HomeMy WebLinkAboutPRE 2024-0056; KENYON REMODEL; Admin Decision LetterDecember 10, 2024
Brian Church
507 South Cedros Avenue
Solana Beach, CA 92075
SUBJECT: PRE 2024-0056 (DEV2024-0109) -KENYON REMODEL
APN: 203-140-26-00
{city of
Carlsbad
Thank you for submitting a preliminary review for a residential project proposed at 2681 Ocean Street.
The approximately 0.16-acre (7,000 square feet) project site is currently developed with an approximately
1,819-square foot, two-story single-family residence, 790-square-foot detached three-car garage, and a
pool. The project site is located within the appealable area of the Coastal Zone. The proposal includes the
following:
• Demolish the existing detached garage at street level (742 square feet), including the storage and
pool equipment rooms (168 square feet) at the living level.
• Rebuild the detached garage {699 square feet), add a pool house below the garage at living level
(788 square feet), and add an ADU on top of the garage/pool house, resulting in a three-story, 30-
foot-tall accessory structure as viewed from the west.
• Addition of living space to the east side of the existing home (194 square feet).
• Addition at basement level (418 square feet) of existing home within the envelope ofthe existing
foundation walls.
• Addition at grade on the west side of the basement level (650 square feet) outside of existing
building envelope.
• Remodel the interior of the existing living area (1,676 square feet).
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-23 Residential, 15-23 dwelling units per acre (du/ac).
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0056 (DEV2024-0109} -KENYON REMODEL
December 10, 2024
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b. Zoning: R-3, Multiple-Family Residential
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 located within the
California Coastal Commission's Appeals Jurisdiction. Early discussion with Coastal Commission
staff is highly recommended .
d. Overlay Zones: The project is located within the Beach Area and Coastal Shoreline
Development Overlay Zones {Carlsbad Municipal Code Chapters 21.82 and 21.204)
2. The project requires the following permits:
a. Building Permit
b. Grading Permit
c. Special Use Permit*
a. If any of the proposed improvements are found to be located within the flood zone, a
Special Use Permit {SUP) will be required.
d. Coastal Development Permit (CDP). With exception to the ADU, the decision-making authority
for the CDP is the Planning Commission.
e. Minor Coastal Development Permit for the Accessory Dwelling Unit. The decision-making
authority is the City Planner. The permits can be submitted concurrently; however, the Minor
CDP cannot be approved until the CDP is approved for the garage.
3. Plans:
a. Provide a 24" x 36" site plan of the entire property showing property lines. Show a north arrow,
property lines, easements, existing and proposed structures, adjacent structures, streets,
existing/proposed street improvements, right-of-way width, lot width/depth, gross/net lot
size, and dimensioned setbacks . Provide the legal description of property and assessor's parcel
number. Please see Information Bulletin IB-201 for a list of minimum requirements for site
plans:
https://www.carlsbadca.gov/home/showpublisheddocument/10800/637945928288670000
b. Height: Pursuant to CMC Chapter 21.82, the maximum allowable height in the Beach Area
Overlay Zone shall not exceed 24 feet if less than a 3/12 roof pitch is provided. Given the ADU
is proposed to have a flat roof, the maximum allowable building height is 24 feet. Please revise
the plans to ensure the ADU complies with this height standard.
Additionally, pursuant to CMC Section 21.16.060, accessory structures are limited to a
maximum of one story. As currently designed, the pool house/garage/ ADU structure exceeds
this limit, standing at three stories. Therefore, the proposed pool house will need to be
removed from the scope of work. Please note that State ADU law allows for the construction
of ADUs above detached garages; however, it must still comply with the previously mentioned
24' height limit.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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December 10, 2024
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For additional assistance in understanding and measuring building heights, please review
the Guide to Measuring Building Height, which can be found on the Planning Division's
website at:
https://www.carlsbadca.gov/home/showpublisheddocument/268/63742597653813000
Q
c. Parking: The new garage does not meet the minimum dimension requirements per Carlsbad
Municipal Code Section 21.44.060. Additionally, a minimum of one parking space is required
for the ADU. However, pursuant to Assembly Bill (AB) 2097, a city cannot impose or enforce
any minimum automobile parking requirements on a residential development project within a
half-mile radius of a major transit stop. The property is located within a half-mile radius of
Carlsbad Village Station, which is a major transit stop.
