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Home My WebLink AboutPRE 2020-0033; 2723 CAZADERO DR; Admin Decision LetterDecember 2, 2020 Ricardo Ferguson 330 Rancheros, #110 San Marcos, CA 92069 SUBJECT: PRE 2020-0033 (DEV 2020-0252)-2723 CAZADERO DR APN: 215-400-12 Ccityof Carlsbad 8 FILE COPY fY/4i/-tl 12/9/zo Thank you for submitting a preliminary review for a 2,718-square-foot (SF), three-story addition to an existing 3,031 SF two-story, single-family home located on a 0.65-acre parcel at 2723 Cazadero Drive. 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: Residential, 0-1.5 dwelling units per acre (R-1.S); b. Zoning: One-Family Residential, minimum lot size 15,000 square feet (R-1-15,000); and c. La Costa Master Plan, MP 149 (R). 2. The project requires the following permits: a. Grading and building permits for the addition. 3. The project site is located within the La Costa Master Plan, MP 149(R). The Master Plan defers to the Carlsbad Municipal Code, specifically the Zoning Ordinance (Title 21), for the development of the subject site. 4. Climate Action Plan (CAP). 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 CAP 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 CMC 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 Community Development Department Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-73-14 j 760-602-4600 j 760-602-8560 f I www.carlsbadca.gov PRE 2020-0038 -2723 CAZADERO DR December 2, 2020 Page 2 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 d.esign 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. 5. Pursuant to Carlsbad Municipal Code (CMC) Section 21.10.050 (R-1 zone), the addition is limited to a height of 30 feet and two stories if a minimum roof pitch of 3:12 is provided and 24 feet and two stories if less than a 3:12 roof pitch is provided. Because the property does not have a Zoning designation of R-1-20 or greater, three stories are not allowed, and the height is limited to a maximum of 30 feet. Based on the elevations provided, it is unclear if the proposed addition complies with the above-referenced standards, particularly around the central portion of the addition, and as viewed from the south (interior elevation facing the pool). In addition, pursuant to CMC Section 21.04.065, the height measurement is taken from existing or finished grade (whichever is lower) to the peak of the roof, not the plate line. In order for the lower floor to qualify as a basement, and thus be excluded from the height calculation, a minimum of 75 percent of the perimeter of the basement must meet the definition of a basement. Please see the definition below for reference (CMC Section 21.04.045): "Basement" means that portion of a building between floor and ceiling which is completely or partially below the existing grade or finished grade, whichever is lower, but so located that the vertical distance from exterior grade to the adjacent interior floor below is greater than the vertical distance from exterior grade to the adjacent interior ceiling above. This definition must apply to a minimum of seventy-five percent of the perimeter of the basement for that portion of a building to qualify as a basement. To assist staff with the review of the proposed addition, please provide a basement exhibit which highlights the area that is below grade where the vertical distance from exterior grade to the adjacent interior floor below is greater than the vertical distance from exterior grade to the adjacent interior ceiling above. In addition, if it is determined that the basement qualifies as such, please revise the plans to remove reference to a third floor and identify the floors as basement, first floor and second floor. 6. Please remove the elevator lobby and stair foyer from the design of the project. The elevator and stairway exceed the allowable height but are allowed projections pursuant to CMC Section 21.46.020. However, the allowable height projections shall include the minimum area to accommodate such use. A lobby and foyer are not considered necessary elements. Please redesign this area to meet the intent of CMC Section 21.46.020. 7. Please ensure that all elevations include an existing and proposed/finished grade. The building height shall be taken from the lower of the two measurements to the peak of the roof. In addition, please revise all elevations to identify the building height at each peak of the new roof elements (as measured from existing or proposed grade, whichever is lower). All necessary application forms, submittal requirements, and fee information are available at the Planning counter located iri the Faraday Building at 1635 Faraday Avenue or on line at www.carlsbadca.gov. 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. PRE 2020-0038 -2723 CAZADERO DR December 2, 2020 Page 3 Land Development Engineering comments: 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 Please clarify the total new and replaced impervious area on the plan. The project appears to produce less than 5,000 square feet of impervious area. Based on this assumption, 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/b1obdload.aspx?Blob1D=30141 2. Please list grading quantities in cubic yards. A grading permit will be required, and a condition of approval will be added to any applicable discretionary permits. 3. Shoring may be necessary to support the existing retaining wall north of the building and construct the building wall on the north side of the property. Submit 2 copies of your wall structurarcalculations with the grading permit application. 4. Plot on grading plan any easements on the property. Submit a title report with application for grading permit. 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: David Rick, Project Engineer, at (760) 602-2781 • Fire Department: Randy Metz, Fire Marshal, at (760) 602-4661 Sincerely, DON NEU, AICP City Planner DN:SH:cf c: Gregory Williams, 2723 Cazadero Drive, Carlsbad, CA 92009 David Rick, Project Engineer Randy Metz, Fire Prevention File Copy Data Entry