HomeMy WebLinkAboutPRE 2018-0020; LANAI LAGOON HOMES; Admin Decision LetterJuly 5, 2017
MAA Architects
Attn: Kirk Moeller
Suite 250
2173 Salk Avenue
Carlsbad, CA 92008
~\d 1·S· tl ~3 Fl LE COPY
SUBJECT: PRE 2018-0020 (DEV2018-0106) -LANAI LAGOON HOMES
APN: 156-351-01-00
("City of
Carlsbad
Thank you for submitting a preliminary review application for a three-lot residential subdivision proposed
on a 1.08-acre vacant property generally located northwest,of Lanai Court, east of Interstate 5 and south
of Jefferson Street with views of the Buena Vista Lagoon. The preliminary review also includes elevation
ideas for three future homes.
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 an~lysis 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: Residential (R-4) and Open Space {OS). The R-4 Land Use designation has a
density range of Oto 4 dwelling units per acre and a Growth Management Control Point of 3.2
dwelling units per acre.
b. Zoning: One-Family Residential (R-1) and Open Space {OS).
c. The property is located within the Coastal Zone. The Coastal land use designation and zone
are the same as the General Plan and Zoning above.
2. · The project requires the following permits:
a. Tentative Subdivision Map (CT)
b. Planned Development ·Permit {PUD)
c. Coastal Development Permit {CDP)
d. Hillside Development Permit {HDP)
e. Habitat Management Permit (HMP)
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
PRE 2018-0020 (DEV2018-0106) -LANAI LAGOON HOMES
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3. General. The project site appears to contain steep slopes and Coastal Sage Scrub (i.e., dual criteria
slopes) along the north property line abutting Jefferson Street. These constraints appear to be
generally confined to the area already designated as Open Space (OS) on the city's General Plan Land
Use and Zoning Maps, but may extend beyond these limits. The development site, being located
within the Coastal Zone, is subject to both the Mello II Segment of the Local Coastal Program (LCP)
and the city's Habitat Management Plan (HMP). As such, development will need to address Adjacency
Standards, including but not limited to, the establishment of buffers from habitat and the preservation
of these areas within open space. It is important to note that the limits of the existing open space
may need to be expanded based on a more conclusive biological analysis. In the event a biological
study indicates potential significant biological constraints, a Planned Development Permit (PUD) may
be warranted to cluster development and preserve habitat in a separate open space lot or lots based
on desired plotting strategies. Prior to developing a layout for proposed homes or spending valuable
time and expense on architectural design; it is highly suggested that detailed biological studies and
constraints analysis of the property first be prepared. This is essential for accurately identifying the
limits of any required habitat buffers. It is important to note that grading is considered development
and will not be allowed within any habitat buffer(s). Additionally, the property is located within a
Very High Fire Severity Zone; therefore, fire suppression zones are critical and their limits must be
accurately depicted. Once the limits of these areas have been accurately mapped, a strategy for
plotting residential lots and designing homes to fit those lots can more accur_ately be determined.
4. It is listed above that a Tentative Tract Map (CT) and Planned Development Permit (PUD) will be
required. While this could change, this is based on the idea of three (3) residential lots as proposed,
plus one (1) open space lot, and one (1) private drive lot accessing the three homes from the existing
Lanai Court. The preservation of an open space lot or lots, and the maintenance responsibility of a
private drive lot will need to be shared between future residential unit.s. A Homeowners Association
(HOA) along with Codes Covenants and Restrictions (CC&R's) will be required as standard conditions
of approval. The number of proposed lots could change depending on a constraints analysis; and may
only require a Tentative Parcel Map (MS).
5. Residential Density. Not enough information is currently provided to determine the net developable
acreage of the property, unit yield or project density. Please see Section 21.53.230 of the Carlsbad
Municipal Code (C.M.C.) covering residential density calculations and residential development
restrictions on open space. No portion of proposed residential lots may project into designated open
space.
6. Technical Studies/Exhibits. The following technical studies/exhibits would be needed with a formal
submittal:
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. If the site contains any potentially or known occupied
Coastal Sage Scrub (CSS), protocol surveys shall be conducted, if not already done, in a
February/March period to adequately survey for the presence of nesting gnatcatchers.
Surveys conducted outside of this nesting period may only observe presence/absence of
gnatcatchers and would not be accepted as adequate for purposes of CEQA and LCP
compliance.
• d
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The city's HMP may be reviewed at the Planning Division front counter or found on line at:
http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?B1ob1D=27193.
