HomeMy WebLinkAboutPRE 2025-0015; OCEAN ST TRIPLEX REMODEL; Admin Decision LetterJune 2, 2025
Brian Church
507 S. Cedros Avenue
Solana Beach, CA 92075 •
SUBJECT: PRE 2025-0015 (DEV2025-0018) -OCEAN ST TRIPLEX REMODEL
APN: 203-021-01-00
{city of
Carlsbad
Thank you for submitting a preliminary review application for the proposed remodel of an existing triplex
at 2445-2447 Ocean Street (APN 203-021-01-00). The subject lot is located on a blufftop and is
approximately 11,458 square feet (SF) in size . The remodel includes the following:
• Addition of a 974 SF, two-story attached accessory dwelling unit (ADU) with a deck above the
existing attached garage {805 SF upper floor above garage and 169 SF entry/ground floor,
including 58 SF addition)
• Demolition of 316 SF of living area in Unit A to create a deck; existing roof overhang to remain.
• Demolition of 70 SF of living area for Unit C to create a deck; existing roof overhang to remain.
• Enclosure of a 66 SF covered deck for Unit B to create additional living area (i.e., 66 SF addition)
• Re-roof of entire structure
• Modify interior layout with updated floor plans for each of the three existing units
• New exterior finishes, including stucco, vertical and horizontal siding, doors, windows, and railings
• New wood deck over existing concrete patio on north side of structure
• Add sliding storage access doors (total of 3) to west-facing existing storage areas on ground floor
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:
Community Deve lopment Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0015 (DEV2025-0018) -OCEAN ST TRIPLEX REMODEL
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Pa e 2
a. General Plan: R-15, Residential; 8-15 dwelling units per acre .
b. Zoning: R-3, Multiple-Family Residential
c. Coastal Zone: The project site is located within the Appealable Jurisdiction 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 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:
3.
a. Addition of ADU above the existing garage:
i. Minor Coastal Development Permit (CDP). The decision-making authority is the City
Planner. Since the Minor CDP can only be appealed by the Coastal Commission, the Minor
CDP is required to be processed separately from any Planning permits fo r the remodel to
the triplex; and
b. Remodel of triplex, exclusive of attached ADU . Pursuant to records from the County of San
Diego Assessor's Office, the existing triplex was constructed in 1952, prior to the adoption of
the city's Zoning Ordinance in 1956. Therefore, pursuant to Carlsbad Municipal Code (CMC)
Chapter 21.48, the multi-family structure is considered legal nonconforming. There are two
potential permit paths for the remodel to the triplex:
i. If the building valuation of the 66-square-foot addition to the triplex is $60,000 or less, a
Minor CDP is required . The Minor CDP is an administrative, City Planner-level decision. Please
see link to the Building Department's B-29 form below for additional information regarding
the building valuation; or
ii. If the building valuation of the addition exceeds $60,000, a standard Coastal Development
Permit (CDP) is required. The decision-making authority for a CDP is the Planning Commission.
Building Valuation Form B-29:
https://www.carlsbadca.gov/home/showpublisheddocument/18283/638597465126330000
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 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 Carlsbad
Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the
following address:
http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on
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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.
4. The following technical studies/exhibits would be needed with a formal submittal:
a. Historical Analysis. Pursuant to records from the San Diego County Assessor's Office, the
triplex was constructed in 1952. Pursuant to the city's Tribal, Cultural and Paleontological
Resources Guidelines, a Historical Analysis prepared by a registered historian is required for
structures older than 45 years. Please refer to the following link for additional information,
including guidance for the preparation of the report.
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
5. Setbacks-ADU. The required setbacks for the attached ADU are as follows:
Front: 20 feet-to be taken from ultimate right-of-way. Please be advised all parking spaces are
required to be located outside of the ROW.
Side: 4 feet.
Rear: 4 feet
*Please note, the proposed deck is required to adhere to the primary structure's side yard setback
of 7'-6". Please redesign the deck to comply with the requirement.
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. Planning staff has
the following comments regarding the proposed improvements:
a. Please clarify whether the proposed corten planter(s) adjacent to the northwest corner of
the building (Note 9 on Sheet AS-1.1) are permanent structures. If so, the structures are
located beyond the stringline and cannot be supported.
b. The new "site stair" (Note 13 on Sheet AS-1.1) is located beyond the allowable stringline.
