HomeMy WebLinkAboutPRE 2022-0041; LABOUNTY RESIDENCE, 3940; Admin Decision LetterOctober 6, 2022
B FILE COPY
Allan Teta
300 Carlsbad Village Drive, 108A-336
Carlsbad, CA 92008
SUBJECT: PRE 2022-0041 (DEV 2022-0159) -LABOUNTY RESIDENCE, 3940
APN: 206-012-05-00
("Cityof
Carlstiad
Thank you for submitting a preliminary review to demolish an existing single-family residence and
construct a 2,599-square-foot single-family residence with a 570-square-foot attached garage, 622-
square-foot uncovered roof deck, 207-square-foot covered roof patio and 64-square-foot roof storage
at 3940 Garfield Street. The property also contains a 1,189-square-foot detached Airstreamer that will
remain for storage. The project site is approximately 0.14 acres (6,000 square feet). Access would
continue to be provided by a private driveway off Garfield Street.
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: Residential 15-23 dwelling units per acre (R-23)
b. Zoning: Residential Density-Multiple Zone (RD-M)
c. Coastal Zone: The project site is located within the appealable area of the Coastal Zone
and is subject to the Mello II Segment of the Local Coastal Program (LCP). The LCP Land
Use and Zoning are consistent with the City's General Plan Land Use and Zoning for the
site.
d. Overlay Zone: The project is located within the Beach Area Overlay Zone (Carlsbad
Municipal Code Chapter 21.82)
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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2. The project requires the following permits:
a. Coastal Development Permit (CDP) -Planning Commission decision
b. Landscape Plans
c. Grading Permit
d. 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 fee 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.
4. Per the 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."
5. Climate Action Plan (CAP). 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 CAP Checklist (Form P-30) to determine
what requirements wi.11 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
CMC Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following
address:
http://www.geode.us/ codes/ ca rlsbad/view. ph p ?topic= 18&fra mes=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.
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6. Plans.
7.
8.
a. Show: North arrow, property lines, easements, existing and proposed structures,
streets, existing street improvements, right-of-way width, dimensional setbacks and
existing topographical lines (including all side and rear yard slopes). Provide legal
description of property· and assessor's parcel number.
Detached Storage.
a. It appears that the attached detached storage on the property is an Airstreamer, which
is proposed to be relocated from a different area on the property. Please label the
detached storage as an "Existing Relocated Airstreamer."
b. The Airstreamer is considered a recreational vehicle, which can only be stored on the
property and may not be used for storage or as a residence.
Setbacks. The building setbacks are as follows:
a. Front Yard: 20', unless the project meets the following exceptions:
i. 15' provided carport or garage openings do not face onto the front yard; or,
ii. 10' provided carport or garage openings do not face onto the front yard, and
that the remaining front yard is landscaped with a combination of flowers,
shrubs, trees and irrigated with a sprinkler system. Landscape plans and
irrigation system plans shall be approved by the city planner prior to issuance of
a building permit for a proposed structure.
As currently designed the project is required to maintain the 20' setback pursuant to
CMC 21.24.040, however if the garage opening does not face the street a lesser setback
can be provided as indicated above. Please either show a 20' front yard setback or re-
design the project to meet the requirements above for a reduced setback.
b. Side Yard: 5' -the project currently complies with this setback
c. Rear Yard: 10' -the proposed single-family dwelling currently complies with this project.
Pursuant to CMC section 21.44.060 Table E, recreational vehicles can be stored within
the rear yard setback.
9. Lot Coverage. All buildings, including accessory buildings and structures, shall cover no more
than 60 percent of the lot. The project currently complies with this requirement.
10. Building Height.
a. This property is within the Beach Area Overlay (BAO) Zone, which limits building height
to 30' if a minimum 3/12 roof pitch is provided or 24' feet if less than a 3/12 roof pitch
is provided (CMC section 21.82.050).
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11.
b. The project does not comply with the maximum building height. Please note, as currently
shown, the plans show 35 feet as the maximum allowable height and the dwelling roof
has less than a 3/12 pitch. Both the second story roof and the entirety of the roof deck
patio (third story roof) must have a 3/12 pitch to qualify for a 30' maximum height.
Consider a barrel roof for the roof deck patio.
c. Pursuant to CMC section 21.04.065, if a discretionary permit for a development or
alteration of an existing development is approved, and such approval includes a grading
plan that shows a finished grade higher in elevation than the existing grade, then building
height may be measured from the approved finished grade. In approving a finished grade
through a discretionary permit that is higher in elevation than the existing grade,
consideration shall be given to the natural topography of the site, compatibility with the
existing grade of adjacent and surrounding properties, and the need to comply with
required access, utility and drainage standards. Please show and label the existing and
proposed grade. Building height can be measured from the finished grade at all points
along the building coverage. On the building sections, sheet Al.2, please indicate the
height of the building on all sides measured from either the existing or finished grade.
Parking.
a. Pursuant to CMC 21.82.060, visitor parking shall be provided at a rate of 0.3 spaces per
unit, rounded up to the nearest whole number. Therefore, one visitor parking space is
required for this project.
b. The project proposes one visitor space on the 20-foot-deep driveway. To comply with
CMC 21.82.060((3), please show and indicate on the plans all streets (Garfield and
Sequoia) adjacent to the project allow for on-street parking on both sides of the street.
