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HomeMy WebLinkAboutPRE 2021-0036; KABRA RESIDENCE ADDITION AND ADU; Admin Decision LetterOctober 5, 2021 Tyler Van Stright JLC Architecture 337 S. Cedros Ave. #J Solana Beach, CA 92075 ('Cityof Carlsbad B FILE COPY IY/A1'/4/ fl/J'f/2I SUBJECT: PRE 2021-0036 (DEV2021-0194) -KABRA RESIDENCE ADDITION AND ADU APN: 156-211-37-00 Thank you for submitting a preliminary review for an addition to an existing single-family home and a detached garage and accessory dwelling unit (ADU) project proposed at 1546 Oak Avenue. The project site, an approximately 13,740 square foot lot, currently is developed with one single-family home. 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 ofthe 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. Growth Management Control Point of 3.2 units/ac. b. Zoning: R-1-10,000 -One Family Residential, 10,000 square foot lot minimum size. 2. The project requires the following permits: The project, as proposed, does not require any permits issued by the Pl~nning Division. It is anticipated that in addition to building permit, a grading permit and right-of-way permit will be required and issued by the Land Development Engineering Division. See Land Development Engineering comments below. 3. 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. Community Development · Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 760-602-4600 j 760-602-8560 f I www.carlsbadca.gov PRE 2021-0036 (DEV2021-0194) -KABRA RESIDENCE ADDITION AND ADU October 5, 2021 Pa e 2 4. 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." 5. 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:ijwww.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 fn 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. 6. For setback purposes, the lot front is closest to Highland Drive. The following main building setbacks in the R-1-10000 Zone apply to the lot and shall .be measured in from the property lines: a. Front -20' (Highland Drive) b. Sides -10% of the lot width or 7 .2' c. Rear-Twice the side yard or 14.4' Please note that these setbacks are based on the lot dimensions shown on the plans submitted with \ this preliminary review. 7. Lot coverage is limited to 40 percent of the lot. Although the proposed development is not anticipated to exceed 40 percent, please provide the proposed lot coverage on the plans. 8. A detached accessory dwelling unit (ADU) is limited to one story and 16 feet in height. unless located above (or below) a detached garage. The proposed ADU is located partially above a proposed detached garage and partially above grade. The portion of the ADU above the detached garage shall be limited to 30' in height if a minimum roof pitch of 3:12 is provided or twenty-four feet and two stories if less than a 3:12 roof pitch is provided. No roof decks are allowed above a detached ADU; The portion of the ADU that is not above the detached garage shall comply with the one story and 16-foot height limitation. Building height shall be measured from existing or finished grade, whichever is lower. PRE 2021-0036 (DEV2021-0194)-KABRA RESIDENCE ADDITION AND ADU October 5, 2021 Pa e 3 For more information on ADU's and measuring building height, please see the following two links: https:ljwww.carlsbadca.gov/home/showpublisheddocument/526/637605595229900000 https:ljwww .ca rlsbadca .gov /home/showpublisheddocu ment/268/637 425976538130000 9. A detached ADU must be located at least 10 feet from the main residence. The ADU, as shown, complies. 10. The proposed ADU shall incorporate similar features as the main residence such as exterior roofing, trim, walls, windows and color palate. 11. The ADU shall only be rented for a term of at least 30 days. 12. Solar panels are required for a new detached ADU. 13. The ADU shall contain complete independent living facilities, including a permanent kitchen and areas for living and sleeping. 14. The proposed addition to the main home shall be limited to 30' in height if a minimum roof pitch of 3:12 is provided or twenty-four feet if less than a 3:12 roof pitch is provided. Please show building height measured from existing or finished grade, whichever is lower. 15. No parking is required for the ADU since it is located within one-half mile walking distance from a bus stop. However, parking may be located in front on the proposed detached garage. 16. The required front yard setback (20 feet) shall not exceed 30 percent of paved area or exceed an area comprised of 24 feet in width extended from the property line to the rear of the required front yard, whichever is greater. 