HomeMy WebLinkAboutPRE 2020-0015; ADAMS STREET HOMES; Admin Decision LetterFILE
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June 11, 2020
Kirk Moeller
2888 Loker Avenue E., Suite 220
Carlsbad, CA 92010
SUBJECT: PRE 2020-0015 (DEV2020-0126)-ADAMS STREET HOMES
APN: 205-270-13-00
C City of
Carlsbad
Thank you for submitting a preliminary review to subdivide an approximately 0.97-acre vacant lot into
four lots to construct one single-family residence with a 1,000-square-foot (sq. ft.) accessory dwelling unit
(ADU) and one 500 sq. ft. junior accessory dwelling unit (JADU) on each lot, located at 3745 Adams 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 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 units/ac. Growth Management Control Point (GMCP) of 3.2
units/ac.
b. Zoning: R-1, One-Family Residential
c. The property is in the Coastal Zone. The Coastal land use designation and zone are the same
as the General Plan and Zoning above.
2. Staff supports the project as proposed. The project is subject to all applicable codes and policies. The
project requires the following permits and the Planning Commission will be the decision-making
authority:
a. Coastal Development Permit (CDP) -for the subdivision and development of homes. If the
homes are developed separately at a future date, additional CDPs will be required for each
home, or one additional CDP if all four are developed concurrently.
b. Minor Subdivision {MS) -for the subdivision of four or fewer parcels.
Community Development Department
Planning Division \ 1635 Faraday Avenue Carlsbad, CA 92008-7314 \ 760-602-4600 \ 760-602-8560 f \ www.carlsbadca.gov
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3. The proposed subdivision will result in two panhandle lots to the rear of the site. The two panhandle
lots are subject to the minimum lot width requirements pursuant to Carlsbad Municipal Code (CMC)
Section 21.10.l00(D), which requires a minimum lot width of 60 feet (ft.) and a buildable portion of
the panhandle lot to be a minimum of 10,000 sq. ft. The buildable portion is the entire lot, exclusive
of any portion of the lot that is less than 35 ft. wide that is used for access to the lots.
4. • Pursuant to CMC Section 21.10.100(D)(4), a joint easement ensuring common access to the panhandle
lots shall be recorded.
5. The site has a GMCP of 3.2 du/ac and therefore yields a maximum of three units (0.97 ac x 3.2 = 3.1
units, rounded down to three dwelling units per Table A in CMC Section 21.53.230). The project
proposes the construction of four units on the site (4 units/0.97 ac = 4.12 du/ac). The project's
proposed density of 4.12 du/ac is above the allowed maximum density range of four. The Land Use
Element of the Carlsbad General Plan allows the development of properties above the maximum
density in the R-4 land use designation when the base zone (R-1) would permit a slightly higher density
yield provided the following findings can be made: the project is compatible with the General Plan;
the project either incorporates the necessary infrastructure or is conditioned to provide it; the
proposed project does not exceed the allowed maximum density by more than 25 percent; and, the
project qualifies for and receives an allocation of "excess" dwelling units, pursuant to City Council
Policy 43 (see item no. 6).
6. Residential projects require an allocation of excess dwelling units from the Excess Dwelling Unit Bank
(EDUB) whenever-the proposed density exceeds the GMCP for the existing General Plan Land Use
designation. At the subject property, the GMCP is 3.2 du/ac. Four units are proposed for a property
that yields three units (0.97 ac x 3.2 = 3.1 units, rounded down to three dwelling units). Therefore,
one dwelling unit is required to be allocated from the EDUB. The criteria for withdrawing units from
the EDUB are contained in City Council Policy No. 43, which may be found on the City's website at the
following link:
http://edocs.carlsbadca.gov/HPRMWebDrawer/RecordHTML/392080
7. In accordance with recent amendments to the state's development requirements for ADUs, the
maximum size for an ADU with more than one bedroom is 1,000 sq. ft and the maximum size for a
JADU is 500 sq. ft. The height for a detached accessory structure is limited to 16 ft. unless is it located
above a detached garage. Please note, the city is currently amending Title 21 of the CMC related to
ADUs to ensure consistency with state law. The proposed project will require compliance with the
provisions contained therein.
8. New forthcoming requirements related to the city's Climate Action Plan (CAP) 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
CAP requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water
heating and traffic demand management requirements, as set forth in City Council Ordinance Nos.
