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HomeMy WebLinkAboutPRE 2018-0008; ABEDI MOGHADDAM FAMILY RESIDENCE; Admin Decision LetterS-B-li" ^City of Carlsbad May 7, 2018 Varoozh Torossian, P E 1823 Bara Road Glendale, CA 91208 SUBJECT: PRE 2018-0008 (DEV2018-0051) - ABEDI MOGHADDAM FAMILY RESIDENCE APN: 215-460-06-00 Thank you for submitting a preliminary review for construction of a single-family residence project proposed on Lot 727 of Map No 7367 (APN 215-460-06-00) The project site, an approximately 30,927 square foot (0 71 acre) 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 preiiminarv review does not represent an in-depth analysis of your proiect. It is intended to give vou 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 forma! application submittal, new plans. poUcies. 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-1 5, 0-1 5 dwelling units/acre (du/ac) Growth Management Control Point of 1 du/ac b Zoning R-1-15000 c La Costa Master Plan (MP 149(R)) 2 The project requires the following permits a Building and grading permits for the construction of a single-family residence 3 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 Community & Economic Development Planning Division 1 1635 Faraday Avenue Carlsbad, CA 92008-73141760-602-46001760-602-8560 f j www carlsbadca gov PRE 2018-0008 (DEV2018-0051) - ABEDI MOGHADDAM FAMILY RESIDENCE May?, 2018 Page 2 . „ , it t; I; I. 4 Pursuant to Carlsbad Municipal Code (CMC) Section 2110 050 (R-1 zone), the addition is limited to a height of 30 feet and two stories if a minimum roof pitch of 3 12 is provided and 24 feet and two stories if less than a 3 12 roof pitch is provided Because the property does not have a Zoning designation of R-1-15000 or greater, 35 feet is not a permitted height Based on the preliminary sketches provided, it appears that the proposed addition may not comply with the above- referenced standards, particularly in the area of the central portion of the home 5 The plans submitted showing a basement do not appear to meet the City's standard Pursuant to CMC Section 21 04 045 a basement means that portion of a building between floor and ceiling which IS completely or partially below the existing grade or finished grade, whichever is lower, but so located that the vertical distance from exterior grade to the adjacent intenor floor below IS greater than the vertical distance from exterior grade to the adjacent interior ceiling above This definition mustapply to a minimum of seventy-five percent ofthe perimeter of the basement for that portion of a building to qualify as a basement At submittal, please correct plans to clarify that area is a basement per the above definition, or redesign the residence so it contains only two stories 6 Within the building plans, provide cross sections ofthe house and downhill slope to demonstrate the height and multiple habitable floors to qualify as a two-story single-family residence 7 Although construction of a single-family residence on a lot is exempt from requiring a Hillside Development Permit, this project will need to meet all ofthe standards and guidelines of CMC Section 21 95 140 While insufficient information has been provided to determine if the following development standards apply, please be aware ofthe following sections in addition to the rest of CMC Section 21 95 140 a Development of Natural slopes over 40 percent gradient (i) Natural slopes which have all of the following characteristics shall be undevelopable (A) A gradient of greater than forty percent, and (B) An elevation differential of greater than fifteen feet, and (C) A minimum area often thousand square feet, and (D) The slope comprises a prominent land form feature b Manufactured slopes which have a gradient of greater than 40 percent and an elevation differential of greater than 15 feet shall be subject to the following development standards in the Hillside Development Ordinance (i) The following types of development on or into an uphill penmeter manufactured slope shall be limited to a maximum of six (6) vertical feet as measured from the existing grade at the toe ofthe slope (A) Mam building(s), (B) Accessory building(s), and (C) Retaining walls (ii) Decks may be constructed upon an uphill perimeter manufactured slope up to the required setbacks ofthe underlying zone PRE 2018-0008 (DEV2018-0051) - ABEDI MOGHADDAM FAMILY RESIDENCE May 1, 2018 Page 3 c Volume of grading of hillside lands should be kept to a minimum Indicate on the plans grading quantities (i e cut, fill, remediation) and the grading volume per Section 21 92 140 d Building setbacks and multi-level planes which parallel the downhill slope shall be setback so that 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 slope to the building 8 Please submit a grading plan which includes topographical contours to assist staff with the review of the grading and building plans Per CMC Section 21.95 130, the grading plan will also need to include a slope analysis and slope profiles on a constraints map to determine how the Hillside Development Standards apply 9 At submittal of a grading permit this project will need to include a Biological Technical Report (BTR) prepared by a registered,biologist in accordance with the specific requirements of CMC Chapter 21 210, the Habitat Management Plan for Natural Communities in the City of Carlsbad (a k a the Habitat Management Plan (HMP)) The BTR is a critical document that will need to describe biological resources on the site, potential project impacts, and any recommended mitigation Please be advised if the BTR identifies fauna or flora onsite that is protected by the HMP, then the project would require a Habitat Management Plan Permit approved by the Planning Division For guidelines on the required contents of the