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HomeMy WebLinkAboutPRE 2020-0020; HAMDARD RESIDENCE; Admin Decision LetterSeptember 10, 2020 Aman Hamdard 2349 Caringa Way, Unit 3 Carlsbad, CA 92009 Ccityof Carlsbad A notice has been mailed t. all property owners/occupa · listed herein. A A Date: '116 u Signature: c/Jord SUBJECT: PRE 2020-0020 (DEV 2020-0199) -HAMDARD RESIDENCE APN: 216-160-23 Thank you for submitting a preliminary review for the construction of a 3,800-square-foot home located on a vacant, 0.44-acre parcel on the north side of La Caruna Way. 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 vour 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: Residential 0-4 dwelling units per acre (R-4); b. Zoning: One-Family Residential (R-1); and c. The project site is located within the La Costa Master Plan, MP 149(R). The Master Plan defers to the Carlsbad Municipal Code, specifically the Zoning Ordinance (Title 21), for the development of the subject site. 2. The project requires the following permits: a. Based on the review of the additional information requested, a grading· permit may be required; and b. Building permit. 3. The building permit submittal will need to include a completed Climate Action Plan (CAP) Checklist (Form B-50) to determine what requirements will apply to the project, to the extent applicable for the proposed single-family home. CAP 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 Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 76D-602-4600 I 760-602-8560 f I www.car1sbadca.gov "."•P'nR. _ __...._ .... -~,,•-•-.. II n,fli" ,.. PRE 2020-0020 -HAMDARD RESIDENCE September 10, 2020 Page 2 Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: http://www.geode.us/ codes/ ca rls bad/view .ph p ?top ic=18&fra m es=on 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. 4. Hillside development. Based on a review of the city's digital topographical maps, there is an approximately 24-foot downhill perimeter slope on the subject property. Pursuant to Carlsbad Municipal Code (CMC) Section 21.95.040, single-family homes proposed on lots with slopes with a gradient of 15 percent or more and an elevation differential greater than 15 feet are required to comply with Section 21.95.140 of the hillside and development standards of the Hillside Development Regulations Chapter of the Zoning Code. Please be advised of the following requirements and additional information needed to confirm compliance: 5. a. Revise the site plan to add topographic contours (two-foot interval); b. Provide a north-south and east-west cross section through the property which includes the proposed single-family home; c. Pursuant to CMC Section 21.95.140.C.1.b(iii), no main or accessory building or structure, deck or retaining wall, etc., may encroach over the top/edge of a downhill perimeter slope; d. Pursuant to CMC Section 21.95.140.1.1, all main and accessory buildings developed on hilltops and/or pads created on downhill perimeter slopes greater than 15 feet in height shall be set back so the building does not intrude into a 0.7-foot horizontal to one-foot vertical imaginary diagonal plane that is measured from the edge of the slope to the building. For all buildings which are subject to this slope edge building setback standard, a profile of the diagonal plane shall be submitted with the building plans so compliance can be verified. Please be advised that if the two-story home is currently proposed at the edge of the top-of- slope, the home will likely need to be shifted to the south away from the slope edge {i.e. toward the front property line) to comply. Alternatively, the design of the home can be modified such that a single-story feature is proposed along the north elevation provided the building complies with the 0.7:1 slope edge setback. Side yard setback. A six-foot side yard setback is proposed along the west property line and a 17- foot setback is proposed along the east property line. Pursuant to CMC Section 21.10.070.A.1.a, a side yard setback shall be provided on each side of the lot equal to ten percent of the lot width, provided that the side yard is not less than five feet and need not exceed ten feet. The subject 107-foot-wide lot requires a ten-foot-wide side yard setback. Pursuant to CMC Section 21.10.070.A.1.a(i), the width of one side yard may be reduced (also known as a side yard swap), subject to the following: ··• •·· •· . ., ________ -----··········"·-·····-·-· .... PRE 2020-0020-HAMDARD RESIDENCE September 10, 2020 Page 3 6. 