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Home My WebLink AboutPRE 2021-0009; MONN RESIDENCE; Admin Decision LetterJune 8, 2021 Kirk Moeller Suite 220 2888 Loker Avenue E Carlsbad, CA 92010 SUBJECT: PRE 2021-0009 (DEV2021-0054)-MONN RESIDENCE APN: 206-160-14-00 Ccityof Carlsbad 8FILE COPY lf/,1,//e) 6 /;0/21 Thank you for submitting a preliminary review for the construction of: (A) an 1,199 square foot one-story single-family residence with an attached one-car garage, (B) a detached 1,197 square foot one-story accessory dwelling unit with an attached two-car garage, and (C) a detached 500 square foot one-story junior accessory dwelling unit generally located on the southwest corner of Hillside Drive and Park Drive (APN 206-160-14-00). The project site, an approximately 0.79-acres (34,412 square foot lot), is currently an undisturbed lot with no development. 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 preliminarv 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. b. Zoning: R-1-15000 One-Family Residential (15,000 square foot lot minimum) c. The property is located within the Mello II Segment of the Local Coastal Program (LCP.) 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 (CDP) for the construction of a new single-family residence in the Coastal Zone. The CDP requires approval from the Planning Commission. 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 2021-0009 (DEV2021-0054)-MONN RESIDENCE June 8, 2021 Pa e 2 b. Minor Coastal Development Permit (CDP) for the construction of an Accessory Dwelling Unit (ADU). The minor CDP requires approval from the City Planner. c. Habitat Management Plan (HMP) Permit for the development of structure on undisturbed land. 3. As described in the scope of work, this preliminary review is for the construction of: (A) an 1,199 square foot one-story single-family residence with an attached one-car garage, (B) a detached 1,197 square foot one-story accessory dwelling unit with an attached two-car garage, and (C) a detached 500 square foot one-story junior accessory dwelling unit. The Carlsbad Municipal Code (CMC) permits single-family dwellings with accessory dwelling units within the R-1 zone. Therefore, the proposed residential use(s) are subject to compliance with all applicable CMC standards, including but not limited to Chapters 21.10 (R-1 One-Family Residential Zone), 21.44 (Parking), and 21.46 (Yards). Specifically, staff has concerns with the following: a. Pursuant to Government Code Section Code 65852.22(a)(4,) Requires a permitted junior accessory dwelling unit to be constructed within the walls of the proposed or existing single-family residence. In the plans provided the "Junior ADU" is detached from the "main" single-family residence and does not share a common wall. Therefore, the unit is not considered a Junior ADU and is not permitted. Please revise plans to show the Junior ADU as part of the main single-family residence. 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. d. The accessory dwelling unit is subject to CMC Section 21.10.030 and recent state laws (SB 13, AB 68, AB 587, AB 670, AB 671, and AB 881). Detached accessory dwelling units may not exceed a height of 16 feet, unless it is above a garage, where the zone height limit applies. e. Pursuant to CMC Section 21.10.080(A)(l)(c), the distance between buildings used for human habitation and accessory buildings shall be not less than ten feet. f. Pursuant to CMC Section 21.10.080(A)(l)(d)(vi), 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. g. Pursuant to CMC Section 21.10.120(A)(4), a minimum roof pitch of 3:12 is required. 4. The property was previously subdivided per Minor Subdivision no. MS 2019-0001 and is subject to specific conditions included in MS 2019-0001 including the following: a. Condition 7. This approval is for a financing map only. No grading or development of homes is allowed with this approval. Future grading and development of homes on Parcel PRE 2021-0009 (DEV2021-0054)-MONN RESIDENCE June 8, 2021 Pa e 3 1.and Parcel 2 will be subject to application for the approval of a Coastal Development Permit (CDP) for both homes or for each parcel if developed separately. All future development shall comply with applicable codes, standards and regulations, including specifically the Habitat Management Plan (HMP) and Local Coastal Program. Future development will require submittal and approval of an updated biological technical report and dual criteria (slopes and native vegetation) constraints exhibits. In the event that future development of any parcel herein proposes impacts to native habitat or wildlife in accordance with the HMP, said development shall require submittal and approval of an HMP Permit concurrently with the CDP application. No grading or building permits will be issued unless the required CDP(s), and HMP Permit as necessary, are approved by the City of Carlsbad. b. Condition 8. Future building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the buildin~ permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. c. Condition 9. At future issuance of building permits, the Developer shall pay to the City an inclusionary housing in-lieu fee for two (2) units as an individual fee on a per market rate dwelling unit basis in the amount