CS-347, CS-348, CS-349 and CS-3S0 and City Council Resolution No. 2019-024 which are available on
the city's website at the following address:
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http:ljwww.carlsbadca.gov/services/depts/pw/environment/cap/ordinances.asp
·····---------
To the extent that some or all of the new CAP 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. CAP requirements may
impact, but are not limited to, site design and local building code requirements. Once adopted as part
ofTitle 18 and in effect, plans submitted for grading or building permits must demonstrate compliance
with the new CAP requirements. If incorporating new CAP 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.
9. Prior to a formal submittal, 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 Landscape Manual may be obtained at the Planning Division front counter or found on line at:
http://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=24086
10. Pursuant to the lnclusionary Housing Ordinance (CMC Chapter 21.85), the proposal to construct four
single-family homes will require the payment of in-lieu inclusionary housing fees for each new unit.
For the proposed project, in-lieu fees will be charged for a total of four units, or three units if the
application for a building permit for the new residential structures is submitted within two years from
the date the existing home was demolished (June 12, 2019). The in-lieu fee, which is subject to
periodic change, is currently set at $4,515 per unit.
11. A formal submittal of this project will need to include a biology letter prepared by a registered
biologist in accordance with the specific requirements of CMC Chapter 21.210, the Habitat
Management Plan for Natural Communities in the City of Carlsbad (a.k.a. the Habitat Management
Plan (HMP)), and the Mello II Segment of the LCP. For guidelines on the required contents of the
biology letter, please reference the "Guidelines for Biological Studies", which can be obtained at the
Planning Division's front counter or referenced online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-24331
12. Although not required for a development with four or fewer units, a noise study consistent with the
City of Carlsbad Noise Guidelines Manual is recommended to identify the need for any noise
attenuation of the building. The guidelines can be obtained at the Planning Division's front counter or
referenced online at:
http://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=24094
13. The concurrent or subsequent development of the four homes (not single-family homes developed
independently) is required to comply with City Council Policy No. 44 -Neighborhood Architectural
Design Guidelines and City Council Policy No. 66-Livable Neighborhoods. The policies may be found
online at:
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City Council Policy No. 44:
http:ljedocs.carlsbadca.gov/HPRMWebDrawer/RecordHTMU392081
City Council Policy No. 66:
http://edocs.carlsbadca.gov/HPRMWebDrawer/RecordHTML/392162
Applicant Questions followed by Staff Responses:
1. Please confirm the prapased density as discussed in the previous preliminary submittal (PRE2019-
0023) response letter items no. 7 and 8. We are proposing to allocate one unit from the excess dwelling
unit bank far this project.
Staff Response: The comments from Preliminary Review No. 2019-0023 regarding density are still
relevant for this proposal of subdividing the 0.97-acre lot into four lots to construct one single-
family residence with one 1,000 sq: ft. ADU and one 500 sq. ft. JADU on each lot. Only the main
single-family residences are the units that are counted when calculating density. As described in
comments no. 5 -6, a request to allocate one unit from the EDUB will be required to construct a
fourth single-family dwelling unit.
2. Please confirm proposed drainage solution per the attached preliminary grading plan.
Staff Response: Please see Land Development Engineering's comment no. 7 for more information
or contact the project engineer with the contact information provided below.
3. Please confirm that the proposed fire turnaround is acceptable.
Staff Response: Please contact Darcy Davidson, Assistant Fire Marshal at
Darcy.Davidson@carlsbadca.gov or (760) 602-4665 for specific information regarding turnaround
requirements.
4. Please confirm proposed main residence setbacks are acceptable.
Staff Response: All main residence setbacks are acceptable.
5. Please confirm that the proposed ADU and JADU size and setbacks are acceptable.
Staff Response: The ADU and JADU sizes, setbacks, and building separation as proposed on the
plans received and dated May 21, 2020 are acceptable.
6. Are we able to apply for a stockpile permit due to site access and slope constraints?
Staff Response: Please see Land Development Engineering's comment no. 12 for more
information or contact the project engineer with the contact information provided below.
7. Please confirm that the use of sewer pumps is acceptable for the proposed western home lots.
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Staff Response: Please see Land Development Engineering's comment no. 18 for more
information or contact the project engineer with the contact information provided below.
