HomeMy WebLinkAboutPRE 2022-0030; EL CAMINO RESIDENTIAL DEVELOPMENT; Admin Decision LetterJune 29, 2022
Corey Love
2386 Ivy Road
Oceanside, CA 92054
8FILE COPY
{"cityof
Carlsbad
SUBJECT: PRE 2022-0030 (DEV 2022-0101) -EL CAMINO RESIDENTIAL DEVELOPMENT
APN: 167-080-53-00
Thank you for submitting a preliminary review application for a two-story 2,636-square-foot single-family
residence with an attached 470-square-foot junior accessory dwelling unit (JADU). Also included in the
proposal is a detached 823-square-foot accessory dwelling unit (ADU) with a 212-square-foot one-car
garage. The project site, an approximately 14,648-square-foot flag lot, currently is undeveloped.
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: R-4 Residential, 0-4 dwelling units per acre (du/ac).
b. Zoning: R-1-10,000 (One-family Residential with 10,000 square foot minimum lot sizes)
2. The project requires the following permits:
a. Grading Permit
b. Building Permit
3. R-1 Zoning Standards. The one-family dwelling (include ADU and JADU) is subject to the standards of
Carlsbad Municipal Code (CMC) Chapter 21.10, One-Family Residential (R-1) Zone. Staff has the
following comments regarding this preliminary design:
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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a. Building Height: The primary dwelling appears to exceed the allowed building height for the
R-1 Zone. Please note that a one-family dwelling located in the R-1 Zone with a proposed
roof pitch of less than 3:12 is limited to a maximum height of 24 feet (CMC § 21.10.050), the
height of which is taken, from1 existing or finished grade, whichever is lower (CMC §
21.04.065). the proposed Jir:stfJpor plan and provided renderings show the southernmost
wall extending down to the level of the driveway, which will be included in the measurement
for building height (CMC § 21.04.065).
For assistance in addressing this issue, please review the city of Carlsbad's Guide to
Measuring Building Height and revise project exhibits to comply. The Guide to Measuring
Building Height may be found on the city's website at:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/268/637425976538130000
Per Section 21.46.020, protrusions above the building height limit may be allowed,
including parapet walls, architectural features, chimneys, and smokestacks.
b. Required Parking: Pursuant to CMC Section 21.44.020, Table A, a two-car garage must have
a minimum interior dimension of 20 feet x 20 feet and a one-car garage must have minimum
interior dimension of 12 feet x 20 feet.
The preliminary design shows a two-car garage and a one-car garage that are inconsistent
with these minimum dimensional requirements. Please revise all applicable project _exhibits
to comply.
c. Development Standards: Pursuant to CMC Section 21.10.120, all roofs shall have a pitch of
at least three inches in twenty inches unless another pitch is approved by the city planner.
No roof shall be made of corrugated, extruded, or stamped metal.
The flat roofs shown on the proposed exhibits do not appear to be in compliance with this
development standard. Please revise all applicable project exhibits to comply.
4. Accessory Dwelling Unit (ADU). The ADU is subject to the standards of CMC Chapter 21.10, One-
family Residential (R-1) Zone, and State Law as summarized in the Accessory Dwelling Unit
Informational Bulletin IB-111 (Attachment A). In addition to the attachment, 1B-111 may also be
found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/526/637757643522070000
Staff has the following comments regarding the preliminary design of the detached ADU:
a. ADU Height: Detached ADUs shall be limited to one story and 16 feet maximum height.
Elevations appear so show exterior walls of the detached ADU taller than 16 feet. Please
revise all applicable project exhibits to comply.
5. Junior ADU Requirement: Please be aware that the property owner must occupy either the JADU or
the main residence. In cases where both an ADU and JADU are constructed, the owner must live in
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one of the three units. As part of a formal submittal, a restriction shall be recorded against the
property prior to issuance of building permit stating this requirement.
6. Hillside Development Regulations: Pursuant to CMC Section 21.95.040, the development of one
single-family dwelling unit (which can include ADU and JADU) on a residentially zoned lot is exempt
from the requirements to obtain a hillside development permit (HDP), provided that the
development complies with the standards in Section 21.95.140. It appears that only a minor
modification to the preliminary design needs to be made for the project to be compliant with the
CMC Section 21.95.140 development standards. This will require that all improvements into the
rear slope of the property be at or below the 286-foot elevation line. As shown, the rear most
retaining wall will need to be reduced by one vertical foot.
If development encroaches into the slope further than the 286-foot elevation line, a minor hillside
development permit will be required and need to be approved prior to any building permits to allow
for changes to the slope at this elevation. Please reach out to Planning Division staff if more
information or clarification is needed.
7. El Camino Real Corridor Development Standards (Area 2). Because El Camino Real is considered a
scenic corridor within the city of Carlsbad, the project is subject to the El Camino Real Corridor
Development Standards, which may be found on the city's website at:
https://www .ca rlsbadca .gov /home/showpublisheddocument/232/637 42597 40834 70000
More specifically, the project is located within Area 2 which includes a grading requirement that no
cut or fill shall exceed 10 feet from original grade. Building and grading plans shall verify compliance.
8. Submitted Plans. Some exterior improvements shown on plans, including the location of fencing,
terracing, and retaining walls, are not consistent between the site plan and first floor plan sheets.
Land Development Engineering
1. Please complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide
you and City staff in determining what type of reports and storm water mitigation must be
completed to satisfy state and City storm water quality requirements. The questionnaire is located
on the City of Carlsbad Engineering website.
2. A grading plan and permit will be required. The grading plan title sheet template and initial submittal
checklist is located on the City of Carlsbad Engineering website. Please contact
LandDev@carlsbadca.gov to schedule an initial submittal of digital files prior to hardcopy submittal.
