HomeMy WebLinkAboutPRE 2023-0049; MAGNOLIA/GRECOURT LAND DEVELOPMENT; Admin Decision LetterOctober 13, 2023
QUINTANA ZALESKI
560 PALOMA COURT
ENCINITAS, CA 92024
Ccityof
Carlsbad
8FILE COPY
SUBJECT: PRE 2023-0049 (DEV2023-0117} -MAGNOLIA/GRECOURT LAND DEVELOPMENT
APN 205-280-56-00
Dear Quintana Zaleski,
Thank you for submitting a preliminary review application for a residential project proposed on an
approximately 8,900-square-foot (0.2045-acres) undeveloped lot located at the corner of Magnolia
Avenue and Grecourt Way. The proposal generally involves the following:
• Development of a single-family residence, accessory dwelling unit (ADU) and junior accessory
dwelling unit (JADU). Specific site plan/design undetermined.
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, Residential; 0 to 4 dwelling units per acre
b. Zoning: One-Family Residential (R-1) Zone
c. Coastal Zone: The project site is located within 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. The property is not located within the
California Coastal Commission's Appeals Jurisdiction.
Community Development Department
Planning Division I 1635 Faraday Avenue Car!sl?ad, 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)
b. Minor Coastal Development Permit (CDP) for the Accessory Dwelling Unit (to be processed
separate from the above-noted permits and approved administratively)
The Minor CDP listed above would need to be submitted as a separate application. The exhibit
package can however be duplicated. Please note on the project plans that the Minor CDP can only be
approved once the Pla~ning Commission approves the Coastal Development Permit for the main
residence. The Junior Accessory Dwelling unit will be processed as part of the single-family residence.
3. Development Standards. The project is subject to the R-1 Zone development standards, CMC Chapter
21.10. Including the following:
a. Building Height: 30 feet with a roof pitch of at least 3:12, or 24 feet with a roof pitch or less
than 3:12. Building shall not exceed two stories.
b. Front Yard setback: 20 feet. This setback will be required from the Magnolia Street Frontage.
c. Side Yard Setback (interior lot line): 10% of the lot width (approximately 8;8 feet) will be
required from the property line that boarders the property to the east.
d. Street Side Yard Setback (Grecourt street frontage): 10 feet minimum setback from property
line that boarders Grecourt Way to the west.
e. Rear Yard Setback: Twice the required Side Yard, approximately 17.6 feet.
f. Lot Coverage: 40% Maximum Lot Coverage for all structures.
4. The project is subject to the City's lnclusionary Housing Ordinance, CMC Chapter 21.85. Please see
informational bulletin (IB-157) linked below.
https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
Per the information bulletin above, this project will be required to pay an in-lieu fee. The project
would also be able to meet the requirement by deed restricting the proposed ADU or JADU for low-
income households for 30-years and occupied by an income-qualified family.
5. Accessory Dwelling Unit: An accessory dwelling unit (ADU), as allowed by Government Code §65852.2,
is required to comply with the following:
a. 20-foot front yard and 10-foot street side yard minimum setback.
b. Four-foot side and rear-yard minimum setbacks.
c. A detached ADU over 800 square feet in size is subject to a minimum 10-foot separation from
any adjacent building proposed on the property. A detached ADU of 800 square feet in size or
less is not subject to this limitation.
d. An attached ADU shall be limited in size to 50% of the total floor area of the main dwelling or
1,200 square feet, whichever is less, but not less than 800 square feet.
e. No parking will be required for an ADU due to the project's proximity to the bus stop on
Highland Drive.
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f. Accessory dwelling units must only be rented for a period of 30-days or more (no short-term
rental).
Please see the City's Informational Bulletin on ADUs and JADUs, linked here:
https:ljwww .ca rlsbadca .gov /home/showpublisheddocument/12288/638279684162570000
6. Junior Accessory Dwelling Unit: Junior Accessory Dwelling Units (JADU) are considered part of the
main residence and are subject to the same development standards stated above. Properties with
JADUs must be owner occupied, in 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. See link above for more information.
Land Development Engineering:
1. Please 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.
2. Based on a preliminary analysis it appears that this project will be a Standard Project. Please 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. Please provide a Preliminary Title Report (current within the last six (6) months).
4. Please annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Report on the site plan. If any vacations or quitclaims are planned with this development annotate
on the site plan.
5. Per CMC Section 15.16.060 this project will likely require a grading permit and grading plan due the
amount of remedial grading typically required for the pad to support the building foundation.
6. A separate improvement plan for work (i.e., driveway approach, new utility connections, etc.) within
the right-of-way is required for this project.
7. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map
17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control
per City of Carlsbad Engineering Standards.
8. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
9. Delineate and annotate approximate topographic contours for existing and proposed condition.
Provide 1-foot contours for slopes less than 5%; 2-foot intervals for slopes between 5% and 10%, and
5-foot intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
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10. On the site plan, please show and identify all existing surface improvements screened back (curb,
gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.)
at the project site, project frontage and within 25 feet of the boundary.
11. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
12. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations.
13. Please provide the method of draining each lot. Unless otherwise specified by a geotechnical
engineer, method of drainage shall comply with California Building Code (latest version) section
1804.4.
14. Please delineate location of all existing and proposed buildings, walls, fences and permanent
structures onsite and within 25 feet of the site.
15. Please provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements and proposed improvements and dedications.
16. Please delineate and annotate all proposed driveways and driveway widths.
17. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, street lights in Grecourt Way and Magnolia Avenue and laterals affecting the
property. A 6-inch ACP is in Grecourt Way, and 8-inch ACP is in Magnolia Avenue per DWG 147-1.
Per the same DWG number an 8-inch VCP sewer main .exists in both streets. No public storm drain
appears to be within the vicinity.
18. Alf transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way.
19. Please provide a new water service with a new PVC tee, meter and backflow per CMWD standard
drawing W-5 if no water service exists or if existing service is undersized.
20. Please plot stopping sight distance at all driveways and corner sight distance at all street intersections.
21. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Building:
No comments.
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Fire and Life Safety Division:
1. Residential fire sprinklers throughout all structures will be required.
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: David Rick, Project Engineer, at (442) 339-2781
• Fire and Life Safety Division: Randy Metz, Fire Inspections, at (442) 339-2661
Sincerely,
ERIC LARDY, AICP
City Planner
EL:KVL:ES
c: David Rick, Project Engineer
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