in effect at the time, as established by City Council Resolution from time to time. 5. As mentioned in item no. 4-a, an updated biological technical report and dual criteria (slopes and native vegetation) constraints exhibits are required. In the event that future development of any parcel herein proposes impacts to native habitat or, wildlife in accordance with the HMP, said development shall require submittal and approval of an HMP Permit concurrently with the CDP application. A biological technical report shall be prepared by a registered biologist and submitted with any application submittal in accordance with the requirements of the city's Habitat Management Plan. The biological technical report is a critical document that will need to describe flora and fauna resources on the site, potential project impacts, and any recommended mitigation. For specific guidelines on the required contents of the biological technical report, please reference the "Guidelines for Biological Studies." This document can be obtained at the city's Planning Division front counter or found on line at: https://www.carlsbadca.gov/home/showpublisheddocument/1604/637578177678270000 Pursuantto Carlsbad Municipal Code Section 21.210.040.D(9), all development projects located in the coastal zone shall comply with the additional conservation standard set forth in Section D.7 (Standards 7-1 through 7-12) of the city's Habitat Management Plan. The biological technical report will need to address compliance with these specific standards. In addition, the biological technical report shall clearly address the adjacency standards of the Habitat Management Plan (see pages F-16 through F-24) and demonstrate how the development/habitat interface (if any) complies with these requirements. PRE 2021-0009 (DEV2021-0054)-MONN RESIDENCE June 8, 2021 Pa e4 6. 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://www.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 differentthan 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. 7. 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: https://www.carlsbadca.gov/city-hall/laws-policies/council-policies Form P-21: https:ljwww.carlsbadca.gov/departments/community-development/permits-applications-forms 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 https://www.carlsbadca.gov/departments/community-development/planning. 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. Complete the city's Storm Water Standards Questionnaire (Form E-34). 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 obtained on the city's web site. 2. This project is subject to Priority Development Project requirements for storm water quality purposes and is required to provide a Storm Water Quality Management Plan (SWQMP) with the submittal of a discretionary application and final engineering grading plan. The city's SWQMP template, E-35 is available on the city's web site. PRE 2021-0009 (DEV2021-0054)-MONN RESIDENCE June 8, 2021 Pa e 5 3. 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. If the easement cannot be shown, list the easement on the plan and state "non-plottable". 4. This project is required to provide a preliminary grading plan with the submittal of a discretionary application and is subject to a final engineering grading plan and grading permit. 5. A geotechnical report and drainage study will be required with the submittal of a discretionary application and final engineering application. 6. Show and label on the plans, the sewer service (lateral) and cleanout and the water lateral and water meter with backflow. 7. Provide on the civil plans, the method of drainage for the subject property. There should be no cross- lot drainage unless there is a private drainage easement benefitting this property. 8. Provide on the plans, the finish floor elevation for each of the residential building/structures. 9. Show and label on the plans, the adjacent structures/buildings and contours within 25-ft of the project boundary. 10. Provide on the plans, driveway slope and verify it meets engineering standards. 11. Verify that the proposed slope is not steeper than 2:1. 12. Show and label on the plans, the improvements on Park Drive per drawing number 524-9. 13. Provide the short water (GPD), sewer (EDU), and traffic (ADT) demands, earthwork quantities of cut, fill, import, export and remedial in cubic yards, on the title sheet of the plans. 14. Address the red line comments on the plans. Building: 1. One single-family residential structure plus one ADU allowed. CMC 21.10.030 C.6.1. 2. Distance between structures 10'. CMC 21.08.060 .. 3. Separate water, sewer, electric utilities. CMC 21.10.030 C.5.a. 4. Climate Action Plan compliance with sections 2A, 3A, 4A for new construction of new buildings. 1. Since this is new construction, all structures must be equipped with a NFPA 13D Fire Sprinkler system throughout. PRE 2021-0009 (DEV2021-0054)-MONN RESIDENCE June 8, 2021 Pa e 6 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: Kyrenne Chua, Project Engineer, at (760) 602-2744 • Fire Department: Randy Metz, Fire Inspections, at (760) 602-4660 Sincerely, DON NEU, AICP City Planner DN:PD:cf c: Jesse Monn, 4269 Hillside Drive, Carlsbad, CA 92008 Kyrenne Chua, Project Engineer Fire Prevention HPRM/File Copy Data Entry