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Home My WebLink AboutPRE 2021-0034; 3515 FOUR PEAKS; Admin Decision LetterOctober 5, 2021 Terry Montello Permits in Motion 4715 60th Street San Diego, CA 92115 FILE rn C,c. i \-"" o-1 ~ SUBJECT: PRE 2021-0034 (DEV2021-0191) -3515 FOUR PEAKS APN: 168-370-04-00 ('Cityof Carlsbad Thank you for submitting a preliminary review to remodel an existing two-story, single-family residence which includes the conversion of existing garage area into habitable space, an uncovered patio area in the rear yard, the addition of an elevator, and a new balcony that is accessed through an existing master bedroom. The proposed project includes a 758-square-foot, two-story, attached accessory dwelling unit (ADU) and a 525-square-foot basement as part of the main house. The project is located at 3515 Four Peaks Street. The project site, which comprises a 0.13-acre site, is currently developed with a two-story, single-family residence. 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 (R -8) b. Zoning: Planned Community Zone (P -C) c. The property is located within Planning Area 17 of the Robertson Ranch Master Plan. 2. The project requires the issuance of a building permit. Please contact the Building Division for submittal requirements at building@carlsbadca.gov. 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 2021-0034 (DEV2021-0191) -3515 FOUR PEAKS October 5, 2021 Page 2 3. Development Standards. The comments provided below are not inclusive of all the requirements. Please refer to the Robertson Ranch Master Plan and Carlsbad Municipal Code (CMC) for all requirements. a. Lot Coverage. In accordance with the Robertson Ranch Master Plan, two-story homes in Planning Area 17 shall cover no more than 45 percent of the net pad area. Lot coverage includes balconies and second story decks. Porches or covered entry ways with no livable space above the porch or entry way are exempt from lot coverage requirements, regardless of size or dimensions. Per CMC 21.04.061, the perimeter area of a basement is included in the lot coverage. The project proposes a basement for a home theater as part of the main dwelling but is not included in the total lot coverage for the site. Further,' per state laws regarding ADUs, an ADU is only exempt from lot coverage provided the ADU meets a side and rear yard setback of four feet and a height limit of 16 feet. As proposed, the attached ADU meets the setback requirements; however, the two-story ADU exceeds this height limit and therefore is subject to the lot coverage requirements. Plans submitted for building plan check must provide a lot coverage breakdown that includes the building outline, the proposed elevator and balcony, any porches or entryways with livable space above, any eaves extending more than 30 inches from the face of the house, the proposed basement, the ADU, and all structures over 30 inches in height. b. Private Rear Yard. Per Planning Ar.ea 17 development standards of the Robertson Ranch Mater Plan, the private rear yard of the dwelling must maintain an 18 feet by 18 feet useable rear yard for two-story homes. As proposed, the project would not ·meet the minimum dimensions for a private rear yard area. The proposed ADU would reduce the private rear yard requirement and the project is subject to this requirement because the ADU does not qualify as a mandatory approval (exempt from development standards that preclude the construction of an ADU) because the height of the ADU exceeds 16 feet. Further, CMC Section 21.45.070 only allows for balconies that project into the required private recreational space if the depth of the projection does not exceed six feet, measured from the wall of the dwelling that is contiguous to the balcony. The length of the project is not limited; however, it must meet lot coverage standards. Plans submitted for plan check must clearly label the dimension of the depth of the balcony to show compliance with this standard. c. Building Height. Per CMC Section 21.45.070 and 21.24.030, the building shall not exceed a height of 35 feet. Plans submitted for building plan check must provide height dimensions from all areas of the home, specifically areas of additions or new structures. d. Setbacks. The Robertson Ranch Master Plan requires the following setbacks: i. Minimum rear yard setback: 10 feet ii. Minimum side yard setback: 5 feet PRE 2021-0034 (DEV2021-0191) -3515 FOUR PEAKS October 5, 2021 Page 3 As proposed, the main dwelling and the proposed elevator meets the minimum setback requirements. e. Permitted Intrusions into Required Yards. Per CMC Chapter 21.45, balconies may extend no more than two feet into required yards. The proposed balcony appears to protrude into the required 10-foot rear yard setback. Plans submitted for building plan check must clearly dimension the intrusion of the balcony into the rear yard setback on the site plan. 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/planning-applications- forms. 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 a Stormwater 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 stormwater quality requirements. The questionnaire can be printed from the city's website (http:ljwww.carlsbadca.gov/services/depts/landev/engineering.asp) As the project is proposing to add/replace impervious area, it will most likely be defined as a Standard Project and will be 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 (Form E-36). The checklist can also be found on the city's website. Show how the runoff from new impervious areas will be dispersed to landscape areas. Show slopes on new/replaced impervious areas and downspouts associated with the ADU. List all applicable BM P's on the site plan, and label them on the site where applicable. 2. Show further details regarding how drainage will be addressed throughout the site, especially drainage from the rear yard that will be affected by the addition. 3. Provide a preliminary title report. For any easements included on the title report, list and show on the site plan. 4. Provide change in average daily traffic, as well as the change in water demands (GPM or GPO) and sewer generation (EDU) resulting from the project. List even if net change is zero. 5. List the name of the sewer, water, and school district providing service to the project. 6. A grading permit will be required. Specify cut, fill, remedial, import, and export quantities. 7. Provide cross-sections showing details of grading to be completed. PRE 2021-0034 (DEV2021-0191) -3515 FOUR PEAKS October 5, 2021 Page4 Building: 1. Emergency escape and rescue openings required for the ADU sleeping room per R310.1. 2. Window wells require a horizontal projection and width of 36-inches per R310.2.3. 3. Sound transmission details are required at wall separating the ADU from the main residence per California Building Code 1206. 4. Wall and floor assembly details are required per R302.3 and are required to be shown on the plans. 5. Rated assembly through the membrane penetration details are required per R302.4. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jessica Evans at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Evans, Associate Planner, at (760) 602-4631 • Land Development Engineering: Jennifer Horodyski, Associate Engineer, at (760) 602-2747 • Building Division: Jason Pasiut, Building and Code Enforcement Manager, at (760) 602-2788 DON NEU, AICP City Planner DN:JE:cf c: Jennifer Horodyski, Project Engineer HPRM/File Copy Data Entry