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Home My WebLink AboutPRE 2022-0015; LAURA LATRONICA; Admin Decision LetterMay 5, 2022 David Renteria 1412 Buena Vista #10 San Clemente, CA 92672 SUBJECT: PRE 2022-0015 (DEVZ022-0060) -LAURA LATRONICA APN 155-160-19-00 {'cityof Carlsbad E]FILE COPY /J//.~,IJ s-/r/22 Thank you for submitting a preliminary review application for an urban lot split, pursuant to CA Senate Bill 9 {SB-9), commonly referred to as the Housing Opportunity & More Efficiency (HOME) Act. Included with the urban lot split is the proposed development of two 2-story 3-bedroom residential units, each consisting of 3,200 square feet and a 3-car garage. The project is being proposed at 2459 Tuttle Street. The project site, an approximately 0.4-acre (17,500 square foot) lot, currently is developed with a single- family residence and a long concrete driveway leading back to the rear of the property to a large concrete pad that once supported a large freestanding building that has recently been demolished. 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 (du/ac). Growth Management Control Point of 3.2 du/ac. b. Zoning: R-1 (One-family Residential) c. The project site is located within the Coastal Zone and is subject to the Mello II Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning are consistent with the City's General Plan Land Use and Zoning for the site as discussed above. The property is not located within the California Coastal Commission's Appeals Jurisdiction. Community Development Department Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 442-339-2600 www.carlsbadca.gov PRE 2022-0015 (DEV2022-0060) -LAURA LATRONICA May 5, 2022 Page 2 2. The project requires the following administrative permits, which are to be processed ministerially, without discretionary review or a hearing: a. Min.or Subdivision (MS) b. Minor Coastal Development Permit (CDP) 3. The proposed project is subject to CA Senate Bill 9 (SB-9), added Govt. Code §65852.21 and §66411.7: https:ljleginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill id=202120220SB9 The requirements of SB-9 are summarized in the following information bulletin prepared by the City of Carlsbad: https:ljwww.carlsbadca.gov/home/showpublisheddocument/8771/637774951657370000 4. In approving a panhandle lot, a determination shall be made on which property lines of the buildable lot is the front, side, and rear for purposes of providing required yards (CMC Section 21.10.100.C). As part of any formal submittal, the tentative parcel map shall include such information. 5. The attached residential units are proposing a 2-hour fire rated wall separating the units. This wall includes a projection into the 4-foot rear yard setback area. This element, which can be closely interpreted as a buttress, can encroach a maximum 2 feet into the setback pursuant to CMC Section 21.46.120. As part of any formal submittal, please identify the setback associated with this feature and address any non-compliance if any exists. 6. The floor plans are unclear as it relates to the total number of units proposed, allocation of floor area and delineation of rooms. Rooms are shown without access doors or windows. The ground floor proposes two 420 sq. ft. storage areas each with a 67 sq. ft. bathroom and a 37 sq. ft. room labelled as "VEST", neither provides interior access to the primary unit. Please be aware that the description of the project proposal included with this preliminary review application states: "SB-9 urban lot split addition of two units on a new lot''. Please revise your plans accordingly. 7. Unless it can be proven that the project site is located within one-half mile walking distance of either a high-quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code, or a major transit stop, as defined in Section 21064.3 of the Public Resources Code, the project will need to provide at least one (1) off-street parking space for the existing single-family residence. 8. Please be aware that as part of a formal submittal, a restriction shall be recorded against the properties as a condition of approval prohibiting the use of all units from being used as short-term vacation rentals; the units must be rented for a term longer than 30 days. 9. Property owners must sign an affidavit stating they will occupy one of the housing units as a primary residence for at least three years after splitting the property or the addition of units (exceptions provided for community land trusts and qualified nonprofit corporations. See Gov. Code§ 66411.7(g) for additional guidance.) 10. A restriction shall be recorded against the property prohibiting future Urban Lot Splits. PRE 2022-0015 (DEV2022-0060) -LAURA LATRONICA May 5, 2022 Page 3 11. A restriction shall be recorded that uses allowed on a lot created by SB-9 shall be limited to residential uses. 12. Urban lot splits are prohibited for projects that would require the demolition or alteration of any of the following types of housing: a. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income. b. Housing that is subject to any form of rent or price control through a public entity's valid exercise of its police power. c. A parcel or parcels on which an owner of residential real property has exercised the owner's rights under Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 to withdraw accommodations from rent or lease within 15 years before the date that the development proponent submits an application. d. Housing that has been occupied by a tenant in the last three years. The formal submittal of the application will need to include documentation demonstrating that any demolition or alteration of existing housing on the project site does not involve one of the abovementioned types of housing. 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:llwww.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. 