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HomeMy WebLinkAboutPRE 2022-0029; EL CAMINO RESIDENTIAL DEVELOPMENT; Admin Decision LetterJune 29, 2022 Corey Love 2386 Ivy Road Oceanside, CA 92054 BFILE COPY CCityof Carlsbad SUBJECT: PRE 2022-0029 (DEV 2022-0101) -EL CAMINO RESIDENTIAL DEVELOPMENT APN: 167-080-52-00 Thank you for submitting a preliminary review application for a two-story 2,207-square-foot single-family residence with an attached 431-square-foot junior accessory dwelling unit (JADU) and an attached 340- square-foot two-car garage. Also included in the proposal is a detached 769-square-foot accessory dwelling unit (ADU). The project site, an approximately 10,280-square-foot lot located at 3817 El Camino Real, currently is 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 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: 1. General Plan and zoning designations for the property are as follows: a. General Plan: R-4 Residential, 0-4 dwelling units per acre (du/ac). b. Zoning: R-1-10,000 (One-family Residential with 10,000 square foot minimum lot sizes) 2. The project requires the following permits: a. Grading Permit b. Building Permit 3. R-1 Zoning Standards. The one-family dwelling (include ADU and JADU) is subject to the standards of Carlsbad Municipal Code (CMC) Chapter 21.10, One-Family Residential (R-1) Zone. Staff has the following comments regarding this preliminary design: Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov PRE 2022-0029 (DEV 2022-0101} -EL CAMINO RESIDENTIAL DEVELOPMENT June 29, 2022 Pa e 2 a. Front Yard: Pursuant to CMC Section 21.10.060, Every lot in the R-1 zone shall have a front yard which has a depth not less than twenty feet. Plans appear to show the front wall of the JADU slightly extending into the front yard setback area. Please revise all applicable project exhibits to comply. Pursuant to CMC Section 21.46.120, Cornices, eaves, belt courses, sills, buttresses or other similar architectural features may project into any required yards, but in no case shall such intrusions extend more than two feet into such required yards. Plans and renderings appear to show first-floor awning extending more than two feet into the front yard. Please revise all applicable project exhibits to comply. b. Required Parking: Pursuant to CMC Section 21.44.020, Table A, a two-car garage must have a minimum interior dimension of 20 feet x 20 feet. The preliminary design shows a two-car garage that is inconsistent with these minimum dimensional requirements. Please revise all applicable project exhibits to comply. c. Development Standards: Pursuant to CMC Section 21.10.120, all roofs shall have a pitch of at least three inches in twenty inches unless another pitch is approved by the city planner. No roof shall be made of corrugated, extruded, or stamped metal. The flat roofs shown on the proposed exhibits do not appear to be in compliance with this development standard. Please revise all applicable project exhibits to comply. 4. Accessory Dwelling Unit (ADU). The ADU is subject to the standards of CMC Chapter 21.10, One- family Residential (R-1) Zone, and State Law as summarized in the Accessory Dwelling Unit Informational Bulletin IB-111 (Attachment A). In addition to the attachment, IB-111 may also be found on the city's website at: https://www.carlsbadca.gov/home/showpublisheddocument/526/637757643522070000 Staff has the following comments regarding the preliminary design of the detached ADU: a. ADU Height: Detached ADUs shall be limited to one story and 16 feet maximum height. Elevations appear so show exterior walls of the detached ADU taller than 16 feet. Please revise all applicable project exhibits to comply. 5. Junior ADU Requirement: Please be aware that the property owner must occupy either the JADU or the main residence. In cases where both an ADU and JADU are constructed, the owner must live in one of the three units. As part of a formal submittal, a restriction shall be recorded against the property prior to issuance of building permit stating this requirement. 6. El Camino Real Corridor Development Standards (Area 2). Because El Camino Real is considered a scenic corridor within the city of Carlsbad, the project is subject to the El Camino Real Corridor Development Standards, which may be found on the city's website at: https://www .ca rlsbadca .gov /home/showpublisheddocument/232/63 7 42597 40834 70000 PRE 2022-0029 (DEV 2022-0101) -EL CAMINO RESIDENTIAL DEVELOPMENT June 29, 2022 Pa e 3 More specifically, the project is located within Area 2 which includes a grading requirement that no cut or fill shall exceed 10 feet from original grade. Building and grading plans shall verify compliance. 7. Submitted Plans. Some exterior improvements shown on plans, including the location of fencing, terracing, and retaining walls, are not consistent between the site plan and first floor plan sheets. Land Development Engineering 1. Please complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide you and City staff in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire is located on the City of Carlsbad Engineering website. 2. A grading plan and permit will be required. The grading plan title sheet template and initial submittal checklist is located on the City of Carlsbad Engineering website. Please contact LandDev@carlsbadca.gov to schedule an initial submittal of digital files prior to hardcopy submittal. 3. Please provide a grading plan presented in engineering scale. 4. An encroachment agreement with Carlsbad Municipal Water District (CMWD) may be required for any private improvements within existing waterline easement on the north side of the property. 