8. Confirm street improvement requirements.
Staff Response: Please see Land Development Engineering's comment no. 20 for more
information or contact the project engineer with the contact information provided below.
9. How will the city handle the existing forge dote palm street trees? Will Morgan Rockdale in Parks want
ta keep them which would potentially conflict with a probably engineering street widening
requirement? See attached email chain between Kevin Dunn and Morgan Rockdale.
Staff Response: Once Land Development Engineering's comments regarding required street
improvements have been received by the applicant, it is the responsibility of the applicant to,
reach out to Morgan Rockdale and formally request the review of the impacts to existing trees as
a result of any required street improvements. A Street Tree Removal Permit must be issued prior
to the removal of any street trees within the right-of-way.
10. Confirm all studies required for project approval.
Staff Response: Please see comments from Planning's comments no. 13-14 and Land
Development Engineering's comment no. 19 for all studies required.
11. Confirm parking requirements for the ADU and JADU. Please note that the property is within ½ mile of
public transit.
Staff Response: Additional parking spaces are not required for the ADU and JADU when the
property is within a half mile (walking distance) to public transit; however, it is recommended to
provide additional onsite parking that is in compliance with parking provisions such as location
and parking space dimensions as listed in , CMC Chapter 21.44 as much as possible to
accommodate the needs for the ADUs and JADUs and to minimize impacts to on-street parking in
the neighborhood. Plans submitted with an application must include an exhibit showing the
nearest public transit stop that is at most a half mile walking distance from the property.
12. Please confirm if the proposed 24 ft. wide driveway curb cuts far the two residences located an Adams
is acceptable.
Staff Response: Please see Land Development Engineering's comment no. 23 for more
information or contact the project engineer with the contact information provided below.
13. Please provide information on how building heightwill be determined. We are proposing to provide
fill material to create usable building pad areas.
Staff Response: Per CMC 21.04.065, building height is determined by measuring the vertical
distance measured from existing grade or finished grade, whichever is lower, at all points along
the building coverage.
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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://www.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 tentative Parcel Map application for the proposed 4 lot subdivision.
2. 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.carlsbadca.gov/services/depts/landev/engineering.asp
Based on information provided on the preliminary site plan, this project qualifies as a Priority
Development Project (PDP). A PDP project is required to submit a preliminary Storm Water Quality
Management Plan (SWQMP) with the formal development permit application. The SWQMP shall
be prepared in accordance with the City of Carlsbad BMP Manual. Note that this project is not
exempt from hydromodification requirements. Use the City of Carlsbad SWQMP template (Form
E-35) for priority development project available in the City website at:
http:/(www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-22712
3. The preliminary site plan shows one biofiltration basin located within portions of lots 3 and 4 as
stormwater BMP for the entire project site, lots 1 to 4. This shared facility shall be maintained by Lots
1 to 4 homeowner's association (HOA). A covenant of stormwater facility easement over portions of
lots 3 and 4 on behalf Lots 1-4 HOA is required and shall be shown on the parcel map. Clearly delineate
the limits of this stormwater facility easement on the _site plan.
4. Clearly show how the lot drainage from lots 1, 2 are routed to the proposed biofiltration basin located
on portions of lots 3 and 4 as shown on the site plan. A covenant of cross-lot drainage easement over
portions of lots 3 and 4 on behalf of lots 1 and 2 is required and shall be shown on the parcel map.
5. Show existing and proposed contour lines and/or spot elevations, high point, low point, drainage
swale, flowline elevations, drainage pipes, area drains, etc. to determine the proposed drainage
pattern. Indicate percent grades and show the directions lot drainage using drainage arrows.
6. Submit a preliminary hydrology report. Show that the post-development flows at the discharge points
does not exceed the pre-development flows.
7. This is in response to question number 2 from the applicant regarding drainage solution as shown on
the preliminary grading plan. Since the site currently drains into the adjacent property along the
western boundary, the project may continue to drain into the adjacent property provided that existing
drainage pattern (sheet flow condition) is maintained (no concentrated flow is allowed) and that the
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post development flow for 100-year storm event (QlOO) is equal to or less than the pre-development
QlOO.
