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Home My WebLink AboutPRE 2020-0004; SWAN RESIDENCE; Admin Decision LetterFILE {'Cityof Carlstiad February 26, 2020 l'Y'\4\ '~°' '° ~ ;i,/-;).7 I ~2u Allan Teta -TRE Architecture 300 Carlsbad Village Drive, #108A-336 Carlsbad, CA 92008 SUBJECT: PRE 2020-0004 (DEV2020-0013) -SWAN RESIDENCE APN: 203-141-08-00 Thank you for submitting a preliminary review for a new single-family residence project proposed at 2668 Ocean Street. The project site, a 3,748-square-foot lot, is currently developed with a single-family residence. 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-15 Residential, 8-15 units/ac. Growth Management Control Point of 11.5 units/ac. b. Zoning: R-3 Multiple-Family Residential 2. Local Coastal Program designations for the property are as follows: a. The Coastal Land Use designation and Zone are the same as the General Plan and Zoning above. b. The site is located within the Beach Area Overlay Zone (BAOZ). c. The site is located within the Mello II Segment of the Local Coastal Program {LCP) within the appealable jurisdiction of the California Coastal Commission {CCC). 3. The project requires the following permits: a. Coastal Development Permit (CDP) for development in the Coastal Zone. The CDP requires approval from the Planning Commission. Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2020-0004 (DEV2020-0013) -Swan Residence February 26, 2020 Page 2 ~. . _ ] t~ ·~ ''•''7-' 1~ b. Submittal of a Minor Variance aR-P.lt~iiqn woL1a' b~ required for the proposed reduction of the front yard setback per Carlsbad Municipal Code (lMC) Section 21.50.040(a). This permit also requires approval from the Planning Commission. 3. As described in the scope of work, this preliminary review is for the construction of a new 3,634- square-foot single-family residence with an attached two-car garage. The Carlsbad Municipal Code (CMC) permits single-family dwellings within .the R-3 zone. Therefore, staff supports the proposed residential use subject to compliance with all applicable CMC standards, including but not limited to Chapters 21.16 (R-3 Multiple-Family Residential Zone), 21.82 (Beach Area Overlay Zone) and 21.44 (Parking). Specifically, staff has concerns with the following: a. Pursuant to CMC Section 21.46.120, stairways may project a maximum of two feet into the required yards. As proposed, the two stairway projections into the rear yard setback exceed the maximum allowed. b. Lot coverage shall be calculated based on the building coverage definition in CMC Section 21.04.061. c. Pursuant to CMC Section 21.82.010, a maximum building height of 30 feet is allowed with a roof pitch of 3:12. The project proposes a curved roof with a 3:12 pitch. The proposed roof is acceptable as long as the plans show that it fits a 3:12 roof pitch template. The portions of the building with a roof pitch less than 3:12 may not exceed 24 feet in height. 4. Subject to review of the variance justifications with the formal submittal, staff may be able to support a minor variance for a five-foot reduction in the front yard setback (after the required five-foot street dedication is observed per Engineering item no. 5 below) for a 15-foot distance from the front (post- dedication) property line to the edge of balcony/patio while maintaining a 20-foot distance to the edge of the conditioned space. 5. The existing residential structure appears to be over 50 years in age. A cultural resources report prepared by the appropriate registered professional is required with the formal application. Please refer to the City of Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines for further information. The Guidelines are available for review on the City of Carlsbad website at: http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=34010 6. Per the recently approved 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." 7. 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 PRE 2020-0004 (DEV2020-0013) -Swan Residence February 26, 2020 Page 3 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.gcode.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. 8. All development applications that require Planning Commission or City Council approval shall provide early public notification. This requirement may be met by sending a public notice to the surrounding property owners (600-foot radius) within 30 days of submittal of the development application pursuant to City Council Policy No. 84 and Form P-21. The policy and form may be referenced online at: City Council Policy No. 84: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=35578. Form P-21: https:ljwww .ca rlsbadca .gov/ civicax/filebank/blobd load .aspx?Blob I D=24117 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:ljwww.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. When submitting a discretionary application (such as Coastal Development Permit, Site Development Permit, etc.) for the proposed scope of work, a preliminary grading plan and geotechnical report will be required. 2. 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.). PRE 2020-0004 {DEV2020-0013) -Swan Residence February 26, 2020 Page4 3. 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. 4. 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. The title report provided on the preliminary review was outdated and did not reflect the current owners as listed in the preliminary review application. 5. A 5-foot wide public street and public utility dedication to make a half-street width of 25-ft for Ocean Street will be required for this project. Show and label on the site plan and preliminary grading plan, the proposed 5-ft wide public street and pub!ic u~ility easement. 6. A Future Improvement Agreement will be required for Ocean Street's Ultimate Right-of-Way plan as approved per Agenda Bill #6145. 7. No existing and proposed private encroachments such as site walls, retaining walls, decorative pave rs, etc., will be allowed in the city's right-of-way or existing and proposed city easements. Add call-outs to the preliminary grading plan, that all existing private encroachments are to be removed. 8. Any additional water services that are not needed for this property should be called out on the plans to abandon and remove the lateral. 9. Show and label on the preliminary grading plan, whether the existing driveway approach is to remain or to be widened. The driveway approach must conform to San Diego Regional Standard Drawing G- 14A to ensure Americans with Disability Act (ADA) requirements are met. 10. Due to the proposed underground structure, 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. 11. Provide the pad elevation on the preliminary grading plan. Also, provide more finish surface and finish grades elevations to ensure that the drainage requirements are being met per the California Building Code Section 1804.4. 12. Provide cross-sections on the preliminary grading plan including proposed and existing grades. 13. Show and label on the site plan and preliminary grading plan, 20-ft half street width for Ocean Street. 14. Show and label on the preliminary grading plan, that the water service will be upgraded to a 1-inch service and 1-inch water meter per city standard drawing W-3A. 15. Provide on preliminary grading plan, more top of wall and bottom of wall elevations for the proposed retaining wall at the rear of the property. The retaining wall should be 3-feet from the property line to avoid any impacts due to off-site grading and to construct the retaining wall. PRE 2020-0004 (DEV2020-0013} -Swan Residence February 26, 2020 Page 5 16. Although the subject lot is recognized as a legal lot, it is suggested that a Certificate of Compliance for Lot Legality is processed with the city to avoid any future ambiguity on how this lot was created. 17. Address the redline comments on the plans with the formal submittal. If you would like to schedule,a meeting to discuss this letter with the commenting departments, please contact Esteban Danna at the number below. You may also contact each department individually as follows: • Planning Division: Esteban Danna, Associate Planner, at {760) 602-4629 • Land Development Engineering: Kyrenne Chua, Associate Engineer, at (760) 602-2744 • Fire Department: Randall Metz, Fire Inspections, at (760) 602-4661 Sincerely, ~)t DON NEU, AICP City Planner Enclosures: Land Development Engineering red lines to plans and title report DN:ED:mf c: Chris and Crista Swan, 2668 Ocean Street, Carlsbad, CA 92008 Kyrenne Chua, Project Engineer Fire Prevention HPRM/File Copy Data Entry