HomeMy WebLinkAboutPRE 2019-0028; TERRA BELLA DEVELOPMENT; Admin Decision LetterJanuary 2, 2020
Jack Bian
1062 S Crescent Heights Bl
Los Angeles CA 90035-2633
FILE
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SUBJECT: PRE 2019-0028 (DEV2019-0147) -TERRA BELLA DEVELOPMENT
APN: 214-021-11-00
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Carlstiad
Thank you for submitting a preliminary review for a new two-story single-family dwelling proposed at
6479 Surfside Lane. The project site, an approximately 4,800-square-foot lot, 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:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: R-8, Residential 4-8 dwelling units/acre. Growth Management Control Point of 6
dwelling units/acre.
b. Zoning: Residential R-1, One Family Residential
c. The project is located in the Coastal Zone and the Mello II Segment of the Local Coastal Program
{LCP). The LCP land use and zoning designations are the same as the designations above. In
addition, the project is located within the Appeals Jurisdiction of the LCP. Therefore, the Coastal
Development Permit can be appealed by or to the California Coastal Commission.
d. The project site is located within the La Costa Downs Specific Plan, SP 201.
2. The project requires a Coastal Development Permit {CDP). The Planning Commission is the decision-
making authority.
3. Climate Action Plan. New forthcoming requirements related to the city's Climate Action Plan (CAP)
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 CAP requirements are related to energy efficiency, photovoltaic, electric vehicle
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
PRE 2019-0028 (DEV2019-0147) -TERRA BELLA DEVELOPMENT
January 2, 2019
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charging, water heating and traffic demand management requirements, as set forth in City Council
Ordinance Nos. CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024 which
are available on the city's website at the following address:
http:ljwww.carlsbadca.gov/services/depts/pw/environment/cap/ordinances.asp
To the extent that some or all of the new CAP 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. CAP requirements may
impact, but are not limited to, site design and local building code requirements. Once adopted as part
ofTitle 18 and in effect, plans submitted for grading or building permits JTlUSt demonstrate compliance
with the new CAP requirements. If incorporating new CAP 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.
4. The proposed single-family home is a permitted land use in SP 201. Therefore, staff supports the
proposed residential use subject to compliance with all applicable guidelines and development
standards of SP 201.
5. Lot Coverage. Lot coverage cannot exceed 40 percent. Please note that basements are included in lot
coverage. Please show that the basement square footage is included in the lot coverage at formal
submittal for a CDP.
6. Setbacks:
Front: 20 feet from property line. The front property line is shown incorrectly on the site plan.
Please show all property lines correctly upon formal submittal.
Side: 10 percent of lot width or a minimum of 6 feet whichever is most restrictive; however, s_uch
side yard need not exceed ten feet.
Rear: 15 feet from property line.
7. Building Height. The proposed single-family residence cannot exceed two-stories or twenty-five feet,
whichever is less.
8. Please remove any item located on the roof plan that exceeds the required twenty-five-foot height
allowance including but not limited to sun shades, food counters, showers, and hot tubs.
9. Upon formal submittal for a CDP, please show how the basement meets the definition of a basement
pursuant to Carlsbad Municipal Code (CMC) Section 21.04.045, which may be found at the following
link:
http://www.gcode.us/codes/carlsbad/view.php?topic=21-21 04-21 04 045&frames=on
PRE 2019-0028 (DEV2019-0147) -TERRA BELLA DEVELOPMENT
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10. Landscaping. If 500 square feet or more of landscaping is being installed at the time the home will be
constructed, landscape conceptual drawings will be required at formal submittal for a CDP. The
landscape requirements are detailed in the City's Landscape Manual available online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086
In addition, pursuant to SP 201, a minimum of one, 15-gallon tree shall be planted in the front yard
setback prior to occupancy. Please see SP 201 for further details regarding the species and location.
Please identify the location on the project plans at formal submittal.