BTR, please also reference the "Guidelines for Biological Studies," which can be obtained at the Planning Division's front counter or referenced online at http //www carlsbadca gov/civicax/filebank/blobdload aspx?BloblD=24331 10 The wet bar shown on plan sheet A4 shall be revised so it is consistent with the city's development standards for wet bars Pursuant to CMC Section 21 04 378 1 a wet bar does iiot contain 1 Gas lines or electrical wiring exceeding one hundred and ten volts that could power cooking appliances including, but not limited to stoves or stovetops, built-in grills, ovens (gas or electric), microwave ovens or similar appliances 2 A refrigerator exceeding six cubic feet in capacity or rough-in space for a refrigerator exceeding six cubic feet in capacity, (the typical dimensions of which are a Depth of twenty-five inches, b Height of thirty-five inches, and c Width of twenty-five inches) 3 A sink or rough-in space for a sink with a waste line dram exceeding one and a half inches in diameter, a depth of eighteen inches or an overall size of two square feet 4 Cabinetry or counter space exceeding eight lineal feet 11 Pursuant to CMC Section 21 04 120 a "dwelling unit" means a single unit providing a complete, independent living facility for one or more persons including permanent provisions for living, sleeping, eating, cooking and sanitation, and having onlv one kitchen Plan sheet A4 shows two kitchens on the mam floor, please correct the plan showing only one kitchen for the dwelling unit PRE 2018-0008 (DEV2018-0051) - ABEDI MOGHADDAM FAMILY RESIDENCE May 7, 2018 Page 4 12 Landscape construction drawings are required if the project includes 500 square feet or greater of new landscaping The landscape requirements are detailed in the Cit/s Landscape Manual available online at http //www carlsbadca gov/civicax/filebank/blobdioad aspx?BloblD=24086 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 a Storm Water Standards Questionnaire Form E-34 to determine storm water quality requirements for this project The questionnaire is available in the City website at http //www carlsbadca gov/services/depts/landev/engineering asp Preliminary analysis suggests that the project is a Standard Project and subject to installing 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 //www carlsbadca gov/civicax/filebank/biobdioad aspx?BloblD=30141 List and plot any applicable BMPs on the site plan and/or preliminary grading plan 2 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 or show that the downstream storm dram facilities can handle the additional flow 3 Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed development. 4 A recent Preliminary Title Report (PTR) will be required with formal project application submittal 5 All easements and encumbrances identified in the PTR must be indicated on the site plan 6 Show existing and proposed contour lines, extend at least 50 feet beyond the property lines 7 On the site plan, indicate the total proposed impervious area and total proposed pervious area 8 Provide typical Argonauta Street cross-section showing the existing improvements along the project frontage Include approximate location of the underground utilities in the street cross- section Show, label and dimension the existing right-of-way PRE 2018-0008 (DEV2018-0051) - ABEDI MOGHADDAM FAMILY RESIDENCE May 7, 2018 Page 5 9 Provide cross-sections to illustrate differences in grade ^ 10 Provide the earthwork quantities (cut, fill, remedial, import or export) on the site plan 11 Design the dnveway approach to SDRSD DWG No G-14A Locate the edge of driveway 3 feet from a prolongation of the side property line per city standard and plot dnveway perpendicular to the existing curb and gutter ^ 12 Show method of drainage including high points, flowline elevations, storm dram, percent grades and off-site facilities Appears the lot drains off-site, extend property line and existing contours to include the entire lot and venfy off-site drainage facilities are adequate 13 Show grading/slopes for building pad, driveway, walkways etc 14 Show complete property boundary data on the site plan, including bearings, distances, and curve data 15 On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc) along Argonauta Street at the project frontage 16 On the site plan, show locations of all existing utilities (including watermain, water services, water meters, sewer mam, sewer laterals, storm dram pipes, etc and their appurtenances) along Argonauta Street Reference city approved improvement plan drawing numbers of the existing utilities for references 17 Show the location of the existing water service and proposed water meter with backflow preventer Indicate the water demand m gallons per day 18 Show the location of the proposed sewer lateral to serve the project Show the invert elevations to indicate gravity flow 19 Show location of all existing and proposed fire hydrants within 300 feet of the project boundary 20 Vertical control for all design elevations should be based upon the city standard vertical datum, NGVD 29 (see Engineering Standard Volume 1, Chapter 2) Provide source of the topographic survey and the vertical datum 21 Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, etc) 22 Tfiis 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 PRE 2018-0008 (DEV2018-0051) - ABEDI MOGHADDAM FAMILY RESIDENCE May 1, 2018 Page 6 Building: 1 Project may require sewer pump and backfiow prevention valve Fire: 1 Residential fire sprinklers required 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 Tim Carroll, Project Engineer, at 760-602-2737 Sincerely, DON NEU, AlCP City Planner DN PD dh Reza Abedi Moghaddam & Effat Fandi, 1 Rue Renior, Coto De Caza, CA 96679 Tim Carroll, Project Engineer Fire Prevention HPRM/File Copy Data Entry