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Home My WebLink AboutPRE 2020-0007; MINICILLI RESIDENCE; Admin Decision LetterFILE March 30, 2020 cna.\ \-ee,\ o~ 31 ~1/~o~ Kyron Brimmer 500 Forrest Bluff #6 Encinitas, CA 92024 SUBJECT: PRE 2020-0007 {DEV2020-0039) -MINICILLI RESIDENCE APN: 207-130-60-00 ( City of Carlsbad Thank you for submitting a preliminary review for a new single-family residence project proposed at 3926 Highland Drive. The project site, an approximately 10, 700-square-foot lot, currently is developed with a single-family home with an accessory dwelling unit (ADU) currently under construction. 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 units/ac. Growth Management Control Point of 3.2 units/ac. b. Zoning: R-1-10000, One-Family Residential. c. The site is located within the Mello II Segment of the Local Coastal Program (LCP}. The Coastal land use designation and zone are the same as the general plan and zoning above. 2. The project requires the following permits: a. Coastal Development Permit (CDP) for development in the Coastal Zone. Removal of more than SO percent of existing exterior walls is considered to be a new home for the purposes of coastal regulations. The CDP requires approval from the Planning Commission. 3. As described in the scope of work, this preliminary review is for the construction of a new 3,405- square-foot single-family residence with an attached two-car garage. The Carlsbad Municipal Code Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2020-0007 (DEV2020-0039) -MINICILLI RESIDENCE March 30, 2020 Pa e 2 (CMC) permits single-family dwellings within the R-1 zone. Therefore, staff supports the proposed residential use subject to compliance with all applicable CMC standards, including but not limited to Chapters 21.10 (R-1 One-Family Residential Zone), 21.44 (Parking), and 21.46 (Yards). Specifically, staff has concerns with the following: a. Wet bars shall comply with the definition in CMC Section 21.04.378.1, Wet bar. b. Retaining walls, together with any required guardrail, may not exceed six feet in height within required side and rear setback areas, and 42 inches within the front setback area. c. Pursuant to CMC Section 21.46.020, elevator overrun and rooftop deck access stairs may not be taller than the minimum height requirement to accommodate or enclose the intended use. Please show how the elevator overrun and rooftop deck access stairwell can be minimized in size and height. d. Pursuant to CMC Section 21.46.120, the second story balcony at the front of the house may project a maximum of two feet into the front yard setback. e. Pursuant to CMC Section 21.10.080(A)(l)(c), a building separation yard of at least 10 feet is required between the main house and the ADU. f. Pursuant to Table E in CMC Section 21.44.060(A)(4), a driveway located in the front yard setback (within private property) shall not exceed 24 feet in width or 30 percent of the front yard setback area, whichever is greater. The ADU parking space is excluded. 4. As proposed, building coverage complies with the maximum allowed of 4,280 square feet (40 percent of the approximately 10,700-square-foot lot). Please refer to the building coverage definition in CMC Section 21.04.061. 5. The existing residential structure appears to be over 70 years in age. A cultural resources report prepared by the appropriate qualified professional is required with the formal application. Please refer to the City of Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines for further information. The Guidelines are available for review on the City of Carlsbad website at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=34010 6. 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://www.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 PRE 2020-0007 (DEV2020-0039} -MINICILLI RESIDENCE March 30, 2020 Page 3 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. All development applications that require Planning Commission or City Council approval shall provide early public notification. This requirement may be met by sending a public notice to the surrounding property owners (600-foot radius) within 30 days of submittal of the development application pursuant to City Council Policy No. 84 and Form P-21. The policy and form may be referenced online at: City Council Policy No. 84: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=35578. Form P-21: https ://www .ca rlsba dca .gov/ civicax/fi le ban k/blo bd load .aspx? Bio b I D=24117 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 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. Both forms are required to be submitted with the discretionary application and final engineering application. 2. 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. · 3. Provide the APN, legal description, and square footage of the lot under project data. 4. This project will be subject to a grading plan and permit, and geotechnical report. If a discretionary application (i.e. Coastal Development Permit) is required, a preliminary grading plan and geotechnical report will be required with the application's submittal. 5. It is unclear on how the proposed single-family home will be draining per the 2019 California Building Code Section 1804.4. Show the method of drainage on the preliminary grading plan. PRE. 2020-0007 (DEV2020-0039) -MINICILLI RESIDENCE March 30, 2020 Page 4 6. Show and label the existing water meter and lateral and sewer cleanout and lateral servicing the existing home. 7. Show and label on the preliminary grading plan, the proposed retaining wall and site wall including top of wall and bottom of wall elevations. 8. Provide on the preliminary grading plan, the section of the proposed project including pr6posed and existing grades. 9. ShoVI.'. and label on the preliminary grading plan, the existing driveway approach and whether it is to remain or to be removed. If it is to be removed, call-out the proposed driveway approach width and slope of the driveway. 10. Provide on the preliminary grading plan, the earthwork quantities of cut, fill, import, export and remedial in cubic yards. 11. Address the redline comments on the plans. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Esteban Danna at the number below. You may also contact each department individually as follows: • Planning Division: Esteban Danna, Associate Planner, at {760) 602-4629 • Land Development Engineering: Kyrenne Chua, Associate Engineer, at {760) 602-2744 Sincerely, DON NEU, AICP City Planner Attachment: Land Development Engineering Redlines DN:ED:mf c: Frank Minicilli, 28821 Lilac Rd, Valley Center, CA 92082 Kyrenne Chua, Project Engineer Fire Prevention HPRM/File Copy Data Entry