The URL can be used to link to this page

Home My WebLink AboutPRE 2021-0013; ARJONA-STROTHER REMODEL; Admin Decision LetterMay 17, 2021 David Potra So Cal Build Design, Inc. 10035 Prospect Avenue, #102 Santee, CA 92071 SUBJECT: PRE 2021-0013 (DEV2021-0077) -ARJONA-STROTHER REMODEL APN: 214-160-36-00 Ccityof Carlsbad 8 FILE COPY rvi ... :1 .. J s-J-z.~/-z, Thank you for submitting a preliminary review to add a 555 square feet garage, 171 square feet of habitable space on the first floor, 612 square feet on the second floor, and a 659-square-foot roof deck to an existing residence at 7264 Ponto Drive. The project site, which comprises one lot totaling approximately 7,206 square feet, is currently developed with a 1,358 square, one-story, 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: I a. General Plan: Residential/Visitor Commercial (R-15/VC) b. Zoning: Residential Density-Multiple Zone -Qualified Development Overlay Zone/Commercial Tourist Zone -Qualified Development Overlay Zone (RD -M -Q/C -T -Q) c. The property is in the non-appealable area of the Coastal Zone. The Coastal land use designation and zone are the same as the General Plan and Zoning above. d. The project is subject to the vision and guidelines for the Live-Work land use contained within the Ponto Beachfront Village Vision Plan (PBWP). Community Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2021-0013 (DEV2021-0077)-ARJONA-STROTHER REMODEL May 17, 2021 Pa e 2 2. The project may require a Coastal Development Permit (CDP), and depending on the development costs, the decision-making authority may be the City Planner or Planning Commission: a. A CDP is required for the remodel of an existing single-family residence if greater than 50 percent of the exterior walls are being removed. If a CDP is required, the decision-making authority and required entitlement is one of the following: i. A Minor CDP is required if the development costs are less than $60,000. The decision-making authority for a Minor CDP the City Planner and is processed administratively. ii. A CDP is required if the development costs are greater than $60,000 and the decision-making authority is the Planning Commission. b. If the project involves less than 50 percent of the exterior walls to be demolished, a CDP is not required, and the project will be required to submit plans to the Building Division to initiate a plan check review process to obtain a building permit. c. Plans submitted for a Minor CDP, a CDP, or for plan check for a building permit must provide dimensions of all exterior walls to remain and to be removed. The plans must include the percentage of the exterior walls that will be removed. d. If the proposed project requires an entitlement application, the project will be subject to any applicable standards and design guidelines contained within the Ponto Beachfront Village Vision plan. 3. Residential Density -Multiple Zone Development Standards. The project must comply with all applicable standards contained within Carlsbad Municipal Code (CMC) Chapter 21.24 -Residential Density-Multiple Zone. The comments provided below are not inclusive of all the requirements per Chapter 21.24 of the CMC. Please refer to the referenced chapter for all requirements. a. Setbacks i. Front: minimum 20 feet ii. Side: minimum five feet in width iii. Rear: 10 feet in depth b. Building Height i. The proposed second-story addition and the roof top deck shall not exceed a height of 35 feet. The measurement of height is defined in CMC Section 21.04.065 as the vertical distance measured from existing grade or finished grade, whichever is lower, at all points along the building coverage. c. Lot Coverage i. The residence shall cover no more than 60 percent of the lot. Building coverage is defined in CMC Section 21.04.061 as the total ground area of a site occupied by any building or structure as measured from the outside of its surrounding external walls or supporting members. Building coverage includes exterior structures such as stairs, arcades, permanent structural elements such as overhangs, windows, stories that overhang a ground level, and garages. Roof eaves that extend less than 30 inches from the face of the building, awnings, and structures under 30 inches in height are not counted in building coverage. As --------------·----· PRE 2021-0013 (DEV2021-0077}-ARJONA-STROTHER REMODEL May 17, 2021 Pa e 3 proposed, the remodel and addition meet this requirement. If a coastal development permit is required, the plans submitted with a formal application must include a lot coverage calculation that includes a breakdown of the garage, building footprint, the outdoor stairs, or other permanent structural elements that are counted in lot building coverage. 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.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 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 online at https://www.carlsbadca.gov/departments/community-development/planning. 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. The project may be subject to frontage improvements in the right-of-way Per Carlsbad Municipal Code Chapter 18.40. Determination of frontage improvement requirements will be made during formal project application submittal. 2. Complete the city's Storm Water Standards Questionnaire (Form E-34), and the Standard Project Requirement Checklist (Form E-36). These 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. Both forms can be obtained on the city's web site. 3. 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. If the easement cannot be shown, list the easement on the plan and state "non-plottable". 4. The maximum width allowed for single family driveway is 30 feet and shall not exceed 40% of the lot frontage. Ensure that the said requirements are met. 5. On the site plan, indicate the total proposed impervious area and total proposed pervious area in square feet. PRE 2021-0013 (DEV2021-0077} -ARJONA-STROTHER REMODEL May 17, 2021 Pa e4 6. 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 (i.e. max. cut/fill). 7. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. 8. Show and label on the plans, the sewer service (lateral) and cleanout and the water lateral and water meter with backflow. 9. Show existing structures, contour lines and spot elevations on the adjacent properties, up to 25 feet beyond the property line. Provide multiple cross-section to illustrate differences in grade. 10. 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 for landscaped per 2016 California Building Code Section 1804.4. Show high points, flowline elevations, percent grades and show the directions lot drainage using drainage arrows. Show invert elevations of any proposed storm drainpipes. Verify the invert elevation of the existing storm drainpipe to connect to. 11. On the site plan, show all existing street surface improvements (street pavement, rolled curb, power poles, streetlights, adjacent driveways, fire hydrants, etc.) and existing utilities including water main and sewer main within Ponto Dr. 12. Meet with the Fire Department to identify the necessary fire protection measures required for this project (sprinkler system, etc.). 13. 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. Building: 1. Climate Action Plan (CAP) compliance is required for new construction. Sections 2A, 3A, and 4A must be filled out and complete details must be shown on plans. The CAP compliance checklist can be found online at: https://www.carlsbadca.gov/home/showpublisheddocument/3714/637571047844130000 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contactJessica Evans at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Evans, Associate Planner, at {760) 602-4631 • Land Development Engineering: Emad Elias, Associate Engineer, at (760) 602-2733 • Building Division: Jason Pasiut, Building and Code Enforcement Manager, at (760) 602-2788 DON NEU, AICP City Planner DN:JE:cf c: Oscar Arjona and Ronald Strother, 7264 Ponto Drive1 Carlsbad, CA 92011 Emad Elias, Project Engineer HPRM/File Copy Data Entry