8. Show the existing contour lines and/or spot elevations 50 feet beyond property lines.
9. Show the top of wall and bottom of wall elevations of all existing and proposed retaining walls
including the off-site retaining walls along the western and southern property boundaries. Evaluate
and mitigate any potential impact to the existing retaining walls on the adjacent property due to
additional surcharge from the proposed project including proposed fill slopes, retaining walls and
building structures.
10. Remove the existing retaining wall located within Adams Street public Right-of-way.
11. Indicate the volu.me of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards. A grading permit will be required for this project.
12. This is in response to question number 6 from the applicant regarding stockpile permit. The applicant
may apply for a separate grading permit application for an uncontrolled stockpile permit in
accordance with Carlsbad Municipal Code 15.16.150. A separate grading plan showing the proposed
stockpile and erosion control BMPs shall be prepared and a grading plan application shall be
submitted to Land Development Engineering Division for review and approval. An uncontrolled
stockpile agreement signed by the property owner and approved by the City Engineer shall be
recorded at county recorder's office and will remain in effect until release of the agreement is filed by
the City Engineer.
13. Provide multiple cross-section to illustrate differences in grade.
14. Submit a preliminary Geotechnical Study that provides recommendations for this proposed
development. Provide design recommendation for the proposed Biofiltration basin, including
infiltration rates at biofiltration basin location.
15. Show and label all existing water main and sewer main within Adams Street. Reference the city
approved drawings for all existing utilities.
16. Show the locations of the proposed 1" water services with 1" water meters with sprinkler system per
CMWD W-3A, one service for each proposed lot as shown on the red-lined plans.
17. Indicate the sewer demand in equivalent dwelling units (EDU), potable water demand in gallons per
minute (GPD).
18. Response to the applicant's question number 7: a sewer pump for lots 3 and 4 is not acceptable.
Gravity sewer laterals that connect to the existing sewer main at Adams Street will work as shown on
the preliminary site plan. Provide separate sewer laterals for each lot as shown on the redlined plans.
A minimum of 4" diameter sewer lateral will be required to serve each lot.
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19. In response to the applicant's question number 10, the following engineering studies/reports are
required with the discretionary permit application for this project: Storm Water Quality Management
Plan (SWQMP), Drainage/Hydrology Report, Soils Report, Infiltration Rate Study and preliminary Title
Report.
20. Response to question number 8 from the applicant: Ultimate Adams Street improvements is required
at the project frontage. Clearly show all existing and proposed street improvements including curb,
gutter, non-contiguous sidewalk, new pavement to street centerline, utilities, power poles,
streetlights, adjacent driveways, vaults, transformers, etc.) as shown on the red-lined preliminary site
plan.
21. Use San Diego county green street standards GS-1.00 and GS-1.05 to provide treatment for the
proposed street surface improvements. Provide applicable details on the preliminary site plan.
22. Provide typical Adams Street cross-section. Show the existing and proposed improvements including
curb and gutter, sidewalk, street pavement, etc. Label and dimension the existing right-of-way.
23. Response to question number 12 from the applicant: the proposed driveway locations on Adams
Street as shown on the preliminary site plan is acceptable. Use San Diego Regional Standard Drawing
G-14-B for the proposed driveways.
24. A covenant of reciprocal access easement over the panhandle portions of lots 1 & 2 for the benefit of
lots 1 & 2 is required and shall be shown on the parcel map. Clearly show the limits of the said
easement on the site plan and label accordingly.
25. Coordinate with City Parks and Recreation Division to determine the req.uired street trees within the
public right-of-way. A "Street Tree Removal Permit" is required prior to removal of existing street
trees located within the right-of-way.
26. Use San Diego Regional Standard Drawing (SDR~D) G-14B for the proposed driveways.
27. 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.
28. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume
1, Chapter 2.
29. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, etc.).
30. 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 submittal.
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If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jessica Bui at the number below. You may also contact each department individually as follows:
• Planning Division: Jessica Bui, Associate Planner, at (760) 602-4631
• Land Development Engineering: Tecla Levy, Asso"ciate Engineer, at (760) 602-2733
Sincerely,
DON NEU, AICP
City Planner
DN:JB:mf
c: Ricky and Chico Trust, Goldenwest Capital, LLC, PO Box 10537, Newport Beach, CA 92658
Tecla Levy, Project Engineer
Fire Prevention
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