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HomeMy WebLinkAboutPRE 2021-0004; NGUYEN RESIDENCE; Admin Decision LetterApril 5, 2021 Minh Nguyen 11457 Keisha Cove San Diego, CA 92126 SUBJECT: PRE 2021-0004 {DEV 2021-0033)-NGUYEN RESIDENCE APN: 223-260-11 Ccityof Carlsbad 8 FILE COPY '1(,.//~J '1/IP/z/ Thank you for submitting a preliminary review for a 7, 700-square-foot (SF) two-story, single-family home with a 803-square-foot attached garage and a 2,700-square-foot detached accessory dwelling unit with a 460-square-foot attached garage proposed on a 1.18-acre vacant parcel with frontage on Cadencia Street to the west and Venado Street to the. east. 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 dwelling units per acre b. Zoning: P-C, Planned Community c. La Costa Master Plan, MP 149(R). Based on a review of MP 149(R), the subject parcel was created pursuant to Tentative Tract Map CT 72-20 and Specific Plan SP 38. 2. The project requires the following permits: a. Grading and building permits. 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. Community 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 2021-0004-NGUYEN RESIDENCE April 5, 2021 Page 2 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.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. 5. Vehicular access. The conceptual site plan proposes two vehicular access points to serve the proposed single-family home and detached accessory dwelling unit (ADU). Specifically, private driveways are proposed offVenado Street to the east and Cadencia Street to the west. Based on a review of the topographic map submitted with the proposal, as well as review of the prior resolution· approving the development of the underlying subdivision (CT 72-20, Planning Commission Resolution No. 3129), access can only be taken off one of the streets. Further, due to the excess grading and retaining wall heights needed to develop a driveway off Venado Street, Planning staff does not support access off Venad.o Street. The western portion of the lot consists of an uphill manufactured slope in excess of 40 percent. Based on a review of the existing topographical setting and the grading that was completed as result of the development of the subdivision and the adjacent roads, it is clear that access is intended to be taken off Cadencia Street. Please. redesign the project to eliminate the private driveway off Vena do Street. 6. Single-family home. The single-family home is subject to the standards of Carlsbad Municipal Code (CMC) Chapter 21.10, R-1, One-Family Residential Zone. Pursuant to CMC) Section 21.10.050 (R- 1 zone), the single-family home 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. Staff has the following comments on the preliminary design of the home: a. Please provide a roof plan to demonstrate compliance with minimum 3:12 roof pitch. b. The required side yard setback is 10% of the width of the lot, with a minimum of 5 feet and a maximum of 10 feet. As the lot width exceeds 100', the maximum required side yard setback is 10 feet. c. Please identify the existing grade and pad elevations in the cross sections and elevations. d. Please provide north-south cross sections through the ADU and the home. PRE 2021-0004-NGUYEN RESIDENCE April 5, 2021 Page 3 e. Pursuant to CMC Section 21.04.065 (definition of "building height"), the height measurement is taken from existing or finished grade, whichever is lower, to the peak of the roof. Further, when nondiscretionary permits allow retaining walls, fill or other grading, which create a finished grade higher in elevation than the grade that existed prior to the retaining wall, fill, or grading, then building height shall be measured from existing grade. Based on a review of the cross sections submitted with the application, approximately 15 feet of fill is proposed for the 28' -8" -tall home. Therefore, including the proposed fill, the height of the home is 43' -8". Please redesign the grading to lower the fill slope such that the building height does not exceed 30 feet f. Please revise the cross sections to show the location of the basement. 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 o building between floor and ceiling which is completely or partially below the existing grade or finished grode, 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 o basement. Please also 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. 7. Accessory dwelling unit. The project proposes a 2,700-square-foot, 13'-10"-tall detached ADU with a 460-square-foot attached garage. The maximum allowable size and height for the ADU are 1200 square feet and 16 feet, respectively. The maximum size includes the garage area. Based on a review of the preliminary grading plan and architectural exhibits, the proposed height of the structure is 13' -10" feet plus approximately 23 feet of fill, resulting an overall proposed height of 36'-10" (at tallest point). As discussed in No. 6 above, pursuant to CMC Section 21.04.065 (definition of "building height), the measurement for building height is taken from the existing or finished grade, whichever is lower. Therefore, the fill height is included in the overall height of the structure. If a 13'-10"-tall ADU is proposed, the maximum fill tha.t can be permitted is 2'-2". Please redesign the project to comply with the building height and unit size standards. 