The Guidelines for Biological Studies may be found on line at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24331
b. Geotechnical/Soils Report. In addition to the typical submittal requirements of a preliminary
geotechnical/soils report, please be sure to also address specific requirements listed under
the Coastal Resource~ Protection Overlay Zone (C.M.C. Chapter 21.203). More specifically,
pursuant to C.M.C. Section 21.203.040.C -Landslide and Slope Instability, developments
within five hundred feet of areas identified generally in the PRC Toups report, Figure 8, as
containing soils of the La Jolla group (susceptible to accelerated erosion) or landslide prone
areas shall be required to submit additional geologic reports containing the additional
information required in the Coastal Shoreline Development Overlay Zone. Addition'ally,
pursuant to C.M.C. Section 21.203.040.D -Seismic Hazards, development in liquefaction-
prone areas shall include site~specific investigations addressing the liquefaction problem and
suggesting mitigation measures.
c. Constraints Map/Analysis. Pursuant to Coastal Resource Protection Overlay Zone (C.M.C.
Chapter 21.203), topographic and vegetation mapping and analysis, as well as soils reports,
will be required as part of the coastal development permit application. Such information shall
be prepared by qualified professionals and in sufficient detail to enable the city to locate the
boundary of any upland habitat areas and areas of slopes in excess of 25 percent.
Topographic maps shall be submitted at a scale sufficient to determine the appropriate·
developable areas, generally not less than a scale of 1" -100' with a topographic contour
interval of five feet, and shall inc.lude an overlay delineating the location of the proposed
project. (See also Hillside Development Regulations, C.M.C. Sections 21.95.130 and
21.95.140).
d. 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
architectural history and both archeological and paleontological resources. Please direct your
consultant to the recent adoption of the city's Tribal, Cultural and Paleontological Resources
Guide'Jines. 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:
http:ljwww.carlsbadca.gov/services/depts/planning/codes.asp
e. Noise Study. Please submit a noise study in accordance with the requirements outlined in the
City of Carlsbad Noise Guidelines Manual. The Noise Guidelines Manual may be reviewed at
the Planning Division front counter or found on line at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094
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f. Environmental Site Assessment. Please submit a Phase 1 Environmental Site Assessment
(ESA) of the project site. If the findings of a Phase I ESA require preparation of a Phase 2 or a
limited Phase 2 ESA, please also submit this additional report as well.
A formal submittal of this project should include two (2) copies of each of the above reports.
7. HMP Adjacency Standards. The property is adjacent to open space with coastal sage scrub habitat.
The project site will be subject to the adjacency standards of the HMP (see HMP sections F-16 through
F-24). The biological study and proposed exhibits will all need to demonstrate how the project
complies with these standards.
8. Conceptual Landscape Plans. Conceptual landscape exhibits shall be prepared in accordance with the
General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016).
The exhibit package, at a minimum, shall include a Conceptual Landscape Plan; Conceptual Water
Conservation Plan; Conceptual Fire Protection Plan; and a Conceptual Landscape Maintenance
Responsibility Exhibit (private or common). Be sure to add all relevant information pertaining to the
HMP Adjacency Standards. Pursuant to HMP Policy 7-11, buffer areas that do not contain native
habitat shall be landscaped using native plants. Be sure ·to identify such plantings. Signage and
physical barriers such as walls or fences shall be required to minimize edge effects of development.
Be sure to plot, label and detail any such items within the exhibits. The Landscape Manual may be
reviewed at the Planning Division front counter or found on line at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086
9 .. Hillside Development. Unless exempt pursuant to C.M.C Section 21.95.040, no person shall grade,
erect, or construct into or on top of a slope which has a gradient of fifteen percent or more and an
elevation differential greater than fifteen feet without first obtaining a hillside development permit
(HDP) pursuant to C.M.C. Chapter 21.95. The project site includes a change in grade elevation greater
than 15 feet, slopes greater than 15 percent, and is not exempted under C.M.C. Section 21.95.040;
therefore, a HDP is required. The project will need to demonstrate conformance with the Hillside
Development Regulations and Hillside Development & Design Guidelines. As part of a formal
submittal, please be sure that project exhibits address all requirements listed under C.M.C. Section
21.95.130 -Hillside Mapping Procedures and C.M.C. Section 21.95.140 -Hillside Development and
Design Standards. The Hillside Development & Design Guidelines may be reviewed at the Planning
Division front counter or found on line at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24084
10. Noise Wall. A noise wall will likely be necessary for the side of the property adjoining Interstate 5 (to
be determined by noise study). The design and aesthetics of said wall will be of importance. As part
of the conceptual landscape plan submittal, please be sure to include design details and plotting of
this wall along with any other neighborhood fences or walls that are being considered.
11. Architecture. The proposed Lanai Lagoon Homes, as shown in three photos entitled Elevation Ideas,
are aesthetically pleasing homes and present an architectural style that could be supported by staff.
As part of the PUD process, compliance with City Council Policy 44 -Neighborhood Architectural
Design Guidelines will be required. Therefore, a full architectural submittal will be required as part of
the overall project submittal.