Please add a note to the cover sheet that states "Per California Assembly Bill 2097, the city is
prohibited from requiring parking for projects located within one-half mile of a major transit
stop. The intent of this legislation is to provide flexibility for project design, concurrent with
planning studies that have shown that parking should be market driven. Developers could still
voluntarily provide onsite parking, but the number of parking spaces provided will be based on
builder preference and market demand, not by city-established minimum parking standards."
d. Lot Coverage: Provide a line-item lot coverage calculation of all structures contributing to the
lot coverage including roof eaves extending thirty-inches or more from the face of any building,
balconies, and covered patios. Note the maximum lot coverage in the R-3 zone is 60%.
e. Setbacks: The standard setbacks for the property are as follows:
i. Front Yard: 6 feet. The variance granted on the property (V 90) allows for a
reduction of the front yard setback from 20 feet to 6 feet.
ii. Side Yard: 10% of the lot width
iii. Rear Year: 2 times the required side yard setback (refer to bullet 6 for stringline
setback requirements along the rear of the property)
f. ADU Setbacks:
i. Front Yard: 6 feet
ii. Side Yard: 4 feet
iii. Rear Yard: 4 feet
g. Proposed Stairs: The proposed staircase shown on Sheet AO is classified as an "appurtenance"
and is subject to stringline requirements. With the formal application submittal, please provide
a stringline drawing to compare the adjacent stairs. Additionally, include elevation sections of
the proposed stairs for detailed review. Ensure that the proposed work is incorporated into
the scope of work.
h. Pursuant to CMC section 21.16.060, all accessory structures, including the pool equipment
room, must be setback at least 5 feet from the side and rear yard property lines.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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December 10, 2024
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i. Provide the lot width on the plans. Pursuant to CMC section 21 .04.263, lot width is measured
at the front yard setback line.
j. Provide an existing site plan and existing floor plans for each level.
k. The guardrail shown in the elevation sections does not appear on the site plans or aerial
images. Please confirm if the guardrail is existing and include its location and height on the
plans.
I. Please provide the dimensions of all roof eaves. Pursuant to section 21.46.120 of the CMC, roof
eaves are not permitted to intrude more than 2 feet into any setback area.
4. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical
studies/exhibits:
5.
a. Historical Analysis: The existing building on the project site is over 45 years old. To determine
if the structures are significant pursuant to the California Environmental Quality Act (CEQA),
a historical analysis report will need to be submitted or provide documentation that the
structures are less than 45 years old. This report shall also be consistent with the city's Tribal,
Cultural, and Paleontological Resources Guidelines linked below.
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
b. Geotechnical Report: In addition to the standard requirements for a preliminary
geotechnical/soils report, please ensure you address the specific criteria under the Coastal
Resources Protection Overlay Zone {CMC Chapter 21.203) and Coastal Shoreline
Development Overlay Zone {CMC Section 21.204.110). Specifically, if the site is within 500
feet of areas identified in the PRC Toups report (Figure 8) as having La Jolla group soils or
landslide-prone areas, a detailed geologic report is required . Also, for development in
liquefaction-prone areas, site-specific investigations and mitigation measures are needed, as
outlined in CMC Section 21.203 .040.D.
Conceptual Landscape Plans. Projects within the Coastal Shoreline Development Overlay Zone
must include conceptual landscape plans pursuant to CMC Section 21.204.090(G). In addition to
the general submittal requirements, these plans should also include the location of patios, spas
and other landscape or activity features. Please also be advised that the conceptual landscape
plans need to demonstrate compliance with CMC Section 21.203.040.B.3 of the Coastal Resource
Protection Overlay Zone, which requires the use of water efficient irrigation systems and
landscape designs or other methods to minimize or eliminate dry weather flow when located
within 200 ft. of the Pacific Ocean, coastal bluff, or rocky intertidal areas. Please see link below
for the Landscape Manual.
https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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December 10, 2024
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6. Coastal Stringline. Pursuant to the Coastal Shoreline Development Overlay Zone (CMC Chapter
21.204), no enclosed portions of a structure shall be permitted further seaward than those
allowed by a line drawn between the adjacent structures to the north and south; and no decks or
other appurtenances shall also be permitted further seaward than those allowed by a separate
line drawn between those on the adjacent structures to the north and south.
With a formal submittal of this proposal, a detailed plotting of the applicable structures and
appurtenances on the adjacent properties to the north and south will be necessary for
determining accurate stringline measurements for the project. Specifically, separate stringlines
are required between balconies, patios, and floors of a structure. Please note each of the main
house floors and each level of deck has its own stringline as well. Therefore, there will be multiple
stringlines.
Based on a current aerial view, the footprint of the existing home projects beyond the building
footprints of the adjacent homes to the north and south. It is therefore likely the family room
addition projects beyond the stringline and will need to be removed from the scope of the project
or significantly reduced in size. Further, additional information shall be provided regarding the
replacement of the stairway. If the stairway did not exist prior to the enactment of the Coastal
Act in 1976, no improvements will be allowed to the stairway beyond minor repair and
maintenance. A detailed survey of the adjacent development, including research as to what was
permitted will be required to provide an accurate stringline.
7. Lateral Public Access. Pursuant to the Coastal Shoreline Development Overlay Zone (CMC Section
21.204.110), the project may need to be conditioned to provide the public with the right of access to
a minimum of twenty-five feet of dry sandy beach at all times of the year.
8. General:
a. ADUs shall only be rented for a term of at least 30 days, and therefore cannot be rented as
short-term vacation rentals. The project will be conditioned to record a Notice of Restriction
restricting the rental term to a minimum of 30 days.
