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Home My WebLink AboutPRE 2021-0046; WILSON ADDITION; Admin Decision LetterDecember 3, 2021 Will Warner 111 C Street Encinitas, CA 92024 SUBJECT: PRE 2021-0046 (DEV2021-0234} -WILSON ADDITION APN: 167-053-04-00 (°Cityof Carlsbad 8FILE cory If!~//~,/ IZ/'1/21 Thank you for submitting a preliminary review for an addition to a single-family residence proposed at 3354 Seacrest Drive. The project site, an approximately 12,000-square-foot lot, is currently 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, 0-4 units/ac. Growth Management Control Point of 3.2 units/ac. b. Zoning: R-A-10000. 2. The project requires the following permits: a. Landscaping Permit (if applicable, please see Planning Item No. 9 below) b. Grading Permit c. Building Permit 3. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process for housing projects. It is not mandatory unless applicants seek the vesting and processing benefits offered under SB 330. Participation in the SB 330 streamline process would occur first, followed by the formal development application process required under Government Code (Gov. Code)§§ 65940, 65941, 65941.5, and Carlsbad Municipal Code (CMC) § 21.42.050. Acceptance by the city of a complete SB 330 Streamline Application (Form P-32) and ff;!e will vest the project for 180 days in accordance with the ordinances, policies and standards in effect at the time the SB 330 Application is accepted. 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 2021-0046 (DEV2021-0234) -WILSON ADDITION December 3, 2021 Page 2 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 tfirnate 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. 5. As described in the scope of work, this preliminary review is for the addition to an existing single- family residence. The project includes the addition of a 1,257-square-foot basement garage, 1,211- square-foot living area on the first floor, and 986-square-foot master suite on the second floor. Staff supports the proposed residential addition subject to compliance with all applicable standards and policies, including Carlsbad Municipal Code (CMC} Chapters 21.08, 21.44 and 21.46. Specifically, the proposed addition complies with the minimum required setbacks of 20 feet at the front and rear, and 10 feet at the sides. The proposed building height does not exceed the maximum allowed height of 30 feet (with a minimum roof pitch of 3:12}. Additionally, the proposed project does not exceed the maximum permitted lot coverage (40 percent maximum). 6. A maximum of two stories is allowed per CMC 21.08.030(A). The garage level qualifies as a basement per CMC 21.04.045 if the definition of basement is applied to at least 75 percent of the perimeter of said level. Please note that basement qualification is measured from the existing or proposed grade, whichever is lower. · 7. Per CMC 21.46.130, fences and walls within the front yard setback are limited to 42 inches in height. Retaining walls and safety guardrails adjacent to the sloping driveway may not exceed 42 inches. The maximum height for fences and walls beyond the front yard setback is six feet. 8. A landscape permit will be required if proposing to modify 2,500 square feet or more of the existing landscaped areas. Please note that the Landscape Plans shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016}. The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web page at the following address: https://www .ca rlsbadca .gov /home/showdocument?id= 7032 PRE 2021-0046 {DEV2021-0234) -WILSON ADDITION December 3, 2021 Page 3 Land Development Engineering: 1. Complete the city's Storm Water Standards Questionnaire (Form E-34). 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 obtained on the city's web site. Preliminary analysis suggests that the project is a 'Standard Project' and shall provide two completed Standard Project Requirement Checklist (E-36 Form). The form is available on the city's website. 2. 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. On the plans, show and label all easements listed in said report. If the easement cannot be shown, list the easement on the plan and state "non-plottable". · 3. On the site plan, indicate the total proposed impervious area and total proposed pervious area in square feet. 4. Show all existing and proposed contour lines and spot elevations to determine the existing and proposed drainage patterns. 5. 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 drain pipes. Verify the invert elevation of the existing storm drain pipe to connect to. 6. Per Carlsbad Municipal Code Section 15.16.060, this project will require a grading permit. On the grading plans, indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume 1, Chapter 2. Please be advised that the grading permit process generally takes approximately six months from initial submittal to permit issuance. 7. Provide a hydrology study to determine the pre-development and post-development discharge flows. Provide preliminary recommendations to mitigate any increase in flows. 8. Provide a Geotechnical study and include feasibility and recommendations for the proposed retaining/structural wall. Include recommendations for wall drainage. 9. The proposed retaining/structura·I wall seems to be a non-standard retaining wall. Provide structural design and calculations by a licensed structural engineer. On the grading plans, show top of wall, bottom of wall, and top of footing elevations at multiple locations of the retaining wall. 10. Show and label on the plans, the sewer service (lateral) and cleanout and the water lateral and water meter with backflow. 11. 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. PRE 2021-0046 (DEV2021-0234) -WILSON ADDITION December 3, 2021 Page4 12. Provide change in average daily traffic (ADT), as well as the change in water demands (GPM or GPD) and sewer generation (EDU) resulting from the project. List even if net change is zero. Building Division: 1. The following concerns should be addressed prior to submitting for plan review: a.. The "storage" room has no natural light or ventilation -mechanical means necessary. b. The Master Suite has no openings on three sides. Compliant if 8% light requirement is met. c. Identify if there will be a business proposed to be run out of this space. d. Means for sanitation are not proposed for the Master Suite. e. Identify if the elevator will be a deferred submittal. If not, remove from this proposal. 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 https:ljwww.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. Please review all information carefully before submitting. 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: Emad Elias, Project Engineer, at (760) 602-2733 • Building Department: Jason Pasiut, Building Official, at (760) 602-2788 Sincerely, Di~ City Planner DN:ED:cf c: Rex and Mary Wilson, 3354 Seacrest Drive, Carlsbad, CA 92008 Emad Elias, Project Engineer Fire Prevention Laserfiche/File Copy/Data Entry