7. a. The opposite side yard shall be increased in width by an amount equal to the reduction or shall be a minimum of ten feet in width, whichever is greater; b. The reduced side yard shall not be less than five feet in width, nor shall it abut a lot or parcel of land with an adjacent reduced side yard; and c. In the event special circumstances exist, such as extreme topographical features and/or irregularly shaped lots (such as those that front on cul-de-sacs), a reduced side yard may be permitted adjacent to a reduced side yard, provided a minimum ten feet is maintained between buildings. Based on the information provided above, a side yard swap can be permitted if it can be demonstrated that the reduced side yard on the west side does not abut a lot or parcel of land with an adjacent reduced side yard. Please ensure that the site plan shows the existing side setbacks of the adjacent home so staff can verify compliance. Building height. The proposed height and roof pitch of the two-story single-family home are 26'- 5" and 3:12, respectively. A covered stairway leading up to a roof deck is proposed at a height of 32'-8". Pursuant to CMC Section 21.10.050 (R-1 zone), the maximum permissible height for a two- story home with a 3:12 roof pitch is 30 feet. Pursuant to CMC Section 21.46.020, a stairway is an allowable protrusion above the 30-foot height limit as long it does not provide additional floor space and is not taller than the minimum height required to accommodate or enclose the intended use. As currently proposed, the building height and architectural projection comply with the Zoning Ordinance. With the building department submittal, please revise the elevations as follows: a. Identify the existing and finished grade; and b. Dimension the building height. Building height is measured from whichever grade is lower to the peak of the roof. Disturbed Land Mitigation Fee. Because the site is a vacant, undeveloped lot, a Habitat Management Plan (HMP) fee will be required for impacting disturbed land associated with the construction of the proposed project. The current HMP fee is $3,437.00 per acre for impacting disturbed land (Habitat Group F) (but will be the fee in effect per the Master Fee Schedu_le adopted by the City Council at the time of permit application is submitted). The fee will be assessed on the site's gross acreage. 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 on line at www.carlsbadca.gov. 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 comments: 1. Please address the redlined comments on the enclosed project plans. 2. Complete a Stormwater Standards Questionnaire. This questionnaire will guide you and the City . ... --····-~--·----- PRE 2020-0020 -HAM OARD RESIDENCE September 10, 2020 Page4 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 printed from the following website link: http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711 Preliminary analysis suggests that the project is a Standard Project and subject to insta!ling site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the Standard Project Requirement Checklist (E36) that will also need to be completed. The link to the form is at: http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=30141 2. Show proposed driveway cut and driveway. 3. A preliminary hydrology study will be required to determine the pre-development and post- development discharge flows. Provide preliminary recommendations to mitigate any increase in flows. Show the proposed method of drainage for the lot. 4. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed project. 5. A recent Preliminary Title Report (PTR) will be required with formal project application submittal. 6. All easements and encumbrances identified in the PTR must be indicated on the site plan. 7. Show all existing utilities in la Coruna PL, including water and sewer services for the property. 8. