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Home My WebLink AboutPRE 2024-0055; ANGELLO ROOSEVELT RESIDENCE; Admin Decision Letter□FILE December 9, 2024 Kathy Angello 3482 Roosevelt Street Carlsbad, CA 92008 (City of Carlsbad SUBJECT: PRE 2024-0055 (DEV2024·0108)-ANGELLO ROOSEVELT RESIDENCE APN 204-172-11-00 Dear Ms. Angello, Thank you for submitting a preliminary review application for a new single-family home proposed at 3482 Roosevelt Street. The project site, an approximately 5,852 square foot lot, currently is developed with a one-story single-family residence (1,473 square feet) with an attached one-car garage accessed off the Roosevelt Street Alley. The project proposes the following: • Demolish the existing one-story single family residence, • Construct a new two-story single-family residence (3,500 square feet) with an attached two-car garage • Access to the new two-story single-family residence is provided by Roosevelt 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 Division: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Village-Barrio (V-B} b. Zoning: Village-Barrio {V-B) Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0055 (DEV2024-0108)-ANGELLO ROOSEVELT RESIDENCE December 9, 2024 Pa e 2 Properties with the V-B zoning designation are governed by the Village and Barrio Master Plan (VBMP). The subject property is located within the Barrio Center (BC) District of the VBMP. Please see the discussion below for further details. c. Master Plan: VBMP; BC District i. In the BC District of the VBMP, a single one-family dwelling shall be permitted in all districts on any legal lot that existed as of October 28, 2004. (VBMP, Table 2-1, Footnote 1, pg. 2-8). 2. The project requires the following permits: a. Building Permit Section 6.3.2(A)(l) exempts the construction of one new single-family detached dwelling from a discretionary permit. The project is subject only to building permit procedures. b. Grading Permit and Grading Plan If more than 200 cubic yards of soil (including remedial grading) will be moved, this project will require a grading permit and grading plan (Section 15.16.060 of Carlsbad Municipal Code (CMC)). 3. The driveway and driveway apron off Roosevelt Street is shown being increased from 10.2 feet to 22 feet. The maximum driveway apron width is 20 feet. Please provide the required clear zones on a formal construction drawing submittal (VBMP, Section 2.6.1.A, Ingress and Egress, pg. 2-12 to 2-13). Please see Land Development Engineering Comment 19 for more information on vehicular access to the site. 4. A formal submittal of construction drawings for building permit, and possibly grading permit, will need to be accompanied by an accurate survey of the property. The parcel map containing this property states the lot is 40 feet wide and 150 feet long {6,000 square feet). The subject preliminary review application (PRE 2024-0055) states that the lot is 38 feet wide and 154 feet long (5,852 square feet). Accuracy will be important for determining lot coverage consistency. 5. With the formal submittal of construction drawings for the new single-family residence, please provide a full site plan, building floorplans, building elevations, and building sections. 6. Please declare how much landscaping is proposed as part of the project. If more than 500 square feet of landscaping is proposed, the landscape plans will be required to undergo a separate landscape plan check submittal. 7. The new residence is proposed to have a 13 foot setback from the edge of the sidewalk. If a direct entry garage is provided off Roosevelt Street, a 20 foot front yard setback is required from the front Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0055 (DEV2024-0108) -ANGELLO ROOSEVELT RESIDENCE December 9, 2024 Pa e 3 property line. Please clearly label the front, side, and rear property lines. Please refer to the VBMP, Section 2.7.7.A, Setbacks, pg. 2-67, for more information on setback requirements. 8. The lot qualifies as a Small Lot due to minimum lot size (VBMP, Section 2.7.7.B, Lot Size and Dimension, pg. 2-67). 9. The maximum lot coverage for small lots can be found in Carlsbad Municipal Code (CMC) Section 21.45.070 Tabel D, Reference Number D.4 (VBMP, Section 2.7.7.C, Lot Coverage, pg. 2-67). The maximum lot coverage is 45% for two-story homes due to the lot area being 5,000 square feet or greater. 10. Open space requirements for small lots can be found in Carlsbad Municipal Code (CMC) Section 21.45.070 Tabel D, Reference Number D.12 (VBMP, Section 2.7.7.E, Open Space, pg. 2-68). The formal submittal of constructions drawings for the new single-family residence must demonstrate the following: a. A private recreation space of at least 400 square feet (may consist of more than one recreational space): i. The minimum dimension of the recreation space shall be 15 feet. ii. Required private recreational space shall be located at ground level and designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve, and shall not have a slope gradient greater than 5%. iii. Required private recreational space shall not be located within front yard setback areas, and may not include any driveways, parking areas, storage areas, or walkways (except those walkways that are clearly integral to the design of the recreation area). iv. Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks specified in CMC Section 21.45.090). v. Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: • The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). • The length of the projection shall not be limited, except as required by any setback or lot coverage standards. • The patio cover/deck/balcony shall comply with all applicable standards, including the required setbacks specified in CMC Section 21.45.090. Community Development Department Planning Division [ 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0055 (DEV2024-0108)-ANGELLO ROOSEVELT RESIDENCE December 9, 2024 Pa e 4 11. While not shown of the plans, the maximum building height for the new single-family home shall not exceed 35 feet (VBMP, Section 2.7.7.G, Building Height, pg. 2-69). 