8. Hillside development. As the project proposes grading and construction into or on top of a slope which has a gradient of fifteen percent or more and an elevation differential greater than fifteen feet, the project is subje~t to the design standards of the Hillside Development Regulations (CMC Chapter 21.95.140). Specifically, pursuant to CMC Section 21.95.140 (C), Development of Manufactured Slopes Over 40 Percent Gradient: a. The development (main building, accessory structures, retaining walls) on or into an uphill manufactured (i.e. over 40% gradient) perimeter slope is limited to a maximum 6' as measured from the toe of the existing grade of the slope. The manufactured slope in between the east elevation of the house and Venado Street is considered an uphill perimeter slope. The retaining wall design, as well as the fill proposed for the building pad do not comply with PRE 2021-0004 -NGUYEN RESIDENCE April 5, 2021 Page4 this provision. Please redesign the project to limit the retaining wall to a maximum of 6 feet. Please note that in order to avoid exceeding the building height, a maximum 1'-4" offill could be allowed. b. No main or accessory building may encroach over the top/edge of a downhill perimeter slope. The slope on the west side of the proposed ADU is considered a downhill perimeter slope. The retaining walls and fill proposed to expand the building pad for the ADU cannot be supported. Further as discussed above, the height of the fill pushes the height of the ADU well beyond what is allowed in the Zoning Code. Please redesign the project to utilize the existing graded area for the ADU. Pursuant to CMC Section 21.95.140{H), Slope Edge Building Setbacks: c. Slope edge building setbacks shall be sufficient to eliminate or significantly reduce views of vertical building forms which would be visually incompatible with hillside landforms. Notwithstanding the building setback requirements of the underlying zone, all main and accessory buildings that are developed on hilltops and/or pads created on downhill perimeter slopes of greater than fifteen feet in height shall be set back so that the building does not intrude into a 0.7 foot horizontal to one foot vertical imaginary diagonal plane that is measured from the edge of slope to the building. For all buildings which are subject to this slope edge building setback standard, a profile of the diagonal plane shall be submitted with all other development application requirements. This requirement does not apply to the house but does apply to the ADU since it is adjacent to the edge of slope of the lowest pad. Please include cross sections demonstrating compliance with this standard. 9. Prior to issuance of the grading permit, a Habitat Management Plan {HMP) development impact fee will be assessed on a per acre basis for the removal of disturbed habitat onsite. The current fee is $3,516.00/acre. 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 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. 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/filebank/blobdload.aspx?Blob1D=22711 Based on the preliminary plans, it appears the project qualifies as a Priority Development Project (PDP) and will be required to submit a preliminary Storm Water Quality Management Plan (SWQMP) with any discretionary application. The SWQMP shall be prepared in accordance with the City of Carlsbad BMP Manual (latest version). Use the City of Carlsbad SWQMP template for • PRE 2021-0004-NGUYEN RESIDENCE April 5, 2021 Page 5 priority development project (Form E-35) available in the City website. The project SWQMP will determine the pollutant control BMP requirements. Note that this project is subject to hydromodification standards. 2. Complete a Form E-32 (DETERMINATION OF PROJECT'S SWPPP TIER LEVEL AND CONSTRUCTION THREAT LEVEL). Based on the preliminary plans, it appears that the project qualifies for a Tier 3 SWPPP. 3. Drainage basins must be located in a flat area. Show the required grading and/or retaining walls for the proposed drainage basin. Indicate how stormwater would be directed into the basin and how and where it would be discharged. 4. Through lots are not allowed. Vehicular access may be taken from one street only. 5. The property is located in Leucadia Sewer District and Olivenhain Water District. Changes to their facilities must be approved by the appropriate agency. 6. Structural calculations must be provided for all non-standard walls. 7. A preliminary hydrology study will be required to determine the pre-development and post- development discharge flows. Provide preliminary recommendations to mitigate any increase in flows. Show the proposed method of drainage for the lot. 8. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed project. 9. A recent Preliminary Title Report (PTR) will be required with formal project application submittal. 10. All easements and encumbrances identified in the PTR must be indicated on the site plan. 11. Show all existing utilities in Cadencia Street and Venado Street, including water and sewer services for the property. 12. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the project frontage and within 25 feet for both Cadencia Street and Venado Street. 13. Show existing and proposed contour lines onsite and extend at least 25 feet beyond property lines. 14. Show the locations of all existing and proposed buildings, walls, fences, and permanent structures onsite and within 25 feet of site. 15. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties. 16. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. PRE 2021-0004-NGUYEN RESIDENCE April 5, 2021 · Page 6 17. Show proposed finished floor elevations. 18. 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. Fire: 1. NFPA 13D residential fire sprinklers will be required throughout the main house and the accessory dwelling unit. 2. The location of the main house exceeds the maximum 150-foot hose pull from the public street. As a result, the applicant will need to demonstrate how the driveway will comply with Fire Department access requirements for driveway width, turn-around, and ability to support the weight of a 70,000-pound fire truck. Building: 1. The basement requires an emergency escape to the public way, yard or court. 2. The maximum size of the ADU is 1,200 square feet. 3. CAP compliance is required for new construction. Form 8-50 is required to be completed. 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: Allison McLaughlin, Project Engineer, at (760) 602-2732 • Fire Department: Randy Metz, Fire Marshal, at (760) 602-4661 Sincerely, DON NEU, AICP City Planner DN:SH:cf c: Allison McLaughlin, Project Engineer Randy Metz, Fire Prevention File Copy Data Entry