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Home My WebLink AboutPRE 2021-0005; HIGHLAND DRIVE 5 LOT SINGLE FAMILY RESIDENCES; Admin Decision LetterMarch 23, 2021 Greg Drakos 1783 Crest Drive Encinitas, CA 92024 Ccityof Carlsbad E]FILE COPY IJ1a//-e/ 3/21, /21 SUBJECT: PRE 2021-0005 (DEV2021-0035)-HIGHLAND DRIVE 5 LOT SINGLE FAMILY RESIDENCES APNs: 156-200-28, -29, -30, -31, 32-00 Thank you for submitting a preliminary review for modifications to an existing five-lot subdivision (CT 80- 46/PUD 27) project generally located at 2916-2924 Highland Drive. The project site, an approximately 1.36-acre-lot, currently is developed with two, single-family 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 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 per acre (du/ac); Growth Management Control Point of 3.2 du/ac b. Zoning: R-1-10,000, One-Family Residential, 10,000 square foot lot minimum size 2. The project requires the following permits issued by the Planning Commission: a. Tentative Tract Map b. Planned Development Permit (see below for more information) Community 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 2021-0005 (DEV2021-0035)-HIGHLAND DRIVE 5 LOT SINGLE FAMILY RESIDENCES March 23, 2021 Pa e 2 3. 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 forn:ial development application process required under Government Code (Gov. Code)§§ 65940, 65941, 65941.S, 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. The city is finalizing the application form and process for SB 330 Streamline Applications. Please contact planning@carlsbadca.gov for more information. 4. 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 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. 5. The existing project was approved under a previous Planned Development Ordinance and does not meet current requirements. Furthermore, a Final Map has been recorded for the project. Therefore, any modifications to the proposed lots would require a new Tentative Tract Map for a standard subdivision. A new Planned Development Permit (PUD) will also be required for a condominium project or for the creation of a private street with a standard subdivision. 6. The R-4 Residential General Plan Land Use designation allows for residential development at a density of 0-4 dwelling units per acre (du/ac) and a Growth Management Control Point (GMCP) of 3.2 du/ac. Although the site developable acreage was not provided, it is anticipated that the unit yield of a new project would result in a yield of five dwelling units. To confirm, please review Carlsbad Municipal Code (CMC) Section 21.53.230 on calculating residential density. 7. The project is located in the R-1-10,000 Zone. This zone requires that a standard subdivision have lots with a minimum lot area of 10,000 square feet. Each lot shall have frontage on a public or private street. It is unclear if the proposed lot changes would comply with the lot minimum size. Furthermore, the driveway is no longer an acceptable design for a standard lot subdivision. If a standard lot subdivision is proposed, the driveway would need to be redesigned as a public or private street that meets current standards. A PUD is required for the creation of a private street. PRE 2021-0005 (DEV2021-0035)-HIGHLAND DRIVE 5 LOT SINGLE FAMILY RESIDENCES March 23, 2021 Pa e 3 8. No lot dimensions or lot areas are shown on the proposed plans. For a standard subdivision of lots fronting on a public or private street, the project must meet the lot area, lot width, lot depth, lot coverage and other standards listed in CMC Chapter 21.10 and CMC Title 20. 9. If homes are proposed to be constructed by a single builder, the homes are subject to the architectural guidelines in City Council Policy No. 44. The policy can be found online at: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-24738 If lots are being sold individually as land only, the homes are not subject to the policy. 10. The R-1 zone, along with the project site characteristics, do not allow for a "small lot" PUD to create lots under 10,000 square feet. However, per Table A of CMC Section 21.45.040, a PUD may be approved for an "air-space" condominium project of two or more detached homes. If a PUD is proposed, the air-space condominium project must meet the requirements of CMC Chapter 21.45, including Table C of CMC Section 21.45.060 and Table E of CMC Section 21.45.080. 11. If a condominium project is proposed, it is recommended that exclusive use areas for each home be clearly identified on the plans and within the project CC&R's. 12. A project with 5 or more residential dwelling units could qualify for a density bonus subject to the requirements of CMC Chapter 21.86. Projects under 7 units are not subject to the city's lnclusionary Housing Ordinance requirement to provide affordable housing and can pay in-lieu fees. However, a density bonus project is required to provide affordable housing on-site. 13. A conceptual landscape plan shall be submitted with the project application in compliance with the city's Landscape Manual. Please show all existing trees to be removed on the landscape plan. The Landscape Manual can be found online at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-24086 14. Please submit a biological letter report documenting what native habitats are on the subject property in accordance with the Carlsbad Habitat Management Plan. If impacts to sensitive habitat are proposed, a Habitat Management Plan Permit shall be processed. 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: Engineering Department staff has completed the review of the above referenced project. This preliminary review does not constitute a complete review of the proposed project. Staff has identified several items of concern. Additional items of concern maybe identified upon formal project application submittal. Prior to formal project submittal, it is suggested that the following items are adequately addressed: PRE 2021-0005 (DEV2021-0035)-HIGHLAND DRIVE 5 LOT SINGLE FAMILY RESIDENCES March 23, 2021 Pa e 4 1. Complete a Stormwater Standards Questionnaire. 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 can be printed from the following website link: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711 Given the project size and the rearrangement of the lots and street in either Plan A or B, this project will likely be a Priority Development Project subject to numerically sized structural BMPs per Chapter 5 of the Carlsbad BMP Design Manual and submittal of a Storm Water Quality Management Plan (SWQMP). However, more information is needed such as the total existing impervious area on the site, total new impervious area and total replaced impervious area. Use the City of Carlsbad SWQMP template (Form E-35) available on the City website. This project is exempt from hydromodification requirements per the Hydromodification Exemption Analysis for Select Carlsbad Watersheds dated 9-17-15, so no hydromodification facility is required. Show all proposed storm water BMPs on the site plan. A common area (i.e. separate lot) for a pollutant control BMP (water quality basin) will be required in lieu of separate basins on each lot. Given that portions of the property drain both eastward and westward, two basins may be needed. The common basin(s) shall be shared in maintenance between all property owners via CC&Rs or similar means via recorded agreement. A standard storm water bmp maintenance agreement will also be required. Priority Development Projects also require installation of site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the Standard Project Requirement Checklist (E36) that will also need to be completed and included in theSWQMP. 2. A tentative map is required for an adjustment of 4 or more lots per section 66412(d) of the Subdivision Map Act. Your request to eliminate Lot 6 and replace with a newly aligned street easement would involve adjustment of more than four lot lines. Easements on Lot 6 (common driveway lot) will need to be quitclaimed and utilities relocated with new utility easements to align with the proposed realigned cul-de-sac. Plot all existing and proposed public utilities, including water, sewer and storm drain. Plot connections to street main in Highland Drive and abandonment/removal of existing utilities. Plot all services for each lot. 3. Since plan A and B are not to scale and the lots are not dimensioned the lot depths cannot be determined but some appear to be short and may not comply with the minimum lot depth requirement of 90 feet per Section 20.16.0l0(H) of the Carlsbad Municipal Code. 4. Clarify whether the cul-de-sac is proposed as a private or public street. The proposed cul-de-sac shall be designed per City Standard DWG GS-3 or GS-4. Plot dimensions per these standard drawings. If the cul-de-sac is proposed as a public street, then a public street easement will be required in addition to any public utility easement. 5. Plot proposed grading and contours and list grading quantities. Extend existing contours approximately 25 to 50 feet beyond the project boundary to illustrate drainage patterns on adjacent properties and to show how contours and drainage patterns relate to the proposed development. Current drainage patterns shall not be impeded such that flooding or drainage diversion impacts adjacent property. A grading permit will be required for either plan A or B. PRE 2021-0005 (DEV2021-0035)-HIGHLAND DRIVE 5 LOT SINGLE FAMILY RESIDENCES March 23, 2021 Pa e 5 6. Highland Drive is designated as an alternative design street and therefore this development is not subject to installing street frontage improvements on Highland Drive at this time. A contract for future improvement agreement (FIA) was recorded on the property in 1982 which requires the property owner to install frontage improvements under certain conditions. The alternative design street designation was established subsequent to the recoding of the FIA. For an alternative design street, the property owner may either 1) initiate proceedings to establish a financial district to design and install full street improvements along the street frontage of Highland Drive from Newland Ct to Elmwood Street, 2) replace the FIA with a recorded neighborhood improvement agreement (NIA) with the city or 3) retain the FIA and take no further action. 7. Plot all easements that encumber the property. On the tentative map that you will be submitting, distinguish between easements to remain, proposed easements and easements to be vacated. A current title report listing current easements encumbering the property will be required. Incidentally, easements can be abandoned and dedicated on the final map rather than by separate instrument and plan check application which would have been necessary if a lot line adjustment were processed instead of a final map. A map often becomes the more efficient means of processing under these circumstances. Fire Prevention: 1. The Plan A and B options are not-to-scale and cannot be evaluated for fire department access. It appears that the units at the end of the cul-de-sac will be out of access so the private street will need to be used as part of the fire department access system. The applicant shall demonstrate the dimensions of the proposed cul-de-sac to ensure that proper turn around for fire department apparatus will be achieved. 2. The private street will also need to be able to support the 70,000 pound weight requirement for fire apparatus. 3. All new homes and ADUs will require NFPA 13D residential fire sprinklers. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Chris Garcia at the number below. You may also contact each department individually as follows: • Planning Division: Chris Garcia, Associate Planner, at (760) 602-4622 • Land Development Engineering: David Rick, Associate Engineer, at (760) 602-2781 • Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661 [relt DON NEU, AICP City Planner DN:CG:cf c: David Rick, Project Engineer Fire Prevention HPRM/File Copy Data Entry