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HomeMy WebLinkAboutPRE 2021-0035; 314 DATE AVE; Admin Decision LetterOctober 5, 2021 Don Looney 2945 Harding Street, Suite 211 Carlsbad, CA 92008 FILE m.e-u \-<) b~ lo\u\;:}\ SUBJECT: PRE 2021-0035 (DEV2021-0193}-314 DATE AVE APN: 206-080-24-00 {'Cityof Carlsbad Thank you for submitting a preliminary review for a for a new single-family residence, a detached non- habitable accessory structure and an accessory dwelling unit (ADU) at 314 Date Avenue. The project site, an approximately 20,811-square-foot lot, currently is developed with a 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: R-8 Residential, 4-8 units/ac. b. Zoning: RD-M, Residential Density-Multiple 2. Local Coastal Program designations for the property are as follows: a. The Coastal Land Use designation and Zone are the same as the General Plan and Zoning above. b. The site is located within the Beach Area Overlay Zone (BAOZ). c. The site is located within the Mello II Segment of the Local Coastal Program (LCP) within the appealable jurisdiction of the California Coastal Commission (CCC). 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 2021-0035 (DEV2021-0193}-314 DATE AVE October 5, 2021 Page 2 3. The project requires the following permits: .• . • ,-t' ··, ~"';, .t a. Coastal Development Permit (CDP) for development of the single-family dwelling and detached non-habitable accessory structure in the Coastal Zone. The CDP requires approval from the Planning Commission. b. Minor CDP for a detached Accessory Dwelling Unit (ADU). The Minor CDP requires approval from the City Planner (subsequent to CDP approval of the main dwelling). 4. As described in the scope of work, this preliminary review is for the construction of a new 4,212- square-foot single-family residence with an attached 1,440-square-foot two-car garage, a detached 680-square-foot ADU above a 790-square-foot pool cabana, and a detached 1,120-square-foot workshop with a 640-square-foot patio. The Carlsbad Municipal Code (CMC) permits single-family dwellings with ADUs within the R-3 zone. Therefore, staff supports the proposed residential use subject to compliance with all applicable CMC standards, including but not limited to Chapters 21.10.030 (ADUs), 21.24 (RD-M Residential-Multiple Density Zone), 21.82 (Beach Area Overlay Zone) and 21.44 (Parking). Specifically, staff has concerns with the following: a. The maximum height for the main dwelling structure is 30' as measured from existing or proposed perimeter grade (per CMC Section 21.04.065). If the garage level qualifies as a basement (per CMC Section 21.04.045), then building height may be taken from the existing grade elevation. b. A minimum 24-foot turning radius is required between the edge of the garage door and the retaining wall parallel to the side property line. c. The retaining wall along the driveway may not exceed 42 inches in height when within the front yard setback and 6 feet in height when located within the side yard setback. The retaining wall may exceed 6 feet outside of the 5-foot minimum side-yard setback. d. Pursuant to CMC Sections 21.10.030(E)(4) and 21.24.090(A)(4), ADUs are limited to one story and 16 feet in height unless it is located above a garage. The proposed ADU above the pool cabana is . not permitted. e. Non-habitable accessory structures (workshop) are subject to CMC Section 21.24.090. 5. The existing residential structure appears to be over 50 years in age. A cultural resources report prepared by the appropriate registered professional is required with the formal application. Please refer to the City of Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines for further information. The Guidelines are available for review on the City of Carlsbad website at: https:ljwww.carlsbadca.gov/home/showdocument?id=254 6. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process for housing projects. It is not mandatory unless applicants seek the vesting and processing benefits offered under SB 330. Participation in the SB 330 streamline process would occur first, followed by the formal development application process required under Government Code (Gov. Code)§§ 65940, 65941, 65941.5, and Carlsbad Municipal Code (CMC) § 21.42.050. Acceptance by the city of a complete SB 330 Streamline Application (Form P-32) and fee will vest the project for 180 days in accordance with the ordinances, policies and standards in effect at the time the SB 330 Application is accepted. PRE 2021-0035 (DEV2021-0193)-314DATE AVE October 5, 2021 Page 3 7. Per the Housing Crisis Act of 2019 {SB 330), any project that includes the removal or demolition of a "protected unit" is required to provide the occupants with 1) relocation benefits {Gov. Code § 7260 et seq.), and 2) right of first refusal for a comparable unit available in the new housing development. {Gov. Code § 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code § 66300{d){2){E)(ii) as including residential units subject to affordability restrictions, price controls, or occupied by low income households. The formal submittal of .the project will need to include documentation regarding any existing "protected units." 8. 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.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. 9. 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://records.carlsbadca.gov/Weblink/DocView.aspx?id=5156829&dbid=0&repo=CityofCarlsbad& . cr=l Form P-21: https://www.carlsbadca.gov/home/showdocument?id=452 10. Prior to a formal submittal, a conceptual landscape plan will be required with the Coastal Development Permit if proposing to modify 2,500 square feet or more of the existing landscaped areas or install 500 square feet or more of new landscaping area. Please note that the Conceptual Landscape Plans shall be prepared in accordance with the General Requirements listed in Section 3 of the City of PRE 2021-0035 (DEV2021-0193) -314 DATE AVE October 5, 2021 Page4 Carlsbad Landscape Manual (February 2016). The Landscape Manual may be obtained at the Planning Division front counter or found online at: https://www.carlsbadca.gov/home/showdocument?id=7032 Land Development Engineering: 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: . https://www.carlsbadca.gov/home/showpublisheddocument/604/637659282326670000 Provide and exhibit showing pervious and impervious area calculations to support the information provided in the questionnaire. 