9. 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 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 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.gcode.us/codes/car1sbad/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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0056 (DEV2024-0109) -KENYON REMODEL
December 10, 2024
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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. Given the proximity of the property to the beach, question 11 in step 3 of the questionnaire
will likely be the main threshold to either define the project as a priority development project or a
standard requirement project. Please include existing impervious area and proposed impervious area
on the site plan as this information will be needed to determine if the development creates 2,500
square feet of impervious area or increase the impervious are by more than 10% as describe in
question 11.
2. Provide a Preliminary Title Report (current within the last six (6) months).
3. 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.
4. A preliminary geotechnical report is required to evaluate the feasibility of the project. Guidelines for
preliminary geotechnical studies are available on the City of Carlsbad Engineering website.
5. Per CMC15.16.060 this project will likely require a grading permit and grading plan. Delineate and
annotate the limits of grading, including boundaries for required remedial grading. Excavation and
recompaction (remedial grading) is often recommended by the geotechnical engineer five feet or
more beyond the building footprint. Although basement excavation quantities are exempt {See
15.16.060{A)7.a), any required remedial grading beyond the footprint or beneath the foundation
must be included in the grading quantities. Also, indicate the earthwork quantities (cut, fill, import,
export, remedial) proposed for the project in cubic yards. All this information will be used to
determine if the development is subject to a grading permit.
Also, shoring wall design may need to be included on the grading plan if you cannot demonstrate on
the plans that the proposed development cannot be constructed without them. The geotechnical
engineer shall recommend specifications for temporary excavations and shoring wall design in the
geotechnical study.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0056 (DEV2024-0109) -KENYON REMODEL
December 10, 2024
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6. 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.
7. Delineate and annotate approximate topographic contours for existing and proposed condition.
Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and 5'
intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary.
8. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the
project site, project frontage and within 25 feet of the boundary.
9. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and
floor elevations.
10. Clearly show and label the 100-year flood line for existing and proposed conditions.
11. The project is located in FEMA Zone AE and VE. Show elevation of highest adjacent grade and
proposed elevation of lowest floor of all structures, in relation to mean sea level. Callout any facilities
that will be floodproofed. A special use permit will be required for any proposed work in the
floodplain. Label the VE and AE (EL 15) boundaries on the site plan .
12. Delineate the location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
13. One tree along the Ocean Street frontage is included in the city's street tree inventory. Indicate on
the site plan that they are to remain or to be removed. Proposed removal of street trees will require
approval per Section 11.12.090 of the Carlsbad Municipal Code. Coordinate with the parks and
recreation department for additional information.
14. A chain of title report may be needed to determine lot legality. A Certificate of Compliance may be
required pending results of the chain of title documents. City records show the parcel consisting of
two lots (Lots 21 and 22 of Block A) that may need to be consolidated into one if records do not show
the two lots already legally consolidated.
15. Show existing lot line bearing and distance.
16. 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.
17. Delineate and annotate the existing and/or proposed driveway width.
18. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities,
overhead lines, streetlights in Ocean Street and laterals affecting the property.
19. All transformers and electrical facilities solely serving this project site shall be located on site and
Community Development Department
Planning Division / 1635 Fa raday Avenue / Carlsbad, CA 92008-7314 / 442-339-2600
PRE 2024-0056 {DEV2024-0109) -KENYON REMODEL
December 10, 2024
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outside of the public right-of-way.
20 . Locate fire service, backflows, and potable water services, meters, landscape irrigation services, and
sewer laterals for the new development in compliance with City of Carlsbad Engineering Standards
requirements.
21. Provide multiple cross-sections of the site to demonstrate differences in grade.
22 . Ded ications and frontage improvements are required per CMC18.40 and/or CMC20.16. A five-foot
wide public street and utility easement shall be offered for dedication to the city. A separate plan
check will be required to prepare the exhibits and deed for dedication.
23 . Ocean Street is designated as an alternative design street. Therefore, this development is not subject
to installing street frontage improvements at this time. The property owner will be required to enter
into a Neighborhood Improvement Agreement (NIA) with the city. The Ag reement will be recorded
with San Diego County Recorder's Office.
24. Address the comments on the attached red lined plan.
25. 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 Division:
1. Conceptual rendering approved for building division. Complete building plans including geotechnical
evaluation, structural calculations, truss calcs, MEP's (including load calculations, line diagrams and
isometrics etc. required for building plan review. A demolition permit and approvals from v\county
will also be required.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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Fire Department:
1. 13D sprinkler system would be required in the ADU if the primary residence is sprinklered.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Megan McElfish at the number below. You may also contact each department individually as
follows:
• Planning Division: Megan McElfish, Assistant Planner, at (442) 339-5153
• Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781
• Building Division: Shawn Huff, Building Official, at (442) 339-5338
• Fire Department: Darcy Davidson, Assistant Fire Marshal, at (442) 339-2662
Sincerely,
f;vt~---
ERIC LARDY, AICP
City Planner
EL:MM:cf
c: John Kenyon, 4001 W. Indian School Rd., Phoenix, AZ 85019
David Rick, Project Engineer
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600