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HomeMy WebLinkAboutPRE 2019-0017; TERRA BELLA DEVELOPMENT; Admin Decision LetterAugust 22, 2019 Edward King Schultz Ill P.O. Box 173 Cardiff, CA 92007 FILE \ncu... \-ec.A '9~ '6( 93 "9 SUBJECT: PRE 2019-0017 (DEV2019-0147)-TERRA BELLA DEVELOPMENT APN: 214-021-11-00 {"city of Carlsbad Thank you for submitting a preliminary review for a new two-story single-family dwelling proposed at 6479 Surfside Lane. The project site, an approximately 4,800-square-foot lot, is currently undeveloped. 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-8, Residential 4-8 dwelling units/acre. Growth Management Control Point of 6 units/acre. b. Zoning: Residential R-1, One Family Residential c. The project is located in the Coastal Zone and the Mello II Segment of the Local Coastal Program {LCP). The LCP land use and zoning designations are the same as the designations above. In addition, the project is located within the Appeals Jurisdiction of the LCP. Therefore, the Coastal Development Permit can be appealed by or to the California Coastal Commission. d. The project site is located within the La Costa Downs Specific Plan, SP 201. 2. The project requires a Coastal Development Permit {CDP). The Planning Commission is the decision-making authority. 3. Climate Action Plan. New forthcoming requirements related to the city's Climate Action Plan (CAP) will likely impact development requirements of this project. A formal application submittal will need to include a completed CAP Checklist (Form P-30) to determine what requirements will apply to the project. New CAP requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set Community & Economic Development .. Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 760-602-4600 j 760-602-8560 f I www.carlsbadca.gov PRE 2019-0017 (DEV2019-0147) -TERRA BELLA cf!!IOPtf 111~.' · August 22, 2019 ;:J . ...J 1 •~1 ~g2 .. ~ forth in City Council Ordinance Nos. CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024 which are available on the city's website at the following address: http://www.carlsbadca.gov/services/depts/pw/environment/cap/ordinances.asp To the extent that some or all of the new CAP 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. CAP requirements may impact, but are not limited to, site design and local building code requirements. Once adopted as part of Title 18 and in effect, plans submitted for grading or building permits must demonstrate compliance with the new CAP requirements. If incorporating new CAP 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. 4. The proposed single-family home is a permitted land use in SP 201. Therefore, staff supports the proposed residential use subject to compliance with all applicable guidelines and development standards of SP 201. 5. The following comments below are responses to the questions submitted with the application. a. Steps in front yard setback. If the steps leading from the sidewalk to the front door follow the gradual change in grade and are less than 30 inches above grade, the steps can be permitted. b. Steps in rear yard setback. Steps from the home to the grade are permitted in the rear yard setback. c. Roof overhang encroachment. The roof deck cannot encroach into the setback; however, the roof overhang can project up to two feet into the required setback. d. Lot coverage. Building and deck overhangs, as well as basements and lightwells are included in the lot coverage calculation (maximum 40 percent coverage). Roof eaves less than 30 inches from the building face are excluded from the calculation. e. Light we.II. Light wells are permitted to encroach within the setbacks. Based on discussions with the Building Department, a 42-inch guardrail will be required around the light well. The guardrail can be located in the setback. f. Building height. As the lower floor with the garage qualifies as a basement, it is not considered a story and is, therefore, excluded from the height measurement. The height is measured from the existing or finished grade, whichever is lower. The project plans shall show the existing and finished grade, so the height can be accurately assessed. In addition, the scale is incorrect on the elevations. g. Rooftop spa. Based on discussions with you, it is understood that a rooftop spa will not be a part of the project. h. Permit process. The city has permit authority for the CDP. Since the property is located within the Appeals Jurisdiction of the Coastal Zone, the Coastal Commission may appeal the permit. If there is a homeowner's association (HOA), you are encouraged to receive approval from the HOA prior to approval of the CDP. As the city does not enforce private CC&Rs, the approval of the CDP is not contingent on approval from the HOA. PRE 2019-0017 (DEV2019-0147) -TERRA BELLA DEVELOPMENT August 22, 2019 Pa e 3 6. Prior to submittal of the CDP application, please address the following comments: a. Label Carlsbad Boulevard on all site plans. b. Include note that the adjacent lot to the north is vacant. c. Plot the footprint of the adjacent home to the south. d. Indicate the height and material for all existing and proposed fences and walls. e. Clearly define, label and dimension all overhangs on site and floor plans so setbacks can be assessed. f. On the site plan, please note the setback from all overhangs to the property line. g. Correct the scale for the elevation sheets. h. If a spa is proposed on the roof, please identify the location on the roof plan. Please note that all features associated with the spa shall be below the 25' maximum building height, pursuant to SP 201. i. Label the projection on the roof. It is not clear what this area defines. j. Identify the material for the railing around the rooftop deck. k. Identify the existing and proposed grade on the elevations. I. The maximum above-grade wall height in the front yard setback is 42 inches. It appears the wall height may be exceeded on the elevations. 