HomeMy WebLinkAboutPRE 2025-0002; GEIDEMAN ADU; Admin Decision LetterFebruary 26, 2025
Thomas Geideman
2363 Jefferson Street
Carlsbad, CA 92008
SUBJECT: PRE 2025-0002 (DEV2025-0002} -GEIDEMAN ADU
APN: 155-180-44-00
{city of
Carlsbad
Thank you for submitting a preliminary review for residential improvements proposed at 2361-2363
Jefferson Street, assessor's parcel number (APN} 155-180-44-00. The project site, an approximately 0.32-
acre (13,939-square-foot) lot, currently is developed with a 3,255-square-foot duplex residential building.
Vehicular access is provided off Jefferson Street.
The project proposes the construction of a two-story detached accessory dwelling located to the east and
in front of the duplex, between the driveways for each unit.
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 Land Use Designation: R-15, Residential (8-15 dwelling units per acre)
b. Zoning: Multiple-Family Residential (R-3} 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 located within the
California Coastal Commission's Appeals Jurisdiction.
d. Overlay Zones. The project is located within the Coastal Shoreline Development Overlay Zone
(Carlsbad Municipal Code Chapter 21.204}
2. The project requires the following permits:
a. Minor Coastal Development Permit (CDP}. A Minor CDP is required for all AD Us in the Appeals
Jurisdiction of the Coastal Zone.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0002 {DEV2025-0002) -GEi DEMAN ADU
February 26, 2025
Page 2
3. Coastal Zone. This property is subject to all applicable Mello II Segment policies in the Local Coastal
Program (LCP). The property is in the Permit Appeals Jurisdiction. The Coastal Commission or another
party may appeal the City's decision on the project if they disagree with the City's interpretation of
standards applied to the project.
4. Site Plan. Please show and identify all property lines, right-of-way (ROW), the neighboring access
easement(s), and all other lines on the site plan. All property lines need to be dimensioned. The
majority of lines shown on the site plan are not labeled. On a formal application submittal, please
label all lines on the site plan.
The footprint of the ADU shall be dimensioned on the site plan. Please dimension the distance from
the ADU to both duplex units. The distance between the ADU and both duplex units should be shown
at the narrowest point.
Please include the scope of work on the site plan.
Any unpermitted work on the property shall not be shown on the site plan.
5. Setbacks. The side setbacks appear to get wider as they approach the rear of the property. The side
setbacks shall be the same width on each side from the front to the back of the property. The side
setbacks are to be 10% of the lot width. The lot width is measured at the front setback line, 20 feet in
from the front property line, from side lot line to side lot line. If the front property line is curved, the
lot width measurement shall follow the same curve and be the lineal measurement of that curved
line.
A standard rear setback is not applicable to a lot that is subject to a stringline setback. The standard
rear setback line on the survey/site plan needs to be removed.
The stringline does not appear to be drawn correctly. Since the ADU is proposed to be located at the
front of the lot, it will not be subject to a stringline setback. Please remove the stringline from the site
plan.
6. ADU Location. The information from Planning comments #5 and #6 is critical to determining if the
location of the ADU is compliant with all codes and regulations. The information provided in the
preliminary review application was not enough to make that determination.
7. Elevations. On a formal application submittal, the ADU elevations need to be dimensioned to show
the height of the ADU. The height is measured from finished or existing grade, whichever is lowest, to
the tallest point of the building. On a lot with an existing multistory, two-family dwelling, the
maximum height of an ADU is 16 feet. The existing and finished grade will need to be shown and
labeled on the elevations.
8. Floorplans. On a formal application submittal, please dimension the floor plans. Also, provide the .
square footage of each room and area of the ADU .
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0002 (DEV2025-0002) -GEi DEMAN ADU
February 26, 2025
Page 3
9. Size. The maximum size allowed for an ADU is 1,200-square-feet. The size of the ADU was not provided
in the preliminary review application. Please include the size of the ADU in the Minor CDP application
and on the plans.
