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HomeMy WebLinkAboutPRE 2022-0025; 2614 ARGONAUTA LOT SPLIT; Admin Decision LetterJune 13, 2022 CCityof Carlstiad Reyhane Bassamtabar 6535 Paseo Frontera Apt B Carlsbad, CA 92009 8 Fil£ COPY tn4/{ED b/(f/}i, SUBJECT: PRE 2022-0025 (DEV 2022-0087) -2614 ARGONAUTA LOT SPLIT APN: 215-460-08-00 Thank you for submitting a preliminary review 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 a 2-story, 3-bedroom residential unit. The project is being proposed at 2614 Argonauta Street. The project site, an approximately 0.53-acre (23,087-square-foot) lot, is currently developed with a single-family residence and an accessory dwelling unit that will need to be altered to allow for the lot split. The north lot is proposed as a panhandle lot. Both lots will take access from Argonauta Street. 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: 1. General Plan and zoning designations for the property are as follows: a. General Plan: Residential 0-1.5 dwelling units per acre (R-1.5) b. Zoning: One-Family Residential, 15,000 square foot minimum lot size (R-1-15,000) 2. The project requires the following permits: a. Minor Subdivision (MS) b. Grading Permit c. Building Permit Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov PRE 2022-0025 (DEV 2022-0087)-2614 ARGONAUT A LOT SPLIT June 13, 2022 Pa e 2 a. Show: North arrow, property lines, easements, existing and proposed structures, streets, existing street improvements, right-of-way width, dimensional setbacks and existing topographical lines (including all side and rear yard slopes). Provide legal description of property and assessor's parcel number. b. Label the proposed parcels as 'Parcel A' and 'Parcel B'. c. Please re-label the existing and proposed structures with their intended use. For example, "Proposed Single-Family Dwelling Unit." d. Show the 10' sewer easement along the rear property line pursuant to Map 7367 Lot 725, La Costa Meadows Unit No. 4. e. Indicate the distance of the proposed and existing residences from proposed property lines. f. Pursuant to SB-9, the two proposed lots must be approximately equal in size, no smaller than 40% of the size of the existing lot, and at least 1,200 square feet. On the plans, provide the proposed square footage of each of the proposed parcels (parcel A and parcel B), and provide a calculation to show that each lot is not smaller than 40% of the size of the existing lot. g. Show the setbacks for each of the proposed parcels. The setbacks are as follows: a. Front Yard: 20' b. Side Yard: 10% of the lot width, measured across the front yard setback from property line to property line. The side yard shall not be less than 5' and no greater than 10'. c. Rear Yard: Twice the required side yard. h. A portion of the existing single-family residence and attached accessory dwelling unit will need to be demolished to meet the setbacks. Please outline and identify the portion that will be demolished. i. 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. j. Provide elevations drawn to scale and dimension the overall height of the proposed residence. PRE 2022-0025 (DEV 2022-0087) -2614 ARGONAUT A LOT SPLIT June 13, 2022 Pa e 3 k. Provide a square footage table for the existing and proposed structures. Include the square footage of the existing residence after alterations. I. The maximum lot coverage for this property is 40%. Provide calculations to show how each proposed lot will comply with this requirement. 4. General. a. The proposed project is subject to CA Senate Bill 9 (SB-9), added Govt. Code §65852.21 and §66411.7: https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill id=202120220SB9 The requirements of 58-9 are summarized in the following information bulletin prepared by the City of Carlsbad: https:ljwww.carlsbadca.gov/home/showpublisheddocument/8771/637774951657370 000 b. Pursuant to CMC section 21.10.100(A)2, the minimum lot width for this property is 75 feet. c. Pursuant to CMC section 21.10.100(8), panhandle lots may be approved for a subdivision if it is determined that the property cannot be served adequately from a public street without panhandle lots due to unfavorable conditions resulting from unusual topography, surrounding land development, or lot configuration and the subdivision will not preclude or adversely affect the ability to provide full public street access to other properties within the same block of the subject property. It has been determined that due to the existing development as well as the lot configuration a panhandle lot design is appropriate for this project. In addition, the creation of a panhandle lot will not affect public street access for other properties within the same block of the subject property. d. In approving a panhandle lot, a determination shall be made as to what portion of such lot shall be the buildable lot. The buildable portion shall be the entire lot exclusive of any portion of the lot less than thirty-five feet in width that is used for access to the lot (the panhandle portion). Also, a determination shall be made on which property lines of the buildable lots are the front, sides and rear for purposes of providing required yards. e. Pursuant to CMC 21.10.100(0)4, the minimum width for the access portion of the panhandle lot (frontage on dedicated public street) shall be twenty feet. Please revise the proposal to meet this requirement. f. An improved driveway shall be provided within the access portion of the lot from the street to the parking area on the buildable lot at least 14 feet wide. The driveway shall be constructed to accommodate public service vehicles with a minimum of two-inch thick asphalt concrete paving on proper base with rolled edges. PRE 2022-0025 (DEV 2022-0087) -2614 ARGONAUT A LOT SPLIT June 13, 2022 Pa e 4 g. Drainage from the lot shall be channeled down the private access to a public street or special drainage means must be provided to the satisfaction of the city engineer. h. Each lot shall have three non-tandem parking spaces with an approach not less than twenty-four feet in length with proper turnaround space to permit complete turnaround for forward access to the street. Please show the parking spaces on the plans. i. 