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Home My WebLink AboutPRE 2020-0013; CAMPBELL RESIDENCE; Admin Decision LetterJune 10, 2020 Bart Smith and Meaghan Lawler 682-2nd Street Encinitas, CA 92024 SUBJECT: PRE 2020-0013 (DEV2020-0119) -CAMPBELL RESIDENCE APN: 216-560-41-00 Ccityof Carlsbad Thank you for submitting a preliminary review for an addition and remodel to an existing two-story, single- family residence proposed at 501 Stern Way. 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-8, Residential, 4-8 units/ac. Growth Management Control Point of 6 units/ac. b. Zoning: Planned Community (P-C) c. The property is in the appealable section of the West Batiquitos Lagoon segment of the Local Coastal Program. The Coastal land use designation and zone are the same as the general plan and zoning above. d. The property is within Planning Area A-4 of the Poinsettia Shores Master Plan (MP 175(G)), 2. 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 \ 1635 Faraday Avenue Carlsbad, CA 92008-7314 \ 760-602-4600 \ 760-602-8560 f I www.carlsbadca.gov ------------------------- PRE 2020-0013 (DEV2020-0119}-CAMPBELL RESIDENCE June 10, 2020 Pa e 2 3. New requirements related to the city's goals to reduce g'reenhouse 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/carlsbad/view.php?topic=18&frames=on To the extentthat 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. 4. As described in the scope of work, this preliminary review is for the addition and remodel of an existing two-story single-family residence. The addition includes 751 square feet of living area, 344 square feet of deck area, and 55 square feet of non-habitable storage area. The project also proposes to convert 152 square feet of living space to non-habitable garage space. Staff supports the proposed residential addition and remodel subject to compliance with all applicable standards and poli~ies, including the Poinsettia Shores Master Plan (MP 175{G}} and Carlsbad Municipal Code {CMC) Chapters 21.45 and 21.46. 5. Pursuant to MP 175{G), staff has concerns with the following: a. Pursuant to the requirements set forth under Planning Area A-4 in Section Xl(A) of MP 175{G), all residential planning areas shall be in accordance with the Planned Development Ordinance CMC Section 21.45.070 as follows: i. The minimum side yard setback is based on the lot width as defined in CMC Section 21.04.263, which is measured at the 20-foot front setback line. Verify that the exterior- accessed storage room is not within the side setback. ii. Rear yard setback shall be 20 percent of the lot width. Please show dimension on site plan. iii. Pursuant to Table F in CMC Section 21.45.090{8), the minimum distance from the property line to the jacuzzi shall not be less than two feet. Please show dimension on site plan. iv. Pursuant to CMC Section 21.45.090{C), a Planned Development Permit amendment is not required for single-family residences. b. Pursuant to the requirements set forth under Planning Area A-4 in Section Xl{C) of MP 175{G), the project shall comply with the following: i. Structures shall be set back a minimum of between 80' and 100' from the south-facing Batiquitos Lagoon bluff edge. Please show dimension on site plan. ii. A minimum 3:12 roof pitch is required. Please show on project plans. PRE 2020-0013 (DEV2020-0119) -CAMPBELL RESIDENCE June 10, 2020 Pa e 3 c. Pursuant to the requirements set forth under Planning Area A-4 in Section Xll(B)(lS) of MP 175{G), all projects requiring a building permit from the City of Carlsbad shall be approved by the development's Architectural Review Board. Architectural Review Board approval shall be submitted with the Coastal Development Permit application. 6. Pursuant CMC Section 21.46.120, a maximum two-foot projection for decks, eaves, and other features is permitted along the side yard setback. 7. A conceptual landscape plan will be required with the Coastal Development Permit if proposing to modify 2,500 square feet or more of the existing landscaped areas. Please note that the Conceptual Landscape Plans shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web page at the following address: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=24086 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 on line at: City Council Policy No. 84: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=35578 Form P-21: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=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://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: 9. Complete a Storm Water Standards Questionnaire Form E-34 to determine storm water quality requirements for this project. The questionnaire is available in the City website at: http://www.carlsbadca.gov/services/depts/landev/engineering.asp 10. To determine if the project is a Priority Development Project (PDP), provide proposed impervious area exhibit showing type of finish surfaces of all proposed improvements and provide impervious area calculations. The project's total proposed impervious area (sq. ft) shall include all newly created and/or replaced impervious areas including deck and balcony additions, new living room expansions, new backyard hardscape, new pool and spa areas. Note that the entire swimming pool area and spa PRE 2020-0013 (DEV2020-0119} -CAMPBELL RESIDENCE June 10, 2020 Pa e 4 area are now included in the impervious area calculations as required by the Regional Water Quality Control Board. This project discharges directly to an Environmentally Sensitive Area {ESA) located less than 200 feet from the project property, therefore, the threshold for a Priority Development Project (PDP) is 2,500 square feet of newly created and/or replaced impervious area. If the project meets the PDP threshold, it is required to submit a preliminary Storm Water Quality Management Plan {SWQMP) with the formal development permit application. The SWQMP shall be prepared in accordance with the City of Carlsbad BMP Manual to address compliance with pollutant control BMPs requirements. Pollutant Control and hydromodification facilities must be incorporated in the project design and shown on the site plan. Use the City of Carlsbad SWQMP template {Form E-35) for priority development project available in the City website at: http://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D-22712 11. Show the existing and proposed lot drainage, including backyard and pool area drainage. Show high points, flowline elevations, percent grades, storm drain system (SD pipes and catch basins) and the discharge point. Show the direction of lot drainage using drainage arrows. 12. 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. 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: Tecla Levy, Project Engineer, at {760) 602-2733 • Fire Department: Randall Metz, Fire Inspections, at (760) 602-4661 Sincerely, DON NEU, AICP City Planner DN:ED:mf c: Matt Campbell, 501 Stern Way, Carlsbad, CA 92011 Tecla Levy, Project Engineer Fire Prevention HPRM/File Copy Data Entry