Please redesign so the stairway is located out of the stringline for development.
c. Please reduce the footprint of the new deck for Unit A outside of the stringline setback (i.e.,
northwest corner).
7. Building Height-ADU and Triplex. The maximum building height for a ,roof with less than a 3:12
pitch in the Beach Area Overlay Zone is 24 feet. The proposed ADU has a flat roof; therefore, the
maximum building height (including the garage) is 24 feet. With the formal submittal, please
ensure a cross section is provided through all additions, including the 66 SF addition to the triplex
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to ensure the height is not exceeded. Compliance with the building height will be verified once a
formal application is submitted.
8. Parking-ADU. The project proposes a 974 SF attached ADU above the garage. One parking space
is required in the driveway for the ADU unless one of the following can be demonstrated:
a. The property is located within½ mile from public transit, which includes bus stops;
b. The property is located within a historic district;
c. The ADU is constructed as part of a proposed or existing residence or accessory structure;
Please note this does not apply to multi-family structures.
d. The property is located within one block of a dedicated car share lot. Please see link below
for additional information regarding the standards for ADUs:
https://www.carlsbadca.gov/home/showpublisheddocument/526/637757643522070000
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 . If you are creating more than 2,500 square feet or more of impervious
surface or if you are increasing impervious surface by more than 10%, this project will be deemed
a Priority Development Project (PDP) and subject to preparing a Storm Water Quality
Management Plan and calling out all post construction BMPs on the site plan.
2. Prepare an impervious area exhibit to show and quantify any impervious area being created or
replaced. Please note that replacing roof material of an existing building or remodeling interior of
a building are both exempt activities according to Table 1-1 of the City of Carlsbad BMP Manual.
Howeve r, non-maintenance activities such as replacing hardscape down to the base layer should
be included in impervious area calculations.
3. Based on a preliminary analysis it appears that this project may 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.
4. Provide a Preliminary Title Report (current within the last six (6) months).
5. 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 .
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6. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
7. Clearly show and label the 100-year flood line for existing and proposed conditions.
8. Delineate all retaining walls that will be utilized on the project site and show top of wall and
bottom of wall elevations, including at the highest and lowest points. Indicate maximum height
of retaining wall measured from bottom of footing to top of wall and maximum height measured
from finish surface to top of wall.
9. Provide a cross section at the northeast corner of the project site to show the existing and
proposed ground, the proposed fill, the footing and remedial excavation.
10. The 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.
11. Provide typical street cross sections for Ocean Street. Provide existing right-of-way width and
existing improvements and proposed improvements and dedications.
12. Annotate the dimensions of the existing driveways and ensure that they meet the requirements
of 3.15 of Volume 1 of the City of Carlsbad Engineering Standards.
13. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities,
overhead lines, traffic signals, streetlights in Ocean Street and laterals affecting the property. The
10" PVC waterline is per City of Carlsbad Dwg. 159-9, the 8" VCP sewer line is per City of Carlsbad
Dwg. 120-2. Existing 18" RCP Storm Drain per City of Carlsbad Dwg. 233-8.
14. Dedication is required per CMC Section 18.40. A 5 foot wide public street and utility easement
shall be dedicated and called out on the site plan.
15. 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
Agreement will be recorded with San Diego County Recorder's Office.
16. All private encroachments shall be removed from the proposed public utility and access
easement.
17. 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.)
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18. Address the comments on the attached red lined plan.
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.
Fire Department:
The Fire Department has no comments. Fire access is acceptable.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact me at the number below. You may also contact each department individually as follows:
• Planning Division: Mackenzie VanZyverden, Assistant Planner, at (442) 339-5301
• Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744
• Fire Department: Darcy Davidson, Fire Division Chief, at (442) 339-2662
• Building Division: Shawn Huff, Building Official, at (442) 339-5338
Sincerely,
ERIC LARDY, AICP
City Planner
EL:MV:cf
c: Jan Devries, 2445 Ocean Street LLC, P.O. Box 675324, Rancho Santa Fe, CA 92067
Nichole Fine, Project Engineer
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