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Home My WebLink AboutPRE 2020-0014; MOYE-HIGHLAND RESIDENCE; Admin Decision LetterAugust 10, 2020 Matthew Moye 923 Merlo Court Carlsbad, CA 92011 FILE SUBJECT: PRE 2020-0014 (DEV2020-00122)-MOYE-HIGHLAND RESIDENCE APN: 207-130-36-00 Ccicyof Carlsbad Thank you for submitting a preliminary review for a remodel to an existing 3,548-square-foot single-family residence and construction of a new detached garage and a detached accessory dwelling unit, located at 4000 Highland Drive. The project site, an approximately 0.37-acre lot, currently is developed with a single- family home. 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-1-10000 One-Family Residential c. The property is in the Coastal Zone. The Coastal land use designation and zone are the same as the general plan and zoning above. 2. The project requires the following permits: a. Coastal Development Permit for the home, requiring Planning Commission action. b. Minor Coastal Development Permit for the ADU, requiring administrative action. 3. As described in the scope of work, this preliminary review application is for a remodel to an existing 3,548-square-foot single-family residence and construction of a new detached garage and a detached accessory dwelling unit. The Carlsbad Municipal Code (CMC) permits single-family dwellings within the R-1 zone, including but not limited to Chapters 21.10 (R-1 One-Family Residential Zone) and 21.203 (Coastal Resource Protection Overly Zone). Specifically, staff has concerns with the following: a. Pursuant to CMC Section 21.46.120, the roof awnings may project into any required yards, but in no case shall such intrusions extend more than two feet into the setback. 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 2020-0014 (DEV2020-00122) -MOYE-HIGHLAND RESIDENCE July 14, 2020 ' ·.·. ·'-.'.., f ~.• ""'°1 • ~ .. ·:, }\J, r:;i t,1~t ':i Page 2 · .·. ·1 '' f< if.-:,... ~$ .. b. Pursuant to CMC Section 21.04.061, the trellises, carports, and patio covers need to be included in the proposed lot coverage calculation. c. Pursuant to CMC Section 21.10.050, the maximum building height for the single-family residence with a roof pitch that is less than 3:12 is 24 feet. This information is available on the city's website at the following address: http://www.gcode.us/codes/carlsbad/view.php?topic=21-21 04- 21 04 065&frames=on d. Pursuant to CMC Chapter 21.10, accessory structures that do not contain an accessory dwelling unit and have a roof pitch that is less than 3:12 shall not exceed a height of ten feet. If the roof pitch is at least 3:12, the height limit is 14 feet. The accessory dwelling unit height limit is 16 feet per state law. The plans will need to be revised because both the garage and the ADU are shown to exceed the maximum height limits. 4. The proposed residential remodel indicates two dwelling ,units onsite by having two kitchens and no interior access between the floors. In order to comply with CMC Chapter 21.10, the design needs to be redesigned to provide an integrated interior access an interior access that is considered habitable space between the floors, and removal of the second kitchen. 5. 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 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:ljwww.qcode.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. 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: -·-·-· ... ---------------··---···· PRE 2020-0014 (DEV2020-00122) -MOYE-HIGHLAND RESIDENCE July 14, 2020 Pa e 3 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/fi1ebank/blobdload.aspx?Blob1D=22711 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/filebank/blobdload.aspx?Blob1D=30141 2. A preliminary hydrology study will be required to determine the pre-development and post- development discharge flows. Provide preliminary recommendations to mitigate any inc_rease in flows. 3. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed project. 4. A recent Preliminary Title Report (PTR) will be required with formal project application submittal. 5. All easements and encumbrances identified in the PTR must be indicated on the site plan. 6. Show complete property boundary data on the site plan, including bearings and distances. 7. Provide a typical street cross section of Highland Ave showing existing improvements. 8. Show existing and proposed contour lines and spot elevations onsite and extend at least 25 feet beyond property lines. 9. Show the locations of all existing and proposed buildings, walls, fences, and permanent structures onsite and within 25 feet of site. 10. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. 11. Show existing and proposed water services and sewer laterals. 12. A Neighborhood Improvement Agreement will be required. 13. A minimum 12-foot driveway opening will be required at Highland Drive. 14. The clear width of the ramp to the lower level must be verified as wide enough for a car to access the parking in the rear of the property. PRE 2020-0014 {DEV2020-00122) -MOYE-HIGHLAND RESIDENCE July 14, 2020 Pa e 4 15. The ramp to the lower level must also require the approval of the Fire Department. If the Fire Department requires access to the garage, ADU and the rear of the home, then the ramp may not be adequate. 16. Please be advised that in order to make a more in-depth review of the proposed development, a more complete design of the project is required. Building: 1. Lead hazard evaluation report/ clearance inspection report will be required. 2. The. project will need to show Energy, Green Code, and Climate Action Plan compliance for new construction. 3. Compliance with CBC 2304.12.2.5 will be required for permeable floors at the deck. 4. Please identify the Accessory Dwelling Unit's bedroom emergency egress, and overall sewage ejector. 1. NFPA 13D fire sprinklers required throughout the main house and detached ADU. 2. Based on the fire access measurements, the distance around the new structures to the rear exceeds to the 150 maximum to all exterior walls which means that these buildings are out of access. Normally, Fire would utilize the property to drive on but in this instance because of the grade difference and lower level, Fire can't do that. The only alternative would be to provide fire sprinklers in the ADU, and based on the amount of remodel in the main house, they should be installed throughout. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Paul Dan at the number below. You may also contact each department individually as follows: • Planning Division: Paul Dan, Associate Planner, at {760) 602-4614 • Land Development Engineering: Allison Mclaughlin, Project Engineer, at {760) 602-2744 • Building: Jason Pasiut, Building Official, at {760) 602-2700 • Fire Department: Randy Metz, Fire Inspections, at {760) 602-4660 DON NEU, AICP City Planner DN:PD:mf c: Allison Mclaughlin, Project Engineer Fire Prevention HPRM/File Copy Data Entry -----------------------