2. A preliminary hydrology study will be required to determine the pre-development and post- development discharge flows. Currently the lot shows sheet flow from west to east. Clearly show how the lot will drain with the change in grades. 3. A recent Preliminary Title Report (PTR) will be required with formal project application submittal. All easements and encumbrances identified in the PTR must be indicated on the site plan 4. Show top of wall, bottom of wall, and top of footing elevations for all walls. Call out wall type or provide structural calculations for non-standard walls. 5. Provide a typical street cross section of Date Ave showing existing improvements. 6. 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. 7. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties. 8. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. 9. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume 1, Chapter 2. 10. Show proposed finished floor elevations for structures. 11. Show existing and proposed water services and sewer laterals. PRE 2021-0035 (DEV2021-0193}-314 DATE AVE October 5, 2021 Page 5 12. Show where the overhead electric lines will be undergrounded across the property. 13. Show the existing right of way. Additional right of way along Date Ave may need to be dedicated to meet the 56' right of way (28' half width) requirements for cul-de-sacs. 14. The gate must be located 20' behind the right of way to allow queuing outside of the public street. 15. Since Date Ave is an Alternative Design Street, frontage improvements such as curb, gutter and sidewalk are not required at this time. A Neighborhood Improvement Agreement will be required for potential future improvements. 16. A grading permit will be required. 17. Submit geotechnical recommendations. 18. See the attached redlined site plan. 19. 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. Ensure that the main house and lounge chimney height are compliant with CRC Table (R1001.1). 2. Alternate shop area ceiling height is required to be a minimum of 7 feet (R305.1). 3. Provide 4-inch main sewer minimum to accommodate fixtures. 4. Anticipated glass guard/handrails are required to meet CBC 2407 (safety factor of 4). Applicant Questions: 1. Zoning allows reduction of 20-foot front yard setback to 10 feet if garage does not face street. Please confirm. · Staff response: This is correct, provided carport or garage openings do not face onto the front yard, and that the remaining front yard is landscaped. 2. Maximum building height is 30 feet above existing grade. Will this same method of building height measurement be used where the basement garage doors are positioned below grade? Staff response: Please refer to Planning comment 4a above. 3. Will the accessory living unit over the pool cabana be defined as a second dwelling or ADU? PRE 2021-0035 (DEV2021-0193} -314 DATE AVE October 5, 2021 Page 6 Staff response: The living unit above the cabana is considered an ADU. Please note that pursuant to CMC Sections 21.10.030(E)(4) and 21.24.090(A)(4), a detached ADU is not permitted on a second story unless it is located above a garage. 4. The large development to the immediate west was found to have a 3-foot street dedication, will that be applied to the development of this property? Staff response: If the current half street width of 25 feet is correct as shown, then a 3-foot dedication would be required to satisfy the 28-foot half width requirement. 5. Will curbs & gutters be required? None were required for the adjacent property. Staff response: Please see Land Development Engineering comment 15 above. 6. Will a detailed landscape plan be required for plan review? Staff response: Please see Planning comment 10 above. 7. Zoning states a retaining wall for basement access can be constructed at property line, please confirm. Staff response: Please see Planning comment 4c above. 8. Is a 12' wide drive acceptable from the house garage to the Workshop? Staff response: Yes. 9. Can the drive to the basement garage be at 20% gradient? Staff response: Land Development Engineering allows up to 20% grade with the approval of the Fire Department. 10. We want to remove the,existing power pole and place overhead utilities underground. Staff response: LDE has no objection to the undergrounding of the existing power pole and overhead utilities. Coordination and cost would be the responsibility of the homeowners. 11. What will be required for street improvements? Staff response: Please see Land Development Engineering comment 15 above. 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. Please review all information carefully before submitting. PRE 2021-0035 (DEV2021-0193} -314 DATE AVE October 5, 2021 Page 7 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Esteban Danna at the number below. You may also contact each department individually as follows: • Planning Division: Esteban Danna, Associate Planner, at (760) 602-4629 • Land Development Engineering: Allison McLaughlin, Project Engineer, at (760) 602-2732 • Building Division: Jason Pasiut, Building Official, at (760) 602-2788 • Fire Department: Randall Metz, Fire Inspections, at (760) 602-4661 Sincerely, DON NEU, AICP City Planner Attachments: Land Development Engineering Redline Plans DN:ED:mf c: Jens Peter and Melanie Timm, 314 Date Ave, Carlsbad, CA 92008 Allison Mclaughlin, Project Engineer Fi.re Prevention Laserfiche/File Copy Data Entry