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. j. 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.) k. A restriction shall be recorded against the property prohibiting future Urban Lot Splits. I. Please be advised, structures permitted in the access portion of the panhandle lot shall be limited to mailboxes, fences, trash enclosures, landscape containers and nameplates. Except for mailboxes, the structures shall not be greater than 42 inches in height if located within 20 feet of the street property line or greater than six feet in height beyond this point. m. The property owner of such a lot shall agree to hold the city or any other public service agency harmless from liability for any damage to the driveway when being used to perform a public service. n. Urban lot splits are prohibited for projects that would require the demolition or alteration of any of the following types of housing: i. 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. ii. Housing that is subject to any form of rent or price control through a public entity's valid exercise of its police power. iii. A parcel or parcels on which an owner of residential real property has exercised the owner's rights under Chapter 12.75 (commendng 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. iv. Housing that has been occupied by a tenant in the last three years. PRE 2022-0025 (DEV 2022-0087)-2614 ARGONAUTA LOT SPLIT June 13, 2022 Pa e 5 5. 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. Hillside Development Regulations. a. Please provide multiple cross-sections of the site to demonstrate differences in grade. If the site contains manufactured slopes which have a gradient of greater than forty percent and an elevation differential of greater than fifteen feet, the project will be subject to the Hillside Development Regulations pursuant to CM 21.95.140. b. Please show topographical lines on the plans. 6. Climate Action Plan (CAP). 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 CAP 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 CMC 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 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. Title Report. Please provide a title report for the project site. The title report must be dated within the last 6 months. 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 on line at www.carlsbadca.gov. 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 comments: Prior to formal application submittal the following items must be adequately resolved/addressed: PRE 2022-0025 (DEV 2022-0087) -2614 ARGONAUT A LOT SPLIT June 13, 2022 Pa e 6 1. Complete a Stormwater Standards Questionnaire (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 printed from the following website link: https:ljwww .ca rlsbadca .gov /home/showdocument 7id=604 Please provide the total existing impervious area, proposed impervious area and replaced impervious area. Though more information is needed, 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: https:ljwww.carlsbadca.gov/home/showpublisheddocument/602/637426047014830000 2. 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. 3. As part of the tentative parcel map, submit a preliminary grading plan to include proposed spot elevations, grading, retaining walls, and method of drainage for the site, including storm drains, gutters, swales, and basins. 4. A grading permit will be required. Plot proposed grading and contours and list grading quantities (cut, fill, remedial, import, export, etc.). Extend existing contours approximately 25 to 50 feet beyond the project boundary to illustrate drainage patterns on adjacent properties and to show how contours and drainage patterns relate to the proposed development. Current drainage patterns shall not be impeded such that flooding or drainage diversion impacts adjacent property. See Development Permits P-2 form for required information to include. 5. As part of the tentative parcel map, plot Argonauta Street and all existing facilities within the project vicinity (curb, gutter, sewer main, sewer laterals, water services, meters, water mains, etc.). Dimension said facilities and identify size and material of facilities. 6. A preliminary hydrology study will be required to determine the pre-development and post- development discharge flows. Provide preliminary recommendations to mitigate any increase in flows. 7. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed project including design recommendations for any proposed retaining walls. 8. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties. Provide a typical street cross section. 9. Plot the proposed driveway serving the panhandle lot. Per Section 21.10.100 a minimum 14- foot-wide paved driveway must serve a single lot, and 20-foot wide when serving more than one PRE 2022-0025 (DEV 2022-0087) -2614 ARGONAUT A LOT SPLIT June 13, 2022 Pa e 7 lot. A 12-foot-wide driveway will not be accepted. 10. Show proposed pad elevations and driveway grades for the proposed lot. 11. The existing and proposed driveways for both lots shall be ADA compliant. 12. Move the existing vehicle gate minimum 20 feet into the property measured from the front property line. Vehicle gates are required to be positioned such that a vehicle can wait for the gate to open while idling outside the public right-of-way. 13. The existing fence and pilasters shall be removed/relocated to outside the public right-of-way. 14. Address the comments on the attached redlined site plan. Building: The Building Division has reviewed the plans and has no comments at this time. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Lauren Yzaguirre at the number below. You may also contact each department individually as follows: • Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634 • Land Development Engineering: Emad Elias, Project Engineer, at (442) 339-2733 • Building Division: Jason Pasiut, Building Official, at (442) 339-2788 Sincerely, Q;t DON NEU, AICP City Planner Attachments: DN:LY:cf A-Land Development Engineering Redlines c: Emad Elias, Project Engineer Randy Metz, Fire Prevention Jason Pasiut, Building Division File Copy Data Entry /Laserfiche