If the driveway is redesigned to be side loading to allow for a reduced front yard setback
(see setback number Sa above), please ensure the driveway depth still measures 20'
from the property line, back of sidewalk or edge of street pavement, whichever is closest
to the structure.
c. Single-family residences require two parking spaces provided within a 20' by 20' garage.
The project currently complies with this requirement.
d. Please ensure trash and recycling cans will be adequately screened from view. This could
be accomplished, for example, by incorporating pop-outs in the garage.
12. Historical Analysis. Building records indicate that the existing single-family residence on the
property was constructed in 1957. Therefore, the structure may qualify as a historic resource.
Please provide a historical analysis completed by a qualified historian. The report should analyze
the historical significance of the dwelling that is proposed to be renovated and should be
consistent with the City of Carlsbad tribal, cultural and paleo resources guidelines.
For more information, the guidelines can be reviewed on the city website at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
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13. Landscaping.
a. Trees planted within five (5) feet of public sidewalks or other hardscape shall be installed
with root barriers approved by the City. The landscape plans show a Metrosideros
Excelsa/New Zealand Christmas Tree located near the front property line. Provide
specifications for root control barriers.
b. The Landscape Plans show a 42-inch-high wall located near the front property line.
Please show this wall on the construction plans.
c. Landscape Plans should be drawn to a 1" = 20' scale.
d. If frontage improvements are required (see Land Development Engineering comment 8
below), additional landscaping within the right-of way may be required.
e. Street trees shall be located: A minimum of seven (7) feet from any underground utility,
3 feet outside the public right of way, in areas that do not conflict with public utilities,
outside of sight distance areas and inside the public right of way, unless approved
otherwise by the City.
14. Title Report. Please provide a title report for the project site. The title report must be dated
within the last 6 months.
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 on line at
www.carlsbadca.gov. You may also access the General Plan Land Use Element and the Zoning Ordinarice
online at the website address shown; select Department Listing; select Planning Home Page. Please
review all information carefully before submitting.
Land Development Engineering comments:
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:
https://www.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000
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. Since no
storm drain exists on site or within the public right-of-way to connect to, no opportunities exist
to add an approved BMP for trash capture. Therefore, a trash capture SWQMP is not required.
The link to the E-36 form is at:
https://www.carlsbadca.gov/home/showpublisheddocument/602/637426047014830000
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2. Plot the existing public sewer main fronting the property. Plot the existing or proposed sewer
lateral and specify size and material. Determine the invert elevation at the property line and
point of connection at the main. Given the drop in property grade, sewer gravity flow may be
problematic if any sewage connection is proposed in the detached storage unit proposed in the
rear yard.
3. Plot the existing public water mains (6-inch ACP and 12-inch ACP) in Garfield Street. Specify the
size of the existing water service and meter serving the property. For a new single-family home,
the water service must be built to CMWD standard DWG W-5 which includes a one-inch service,
a one-inch meter and a one-inch back flow device. Also, the water service must be located
outside the driveway. Maintain ten horizontal feet from the sewer lateral.
4. Include a preliminary grading plan with your application for discretionary permits. Plot exists
and proposed topography (i.e. contours, existing grade spot elevations and finished grade spot
elevations, etc.). Add grading quantities.
5. Include structures and grades on abutting properties approximately 25 to 50 feet from the
subject property. Identify the type of wall/fence proposed at the rear property line and clarify
how the property will address drainage flow. If sheet drainage flow onto the abutting property
is to be maintained, specify if weep holes are proposed if a solid block wall is proposed.
6. Provide cross sections of the side yards to show swale location and positive drainage from the
building foundation. Drainage shall comply recommendations of the soils engineer and at a
minimum Section 1804.4 of the California Building Code.
7. Identify any existing trees fronting the property and specify if they are to remain or be removed.
If removed, contact the Park and Recreation Division since an evaluation may be required to
determine if removal is acceptable or not.
8. Street frontage improvements will be required. However, the city's Transportation Division will
provide direction for the design of the improvements. Please contact Nathan Schmidt in the
Transportation Planning Division at 442-339-2734 for design guidance.
9. Clarify what the 1,189 SF existing storage is. Per the topographic survey, no storage building
exists at the location shown. If a building does exist here and expands across the property,
demonstrate how the sheet flow drainage that crosses the rear property line will be maintained.
Building:
The Building Division has no comments at this time regarding this latest submittal for conceptual plan
review. The following comments are provided courtesy of the Building Division and will need to be clearly
detailed in your final design prior to submitting for building permit construction plan review:
1. Carlsbad Climate Action Plan section 2A, 3A and 4A are required as part of this submittal. Details
pertaining to each of these sections need to be clearly indicated on the plans.
2. Projects proposed at 5' or closer to an adjacent property line require a boundary survey.
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Carlsbad Fire Department:
1. NFPA 13 D Fire sprinklers required. This has been acknowledged by the applicant on the plan.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Lauren Yzaguirre at the number below. You may also contact each department individually as
follows:
• Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634
• Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781
• Building Division: Jason Pasiut, Building Official, at (442) 339-2788
• Fire Department: Randy Metz, Fire Division Chief, at (442) 339-2661
Sincerely,
ERIC LARDY, AICP
City Planner
EL:LY:JC
c: LB Beach Properties LLC, 1314 Gull Ct., Carlsbad CA 92011
David Rick, Project Engineer
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