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HomeMy WebLinkAboutPRE 2023-0060; SHUKLA RESIDENCE; Admin Decision LetterDecember 12, 2023 Chris Bowen TKW Services, Inc. 110 N. Lincoln Ave, Ste. 202 Corona, CA 92882 SUBJECT: PRE 2023-0060 (DEV2023-0142) -SHUKLA RESIDENCE APN: 215-070-45-00 ('City of Carlsbad 8fll£ COPY Thank you for submitting a preliminary review application for the construction of an approximately 2,400- square-foot, two-story single-family residence generally located south of Poinsettia Lane at the western terminus of Triton Street. The project site, an approximately 2.4-acre (104,544-square-foot) lot, is currently undisturbed with no development. 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: 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). b. Zoning: R-1, One-Family Residential. c. Portions of the property are in the appealable area of the Coastal Zone and the entire property is located within the Mello II segment of the Local Coastal Program (LCP). The Coastal land use designation and zone are the same as the General Plan and Zoning above. d. The property is located within Planning Area 'E' of the Zone 20 Specific Plan (SP 203). 2. The project requires the following permits: a. Coastal Development Permit (CDP) for the construction of a new single-family residence in the Coastal Zone. The CDP requires approval from the Planning Commission. b. Habitat Management Plan Permit (HMP) Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 / 442-339-2600 www.carlsbadca.gov PRE 2023-0060 (DEV2023-0142) -SHUKLA RESIDENCE December 12, 2023 Page 2 c. Building Permit d. Grading Permit 3. lnclusionary Housing Requirement: The project is subject to the City's lnclusionary Housing Ordinance. A project proposing one to six units may pay a fee in lieu of constructing the inclusionary unit. Please see the City's lnclusionary Housing Program Information Bulletin IB-157 for more information: https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000 4. Plans: a. Show: North arrow, property lines, easements, proposed structures, streets, existing street improvements, right-of-way width, dimensioned setbacks, and existing and proposed topographical lines (including all side and rear yard slopes). Provide legal description of property and assessor's parcel number. b. Show, label and dimension the height of all proposed walls on the site plan. Provide top-of- . wall (TW) and bottom-of-wall (BW) elevations along all portions of proposed walls and indicate the height of the exposed portion (finished grade to top of wall/fence). c. Show the dimensions of the proposed garage. Pursuant to CMC Section 21.44.020, the required interior dimensions for a two-car garage are 20 feet wide x 20 feet deep, free, and clear (measurement taken from interior of walls). 5. Vehicular Access: Please specify the width of the proposed driveway and include details for any retaining walls. Please include top and bottom-of-wall measurements and overall wall height measured from finished grade. Please note retaining walls cannot exceed 42 inches in the front yard setback and six feet outside of the front yard setback, anywhere on the lot. 6. Building Height: a. Pursuant to CMC Section 21.10.050 (R-1 zone), a single-family home in the R-1 zone is limited to a height of 30 feet and two stories if a minimum roof pitch of 3:12 is provided and 24 feet and two stories if less than a 3:12 roof pitch is provided. Please indicate the roof pitch on sheet A.2 of the plans. b. Pursuant to CMC Section 21.04.065 (definition of "building height"), the height measurement is taken from existing or finished grade, whichever is lower, to the peak of the roof. Further, if a discretionary permit for a development or alteration of an existing development is approved, and such approval includes a grading plan that shows a finished grade higher in elevation than the existing grade, then building height may be measured from the approved finished grade. In approving a finished grade through a discretionary permit that is higher in elevation than the existing grade, consideration shall be given to the natural topography of the site, compatibility with the existing grade of adjacent and surrounding properties, and the need to comply with required access, utility, and drainage standards. PRE 2023-0060 (DEV2023-0142) -SHUKLA RESIDENCE December 12, 2023 Page 3 c. Please provide cross sections which shows the proposed residence, existing grade and proposed grade and measure the height from the finished grade to the peak of the roof. The height must not exceed 24 feet if less than a 3:12 roof pitch is proposed or 30 feet if the roof pitch is 3:12 or greater. 