10. Lot Coverage. All buildings, including accessory buildings and structures, shall not cover more than
sixty percent of the area of a lot. Please provide a detailed lot coverage calculation in the plans. Refer
to the Carlsbad Municipal Code (CMC) definition of "building coverage" for a comprehensive overview
of what is and what is not included in the lot coverage calculation. ADUs over 800 square feet are
subject to maximum lot coverage requirements. A link to the definition of "building coverage" is
provide below.
https://ecode360.com/44009950#44009979
11. Parking. The ADU garage is subject to lot coverage regardless of ADU size. If providing a garage for the
ADU, the garage will need to have a minimum interior dimension of 12 feet by 20 feet.
12. Architecture. On a formal submittal, the plans should demonstrate that the ADU shall have the same
architectural finishes and features as the main duplex units including the exterior roofing, trim, walls,
windows, and color palette.
13. Coastal Shoreline Development Overlay Zone . The Coastal Shoreline Development Overlay Zone shall
be applied to areas within the Mello II Segment of the Carlsbad Local Coastal Program located
between the sea and the first public road parallel to the sea. Therefore, this project is subject to all
applicable requirements of CMC Chapter 21.204.
14. Paleontological and Archaeological Report. The project is proposed in an area of the city known to
have a high sensitivity as it relates to archeological and paleontological resources. If any grading,
excavation, or ground disturbance is proposed, provide an archeological and paleontological survey.
If any is proposed, the project will be conditioned to have qualified monitors on site during the
grading, excavation, or ground disturbance.
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) and legal description
of the property to determine if a certificate of compliance for lot legality is required.
4. Please annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0002 (DEV2025-0002) -GEi DEMAN ADU
February 26, 2025
Page 4
Report on the site plan. If any vacations or quitclaims are planned with this development, annotate
on the site plan.
5. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan
based on geotechnical recommendations.
6. Please 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.
7. 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.
8. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards.
9. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations.
10. Please provide the method of draining around the ADU. Unless otherwise specified by a geotechnical
engineer, method of drainage shall comply with California Building Code (latest version) section
1804.4.
11. Please delineate location of all existing and proposed buildings, walls, fences and permanent
structures onsite and within 25 feet of the site.
12. Please show existing lot line bearing and distance.
13. Please label the right-of-way and centerline for Jefferson Street and provide existing street cross
sections . Provide existing right-of-way width, existing improvements and proposed improvements
and dedications.
14. Please delineate and annotate the existing edges of the driveway and plot turning movements to
access the adjacent home to the north.
15. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, streetlights in Jefferson Street and laterals affecting the
property.
16. Please meet with the Fire Department to identify the necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.).
17. Please provide a legible site plan to scale, show all existing topographic information light and proposed
improvements bold.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0002 (DEV2025-0002) -GEi DEMAN ADU
February 26, 2025
Page 6
Jason Goff
-.n:
.. ent:
To:
Don Neu
Thursday, August 20, 2015 1:40 PM
Planning Dept
Subject: Stringline Setback Determination from Coastal Commission Staff
Attached for your information is a recent email Gr g received from Coastal Commission staff. Toni Ross describes how
Coastal Commission staff applies the stringline setback requirements.
Don
From: Ross, Toni@Coastal [mailto:Toni.Ross@coastal.c.a.gov]
Sent: Tuesday, August 18, 2015 2:07 PM
To: Greg Fisher; Lilly, Diana@Coastal
Cc: 'Kevin@hallockarchitects.com'
Subject: RE: ANA Deck
Greg/Kevin.
Thank you for your patl nee In waiting for this latest response. I want to be clear that staff previously gave you
preliminary feedback on this project raising concerns that the required LCP stringline for the subject deck should be
~rawn from the adjacent structures, not the adjacent lot. After discussing this with you, staff agreed that we would
.ther review the City's interpretation of the LCP, as well as review similar projects that have been approved elsewhere
in Southern California and provide you with additional comments. Having done that, Commission staff has concluded
that the interpretation of the LCP that is most protective of coastal resources requires that in the absence of a deck on
one side, the strlngline should be measured from the most adjacent edge of the d ck to the north, to the most adjacent
edge of the building to the south.
