltration BMP is proposed. The SWQMP template
requires completion of Form 1-8 to determines infiltration feasibility. Note that Infiltration BMPs
require comprehensive soils investigation of all factors presented In Appendix C and D of the City BMP
Design Manual. If infiltration is feasible for this project, infiltration basins shall meet the design
criteria presented In appendix E.8 of the City BMP Design Manual. Obtain soils engineer approval and
design recommendations for the proposed biofiltration basins.
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8. The blofiltration basins cross-section shown on the preliminary grading plans does not include
overflow/outlet structures or riser to capture stormwater runoff from larger storm events. Provide
biofftration basin overflow structure designed to handle 100-year storm event and revise plans
accordingly.
9. Submit a preliminary drainage report to determine the pre-development and post-development
drainage flows. Provide necessary mitigation for the increase in post development flows or show that
the downstream storm drain facilities can handle the additional flow.
10. On the site plan, indicate the average daily traffic (ADT), sewer demand in equivalent dwelling units
(EDU), potable water demand in gallons per minute (GPM), from the proposed development.
11. On the site plan, indicate the total proposed impervious area and total proposed pervious area.
12. Provide typical Chinquapin Avenue cross-section showing the new proposed curb and gutter and
sidewalk at the project frontage. Include approximate location of the underground utilities in the
street cross-section. Show, label and dimension the existing right-of-way.
13. The conceptual landscape plan shows a contiguous sidewalk. Revise to show non-contiguous sidewalk
along project frontage, consistent with the ch/il plans.
14. Plot westerly transition to the street. Clearly show the edge of existing pavement. Show flow line
elevations to demonstrate proper street drainage and that existing street drainage is maintained.
15. Provide multiple cross-section to illustrate differences in grade (see red-lined plans).
16. The earthwork quantities {cut, fill, remedial, import or export) shown on the site plan appear
incorrect. Verify and revise accordingly.
17. Lot drainage shall comply with Engineering Standard GS-15. Please show high points, flowllne
elevations, percent grades and show the directions lot drainage using drainage arrows. Verify invert
elevations of the proposed storm drain pipes on-site. some appear too shallow and have no adequate
cover. Revise accordingly.
18. Reference the city-approved drawings for all existing utilities within Chinquapin Avenue as indicated
on the red-lined grading plans.
19. All on-site utilities, including sewer and water lines shall be private. Provide master water meter with
backflow preventer as shown on the red-lined grading plans. The developer will be required to: 1)
Records a deed restriction or other recorded document placing future owners on notice of the single
service and meter, and in the event the bill is not paid, CMWD may shut-off the master meter. 2)
Developer shall install a private sub-meter for each separately owned unit.
20. Show the location of all existing and proposed fire hydrants within 300 feet of the project boundary.
21. Vertical control for all design elevations should be based upon the city standard vertical datum, NGVD
29 (see Engineering Standard Volume 1, Chapter 2). All future design drawings will be required to be
based on this datum.
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22. Show the location of all trash bins and design bin enclosures per City Standard GS-16.
23. Plot line of sight for comer sight distance at all driveway intersections with per Topic 405 of the
California Department of Transportation Highway Design Manual. Ensure that no conflicts exist within
this line of sight. The design speed for Local Street is 25 mph and the corner sight distance is 275 feet.
24. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, etc.).
Fire;
1. NFPA 13D fire sprinklers will be required to be Installed in each the home.
2. Revise all appropriate (civil, architectural and landscaping) plans to call out the Fire Department turn
around. Please dimension the depth and width of the turn-around area. Please be advised that the
finished surface and materials are required to be rated to withstand 75,000 pounds for fire truck
access. In addition, no parking will be allowed In the turn-around area. Please Include this note on
the plans.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning Division: Shannon Harker, Associate Planner, at (760) 602-4621
• Land Development Engineering: Tecia Levy, Project Engineer, at (760) 602-2733
• Fire Department: Randy Metz, Rre Marshal, at (760) 602-4661
Sincerely,
DON NEU, AlCP
City Planner
DN:SH:fn
Attachment: City Council Policy Nos. 44,66 and 84
Engineering redlines
c: Igor Davydov, 15195 Saddlebrook Lane, Poway, CA 92064
Don Neu, City Planner
Teri Delcamp, Principal Planner
TecIa Levy, Project Engineer
Randy Metz, Fire Marshal
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