7. Building Coverage: a. Pursuant to CMC 21.04.061, building coverage includes the total ground area of a site occupied by any building or structure as measured from the outside of its surrounding external walls or supporting members. Building coverage includes exterior structures such as stairs, arcades, bridges, permanent structural elements protruding from buildings such as overhanging balconies, oriel windows, stories which overhang a ground level story, garages, and covered carports. Building coverage also includes the perimeter area of a basement. Excluded from building coverage are roof eaves extending less than thirty inches from the face of any building, awnings, open parking areas, structures under thirty inches in height and masonry walls not greater than 6' in height such as wing-walls, planter'walls or grade-separation retaining walls. b. The maximum lot coverage in the R-1 zone is 40%. Please provide a line-item lot coverage calculation on the site plan. 8. Setbacks: The building setbacks are as follow: a. Front Yard: 20' -If applicable, please show, label, and dimension the height of all proposed walls on the site plan. Walls within the front yard setback are limited to 42-inches in overall height. b. Side Yard: 10% of the lot width provided the side yard setback is no less than 5' and no greater than 10'. Per CMC 21.04.263, lot width is defined as the horizontal distance of the line constituting the required front yard setback. c. Rear yard: Twice the required side yard setback. d. Poinsettia Lane: Required SO-foot open space setback from the Poinsettia right of way. 9. Zone 20 Specific Plan: The project is subject to the land use regulations, development review process, open space requirements, development standards, architectural standards, and landscaping concepts in the Zone 20 Specific Plan. Please be aware of the following comments; however, they are not inclusive of all requirements of the specific plan. Refer to the specific plan document for all requirements. a. Open Space: The required setback along Poinsettia Lane is 50 feet. b. In accordance with the Zone 20 Specific Plan and the city's local Coastal Program, the project site is identified as agricultural lands as shown on Map "X," and development will require the PRE 2023-0060 (DEV2023-0142) -SHUKLA RESIDENCE December 12, 2023 Page4 payment of an agricultural mitigation fee prior to issl:Jance of a grading permit. The fee is $10,000.00 per net converted acre. Please note, the net area includes the required fire buffer. 10. Constraints Map/Analysis: Pursuant to Coastal Resource Protection Overlay Zone (CMC 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 include an overlay delineating the location of the proposed project. (See also Hillside Development Regulations, CMC Sections 21.95.130 and 21.95.140). 11. Climate Action Plan (CAP): 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. 12. As the subject lot is located in a Proposed Standards Area pursuant to city's Habitat Management Plan (HMP). Standard areas of the HMP are lands designated for planned open space and long term conservation. In addition, development shall comply with specific conservation standards contained in the HMP. Please note the balance of the site that will not be developed or required to be cleared for a fire buffer, will likely be required to be placed into an open space easement which prohibits future development of the area. Please see comments from the city's Habitat Management Plan coordinator below for additional information. Please see pdf pages 100 and 107 (D-73 and D-79 of HMP) for additional information. Please see link below for reference. https ://www .ca rlsbadca .gov /home/showpubl isheddocu ment/224/63 7 446616709600000 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 https://www.carlsbadca.gov/departments/community-development/planning. You may also access the PRE 2023-0060 (DEV2023-0142) -SHUKLA RESIDENCE December 12, 2023 Page 5 General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. Land Development Engineering: Land Development Engineering Division staff has completed a preliminary review of the above-referenced project. Prior to formal application for the project permit submittal, the following items must be adequately resolved/addressed, unless otherwise noted: 1. Complete a Stormwater 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 is located on the City of Carlsbad website. 2. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP). All impervious surfaces being created or replaced (onsite and ·offsite) shall be included for treatment. Submit a Storm Water Quality Management Plan. Review the Hydromodification Exemption Map and Potential Critical Coarse Sediment Yield Area Map on the City website to see if this criterion applies to your project. The post construction stormwater treatment BMPs shall be shown on a conceptual grading plan and drainage plan with the discretionary application. 3. Provide a Preliminary Title Report (current within the last six (6) months). 4. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report on the site plan. If any vacations or quitclaims are planned with this development annotate on the site plan. 5. A Preliminary Hydrology Study including map and calculations is required to demonstrate capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm hydrologic calculations before and after development for each drainage basin. 6. A preliminary geotechnical report is required to evaluate the feasibility of the project, including remedial recommendations and infiltration feasibility for BMPs. Guidelines for preliminary geotechnical studies are available on the City of Carlsbad Engineering website. 7. Per CMClS.16.060 this project will require a grading permit and grading plan. 8. A separate improvement plan for work within the right-of-way is required for this project. 9. Half width improvements for Poinsettia Lane will be required with this development. This includes an additional lane and curb, gutter, and sidewalk along the northwesterly boundary of the project site. 10. The proposed knuckle must be designed to public street standards. The minimum right-of-way width for the proposed street is 60 feet. PRE 2023-0060 (DEV2023-0142) -SHUKLA RESIDENCE December 12, 2023 Page 6 11. For half-width improvements, the applicant must improve the entire half-width, plus 12-feet of additional paving. The unimproved portion shall drain away from the paved section and shall include a paved ditch or adequate drainage facility as well as a 2"x6" header at the edge of the paved section. 12. In addition to the right-of-way dedication for the proposed street depicted on the site plan an additional dedication will be required offsite on APN 215-070-23-00 for the other half of the proposed street. 13. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control per City of Carlsbad Engineering Standards. 14. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan. 15. Delineate and annotate approximate topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and 5' intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary. 16. On the site plan, show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, fences, buildings, structures, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. 17. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 18. Provide spot elevations at the corners of the house pad in the proposed condition. Include finish pad and floor elevations. 19. Provide the method of draining the lot. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 20. Provide typical street cross sections for existing frontage streets and the proposed street. Provide existing right-of-way width and existing improvements and proposed improvements and dedications. 21. Dimension the proposed driveway width. 22. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, streetlights in Triton Street and Poinsettia Lane and laterals affecting the property. 23. All transformers and electrical facilities solely serving this project site shall be located on site and outside of the public right-of-way. 24. Public potable water and sewer mains along project frontages must meet minimum design diameter and material as specified in City of Carlsbad Engineering Standards Vol. 2 Section 3.2.2 for water and PRE 2023-0060 (DEV2023-0142) -SHUKLA RESIDENCE December 12, 2023 Pa e 7 Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition of development. 25. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation services, cind sewer laterals for the new development in compliance with City of Carlsbad Engineering Standards requirements. 26. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent properties, existing and proposed grades on-site, fences and location of structures on-site and on adjacent properties. 27. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.) 28. Please be advised that a more in-depth review of the proposed development will occur with the discretionary permit application when a more complete design of the project is provided. Habitat Management Plan: HMP Application Completeness The following must be included with the HMP Permit application: 1. Biology report, consistent with Guidelines for Biological Studies (City of Carlsbad, 2022), https://www.carlsbadca.gov/home/showpublisheddocument/1604/637819050500430000 a. Sensitive vegetation/habitats, sensitive species, Narrow Endemic species, wildlife movement corridors within project area plus 100 ft outside project area. b. Vegetation mapping, jurisdictional delineation and species surveys conducted at appropriate time of year (growing and blooming season for plants, breeding season for birds). c. Mapped location of all biological buffers (wetlands, riparian, uplands, species-specific) d. Impacts: Analysis showing that impacts to wetlands and listed species were minimized/avoided to greatest extent feasible. e. Impacts: show temporary (including staging, access, areas to be revegetated, etc.) and permanent impacts. Acreage tables should show these separately (1:1 ratio vs. >1:1). Address direct and indirect impacts. f. Impacts: show all fuel management zones, current and proposed future easements, manufactured slopes, drainage basins, outlets, etc. g. Mitigation: show location and acreage of all onsite and offsite mitigation areas. PRE 2023-0060 (DEV2023-0142) -SHUKLA RESIDENCE December 12, 2023 Page 8 2. Note: all mitigation in the form of habitat enhancement, restoration and creation will require a conceptual restoration plan be submitted to the city for approval. The Restoration Plan must be consistent with the city's Components of a Conceptual Mitigation/Restoration Plan https:ljwww.carlsbadca.gov/home/showpublisheddocument/6531/637586755265370000. General Comments: The Project must comply with all HMP requirements. The following is a summary of some of the key HMP requirements; however, this is not an exhaustive list. 1. The Project site is located within an HMP Standards Area. Therefore, the project will require an HMP Minor Amendment, processed through Consistency Findings. The Findings must demonstrate consistency with HMP Local Facilities Management Zone (LFMZ) 20 Standards and the HMP as a whole. See HMP page D-79. 