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Home My WebLink AboutPRE 2020-0023; SPEER RESIDENCE; Admin Decision LetterOctober 8, 2020 Bogdan Tomalevski Colega Architects 4334 Sepulveda Blvd. Culver City, CA 90230 SUBJECT: PRE 2020-0023 (DEV2020-0204)-SPEER RESIDENCE APN: 205-160-62-00 Ccityof Carlsbad BFILE COPY fY/a.,/4/ IP/;1.//J. P Thank you for submitting a preliminary review for demolition of an existing home and construction of a new, approximately 5,133-square-foot single-family residence proposed at 3342 Donna Drive. The project site, an approximately 11,831-square-foot lot, currently is developed with a single-family residence. 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 dwelling units/acre (du/ac). Growth Management Control Point of 3.2 du/ac. b. Zoning: R-1 One-Family Residential 2. The project requires the following permits: a. Grading Permit (subject to proposed cut/fill volumes) b. Building Permit 3. As described in the scope of work, this preliminary review application is for the demolition of an existing home and construction of a new 5,133-square-foot residence with an attached garage. The Carlsbad Municipal Code (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, 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 2020-0023 (DEV2020-0204) -SPEER RESIDENCE October 8, 2020 Pa e 2 including but not limited to Sections 21.10 (R-1 One-Family Residential Zone). Specifically, staff has concerns with the following that need to be corrected/addressed prior to applying for permits: a. On plan sheet A-0.01 include the front yard setback, the driveway, and Donna Drive for clarification. b. Pursuant to CMC Section 21.04.061, the trellises, carports, and patio covers need to be included in the proposed lot coverage calculation. 4. 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.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. 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. No civil plans/preliminary grading plans were provided as part of this review. Note that a complete project design will be needed to conduct a thorough and complete review of the project. Additional items of concern may be identified upon formal permit application submittal. 2. Donna Street is classified as an "Alternative Design Street" perthe City of Carlsbad Street and Sidewalk Policy. No Street improvements are required at this time. The owner will be required to enter into a Neighborhood Improvement Agreement (NIA) with the City for future street improvements. 3. Retaining walls are not allowed within the public street right-of-way (ROW). Delete the proposed retaining wall within Donna Drive ROW and revise the site plan accordingly. PRE 2020-0023 (DEV2020-0204) -SPEER RESIDENCE October 8, 2020 Pa e 3 4. Show top of wall (TW) and bottom of wall (BW) elevations of all existing and proposed retaining walls and label if new, or existing (to remain,) or existing (to be removed). Clearly indicate the limits of portions of the existing boundary walls that are to remain and portions that are to be remove/replaced. 5. Show the limits of the temporary 1:1 slope necessary to construct the retaining walls. Indicate on the site plan the type of temporary shoring necessary to construct boundary retaining walls as recommended by the soils engineer. 6. The maximum width allowed for a single family driveway is 30 feet and combined width of the two proposed driveways shall not exceed 40% of the lot frontage. Ensure that the said requirements are met. 7. This project qualifies as a 'Standard Project' as indicated in the completed Storm Water Standards Questionnaire Form E-34. The proposed pervious driveways and patios shown on the preliminary site plan helped reduce the total impervious area to 4,409 square feet. This is less than the 5,000 sq. ft., 'Priority Development Project' (PDP) threshold for hillside development. To remain a 'Standard Project' during formal project submittal, the project must proceed using pervious pavement for driveways, patios, walkways, etc. to ensure that the PDP threshold is not exceeded. 8. On the site plan, indicate the total proposed impervious area and total proposed pervious area in square feet. 9. Provide a recent Preliminary Title Report (PTR) with formal permit application submittal. All easements and encumbrances identified in Schedule "B" of the PTR shall be shown and identified on the site plan. 10. Show the existing public utility easement along the eastern boundary of the project per Map 4393. 11. Submit a preliminary drainage report to, determine the pre-development and post-development drainage flows. Provide necessary mitigation for the increase in post development flows, 12, Show property boundary data including bearings and distances. 13. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume 1, Chapter 2. 14. Show all existing and proposed contour lines and spot elevations to determine the existing and proposed drainage pattern and determine the extent of the proposed grading (Le, max. cut/fill). 15. Show existing structures, contour lines and spot elevations on the adjacent properties, up to 25 feet beyond the property line. Provide multiple cross-sections to illustrate differences in grade. 16, Lot drainage shall comply with engineering standard GS-15. Provide a minimum of 2% grade away from the building if hardscaped and a minimum of 5% grade away from the building if landscaped per 2016 California Building Code Section 1804.4. Show high points, flowline elevations, percent grades and show the directions of lot drainage using drainage arrows. Show invert elevations of any proposed storm drain pipes. Verify the invert elevation of the existing storm drain pipe to connect to. PRE 2020-0023 (DEV2020-0204) -SPEER RESIDENCE October 8, 2020 Pa e4 17. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. A grading permit will be required for this project. 18. Submit a preliminary Geotechnical Study that provides recommendations for this proposed development including design recommendations for the proposed retaining walls and pervious pavement proposed for this project. 19. Show the location of the existing water service and water meter. The water service and meter may need to be upgraded to 1" (minimum size) to accommodate fire sprinkler system. The water meter must lie located outside the driveway but within the public ROW and shall be installed per CMWD W- 3A standard drawing. 20. Show the location of the existing sewer lateral and relocate as necessary to avoid conflict with the proposed driveways. 21. On the site plan, show all existing street surface improvements (street pavement, rolled curb, power poles, street lights, adjacent driveways, fire hydrants, etc.) and existing utilities including water main and sewer main within Donna Drive. Reference the city approved drawings for sewer and water (see red-lined site plan). 22. Provide typical Donna Street cross-section at the project frontage. Label and dimension the existing and proposed street right-of-way. 23. Plot line of sight for corner sight distance at all driveway intersections per Topic 405 of the California Department of Transportation Highway Design Manual. Ensure that no conflicts exist within the line of sight. 24. Meet with the Fire Department to identify the necessary fire protection measures required for this project. 25. This preliminary review does not constitute a complete review of the proposed project and additional items of concern may be identified upon formal project application submittal. Fire: 1. NFPA 13D Fire Sprinklers required. PRE 2020-0023 (DEV2020-0204) -SPEER RESIDENCE October 8, 2020 Pa e 5 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Paul Dan at the number below. You may also contact each department individually as follows: • Planning Division: Paul Dan, Associate Planner, at (760) 602-4614 • Land Development Engineering: Kyrenne Chua, Project Engineer, at (760) 602-2717 • Fire Department: Randy Metz, Fire Inspections, at (760) 602-4666 DON NEU, AICP City Planner DN:PD:cf c: Jeff & Marsha Speer, 3342 Donna Drive, Carlsbad, CA 92008 Kyrenne Chua, Project Engineer Fire Prevention HPRM/File Copy Data Entry