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Home My WebLink AboutPRE 2019-0021; PATEL RESIDENCE; Admin Decision LetterOctober 4, 2019 Larry Lipkin 13607 Powers Rd Poway CA 92064 FILE LA 4..~ 1~v\ lD f Y / /'f SUBJECT: PRE 2019-0021 (DEV2019-0162) -PATEL RESIDENCE APN: 210-115-08-00 {"Cityof Carlsbad Thank you for submitting a preliminary review for the construction of a 5,345-square-foot, two-story single-family residence, with an attached garage located in a 2,430-square-foot basement and attached 639-square-foot accessory dwelling unit (ADU) proposed on the east side of Carlsbad Boulevard, between Cerezo Drive and Manzano Drive. The project site, an approximately 7,245-square-foot (0.16 acres) 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: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: R-4 Residential, 0-4 units/ac. Growth Management Control Point of 3.2 units/ac. b. Zoning: R-1, One-Family Residential Zone 2. The property is located within the Appeal Jurisdiction and the Mello II Segment of the Local Coastal Program. The Coastal land use designation and zone are the same as the General Plan and Zoning above. 3. The project requires the following permits: a. Coastal Development Permit (CDP). The project site is located within Coastal Development Regulations for the Mello II Segment; a CDP is required pursuant to the provisions of the Local Coastal Program (Carlsbad Municipal Code [CMC] Section 21.201.080). Community & Economic Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2019-0021 (DEV2019-0162)-PATEL RESIDENCE October 4, 2019 3~'~:~ ·• ff ,. :i·· Page 2 ~,a:t. I -.· ~J. ', b. Landscape plan. The plan will require•citv:, r~~i~w and,_appr~va~ if the area proposed to be landscaped exceeds 500 square feet, and will have to comply with the city's landscape manual at the following link: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086 The applications will require action by the Planning Commission. Although the Planning Commission's action is final, the project is appealable to the City Council, as well as the Coastal Commission per CMC Section 21.201.130.A. 4. Based on the floor plans submitted (nine bedrooms and an ADU), the design and function of the house and ADU reflect uses that would be inconsistent with the R-1 (One-Family) zone requirements. The inconsistencies will not be supported by staff when processing a formal application. Please revise the plans to reflect a design and function that would be aligned with the R-1 zone. 5. Pursuant to CMC Section 21.10.050, the proposed single-family residence exceeds the building height of 24 feet with a roof pitch less than 3:12. The property owner is requesting a variance for height. However, staff would be unable to make the necessary variance findings, pursuant to CMC Section 21.50.050, to support the request for a variance. The findings must show a hardship unique to the lot which would warrant the variance. Staffs review did not observe any apparent hardship based on the information presented for this preliminary review. 6. If a Variance application is submitted, the applicant must submit pertinent justifications per form P-4 which may be found on the city's website at the following link: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24129 7. The proposed loft will not be permitted as it appears to exceed the 24-foot height limit, however the elevator is allowed to exceed the height limit pursuant .to CMC Chapter 21.46-020 -Allowed protrusions above height limits. 8. The project appears to propose a parking garage basement. For this area not to be included in the overall building height, it must qualify as a basement. Not enough information was provided to determine if the garage qualifies as a basement. For this reason, a "basement exhibit" consistent with CMC Section 21.04.045 must be provided with a formal application. If the lower garage level does not qualify as a basement, building height will be measured from the existing grade or finished grade, whichever is lower to the roof above. As proposed the plan exceeds the 24-foot height requirement with less than a 3:li roof pitch. 9. Walls and fences are limited to a height of 42 inches in the front yard setback, including any required safety railing. Walls over 30 inches may require a safety railing and, therefore, may not be permitted in the front yard setback. Please contact the Building Division to determine what retaining walls may require a safety railing. 10. The maximum height of walls within a side yard or rear yard setback is six (6) feet. Please provide cross sections of the walls with the formal submittal. PRE 2019-0021 (DEV2019-0162) -PATEL RESIDENCE October 4, 2019 Page 3 11. 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 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 fo_llowing 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 ofTitle 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. 12. The plans for the Coastal Development Permit shall include all applicable information as listed in Planning Form P-6 -Minor Coastal Development Permit/Single Family Residence on the city's website at the following address: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24831 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. Land Development Engineering: 1. Complete a Stormwater Standards Questionnaire. 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 printed from the following website link: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711 2. Preliminary analysis suggests that the project is a Standard Project and subject to installing site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the Standard Project Requirement Checklist (E36) that will also need to be completed. The link to the form is at: http://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=30141 PRE 2019-0021 (DEV2019-0162)-PATEL RESIDENCE October 4, 2019 Page4 3. Plot three point turns for passenger vehicles using the MSHTO P-Vehicle turn templates for two cars parked at the garage entrance. Both vehicles shall be able to make a three point turn to drive out of the driveway onto Carlsbad Boulevard in a forward position. The driveway width at 13 feet does not provide adequate space to make these turns. Twenty-four feet is typically the distance needed to provide proper turns. Driveways as narrow as twenty feet wide have provided enough space when at grade level and the back of the car can overhang planter areas beyond the driveway edge, but such a condition is not applicable per this subterranean design. 4. Provide several cross sections across the property. Show proposed retaining wall and footings in relation to the property line as well as side yard drainage conditions (i.e. positive drainage from building, distance to drainage swale, etc.) complying with Section 1804.3 of the California Uniform Building Code. Plot temporary vertical and sloping back cuts needed to construct the garage wall and retaining wall at the northerly property line. 5. A Future Improvement Agreement will be required for public street improvements (curb, gutter, sidewalk, etc.) along the property frontage. 6. Plot drain inlet, pipe and sump pump to address driveway drainage and garage back wall drains. 7. Provided the fire department can support a 20% driveway grade, the city engineer can support this grade. Generally, the fire department can support a 20% grade if they determine they will not need to access the driveway during an emergency. 8. Provide finish grades of the raised two-tiered front yard. Building: 1. Project shall meet local C.A.P. requirements and the 2019 California Building Codes will be effective January 1, 2020. 1. Fire comments to be sent under separate cover, if any. PRE 2019-0021 (DEV2019-0162) -PATEL RESIDENCE October 4, 2019 Page 5 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Chris Sexton at the number below. You may also contact each department individually as follows: • Planning Division: Chris Sexton, Associate Planner, at (760) 602-4631 • Land Development Engineering: David Rick, Project Engineer, at (760) 602-2781 • Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661 • Building: Mike Peterson, Building, at (760) 602-2721 Sincerely, ~/4 DON NEU, AICP City Planner DN:CS:mf c: Raj Patel, 3170 Vista Way, Oceanside CA 92056 David Rick, Project Engineer Fire Prevention HPRM/File Copy Data Entry