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Home My WebLink AboutPRE 2022-0039; MOGOREAN RESIDENCE; Admin Decision LetterSeptember 13, 2022 Vladimir Mogorean 4157 Woodstock Ave. Golden Valley, MN 55422 l3FILE COPY SUBJECT: PRE 2022-0039 (DEV 2022-0141} -MOGOREAN RESIDENCE APN: 167-080-35-00 Ccityof Carlsbad Thank you for submitting a preliminary review application for a two-story single-family residence with a first-story consisting of a 512.9-square-foot, two-car garage and the second-story consisting of a 496.8- square-foot, one-bedroom residence. The project site, an approximately 22,476-square-foot lot located at 3813 El Camino Real, is currently 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 (may be required once specific grading volume is calculated) b. Building Permit 3. R-1 Zoning Standards. The one-family dwelling 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 PRE 2022-0039 (DEV 2022-0141) -MOGOREAN RESIDENCE August 31, 2022 Page 2 a. Development Standards: Pursuant to CMC Section 21.10.120, all roofs shall have a pitch of at least three inches in twenty inches. 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 project to comply by providing a pitched roof. 4. 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.carlsbadca.gov/home/showpublisheddocument/232/637425974083470000 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:ljwww.qcode.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. Land Development Engineering 1. 2. 3. Prior to permit submittal, please complete a Stormwater 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 is located on the City of Carlsbad website. Based on a preliminary review of impervious area on site, it appears that this project will be a Standard Project. Please fill out the Standard Project Requirement Checklist, Form E-36, prior to submittal of permits and ensure that these BMPs are shown and called out on the site plan. At time of permit submittal, please provide a preliminary title report within 6 months of the application date, with current owner. Label and annotate all existing easements affecting the property on the site plan. PRE 2022-0039 (DEV 2022-0141) -MOGOREAN RESIDENCE August 31, 2022 Page 3 4. Plans submitted for permits shall indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. The remedial/over-excavation quantities shall be determined by the recommendations of a geotechnical engineer. At this point there is insufficient information to determine if this project requires a grading permit per CMC 15.16.060. 5. Plans submitted for permits shall provide a site plan to a particular scale and call out the scale on the plan. 6. Plans submitted for permits shall include a conceptual grading and drainage plan, delineate existing and proposed contours, spot elevations and the method for draining the facilities around the proposed building per GS-15 and CBC 1804.4. Provide finish floor and pad elevations. 7. Plans submitted for permits shall call out any retaining walls that will be utilized on the project site and show top of wall, bottom of wall elevations. Indicate maximum height of retaining wall, show footing and remedial excavation required in cross sections. 8. If stem walls or extended footings are incorporated into the building line, please show on the grading plan along with the depth retaining. 9. Plans submitted for permits shall include a preliminary geotechnical report to support the proposed development, including soil type and any over-excavation requirements for the foundation. 10. On the site plan, please provide the name and address of the owner, the preparer of the site plan and a summary table of all the requirements from the P-2 form, including sewer and water demand. 11. Plans submitted for permits shall provide a legal description of the property. Clarify why easterly property line is 1-foot longer than the dimensions shown on Map 5328. 12. Plans submitted for permits shall include a typical street cross section for El Camino Real with the total ultimate right-of-way and location of the existing curb for both sides of the street. 13. Plans submitted for permits shall show and callout all existing utilities: water, sewer, storm drain, gas and electrical mains on the property at the property frontage. 14. Plans submitted for permits shall show a proposed water service connecting to the existing watermain in El Camino Real. This water service and meter will require a backflow device consistent with City of Carlsbad standard drawing W-5. 15. Property to the south of the project is improving the existing gravel driveway, please review City of Carlsbad Dwg. 521-8A and reflect on the plans. 16. Plans submitted for permits shall show existing topographic information within 15 feet of the property line, including fences, walls, structures, trees, contours, and existing utilities. 17. Please provide on submitted plans multiple cross-sections of the site to demonstrate differences in grade, including the adjacent property to the south, show existing ground, fences, proposed improvements and remedial over-e'xcavation required. PRE 2022-0039 (DEV 2022-0141) -MOGOREAN RESIDENCE August 31, 2022 Page 4 18. Plans submitted for permits shall 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. 19. Per Agenda Bill 16529, this property will be assessed a fee off $15,000 for sewer improvements constructed along El Camino Real. 20. Plans submitted for permits shall include a feasibility study for a 24-foot (from curb to curb) paved driveway (within the 30-foot access easement) depicting the elevations and the grading required to ensure that this proposed development will not be impacted by this future access road. This 24- foot-wide access road will be required with development of the adjacent parcels to the north. Building Division 1. Please be aware, details for Carlsbad Climate Action Plan sections 2A, 3A and 4A will need to be shown on plans submitted for permitting. 2. Plans submitted for permits shall clearly show no part of the new construction to be installed within any easement. Fire Department 1. Please be aware that NFPA 13D Fire Sprinklers will be required. 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 Sincerely, ERIC LARDY City Planner EL:KVL:JC c: Nichole Fine, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry Attachments: A-Land Development Engineering Redlined Plans