11. Noise. Pursuant to SP 201, due to the project's proximity to Carlsbad Boulevard, all interior noise shall
be attenuated to 45 CNEL or less. Upon application submittal, please submit a noise analysis from a
registered acoustician verifying that the proposed materials will adequately attenuate the interior
noise to 45 CNEL or less. The study shall indicate whether the windows and doors need to be closed
to satisfy the requirement. If it is determined that the windows and doors need to be closed to meet
the requirement, air conditioning will be required. If air conditioning is required, please indicate the
location on the project plans.
12. Design. With a formal project submittal, please demonstrate how the project complies with each of
the design guidelines for SP 201. Please provide additional building materials on the elevations to be
in compliance with SP 201, especially the following below:
a. A plain surface should be embellished through the use of localized contrasting materials as
accents or trims.
b. To provide interest and/or architectural accents on structures predominantly finished in stucco,
moldings, cornices, insets or offsets should be used. Similarly, to create interest, a portion of the
exterior building surface should be covered with a complementary building material, texture, or
color.
13. The stairs located in the front yard setback are permitted if they are less than 30 inches above grade
and follow the gradual change in grade.
14. Home-based businesses such as yoga classes are not permitted pursuant to the home-based
occupation section of the Zoning Ordinance, CMC Section 21.10.040, because no service or sale of
goods can be conducted at the house as it is disruptive to the neighborhood with additional traffic.
15. Early Public Notice. The project is subject to City Council Policy Statement No. 84, Development
Project Public Involvement Policy. Pursuant to the Policy, applicants are required to post a sign and
send a public notice within 30 days of submittal of development applications. Please see the link
below for additional information.
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=35578
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
PRE 2019-0028 (DEV2019-0147) -TERRA BELLA DEVELOPMENT
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http://www.carlsbadca.gov/services/depts/planning/default.asp. 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:
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 available on the city's
website.
2. When submitting a discretionary application for the proposed scope of work, a preliminary grading
plan, hydrology report, and geotechnical report will be required.
3. A preliminary grading plan shall include the proposed and existing grades, earthwork quantities of
cut, fill, import, export, and remedial in cubic yards, course of drainage, and all existing and proposed
improvements (i.e., water & sewer connection, storm drain, sidewalk reconfiguration, existing and
proposed driveway approaches, etc.).
4. Based on the design of the home, it appears that the existing-driveway approach will need to be
relocated. Show and label on the preliminary grading plan, the proposed driveway approach location
per San Diego Regional Standard Drawing G-14A. The existing driveway approach shall be called out
on the plans as being replaced with sidewalk, curb, and gutter.
5. Due to the proposed basement, shoring will be required. Show and label the locations of shoring on
the preliminary grading plans. Shoring plans and structural calculations will be required for final
engineering review.
6. A preliminary title report dated within 6 months of the application date is required with the submittal
of a discretionary application and final engineering application. Show and label on the plans, all
easements listed in said report.
7. Show on the preliminary grading plan the method of drainage. Verify that the drainage away from the
building is a minimum of 2% for hardscape and a minimum of 5% for landscape within 10-ft of the
building per the 2016 California Building Code, Section 1804.4.
8. Provide the finish floor, pad, finish surface, and finish grades elevations on the preliminary grading
plan.
9. Provide the legal description and Assessor Parcel Number (APN) of the property on the title sheet per
the preliminary title report.
10. Provide on the title sheet, the project's traffic, water, and sewer demand.
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11. Label on the preliminary grading plan, the APNs and/or short legal description of all adjacent
properties.
12. Provide cross-sections on the preliminary grading plan including proposed and existing grades.
13. Show and label on the preliminary grading plan, the adjacent structures/buildings and contours within
25-ft of the project boundary.
14. Show and label 23-ft half street width for Surfside Lane. Revise the property line to the back of
sidewalk.
15. Address the redline comments on the plans.
Building:
No comments.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Chris Sexton at the number below. You may also contact each department individually as follows:
• Planning Division: Chris Sexton, Associate Planner, at (760) 602-4631
• Land Development Engineering: Kyrenne Chua, Project Engineer, at (760) 602-2744
• Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661
Sincerely,
DON NEU, AICP
City Planner
DN:CS:mf
Attachments
c: Terra Bella Development LLC, 687 Blossom Rd., Encinitas CA 92024-2246
Kyrenne Chua, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry