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Home My WebLink AboutPRE 2021-0044; CAMPBELL RESIDENCE; Admin Decision LetterNovember 17, 2021 Matt Campbell 501 Stern Way Carlsbad, CA 92011 SUBJECT: PRE 2021-0044 (DEV2021-0228} -CAMPBELL RESIDENCE APN: 216-560-41-00 ( Cicyof Carlsbad . ~E COPY Thank you for submitting a preliminary review to relocate an existing noise barrier wall to be placed along the rear property line of an existing single-family residential lot located at 501 Stern Way. The project site, an approximately 9,333-square-foot lot, is currently developed with one single-family residence. 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: 2. General Plan: Residential (R -8) Zoning: Planned Community (P -C) The properties are located within the Poinsettia Shores Master Plan (PSMP). Development Standards. As proposed, the wall is not permitted due to conflicts with the following development standards per the Carlsbad Municipal Code (CMC), PSMP, and the Local Coastal Program (LCP): a. In accordance with CMC Section 21.46.130, walls cannot exceed a height of six feet. The height of a wall is measured from the lowest. adjacent grade; therefore, the proposed wall has an overall height of 12 feet and exceeds the maximum allowed of six feet. b. The property is adjacent to the Batiquitos Lagoon and is subject to special standards to address impacts to the lagoon, which includes a 100-foot setback for structures from the Batiquitos Lagoon bluff edge. Per CMC Section 21.04.354, structures include walls that exceed six feet in height. Therefore, as proposed, the wall is prohibited as it exceeds six feet in height and is considered a structure, which is prohibited within the 100-foot setback area. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 I 760-602-8560 fax 3. 4. PRE 2021-0044 (DEV2021-0228) -CAMPBELL RESIDENCE November 17, 2021 Page 2 c. Per Section V of the PSMP, manufactured slopes such as the existing slope on the property, must be contoured to simulate a natural terrain. Artificial appearing slopes with rigid angular characteristics are not permitted. As such, the proposed fill to the existing manufactured slope would result in a sharp transition with the existing slope, creating a rigid, unnatural terrain and is in conflict with the grading and earthwork provisions of the PSMP Required Applications. If the applicant proposes a wall that measures a maximum of six feet measured from the lowest adjacent grade, and is consistent with the contour grading requirements per the PSMP, a Minor Coastal Development with the City Planner as the decision-making body is required if the value of the project does not exceed $60,000. A Coastal Development Permit subject to Planning Commission review is required if the value exceeds $60,000. Noise Study and Noise Report. If a six-foot high wall measured from the lowest adjacent grade is proposed as described in bullet #3 above, a revised noise study and noise report is required to ensure the proposed wall is consistent with the policies within the Noise Element of the General Plan, requirements contained within the PSMP and the city's Noise Guidelines Manual. The noise report is required because the property is adjacent to railroad and is located within the 65-70 CNEL, which exceeds the threshold for residential uses. The noise report submitted with an application must be consistent with the report submittal requirements per the Noise Guidelines Manual which can be located online at: https:ljwww.carlsbadca.gov/home/showdocument?id=238 Land Development Engineering: 1. Complete the city's Storm Water 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 can be obtained on the city's web site. Preliminary analysis suggests that the project is a 'Standard' Project and shall provide two completed Standard Project Requirement Checklist (E-36 Form). The form is available on the city's website. 2. A preliminary title report dated within 6 months of the application date is required with the submittal of a discretionary application and final engineering application. Show and label on the plans, all easements listed in said report. If the easement cannot be shown, list the easement on the plan and state "non-plottable". 3. On the site plan, indicate the total proposed impervious area and total proposed pervious area in square feet. 4. Show all existing and proposed contour lines and spot elevations to determine the existing and proposed drainage patterns. Currently, the site generally drains into on-site storm drains, and then towards the front of the property to Stern Way. Any proposed improvements shall also maintain these drainage patterns and drain towards Stern Way. PRE 2021-0044 (DEV2021-0228) -CAMPBELL RESIDENCE November 17, 2021 Page 3 5. Lot drainage shall comply with engineering standard GS-15. Provide a minimum of 2% grade away from the building if hardscaped and a minimum of 5% grade away from the building for landscaped per 2016 California Building Code Section 1804.4. Show high points, flowline elevations, percent grades and show the directions lot drainage using drainage arrows. Show invert elevations of any proposed storm drain pipes. Verify the invert elevation of the existing storm drain pipe to connect to. 6. Per Carlsbad Municipal Code Section 15.16.060, this project will require a grading permit. On the· grading plans, indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume 1, Chapter 2. Please be advised that the grading permit process generally takes approximately six months from initial submittal to permit issuance. 7. Provide a Geotechnical study and include feasibility and recommendations for the proposed retaining wall. Include recommendations for wall drainage. 8. The plans show a proposed 9' high wall, which signifies that it is a non-standard retaining wall. Provide structural design and calculations by a licensed structural engineer. On the grading plans, show top of wall, bottom of wall, and top of footing elevations at multiple locations of the retaining wall. Clearly show how the proposed wall will c;onnect to the on-site S.D's and drain to the front of the property, Stern Way. No part of the retaining wall shall encroach into the public right of way or beyond the subject property. 9. Show and label on the plans, the sewer service (lateral) and cleanout and the water lateral and water meter with backflow. 10. Show existing structures, contour lines and spot elevations on the adjacent properties, up to 25 feet beyond the property line. Provide multiple cross-section to illustrate differences in grade. Building Division: 1. The project as proposed would require an engineered retaining wall design. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contactJessica Evans at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Evans, Associate Planner, at (760) 602-4631 • Land Development Engineering: Emad Elias, Associate Engineer, at (760) 602-2733 • Building Division: Jason Pasiut, Building Manager, at (760) 602-2788 • Fire Department: Randy Metz, Fire Marshal, at (626) 536-6677 DON NEU, AICP City Planner DN:JE:cf c: Nichole Fines, Project Engineer HPRM/File Copy/Data Entry