17. Walls and fences (or any combination of) within the front yard setback shall not exceed 42 inches measured from the lowest adjacent grade. Walls and fences may not exceed six feet in height to the rear of the required front yard. Please clearly show the exposed wall/fence h~ights on the plans. 18. All proposed development shall comply with all other applicable development standards of the R-1 Zone which can be found online at: http://www.qcode.us/codes/carlsbad/view.php?topic=21- 21 lO&showAll=l&frames=on 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:ljwww.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 2021-0036 (DEV2021-0194) -KABRA RESIDENCE ADDITION AND ADU October 5, 2021 Pa e4 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. Preliminary analysis suggests that the project is a 'Standard' Project and shall provide two completed Standard Project Requirement Checklist (E-36 Form). The form is also available on the city's website. 2. A preliminary title report (PTR) dated within 6 months of the application date will be required with formal project application. Show and label on the plans, all easements and encumbrances identified in the PTR. If the easement cannot be shown, list the easement on the plan and state "non-plottable". 3. Highland Drive is designated as an alternative design street and therefore this development is not subject to installing street frontage improvements at this time. For an alternative design street, the . property owner will be required to record neighborhood improvement agreement (NIA) with the city. 4. A grading plan will be required for this project. 5. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. 6. On the site plan, indicate the total proposed impervious area and total proposed pervious area in square feet. 7. Show all existing and proposed contour lines and spot elevations to determine the existing and proposed drainage pattern and determine the extent of the proposed grading (i.e. max. cut/fill). 8. 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. Retaining walls will not be allowed in the public right-of-way. 9. Staff does not support the wrap-around/"U"-shaped driveway option. Ensure that the proposed driveway (the one aligned by retaining walls) is designed with adequate turn-around area. 10. List the name of the sewer, water, and school district providing service to the project. 11. Show and label the sewer service (lateral) and cleanout, the water lateral, and water meter with backflow. 12. Show existing structures, contour lines and spot elevations on the adjacent properties, up to 25 feet beyond the property line. Provide multiple cross-section to illustrate differences in grade. 13. Lot drainage shall comply with engineering standard GS-15. Provide a minimum of 2% grade away from the building if hardscaped and a minim~m of 5% grade away from the building for landscaped per 2016 California Building Code Section 1804.4. Show high points, flowline elevations, percent grades and show the direction of lot drainage using drainage arrows. Show invert elevations of any proposed storm drain pipes. Verify the invert elevation of the existing storm drain pipe to connect to. PRE 2021-0036 (DEV2021-0194) -KABRA RESIDENCE ADDITION AND ADU October 5, 2021 Pa e 5 14. Provide change in average daily traffic (ADT), as well as the change in water demands (GPM or GPD) and sewer generation (EDU) resulting from the project. List even if net change is zero. 15. This preliminary review does not constitute a complete review of the proposed project and additional items of concern may be identified upon formal project application submittal. Fire: 1. Residential fire sprinklers are only required if the existing main home is protected with fire sprinklers. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Chris Garcia at the number below. You may also contact each department individually as follows: • Planning Division: Chris Garcia, Associate Planner, at (760) 602-4622 • Land Development Engineering: Emad Elias, Project Engineer, at (760) 602-2733 • Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661 Sincerely, ~rl DON NEU, AICP City Planner DN:CG:cf c: Ash & Krishna Ka bra, 1546 Oak Avenue, Carlsbad, CA 92008 Emad Elias, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry t I I I I l [Il Site Section -Existing 1'16"'•1'-0" I I I □ • I L _______________ · ________________ _J O.kAwnue -,------·---·------------·-------·---------·- [2]site Plan -Existing 1/18"•1'-0"' NOTE: All dlrMniJkln• llhown on thtt !N'n .,.. n~Hu.-.d ID 1h11 •11:•rlor-waJI surface. RECEP/ED SEP 19 ZOZJ CITYo;: CAA:LS!AO P'J..~1.-::r.3 C:!.1::1:.,../ (Iii ·-· ~3 1 l :!: i ·fi r~g ~l'. 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