2. Because Project site is located with a Standards Area, and there appears to be native habitat onsite, the project will require an HMP Permit. 3. The Project must comply with HMP Adjacency Standards (HMP page F-16). 4. The Project is expected to result in conservation of native habitat onsite and establishment of an HMP. Preserve. The following requirements may be required by the city: a. Permanent protection against future development through recordation of a conservation easement b. Lant-term Preserve Management Plan c. Qualified land manager d. Property Analysis Record (PAR) or similar land management cost estimate e. Permanent long-term management funding through non-wasting endowment 5. The Project site is located within the coastal zone. Therefore, the project must be consistent with the HMP coastal zone standards. Some of the requirements include the following; however, see HMP page D-114 for a complete list. a. A minimum of 67% of onsite coastal sage scrub must be preserved in place. b. Required mitigation ratios for impacts to native habitat include southern mixed chaparral 1:1; coastal sage scrub 2:1; riparian habitat or native grassland 3:1; wetland habitat 4:1. c. The no-net-loss standard must be met for impacts to native habitat; therefore at least 1:1 of the mitigation must be in the form of "creation" or "substantial restoration." d. Onsite preservation is not eligible for mitigation credit. PRE 2023-0060 (DEV2023-0142) -SHUKLA RESIDENCE December 12, 2023 Page 9 e. Any offsite mitigation must be in the coastal zone; if no mitigation is available within the coastal zone, offsite mitigation alternatives must be approved by the Coastal Commission and Wildlife Agencies. f. Upland habitat requires a 20-foot buffer between habitat and development; riparian habitat requires a 50 ft buffer; wetland requires a 100 ft buffer. g. Generally, no development or grading of any kind is allowed within a buffer, {see coastal zone standards for exceptions). h. Buffer areas must be planted with native species if not already present. 6. The project must be consistent with the standards for Narrow Endemic Species, Special Species, and Covered Species, if applicable. 7. Residential developments generally require a fuel modification zone {FMZ) of 60-100 feet, measured from the residential building outward. All FMZs are considered an impact, which must be mitigated. The FMZ may not overlap with a biological buffer {except as described in the HMP coastal zone standards), mitigation areas, or habitat preserve. Comments pertaining to resource agency requirements that are not included in the HMP or LCP The following recommendations are not requirements included in the HMP or the LCP but are considered accepted practice requirements by the U.S. Fish and Wildlife Service, California Department of Fish and Wildlife, and/or California Coastal Commission. If the city guidelines that include these practice requirements are not adhered to by applicants, then there is a risk to the applicant that the project may be denied by the resource agencies. 8. Any structures that require maintenance, including sediment basins, swales, drainage ditches, outfalls, etc. must counted as an impact, and not overlap with mitigation areas or preserve areas. 9. New or existing utility easements may not overlap with mitigation areas or preserve areas. New easements would be considered an impact. 10. Manufactured slopes, even if planted with native species, are generally counted as an impact, and cannot be used for mitigation requirements. Building Division: No comments. Fire Department: 1. NFPA 13D residential fire sprinklers are required. PRE 2023-0060 (DEV2023-0142} -SHUKLA RESIDENCE December 12, 2023 Page 10 2. Please be advised a fire buffer up to 100 feet in width may be required around the perimeter of the home. Please contact Randy Metz to confirm the fire buffer requirement as it will impact sensitive upland habitat and the scope of the analysis in the biological resources report. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Megan McElfish at the number below. You may also contact each department individually as follows: • Planning Division: Megan McElfish, Assistant Planner, at (442) 339-5153 • Land Development Engineering: Nicole Fine, Project Engineer, at (442) 339-2744 • Fire Department: Randy Metz, Fire Marshall, at (442) 339-2661 • Habitat Management Division: Rosanne Humphrey, Senior Program Manager, at (442) 339-2729 Sincerely, ERIC LARDY, AICP City Planner EL:CJ:MM:ES Attachments: LDE Redlines c: Rakesh Shukla, 5751 Cajon Canal Circle, Yorba Linda, CA 92887 Nicole Fine, Project Engineer Laserfiche/File Copy Data Entry