12. There is a detached accessory structure in the rear of the property that appears to be on the northern side property line. The accessory structure is not shown on the existing or proposed plans. If the structure is proposed to remain, please demonstrate that the structure is permitted. If the structure is not permitted but proposed to remain, the structure will need to me all applicable development standards. 13. Per the Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition of a "protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code§ 7260 et seq.), and 2) right of first refusal for a comparable unit available in the new housing development. (Gov. Code § 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code § 66300(d)(2)(E)(ii) as including residential units subject to affordability restrictions, price controls, or occupied by low income households. The formal submittal of the project will need to include documentation regarding any existing "protected units." 14. 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/car1sbad/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. 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 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 Division: 1. Please 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 Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0055 (DEV2024-0108)-ANGELLO ROOSEVELT RESIDENCE December 9, 2024 Pa e 5 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 will be a Standard Project. Please complete the Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the conceptual grading and drainage plans. 3. Please provide a Preliminary Title Report (current within the last six (6) months). 4. Please 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. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan. 6. Please 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. 7. Please plot any existing or proposed retaining walls with heights identified. 8. On the site plan, please show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. 9. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 10. Please provide the method of draining each lot. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 11. Please delineate location of all existing and proposed buildings, walls, fences and permanent structures onsite and within 25 feet of the site. 12. The trees along the Roosevelt Street public right-of-way frontage are included in the city's street tree inventory. Please indicate on the site plan that they are to remain or to be removed. Proposed removal of street trees will require approval per Section 11.12.090 of the Carlsbad Municipal Code. Coordinate with the parks and recreation department for additional information. 13. Please show existing lot line bearing and distance. 14. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, street lights in Roosevelt Street and laterals affecting the property. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0055 (DEV2024-0108)-ANGELLO ROOSEVELT RESIDENCE December 9, 2024 Pa e 6 15. All transformers and electrical facilities solely serving this project site shall be located on site and outside of the public right-of-way. 16. Please locate fire service, backflows, potable and recycled water services, meters, landscape irrigation services, and sewer laterals for the new development in compliance with City of Carlsbad Engineering Standards requirements. Plot all existing and proposed utilities serving the development. 17. Please 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. 18. A 10-foot wide irrevocable offer of dedication for public street and utility purposes parallel to the rear property line will be required per Carlsbad Municipal Code Section 18.40.030 for any new building or building expansion valued at $24,000 or higher. This easement will provide for the future extension of the public alley that currently terminates at the subject property. Ultimately, once all dedications are obtained, the alley will extend from its current terminus to Magnolia Avenue . The offer will be rejected by the city but remain open for acceptance at a later date uncertain. 19. The driveway on Roosevelt Street may remain as access until an additional ten foot wide easement dedication is granted from the adjacent property to the west, giving a full twenty foot wide easement for the alley extension. Per Section 2.6.1 of the Carlsbad Village & Barrio Master plan, access shall be provided from the alley. However, alley access would be impracticable until the full twenty foot wide easement width is granted to allow shared access between the two properties. Until then, the house may be developed with driveway access on Roosevelt Street. This driveway access on Roosevelt Street may remain after full easement dedication is granted but may need to be removed if the property is redeveloped subsequent to the dedication. 20. 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. Building Division: 1. The only thing that can be ascertained by this submittal is that there should be no issues with property line setbacks with regards to fire resistance of exterior walls and openings. Fire Department: 1. Fire access is okay. The residence shall be fully sprinklered in accordance with NFPA 13D. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Edward Valenzuela at the number below. You may also contact each department individually as follows: • Planning Division: Edward Valenzuela, Associate Planner, at (442) 339-2624 • Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781 • Building Division: Shawn Huff, Building Official, at (442) 339-5338 Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0055 {DEV2024-0108) -ANGELLO ROOSEVELT RESIDENCE December 9, 2024 Pa e 7 • Fire Department: Darcy Davidson, Assistant Fire Marshal, at {442) 339-2662 Sincerely, ERIC LARDY, AICP City Planner EL:EV:cf c: Kathy & Robert Angello, 3482 Roosevelt Street, Carlsbad, CA 92008 David Rick, Project Engineer Fire Prevention Laserfiche Data Entry Commun ity Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600