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the project frontage and within 100 feet for both La Coruna Place and La Costa Ave. 9. Show existing and proposed contour lines onsite and extend at least 25 feet beyond property lines. 10. Show the locations of all existing and proposed buildings, walls, fences, and permanent structures onsite and within 25 feet of site. 11. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties. 12. Indicate the volume of grading {cut, fill, import, export, remedial) proposed forthe project in cubic yards. 13. Show proposed finished floor elevation. ----------~-·--·---·---··-------•-------- PRE 2020-0020 -HAMDARD RESIDENCE September 10, 2020 Page 5 14. Please be advised that a more in-depth review of the proposed development will occur with the submittal of the permit application, when a more complete design of the project is provided. Any comments received from the Fire Department will be forwarded under a s~parate cover. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Shannon Harker at the number below. You may also contact each department individually as follows: • Planning Division: Shannon Harker, Associate Planner, at (760} 602-4621 • Land Development Engineering: Allison Mclaughlin, Project Engineer, at (760) 602-2732 • Fire Department: Randy Metz, Fire Marshal, at (760) 602-4661 DON NEU, AICP City Planner DN:SH:cf Enc: Engineering redlines cc: Mike Mitchell, Residential Designs, 29277 Valley Center Road, Valley Center, CA 92082 Allison Mclaughlin, Project Engineer Randy Metz, Fire Prevention HPRM/File Copy Data Entry GENERAL NOTES: 1} TI1it p,q.ai.,e c.ompl,J..ei IN~ t\lldlno c.odet .-.ii ~4' ~ afS...Dle,o~ 2011111G.llorrill Rulde,&fGodc'(G,tltG.)-,,dlcir:ZOlllll~~Gode (GBC}•apfllc«llc 201'1~6'runBl.t1dlfto~6twdct~,en) =:::~ ~'f~) ~i:===~f~l _;l01<lWlfolriae.Adln;f.ner~E~~(G&EE5) l)The~it,~lodedlulfrid 3) f-lRE 51"fUHICL.fRS ARf REQUIRED f'OII: T~S PROJE:G-T. AREA TABULATION lMH6MeA •3e<ltSI' "-Tr~6Nt,<rr,6? --~ OfCli3, TOTAL • ctS3 5' c.o-.'t"6>P'ATIO!>, TOTH. •2!,C~ •·· GO~TJWGTION: TYf'f V FAll:•<141i 1,l45Sf'l1"016SI'•~ LOft,Oll'fAAG,C! • 15'6 2.~~l11.31b~f'•.1' VICINITY MAP OWNER INFORMATION ~...,_..~d OWGon.lnal"I. ~~ad,GA<l200'! 160<tb12'Ul -- CONTACT INFORMATION M~Y.ffGHfl.L ~ RE"SIDENT\,l,L OE516NS 2'11TI VJ>I.J..Z'f c.fKTl!Jt ltO. G M:XlltHS: VAU..fYGfNTER,U.~ lb0-t%-0161 ~Ol!MTl,l,L.Of5l6""50'fA)i()O.GOM PARCEL INFORMATION 21b--160-23-00 IC€RUFY™-'TIM,11,vtltlADMJ.ZCNNGlt£0U.AJIOt,JS""'°ll€$I ~l'IIAC11CU ....... JNOTH#.HO'fw.Tl....,.TH!DI:~ Of'Titll'ROl'ON.OrttO.llCT: PROJECT SCOPE .,..,.., V"GMTLQT -1)l!MJll.Dl<(&il~,oHIATT.ir.G+-tl!D~e ENQallEUUNGIC,t,1.£: 1•• 30' BMPLEGEND CfiliiiJ =9 =9 CfiliiiJ -➔• ➔ .-cnGIIOJIOI-➔➔ --•-11---(iiEJ IMn-M.Jltllf•ffl)ll,f,lf unHJ -.i.l'UVlllTIOlf.-.(lllfflOI. [mJ ~-----[mi½]--~ [l!M) ---.sn-...otKIIT [iiii) _....,,,orwn: __ ,i.,,.,,,-ENl"OftARY RIMOFF C0NTROl. 8MP&: [iii] ==0,-..,.,-r, _ _. 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Nll--Cil--[QJ--fffl-• 0--011-•~ [g] ,w.u,~-w.<11'1,,--'0l'l PLOT PLAN INFORMATION -- SHEET INDEX RESERVED FOR COUNTY STAMPS SHEET TITLE PLOT PLAN SHEET NUMBER P-1 HAMDARD ,. ~rn"' ~ 0 ~ ~ I • !J ! I ~ I f • .! rl :: ----~ co-----,,l I ~ 0000 iJ i ~ 0 ~ i ..... I I 11 I : ~ I ~ I l""--:11"~~ J '...., ----<·,___.., __ ~.., r-ttw ,. f-------------W♦tr." lt'•ll'""-----1 f-------------------u· .. 11••----------------~ ~t~ I ~ ~1~ .. ~ "•~ r iE, C> •"a ~ r t ,e "11 s: z Aman Hamdard 0 La Coruna Pl. C.e~sbad. C,A '!200<! 1604&1 2121 emen.hamdard@gmall.GOm NEl'i SFD ON VAC,ANT LOT OLAC.ORUNA PL c.ARLS6AD C,A <UOO'l © FIRST FLOOR PLAN .. .,.,_ ,.%,, 11 11 2'1211 VALLEY C.ENTER RD. C. ...... VALLEY C.ENTER, C,A <00&2 CJ 160-&5&-01 &1 res~ntialdes~nl@yohoo.GOm ,..., ,.,.. u-_,,r.,,., .. w-11.JH· .. .... 11'~ ... _,.=----r··"'r=:T ..... ~-•=r ..... -,._, ... ·t•ji---•=r·· ... -........ ,.........,. m.,,,,.. re~ ro~ t-1 ~n~ 8 J f-1 ~TCJIII-~ --, I~ w,cw.•·•,in• l; b I .......... 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I I I I I I I I I I I I I I I I I I I I I I I I I l L ___________________________ j ROOF DEC.K PLAN l~l FRONT ELEVATION REAR ELEVATION nn LIU EE:B EEB □□□□ □□□□ □□□□ □□□□ RIGHT ELEV A TION LEFT ELEVATION mm WW Ill z Q ..... ~ . -' IU DATE: 8/2/2020 ~ ~ ~ ~