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 .ca rlsbadca .gov /home/showpublisheddocu ment/604/637 42 604 70182 70000 Please provide the total existing impervious area, proposed impervious area and replaced impervious area. The proposed/replaced impervious area appears to be less than 5,000 square feet. Therefore, preliminary analysis suggests that the project is a Standard Project and 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 (E36) that will also need to be completed. The link to the form is at: https://www.carlsbadca.gov/home/showpublisheddocument/602/637426047014830000 PRE 2022-0015 (DEV2022-0060)-LAURA LATRONICA May 5, 2022 Page4 2. Tuttle Street is designated as an alternative design street. Therefore, public street improvements (i.e., sidewalk) are not required to be built with the development. However, the property owner will be required to enter into a Neighborhood Improvement Agreement (NIA) with the city agreeing to enter into a financial district to construct street improvements on Tuttle Street if such a district is ever formed in the future. 3. Plot Tuttle Street and all existing facilities (curb, gutter, sewer main, sewer laterals, water services, meters, water mains, etc.). Dimension said facilities and identify size and material of facilities. 4. Move the vehicle gate 27 feet into the property measured from the front property line. Vehicle gates are required to be positioned such that a car can wait for the gate to open while idling outside the public right-of-way. 5. Plot proposed topographic cont,ours and/or spot elevations on the property and extend 25' to SO' beyond the property line. Show any grading, including fine grading to establish drainage flow around the unit. Drainage must comply with section 1804.4 of the Uniform Building Code. Since the positive drainage away from the building foundation is 4-feet to the rear and property line, provide a letter from a soils engineer giving recommendations for drainage design. 6. List grading quantities regardless of how little the quantities may be. Include remedial grading quantities needed to establish the pads for foundations. 7. Plot the proposed driveway serving the panhandle lot. Per Section 21.10.100 a minimum 14-foot- wide paved driveway must serve the lot. Per the topographical survey provided, a portion of the existing driveway width is less than 14 feet wide. Additional pavement needs to be added to establish the minimum 14 feet. In addition, the driveway can only serve the panhandle lot, not the lot that has the existing house on it. Therefore, the portion of existing driveway encroaching onto the non- panhandle lot will need to be removed. Show how a separate driveway access will be provided to the non-panhandle lot. 8. A tentative parcel map and subsequent processing of a parcel map for recordation with the San Diego County Recorder's Office will be required. Dimension the proposed panhandle lot property lines. Per the scale provided, the proposed lot size and dimension appear to comply with section 20.16.010 of the City's Subdivision Ordinance. 9. Address the comments on the attached redlined site plan. Building Division: The Building Division has no comments at this time regarding this latest submittal for conceptual plan review. The following comments are provided courtesy of the Building Division and. will need to be clearly detailed in your final design prior to submitting for building permit construction plan review. 1. The P-30 / B-50 Carlsbad Climate Action Plan for new residential construction will be required to be completed. Details in relation to this will need to be incorporated into the design for Building Division plan review. 2. Exterior walls within 5 feet of a property line are required to be 1-hour rated. PRE 2022-0015 (DEV2022-0060)-LAURA LATRONICA May 5, 2022 Page 5 Fire Department: 1. Any Fire Department comments provided after this letter will follow under separate cover. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jason Goff at the number below. You may also contact each department individually as follows: • Planning Division: Jason Goff, Senior Planner, at (442) 339-2643 • Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781 • Building Division: Jason Pasiut, Building Manager, at (442) 339-2788 • Fire Department: Randy Metz, Fire Division Chief, at (442) 339-2661 [~';t DON NEU, AICP City Planner DN:JG:cf c: Laura Latronica, 2459 Tuttle Street, Carlsbad, CA 92008 David Rick, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry May 6, 2022 David Renteria 1412 Buena Vista #10 San Clemente, CA 92672 (°Cityof Carlsbad C FILE COPY /Jf A//(.,/ $" /1, /2z SUBJECT: PRE 2022-0015 (DEV2022-0060) -LAURA LATRONICA-FIRE COMMENTS APN 155-160-19-00 Dear Mr. Renteria, This letter is considered supplemental to the May 5, 2022 preliminary review letter the Planning Division sent you following our review of the April 5, 2022 submittal of the Laura Latronica SB-9 Urban Lot Split proposal at 2459 Tuttle Street. In that letter it was stated that the Fire Department's comments would follow under separate cover. The Fire Department has since reviewed the proposal and has returned the following comments: 1. The proposed subdivision proposes a building location that exceeds fire department access (over 150 feet to all exterior walls from the street). For this reason, the driveway must be used as part of the fire access system and shall be at least 24 feet wide and must be certified to hold the weight of 72,000 pounds and be made of an all-weather surface. As part of any formal submittal, please be sure that the exhibits address said requirements. 2. An irrevocable access easement will be necessary to access the new parcel. As part of any formal submittal, please be sure that the exhibits call out said easement. 3. Fire sprinklers shall be required in the new structures. As part of any formal submittal, please note plans accordingly. If you should have any questions or wish to set up a meeting to discuss your application, please do not hesitate to contact me at (760) 602-4643. Sincerely, fl~~ JASON GOFF Senior Planner JG:cf c: Laura Latronica, 2459 Tuttle Street, Carlsbad, CA 92008 David Rick, Project Engineer Fire Prevention Laserfiche/File Copy/Data Entry Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov