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HomeMy WebLinkAboutPRE 2022-0050; ZAVALANI; Admin Decision LetterOctober 21, 2022 KIRK MOELLER KM ARCHITECTS 2888 LOKER AVENUE, SUITE 200 CARLSBAD, CA 92010 B FILE COPY SUBJECT: PRE 2022-0050 (DEV2022-0185) -ZAVALANI APN: 204-173-09-00 Dear Mr. Moeller, {'city of Carlsbad Thank you for subrriitting a preliminary review application for a residential project proposed on an approximately 12,612-square-foot (0.29-acres) developed lot located within the Barrio-Center (BC) District of the Village and Barrio Master Plan at 722-730 Magnolia Avenue. The proposed project generally involves two (2) distinct components best described as follows: • 524 square feet of additions to two (2) existing 822-square-foot attached dwelling units, which would increase each unit's total living area to 1,346 square feet at build-out; and • The addition of two (2), newly proposed, detached accessory dwelling units (non-mandatory), each 1,200 square feet in size (located on a single lot developed with an existing residential structure containing two (2) attached dwelling units). 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: V-B (Village-Barrio) b. Zoning: V-B (Village-Barrio) c. Village and Barrio Master Plan (Barrio Center (BC) District) Community Development Department Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 J 442-339-2600 www.carlsbadca.gov PRE 2022-0050 (DEV2022-0185) -ZAVALANI October 21, 2022 Page 2 2. The project requires the following: a. · Building Permit b. Grading Permit c. Grading Plan d. Landscape Plan 3. The two (2), newly proposed, 1,200-square-foot accessory dwelling units are limited to a maximum 16-foot-tall building height. Please see the City of Carlsbad's Guide to Measuring Building Height for assistance in preparing future construction documents. This guide can be accessed on the city's website at the following web address: https://www .ca rlsbadca .gov /home/showpubl isheddocu ment/268/637 425976538130000 4. While the two (2), newly proposed, 1,200-square-foot accessory dwelling units are allowed per state law, the amount of expansion allowed to the two (2) existing attached dwelling units (722-730 Magnolia) will be limited to the ability to provide the required amount of open space onsite pursuant to CMC 21.45.070, Table D, reference number D.12 (Section 2.7.7.E. Barrio Center Supplemental District Standards, pg. 2-68). As part of the Building Permit Site Plan and associated Landscape Plan submittal discussed above, please plotthe dimensions and area (sq. ft.) of this open space and label it accordingly. 5. Home Owner Association (HOA) authorization is required for ADUs proposed in multi-family condominium common areas. As part of the formal building permit submittal process, please provide a written statement attesting that there is no HOA governing this property, and/or that property is not a condominium. Otherwise provide proof of HOA authorization. 6. While the two (2), newly proposed, 1,200-square-foot accessory dwelling units are not required to provide parking, the proposed expansion of the two (2) existing attached dwelling units (722-730 Magnolia) does trigger off-street parking requirements. As part of your building permit submittal, please revise your site plan configuration to provide two (2) off-street parking spaces for each of the existing units. Please see CMC Sections 21.44.010.A.2.a. and 21.44.060 for specific requirements. More specifically, please revise the current parking/site configuration to comply with CMC Section 21.44.060.A.4-Table E as it relates to where vehicles can be parked in a residential zone. Each driveway shall be a minimum 20-feet in depth (from property line) and 24-feet in width. Please contact Land Development Engineering for any sidewalk, curb, and gutter improvements that may be necessary to achieve above compliance. 7. As part of building permit submittal, please provide within the construction documents/project information sheet(s), lot coverage calculations demonstrating compliance with the maximum 70% that is allowed pursuant to the Barrio Center (BC) District of the Village and Barrio Master Plan. 8. It appears this project is modifying greater than 2,500 square-feet of existing landscape area; and thus, is subject to the city's Landscape Manual (February 2016). Please submit a landscape plan to the Planning Division together with the submittal of building and grading permits as discussed herein. The city's Landscape Manual can be accessed on the city's website at the following web address: PRE 2022-0050 (DEV2022-0185) -ZAVALANI October 21, 2022 Page 3 https:ljwww.carlsbadca.gov/home/showpublisheddocument/11160/637985942877070000 9. 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 Gre~n 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:ljwww.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 at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or 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. Please review all information carefully before submitting. Land Development Engineering: 1. Complete a Stormwater 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 is located on the City of Carlsbad website. All proposed or replaced impervious surface needs to be tabulated and included on Form E-34, which include impervious surface within the r.ight-of-way. Clarify if the proposed driveway approach on site will be impervious surface, if it is it shall be included in the quantity on Form E- 34. 2. Based on a preliminary analysis it appears that this project will be a Standard Project. Complete the Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the conceptual grading and drainage plans. 3. Based on this project general land use (Village-Barrio), this project is subject to the City of Carlsbad trash capture requirements for the entire property. Incorporate trash capture measures on the project plans. Provide trash capture calculations and prepare a preliminary Trash Capture Storm PRE 2022-0050 (DEV2022-0185) -ZAVALANI October 21, 2022 Page 4 Water Quality Management Plan. The template form, E-35A, for the trash capture storm water quality management plan is located on the City of Carlsbad website. 4. Submit a Climate Action Plan (CAP) Checklist, Form P-30, to demonstrate project compliance with the CAP. 5. Provide a preliminary title report within six (6) months of the application date, with current ownership. Label and annotate all existing easements affecting the property on the site plan. 6. The project may require a certificate of compliance for lot legality. Please provide chain of title documentation with the earliest deed that conveyed the property with the current legal description, so that the city can assess if .this is required. 7. Provide typical street cross sections for Madison Street and Magnolia Avenue, clearly show the existing right-of-way, centerline and dimensions to the existing curb and existing sidewalk. 8. The existing driveways shall be removed and replaced with ADA compliant driveways per San Diego Regional Standard Drawing G-14A. 9. The proposed driveways shall be designed per Section 3.15 of Volume 1 of the City of Carlsbad Engineering Standards. 10. The existing ramp at the northeast corner of M9dison Street and Magnolia will be required to be removed and replaced with an ADA compliant ramp. 11. Additional street right-of-way may be required on Magnolia Avenue to facilitate ADA accessible path with new driveway configuration. 12. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. The remedial quantities shall be determined by the recommendations of a geotechnical engineer. 13. Per CMC Section 15.16.060, a preliminary analysis suggests this project will require a grading permit and grading plan. 14. Provide a conceptual grading plan, delineate existing and proposed contours, spot elevations and the method for draining the facilities around the proposed ADU's and the addition per GS-15 and CBC1804.4. Provide finish floor and pad elevations. 15.. If any retaining walls will be. utilized on the project site, show top-of-wall and bottom-of-wall elevations. Indicate maximum height of retaining wall, show footing and remedial excavation required in cross sections. 16. Provide bearing and distance for all property lines shown. 17. Provide a vicinity map to the site plan. PRE 2022-0050 (DEV2022-0185) -ZAVALANI October 21, 2022 Page 5 18. Show all existing utilities: water, sewer, storm drain, dry utilities and overhead lines in Madison Street and Monroe Avenue and laterals affecting the property. 19. Delineate and annotate how sewer and water facilities will be provided to the proposed ADU's. 20. Show existing topographic information within 15 feet of the property line, including fences, walls, structures, contours, and existing utilities. 21. Removal of any trees within the City of Carlsbad tree inventory will require approval per CMC Section 11.12.090. Show existing trees and disposition. 22. It appears that the existing fence on Madison Street is within the existing public right-of-way. As part of this project, move the existing fence out of the right-of-way. 23. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties, show existing ground, fences and existing adjacent structures. Also show proposed improvements and any remedial excavation required and shoring needed to construct. 24. Show the vertical datum and benchmark used for the existing contours shown on the site plan. NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume 1, Chapter 2. 25. Please be advised that a more in-depth review of the proposed development will occur with the permit application, when a more complete design of the project is provided. 26. Please see the enclosed redlines for additional comments. Fire Department: 1. NFPA 13D fire sprinklers are required throughout the existing structures and additions, as well as the future accessory dwelling units. Building Division: 1. Show details for one-hour fire resistance rated wall(s) separating the accessory dwelling units from the adjacent property line (CRC R302.3). 2. A soils report is required for new construction. Please prepare the report and include recommendations into the foundation design. 3. A boundary certification is required for new structures built five (5) feet or closer to a side or rear yard property line. 4. Sewer design with fixture unit counts is required for the entire sewer line, including new accessory dwelling units (ADU). if..the ADU's tie into the existing sewer line prior to the sewer main connection. PRE 2022-0050 (DEV2022-0185) -ZAVALANI October 21, 2022 Page 6 5. Electrical load calculations and single line diagram is required for entire electrical design, including the existing loads and new ADU loads. 6. Carlsbad Climate Action Plan (CAP), Sections 2A, 3A and 4A are triggered for this project and new detached accessory dwelling units. CAP specific plan details to be coordinated with the CF1-R energy documents. 7. Single line diagram for proposed gas fixtures is required, including the new house fixtures. 8. Separate HVAC will be required for the accessory dwelling units (AD Us): a. Each dwelling unit shall be provided with heating facilities capable of maintaining a 68- degree room temperature. b. Return air from one dwelling unit shall not discharge into another dwelling unit (CMC311.4). c. Each dwelling unit shall be controlled by its own thermostat (CEC 120.2(a)). If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jason Goff at the number below. You may also contact each department individually as follows: • Planning: Jason Goff, Senior Planner, at (442) 339-2643 • Land Development Engineering: Nicole Fine, Project Engineer, at (442) 339-2744 • Fire Prevention: Randy Metz, Fire Inspections, at (442) 339-2661 • Building: Jason Pasiut, Building Official, at (442) 339-2788 Sincerely, ERIC LARDY, AICP City Planner EL:JG:JC Enclosures: 1. LDE Redlines c: Rudy Zavalani, 1868 Crest Drive, Encinitas, CA, 92024 Nicole Fine, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry C) 0 z C) m "ti -I C: )> I'"' !II ::j m "ti !j;: z I I I I B . I i • ~ ! I i ~H !U ,. 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