5. Prior to grading permit issuance, applicant to provide approval letter of proposed design with telephone company who owns existing easement on the north side of the property. 6. A preliminary hydrology study will be required to determine the pre-development and post- development discharge flows. 7. Please provide a geotechnical report to support the proposed development. 8. Please clarify if the basin designed with Dwg 521-SA will be utilized for 100-year detention and/or • treatment of storm water for this project. Please provide details on the grading plans. 9. A Preliminary Title Report (PTR) will be required with formal project application submittal to be dated within 6 months of submittal with current owners. All easements and encumbrances identified in the PTR must be delineated and annotated on the site plan. 10. Please provide a typical street cross section of El Camino Real showing existing improvements. 11. Please provide a typical cross section for the frontage road. 12. Please clarify what improvements shall be constructed with City of Carlsbad Grading Plan Drawing 521-SA and what are proposed per this plan. 13. Please increase text size delineating standard required setbacks and dimension actual setbacks from the property line to the proposed buildings. Please ensure that front corner of building does not encroach into minimum setback. PRE 2022-0029 (DEV 2022-0101} -EL CAMINO RESIDENTIAL DEVELOPMENT June 29, 2022 Pa e4 14. Please show all limits of grading, including remedial grading on the plan and in cross sections. 15. Please show updated topographic information with legible existing contours together with contours per Dwg. 521-8A, show proposed contours bold. 16. Please show method of drainage for proposed improvements, annotate and delineate on the plans per CBC1804.4. Show how storm water will drain from roof to outlet with swales and/or minor storm drains away from the building foundation. 17. For all retaining walls, please show top of wall, bottom of wall and top of footing. Indicate maximum height of retaining wall, what standard drawing will be used or if special design is required, show footing and remedial excavation required. Please show wall subdrain and show how wall drainage will daylight. 18. On the site plan, please 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 25 feet. 19. Please provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties. 20. Please indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. 21. Please use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume 1, Chapter 2 and NAD83 state plane coordinates for horizontal control of CAD files. 22. Please show proposed door locations on the grading plans. 23. Please provide ditch at toe of slope and the back of the retaining wall and add flowline elevations to show method of drainage. 24. Please delineate and annotate all existing utilities within the property and within 25 feet of the property lines. Annotate the sewer and water services proposed per City Dwg. 521-8A. 25. Please provide legend to show what hardscape is proposed and add appropriate reference drawings and/or details. 26. Quantities of all improvements shall be delineated on the legend on the title sheet and match the bond estimate, required with the grading plan submittal. 27. Please show contours and grades on the frontage road and the driveway, show if grading or a retaining wall is proposed between the driveway for Parcel Band the proposed development. 28. Please remove all erosion control for frontage road improvements from the grading plans, erosion control shall be per separate sheet. With grading plan submittal, submit form E-32 to determine project SWPPP Tier level and construction level. Please prepare appropriate SWPPP plans based on tier level. Based on a preliminary review this project appears to be Tier 2. PRE 2022-0029 (DEV 2022-0101) -EL CAMINO RESIDENTIAL DEVELOPMENT June 29, 2022 Pa e 5 29. Please be advised that a more in-depth review of the proposed development will occur with the submittal of the grading plan, when a more complete design of the project grading and drainage plan is provided. Building Division 1. Please show sewer design with fixture unit counts for entire sewer line, including the new house if the ADU ties into the existing sewer line prior to the sewer main connection. 2. Please show electrical load calculations and single line diagram for entire electrical design, including the new house. Solar is required for the new house. 3. Please provide Carlsbad Climate Action plan details on plans to be coordinated with the CFl-R energy documents. 4. Please show single line diagram for proposed gas fixtures including the new house fixtures. 5. Please be aware, separate HVAC will be required for the ADU. Fire Department 1. NFPA 13D Fire Sprinklers required through main house, JADU & ADU. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Kyle Van Leeuwen at the number below. You may also contact each department individually as follows: • Planning Division: Kyle Van Leeuwen, Associate Planner, at (442) 339-2611 • Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744 • Building Division: Jason Pasiut, Building Official, at (442) 339-2788 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661 DON NEU, AICP City Planner DN:KVL:JC c: Nichole Fine, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry Attachments: A-Accessory Dwelling Unit Informational Bulletin IB-111 B -Applicable El Camino Corridor Development Standards C-Land Development Engineering Redlined Plans