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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
http:ljwww.carlsbadca.gov/services/depts/planning/default.asp. 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:
1. Submit a recent Preliminary Title Report (PTR) with formal project application submittal. All
easements and encumbrances identified in Schedule "B" of the PTR must be shown on the site plan.
2. On the site plan, clearly show and identify the limits of the existing general utility easement within
Lanai Court and adjacent lot recorded per Map 16056. See additional comments on the red-lined
plans.
3. Show complete property boundary data on the site plan, including bearings and distances.
4. Show and label the existing lot lines on the adjacent property (see additional comments on red-lined
site plan).
5. Revise the entrance driveway using San Diego Regional Standard Drawing, G-14A, to comply with
accessibility requirements.
6. Complete a Storm Water Standards Questionnaire, Form E-34, to determine the storm water
requirements for this project. The questionnaire is available in the city website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711
Based on the preliminary site plan, it is determined that this project qualifies as a priority development
project (PDP). Submit a Storm Water Quality Management Plan (SWQMP) with any discretionary
permit 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) is available in the City website at:
http:ljwww.carlsbadca.gov/civicax/filebank/blobd1oad.aspx?Blob1D=22712
7. Submit a preliminary Geotechnical Study that provides recommendations for the proposed
development including design recommendations for the proposed biofiltration BMP shown on the
preliminary site plan.
8. Show direction of drainage using drainage arrows and indicate flowline elevations. Show how the
run-offs from the proposed lots 1, 2; 3 and driveway are routed to the proposed biofiltration basin
within Lot 1. Show a preliminary storm drain layout on the site plan.
9. Create a separate HOA lot for the shared biofiltration BMP and shared driveway.
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10. Submit a preliminary hydrology study. Provide mitigation as necessary so that the post-development
Q does not exceed the pre-development Q at the discharge point (where the outlet pipe connects to
the existing brow ditch within the Caltrans right-of-way (ROW).
11. Show existing structures, contour lines and/or spot elevations onsite and adjacent properties. Include
adjacent property grades, spot elevations, walls, landscaping and any other structures within 25 to 50
feet of the subject property and plot direction of drainage flow. Any drainage flow currently flowing
onto the property will need to be addressed so that flow is not impeded. Provide multiple cross
sections at the property line to illustrate any grade differential between properties.
12. Obtain a letter of permission to grade from Caltrans for the proposed discharge pipe connection to
the existing brow ditch within Caltrans ROW. Provide a detail of this connection. Include a splash wall
design to ensure that the flow is contained in the brow ditch.
13. Please coordinate with Caltrans to identify any potential conflicts between the proposed project and
the 1-5 North Coast Corridor 1-5 widening project. Show the proposed widening on the site plan.
14. Revise the location of the proposed water meters so they are within the existing 30-foot-wide general
utility easement per Map 16056. '
15. Indicate that the proposed sewer pump is HOA maintained. Show locations of private sewer laterals
from the homes to the pump. Show invert elevations to ensure gravity flows.
16. Provide typical cross sections of the existing Lanai Court and the proposed private driveway. Obtain
approval from the Fire Marshal for fire access including proposed 20-foot-wide driveway and hammer
head turnaround. Plot the turnaround template using Figure 404.SF of Caltrans Highway Design
Manual.
17. Please coordinate with the Fire Department to identify the necessary fire protection measures
required for this project (fire hydrants, sprinkler system, etc.). Show the location of the nearest fire
hydrant along Lanai Ct.
18. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
19. Comply with all red lined comments as shown on the returned set of plans.
20. A grading permit will be required for this project.
21. Additional items of concern maybe identified upon formal project application submittal, when a more
complete design of the project is submitted.
Fire Department:
1. The driveway is required to be upgraded.for fire department access and use. The driveway will need
to be increased in width from 20 feet to 24 feet to comply with city fire code amendments. The
applicant must also certify that the driveway is able to support the weight of a fire engine (minimum
68,000 pounds). This note must be placed on the plans.
... ' ,, ,t
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Building Division:
1. No comments.
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 intlividually as follows:
• Planning Division: Jason Goff, Senior Planner, at 760-602-4643.
• Land Development Engineering: Tecla Levy, Project Engineer, at 760-602-2733.
• Fire Department: Randy Metz, Fire Marshal, at 760-602-4661.
• Building Division: Mike Peterson, Building Official, at 760-602-2721.
Sincerely,'
~lt
DON NEU, AICP
City Planner
DN:JG:dh
Attachments:
1. Land Development Engineering -Red lined Exhibit Packet (3 sheets)
c: Carole Siegel Laughlin, 21935 SW Lebeau Road, Sherwood, Oregon 97140
Tecla Levy, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry