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Home My WebLink AboutPRE 2020-0003; REED FAMILY RESIDENCE; Admin Decision LetterMarch 2, 2020 Brian Enright 3472 Meade Ave San Diego, CA 92116 FILE SUBJECT: PRE 2020-0003 (DEV2020-0011) -REED FAMILY RESIDENCE APN: 156-231-21-00 {"Cityof Carlsbad Thank you for submitting a preliminary review for a new single-family residence project proposed at 1375 Buena Vista Way. The project site, a 17,336-square-foot lot, currently is developed with a single-family home and an accessory dwelling unit. 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 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 construction of a new 4,110-square-foot residence with an attached garage, a detached 640-square-foot accessory dwelling unit, and an additional detached garage with a workshop above. 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, including but not limited to Sections 21.10 (R-1 One-Family Residential Zone) and 21.44 (Parking). Specifically, staff has concerns with the following: a. Pursuant to CMC Section 21.04.061, the trellises, carports, and patio covers need to be included in the proposed lot coverage calculation. Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-73141760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2020-0003 {DEV2020-0011) -REED FAMILY RESIDENCE March 2, 2020 Page 2 b. Pursuant to CMC Section 21.10.050, the maximum building height for the single-family residence with a roof pitch that is less than 3:12 is 24 feet. c. The accessory dwelling unit is subject to CMC Section 21.10.030 and recent state laws (SB 13, AB 68, AB 587, AB 670, AB 671, and AB 881). Detached accessory dwelling units may not exceed a height of 16 feet, unless it is above a garage, where the zone height limit applies. d. Pursuant to CMC Section 21.10.080(A)(l)(c), the distance between buildings used for human habitation and accessory buildings shall be not less than ten feet. e. Pursuant to CMC Section 21.10.080{A)(l){d)(v), accessory structures that do not contain an accessory dwelling unit are limited to one story. The proposed workshop above the detached garage is therefore not permitted. Additionally, please clarify the connection between the main dwelling and the front garage. The office above the front garage is only permitted if the structure is fully attached to the main dwelling. f. Pursuant to CMC Section 21.10.080(A)(l)(d)(vi), accessory structures that. do not contain an accessory dwelling unit and have a roof pitch that is less than 3:12 shall not exceed a height of ten feet. If the roof pitch is at least 3:12, the height limit is 14 feet. g. Pursuant to CMC Section 21.10.080(A)(2)(g)(i), detached accessory structures which are not dwelling units, contain no habitable space, and are within the primary dwelling's required setback areas, shall not exceed a building coverage of four hundred forty square feet. h. Pursuant to CMC Section 21.10.120{A)(4), a minimum roof pitch of 3:20 is required. i. 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. 4. The existing residential structure appears to be over 50 years in age. A cultural resources report prepared by the appropriate registered 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/blobd1oad.aspx?Blob1D=340l0 5. Per the recently approved Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition of a "protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code § 7260 et seq.), and 2) right of first refusal for a comparable unit available in the new housing development. (Gov. Code § 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code § 66300(d)(2)(E)(ii) as including residential units subject to affordability restrictions, price controls, or occupied by low income households. The formal submittal of the project will need to include documentation regarding any existing "protected units." PRE 2020-0003 (DEV2020-0011)-REED FAMILY RESIDENCE March 2, 2020 Page 3 6. A formal development application submittal will need to include a completed Climate Action Plan (CAP) Checklist (Form B-50) to determine what requirements will apply to the project. 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 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 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:ljwww.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 a Stormwater Standards Questionnaire. 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 printed from the following website link: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711 Preliminary analysis suggests that the project is a Priority Development Project and must comply with PDP stormwater requirements of the BMP Manual. A Storm Water Quality Management Plan (SWQMP) must be prepared and submitted at time of application. 2. Reduce the existing 34-foot-wide driveway to a standard 16 feet within the public right-of-way. 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. 4. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed project including design recommendations for proposed pollutant control BMPs and hydromodification facilities. 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 complete property boundary data on the site plan, including bearings and distances. 8. Provide a typical street cross section of Buena Vista Way showing existing improvements. PRE 2020-0003 (DEV2020-0011) -REED FAMILY RESIDENCE March 2, 2020 Page 4 9. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the project frontage and within 100 feet. 10. Show existing and proposed contour lines onsite and extend at least 100 feet beyond property lines. 11. Show the locations of all existing and proposed buildings, walls, fences, and permanent structures onsite and within 100 feet of site. 12. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties. 13. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. 14. Show the location of the proposed BMPs. 15. Show proposed finished floor elevations for structures and pool elevation. 16. Show existing (and proposed if different) water service and sewer lateral. 17. Please be advised that in order to make a more in-depth review of the proposed development, a more complete design of the project is required. 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: Allison Mclaughlin, Associate Engineer, at (760) 602-2732 • Fire Department: Randall Metz, Fire Inspections, at (760) 602-4661 DON NEU, AICP City Planner DN:ED:mf c: Holly and Charlie Reed, 3716 Arapaho Place, Carlsbad, CA 92010 Allison McLaughlin, Project Engineer Fire Prevention HPRM/File Copy Data Entry