3. A preliminary hydrology study will be required to determine the pre-development and post-
development discharge flows. Please identify any facilities that will be utilized to detain storm water
to pre-developed conditions in a 100-year storm event.
4. Please show how storm water from the existing slope will be conveyed through the project site.
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5. An encroachment agreement with Carlsbad Municipal Water District (CMWD) may be required for
any private improvements within the existing waterline easement on the north side of the property.
6. Prior to grading permit issuance, the applicant will be required to provide approval letter of
proposed design with telephone company who owns existing easement(s) on the north side of the
property.
7. Please provide a geotechnical report to support the proposed development.
8. A Preliminary Title Report (PTR) will be required with formal project application submittal to be
dated within six (6) months of submittal with current owners. All easements and encumbrances
identified in the PTR must be delineated and annotated on the site plan.
9. Please provide a typical street cross section of El Camino Real showing existing improvements.
10. Please clarifywhat improvements shall be constructed with City of Carlsbad Grading Plan Drawing
521-8A and what are proposed per this plan. ,
11. Please increase text size delineating standard required setbacks and dimension the actual setback
dimensions from the property line to the proposed buildings.
12. Please show all limits of grading, including remedial grading on the plan and in cross sections.
13. Please show updated topographic information with legible existing contours together with
contours per Drawing 521-8A, and show proposed contours in bold.
14. Please show the method of drainage for proposed improvements, annotate, and delineate on the
plans per CBC1804.4. Show how storm water will drain from roof to outlet with swales and/or minor
storm drains away from the building foundation.
15. For all retaining walls, please show top of wall, bottom of wall and top of footing. Indicate maximum
height of retaining wall, what standard drawing will be used or if special design is required, show
footing and remedial excavation required. Show wall subdrain and show how wall drainage will
daylight.
16. Please show and identify all existing surface improvements (i.e., curb, gutter, sidewalk, paving,
manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) and existing utilities at
the project frontage and within 25 feet of the property boundary.
17. Please provide multiple cross-sections of the site to demonstrate differences in grade, including
adjacent properties.
18. For the cross section at the retaining wall located at the west side of the property, please show the
remedial excavation required based on geotechnical recommendations. The retaining wall should
be offset from the property line enough to provide a ditch at the back of the wall as well as a wall
subdrain.
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19. Please clarify if a letter for permission to grade will be obtained from the adjacent owner to back
cut for the retaining wall and/or if shoring will be provided.
20. Please indicate the volume of grading (i.e., cut, fill, import, export, remedial, etc.) that is proposed
for the project in cubic yards.
21. Please use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard
Volume 1, Chapter 2 and NAD83 state plane coordinates for horizontal control of CAD files.
22. Please show proposed door locations on the grading plans.
23. Please provide ditch at toe of slope and the back of the retaining wall and add flowline elevations
to show method of drainage.
24. Please delineate and annotate all existing utilities within the property and within 25 feet of the
property lines. Annotate the sewer and water services proposed per City Drawing 521-SA.
25. Please provide a legend to show what hardscape is proposed and add appropriate reference
drawings and/or details.
26. Quantities of all improvements shall be delineated on the legend located on the title sheet and shall
match the bond estimate, required with the grading plan submittal.
27. Please show contours and grades on the driveway and the proposed development.
28. Based on the slopes shown, it appears that there will be extended footings along the front of the
building. Please delineate the extended footings and annotate how deep the extended footings will
be at the building.
29. Based upon the contours depicted at the ADU, there will be a retaining wall incorporated into the
side of the building. Please show the retaining wall and the height of retaining.
30. Please remove all erosion control for frontage road improvements from the grading plans, as
erosion control shall be per separate sheet. With grading plan submittal, please submit form E-32
to determine project SWPPP Tier level and construction level. Please prepare appropriate SWPPP
plans based on tier level. Based on preliminary review, this project appears to be Tier 2.
31. Please be advised that a more in-depth review of the proposed development will occur with the
submittal of the grading plan, when a more complete design of the project grading and drainage
plan is provided.
Building Division
1. Please show sewer design with fixture unit counts for entire sewer line, including the new house if
the ADU ties into the existing sewer line prior to the sewer main connection.
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2. Please show electrical load calculations and single line diagram for entire electrical design, including
the new house. Solar is required for the new house.
3. Please provide Carlsbad Climate Action plan details on plans to be coordinated with the CF1-R
energy documents.
4. Please show single line diagram for proposed gas fixtures including the new house fixtures.
5. Please be aware, separate HVAC will be required for the ADU.
Fire Department
1. NFPA 13 D Fire sprinklers will be required throughout the primary dwelling, JADU & ADU. Please
revise plans accordingly.
2. All structures exceed maximum distance for fire department access from right-of-way. As discussed
with applicant, the slope and width of driveway are not consistent with current standards for access.
In general, the width of the driveway should be maximized, and the slope or slope average grade of
the driveway will need to be reduced to 15%. Please reach out to the Fire Marshall or his staff to
discuss further details.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Kyle Van Leeuwen at the number below. You may also contact each department individually as
follows:
• Planning Division: Kyle Van Leeuwen, Associate Planner, at (442} 339-2611
• Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744
• Building Division: Jason Pasiut, Building Official, at (442} 339-2788
• Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661
DON NEU, AICP
City Planner
DN:KVL:JC
c: Nichole Fine, Project Engineer
Fire Prevention
Laserfiche/File Copy
Data Entry
Attachments: A-Accessory Dwelling Unit Informational Bulletin IB-111
B -Applicable El Camino Corridor Development Standards