7. Design. With the project submittal, please demonstrate (in writing and on the project plans) how the project complies with each of the design guidelines for SP 201 (pages 16-22). Staff has the following comments and recommendations on the project design as it relates to compliance with SP 201. ' a. Per SP 201, to reduce visual impacts on the traveling public using Carlsbad Boulevard, the rear building elevations shall integrate off-setting building planes and shall be articulated with windows and doors. Please step back the second-floor roof eave and the roof deck a · minimum offive feet on the west-facing elevation to reduce bulk of the structure and create visual interest as viewed from Carlsbad Boulevard. Staff is aware that the second-floor is set back from the first floor; however, the roof eave and rooftop deck should also step back with the design .. b. Varying building height and roof massing (articulated roof planes and partial pitched roofs) are encouraged. Please consider varying the roof planes and adding a partial roof pitch to the design. c. To enhance the east elevation, specifically the first floor above the subterranean garage, please add windows to the laundry room and/or the master closet. This area needs additional architectural treatment as it is currently a large blank facade. d. To limit noise impacts to the adjacent residence to the south, please step back the edge of the roof deck from the roofline a minimum of five feet. 8. Landscaping. Landscape construction drawings are required if the project includes 500 square feet or greater of new landscaping. The landscape requirements are detailed in the City's Landscape Manual available online at: http:llwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086 In addition, pursuant to SP 201, a minimum of one, 15-gallon tree shall be planted in the front yard setback prior to occupancy. Please see SP 201 for further details regarding the species and location. Please identify the location on the project plans. ----------·-~~--,~-·----- PRE 2019-0017 {DEV2019-0147) -TERRA BELLA DEVELOPMENT August 22, 2019 Page 4 9. Noise. Pursuant to SP 201, due to the project's proximity to Carlsbad Boulevard, all interior noise shall be attenuated to 45 CNEL or less. Upon application submittal, please submit a noise analysis from a registered acoustician verifying that the proposed materials will adequately attenuate the interior noise to 45 CNEL or less. The study shall indicate whether the windows and doors need to be closed to satisfy the requirement. If it is determined that the windows and doors need to be closed to meet the requirement, air conditioning will be required. If air conditioning is required, please indicate the location on the project plans. 10. Early Public Notice. The project is subject to City Council Policy Statement No. 84, Development Project Public Involvement Policy. Pursuant to the Policy, applicants are requ1red to post a sign and send a public notice within 30 days of submittal of development applications. Please see the link below for additional information. https://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=35578 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. When submitting a discretionary application for the proposed scope of work, a preliminary grading plan, hydrology report, and geotechnical report will be required. 3. A preliminary grading plan shall include the proposed and existing grades, earthwork quantities of cut, fill, import, export, and remedial in cubic yards, course of drainage, and all existing and proposed improvements (i.e., water & sewer connection, storm drain, sidewalk reconfiguration, existing and proposed driveway approaches, etc.). 4. Based on the design of the home, it appears that the existing driveway approach will need to be relocated. Show and label on the preliminary grading plan, the proposed driveway approach location per San Diego Regional Standard Drawing G-14A. The existing driveway approach shall be called out on the plans as being replaced with sidewalk, curb, and gutter. 5. Due to the proposed basement, shoring will be required. Show and label the locations of shoring on the preliminary grading plans. Shoring plans and structural calculations will be required for final engineering review. 6. 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. PRE 2019-0017 (DEV2019-0147) -TERRA BELLA DEVELOPMENT August 22, 2019 Page 5 7. Show on the preliminary grading plan the method of drainage. Verify that the drainage away from the building is a minimum of 2% for hardscape and a minimum of 5% for landscape within 10-ft of the building per the 2016 California Building Code, Section 1804.4. 8. Provide the finish floor, pad, finish surface, and finish grades elevations on the preliminary grading plan. 9. Provide the legal description and Assessor Parcel Number (APN) of the property on the title sheet per the preliminary title report. 10. Provide on the title sheet, the project's traffic, water, and sewer demand. 11. Label on the preliminary grading plan, the APNs and/.or short legal description of all adjacent properties. 12. Provide cross-sections on the preliminary grading plan including proposed and existing grades. 13. Show and label on the preliminary grading plan, the adjacent structures/buildings and contours within 25-ft of the project boundary. 14. Address the red line comments on the plans. 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. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Shannon Harker at the number below. You may also contact each department individually as follows: • Planning Division: Shannon Harker, Associate Planner, at (760) 602-4621. • Land Development Engineering: Kyrenne Chua, Associate Engineer, at (760) 602-2744. Sincerely, DON NEU, AICP City Planner DN:SH:mf PRE 2019-0017 (DEV2019-0147)-TERRA BELLA DEVELOPMENT August 22, 2019 Page 6 Attachment: Land Development Engineering Redlines c: Meng Xu, 687 Blossom Road, Encinitas, CA 92024 Kyrenne Chua, Project Engineer Fire Prevention HPRM/File Copy Data Entry