To recap, the proposed development includes the expansion of an existing deck on the western side of an existing
residence within the Army Navy Academy located in the City of carlsbad. The City's LCP contains a provision addressing
deck/stringline setbacks, and this policy maintains that the line of development cannot extend beyond the edge of
development on the two adjacent structures. Specifically, the Policy states:
New development fronting the ocean shall observe at a minimum, an ocean setback based on Nstrlngllne"
method of measurement. No enclosed portions of a structure shall be permitted further seaward than allowed by
a line drown between the adjacent structure to the north and south, no decks or other appurtenances shall be
permitted further seaward than those allowed by a 1/ne drown between those on the adjacent structure to the
north and south. A greater ocean setback may be required for geological reasons and if specified in the Local
Coastal Program. (emphasis added]
In this case, the structure to the south is the Army Navy Rec Center. Although this structure does not include a deck, the
LCP nonetheless requires the stringline be drawn to the adjacent structure. Thus, the stringline should be measured
from the most adjacent edge of the deck to the north, to the most adjacent edge of the building (Rec Center) to the
south. It is staffs understanding that City staff have indicated that the stringline should be drawn from the most
··omlnent portion of the deck to the north, to the most prominent portion of the nearest existing deck located three
ructures to the south of the subject site. Commission staff respectfully disagree with the City. By 1) allowing the
stringline to be drawn from the most prominent and not the most adjacent corner of any structure; and, 2) drawing the
stringline across multiple structures in the absence of decking on the most adjacent structure, a negative precedent
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0002 (DEV2025-0002} -GEIDEMAN ADU
February 26, 2025
Pa e 7
would be established that would allow development of both decking and enclosed structures at this site and other
cean fronting lots throughout the City to encroach significantly further seaward than the existing line of
development. This encroachment could result In multiple Impacts to coastal resources (protection of exist Ing c~astal
views, adequate public access, etc.), that would be inconsistent with the City's certified Local Coastal Program. As suer
Commission staff cannot support a stringline as drawn on plans submitted by Hallock Architects, dated 5/24/2015.
Other Information which may be received during the City's review period will be reviewed by staff during the coastal
development permit process. If the project is appealed to the Commission, a final determination as to the project's
consistency with the Coastal Act will be made by the Coastal Commission itself.
Please feel free to contact me if you have any further"questions or concerns.
Thank you,
Toni Ross
From: Kevin Hallock rmajlto:Kevin@haUockarchitects.com]
Sent: Tuesday, August 11, 2015 2:31 PM
To: Lilly, Dlana@Coastal
Cc: Ross, Tonl@Coastal
Subject: ANA Deck
Good afternoon Diana,
First let me say I appreciate the effort that the CCC has put into our deck project at the AN Academy. Uniquf
project, Staffing changes. I get that. I understand that Toni, our planner is out sick today and was. unable to '
attend the staff meeting this morning. That was unfortunate, but again i understand. I feel the need to
communicate the urgency of our situation and the Academy's desire to complete this project. It is one of the
few locations on the campus that is used for outdoor entertaining and is used regularly to hold fund raising
events. As you can Imagine, these formal gatherings are the back bone of the fundralsing efforts for the
academy and account for substantial gifting towards general operations and funding new
projects. Summertime Is when the deck Is used the most. I just want to make you aware and ask again for
your collaborative corporation in trying to come to a consensus so we may move forward. As I told Toni, I
have a meeting with the Academy this Thursday and I was hoping to update them with some news on your
findings. once this Is done, we still have several weeks left to finalize the approval. This project se-ems to
be tricky with regard to the stringline as Toni has informed me but if there is any chance it could be reviewed
before weeks end I and the Academy would be very appreciative.
Sincerely,
Kevin Hallock RA I kevln@hallockarchitects.com I Mobile: 916.412.4132
Hallock/architects
12365 Calle Albara, 12 I El Cajon CA, 92019 I www.hallockarchltects.com
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Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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