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HomeMy WebLinkAboutPRE 02-35; OCHELTREE RESIDENCE; Project Correspondence1 • City of Carlsbad l@Fi,i,1•4·■•J#i•Elii,,14hl August12,2002 Paul C. Ocheltree 200 Marine View Avenue Del Mar, CA 92014 SUBJECT: PRE 02-35 -OCHELTREE RESIDENCE APN: 207-022-10 A preliminary review of your project was conducted on 7 /31 /02. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The preliminary review does not represent an in-depth analysis of your project. Additional issues of concern may be raised after your application is submitted and processed for a more specific and detailed review. Planning: 1. The property is zoned single family residential, with a minimum lot size of 7,500 square feet (R-1 ). The proposed single-family use is allowed by the zone. 2. The proposed structure must comply with the development standards of the R-1 zone. Specifically, the structure must meet setback, height, and lot coverage requirements. A handout explaining these requirements has been enclosed for your convenience (Section 21.10 of the Zoning Ordinance). The required setbacks for this property are as follows: Front Yard: 20' Rear Yard: 14' Side Yard: 7' With the exception of the "parking deck" issue described below, the proposed structure appears to be in conformance with these requirements. Maximum building height for the structure is 30' with a roof pitch of 3:12 and 24' with less than a 3: 12 pitch. Staff was unable to evaluate lot coverage requirements due to the absence of square footage calculations. Maximum lot coverage for this property is 40%. 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us (i} PRE 02-35 -OCHEL T& RESIDENCE August 12, 2002 PAGE2 3. All structures located in the front yard setback area are limited to 42 inches in height. The proposed "parking deck" in the front yard setback area meets the definition of a structure and exceeds the 42 inch maximum. A variance from standards will be required to allow the parking pad to be located in the front yard setback area. A variance would not be required if the parking pad was redesigned in such a way that the open area beneath the parking pad was filled. 4. The project is located within the City of Carlsbad's Local Coastal Program area, and will therefore require the issuance of a Coastal Development Permit from the City. Pursuant to section 21.203.040 of the Zoning Ordinance, any development that affects slopes with an inclination of 25% or greater will require a slope analysis as part of the Coastal Development Permit Process. 5. Per section 21.95.040 of the Zoning Ordinance, the development of one single- family home on a residentially zoned lot does not require a hillside development permit. However, the project does involve significant slopes, and will therefore be subject section 21.95.120, Hillside Development and Design Standards (enclosed). The proposed development of slopes over 40% will be permitted, pursuant to requirements laid out in this section. 6. All new residential development within the City of Carlsbad is subject to the architectural design guidelines outlined in City Council Policy 44, Neighborhood Architectural Design Guidelines (enclosed). The purpose and intent of the policy is to ensure that single family homes are visually interesting, are reduced in bulk and mass, are in scale with lot size, and contribute to the creation of livable neighborhoods. Applicants must provide proof of compliance with this policy • concurrent with building plan submittal. Since all building elevations were not submitted, staff was unable to review the project for compliance. Please review your architectural design for compliance with this policy. You may request deviations from the policy if your architectural style complies with the purpose and intent of the policy but cannot satisfy all requirements. Engineering: Engineering Department staff has completed a preliminary review of the above referenced project. Based on our review we offer the following comments. 1. In order to facilitate the compliance of this project with Order No. 2001-01 issued by the California Regional Water Quality Control Board, the following are some criteria that must be incorporated into the design of the project: a) Efforts should be made to ensure that post development storm run-off flows and velocities do not exceed pre-development storm run-off flows. This can be proved via engineering calculations in a project hydrology/hydraulic report. This report must be submitted as part of the discretionary review application. PRE 02-35 -OCHEL Ta RESIDENCE August 12, 2002 'PAGE 3 b) Revise the plan to incorporate Best Management Practices (BMP's) as outlined in the California Storm Water Best Management Practice Handbooks, latest edition. Depending on the anticipated pollutants generated from the site, these measures may include but are not limited to one or a combination of grass swales, pollution control basins, inlet filters, oil water separators, etc. Revise the plans to include measures to capture anticipated pollutants from the project and street. Storm water from the site must be filtered before being discharged to City right-of-way or a natural water course. c) The applicant will be required to submit to the City a preliminary Storm Water Management Plan (SWMP) that addressed both construction and post-construction phases of the project. A final SWMP will be required prior to issuance of the grading permit for this project. 2. Hillside Drive is a designated "alternative design street." No public surface improvements, other than those deemed necessary for ensuring public safety, can be constructed at this time unless the alternative street design process is completed for Hillside Drive. As an option to this process, the developer/owner can enter into a Neighborhood Improvement Agreement (NIA) as adopted by the City. 3. The front 5 feet of the property will have to be dedicated as part of the public right-of-way. 4. Depict the driveway approach with a design that ensures street drainage is not directed onto the property. If warranted, the design should incorporate 10- foot vertical curves at all significant grade breaks to ensure vehicular clearances are maintained. 5. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed development as it relates to the site. Address limits of remedial grading required, if any. This project will require a Grading Permit. 6. Revise the plans to depict the future widening and proposed topography of Hillside Drive. Clarify what the ultimate driveway slope will be to ensure that the future driveway slopes are not exceeded. 7. The rip rap will need to be sized to ensure that storm flows do not displace rocks. 8. Depict limits of inundation that traverse the property. 9. A drainage deed restriction for the property will be required. PRE 02-35 -OCHEL T& RESIDENCE August12,2002 PAGE4 10. It is unclear as to where the property will be sewered. Please provide invert elevations at the sewer connection to verify gravity sewer. 11. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinklering, etc.). All proposed fire hydrants must be served by public water mains. 12. Please indicate all existing and proposed utilities along Hillside Drive (i.e., storm drain, water, sewer, etc.) and surrounding the development. 13. Indicate all existing surface improvements (curb, gutter, sidewalk, paving, access holes, inlets, power poles, street lights, adjacent driveways, vaults, transformers, etc.) along the property fronting Hillside Drive and verify that no conflicts exist. 14. Indicate the short legal descriptions of all adjacent properties. 15. Provide a Vicinity Map on the site plan. 16. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for this project in cubic yards. 17. If slopes or grading is proposed off-site, a private slope easement must be obtained from the adjacent property owner. 18. Revise the plans to include a typical street section of Hillside Drive that indicate existing and proposed improvements (pavement, curb, gutter, sidewalk, centerline, street lights, fire hydrants,, etc.) 19. A recent Preliminary Title Report issued within 6 months of formal application submittal will be required for the proposed project. 20. If there are existing easements that are not plotted on these plans, there may be significant changes to this proposed concept in order to avoid conflicts. 21. All easements and encumbrances as identified in Schedule "B" of the Preliminary Title Report must be indicated on the site plan. The future disposition of any easements and encumbrances must also be identified. 22. 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. PRE 02-35 -OCHEL rA RESIDENCE August12,2002 PAGE5 A redlined check print is enclosed for the applicant's use in making requested revisions. This print should be returned with the formal application submittal to facilitate continued staff review. 1. The proposed structure shall be required to be protected by an automatic fire sprinkler system Please contact Brandon Nichols at (760) 602-4625 if you have any planning related questions. For engineering questions please contact Taniya Barrows at (760) 602- 2773. ~Y,_ GAR E. WAYNE Assistant Planning Director GEW:BSN:jt c: Michael J. Holzmiller Chris DeCerbo David Rick Bob Ledesma Bill Plummer File Copy Data Entry