HomeMy WebLinkAboutPRE 2019-0012; MUHE ADDITION; Admin Decision LetterAugust 8, 2019
Alvin Washington
PO Box 1212
Carlsbad CA 92018
FILE
SUBJECT: PRE 2019-0012 (DEV2019-0124) -MUHE ADDITION
APNs: 155-180-40-00 and 155-180-43-00
{ City of
Carlsbad
Thank you for submitting a preliminary review for the addition of a second unit and a detached garage to
an existing single-family residence proposed at 2373 Jefferson Street, on the west side of Jefferson Street.
The project site is an approximately combined total (including the small parcel adjacent to the north) of
0.26 acres and is developed with a two-story single-family residence.
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-15, 8-15 units/ac. Growth Management Control Point of 11.5 units/ac.
b. Zoning: R-3 (Multiple-Family Residential) Zone
2. The property is located within the Coastal Zone in the Mello II Segment of the city's Local Coastal
Program. The Coastal land use designation and zone are the same as the general plan and zoning
above. However, please see comment no. 4 below regarding density.
3. The project requires the following permits:
a. Coastal Development Permit (CDP). The city of Carlsbad has permitting jurisdiction in this
portion of the Coastal Zone, with the California Coastal Commission having appeal rights.
b. Nonconforming Construction Permit (NCP).
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
PRE 2019-0012 {DEV2019-0124) -MUHE ADDITION
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4. The property has a General Plan Land Use designation of R-15 Residential (8-15 dwelling units per acre
(du/ac) with a Growth Management Control Point (GMCP) of 11.5 du/ac. However, per LCP Policy 3-
2 for the Mello II Segment, properties bordering Buena Vista Lagoon shall be designated for residential
development at a density of up to 4 du/ac. The property has a gross lot area of approximately 0.24
acres and at 4 dwelling units per acre 0.96, or one (1) unit is allowed. Regardless, one single-family
dwelling is permitted to be constructed on a legal lot that existed as of October 28, 2004 pursuant to
General Plan Residential Land Use Policy 2-P.7.
Based on the land use designation and lot size, the proposed single-family residence would be over
the allowable density, and the City does not support the proposal.
5. If an Accessory Dwelling Unit (ADU) is proposed in lieu of a second single-family residence, the
following will be required:
a. A minor Coastal Development Permit.
b. Per Carlsbad Municipal Code (CMC) Section 21.10.030{0)(3), an ADU may not exceed 640 square
feet in area. As shown on the plans, the proposed ADU would exceed the maximum allowed area.
c. Detached ADUs must comply with the zone's maximum height and are limited to one story.
d. Per CMC Section 21.10.030(0)(9), the ADU shall be architecturally compatible with the main
dwelling unit in terms of appearance, materials, and finished quality. The building permit
submittal will need to demonstrate compliance (including elevations or photos of the existing
home).
e. Per CMC Section 21.10.030.B, only one single-family residence and one ADU are allowed on the
site.
f. An owner-signed and notarized notice of restriction to be recorded against the property will be
required, declaring that:
i. The property owner(s) shall reside in either the primary dwelling unit or the accessory
dwelling unit, unless a lessee leases both the primary dwelling and the accessory dwelling
unit; and
ii. The obligations and restrictions imposed on the accessory dwelling unit per CMC Chapter
21.10 are binding on all present and future property owners.
g. Refer to CMC Section 21.10.030 for additional requirements including, but not limited to parking
and access.
6. Pursuant to CMC Section 21.204.050 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 be permitted further seaward than those allowed by a line
drawn between the adjacent structures to the north and south.
PRE 2019-0012 (DEV2019-0124) -MUHE ADDITION
August 8, 2019
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The property is subject to stringline setbacks for the home on the west side of the property. The
stringline setbacks must be plotted. Please show the outlines of the existing buildings to the north
and south and the stringline on the site plan.
7. A geotechnical report shall be prepared in accordance with CMC Sections 21.203.040(8)(1) and
21.204.110 to show that the proposed development will have no adverse effect on the stability of the
rear slope.
8. Pursuant to CMC Section 21.203.040(8)(1), the project will require the submittal of a topographic
map. The topographic map shall be prepared by a qualified professional and identify slopes in excess
of 25 percent gradient. The site plan refers to a "flood zone." Please note that the site plan will need
to delineate the wetland/lagoon and show a minimum 100-foot wetland buffer setback as opposed
to a "flood zone." Please refer to the code section for all of the requirements which can be found on
the city's website at the following link:
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24131
9. As a single-family residence the project is exempt from a Hillside Development Permit pursuant to
Section 21.95.040(A)(l) of the CMC. However, the project is still required to be consistent with the
Hillside Development Regulations and Hillside Development and Design Guidelines. The proposed
addition shall exhibit a slope edge building setback so that the building does not intrude into a .7 foot
horizontal to one-foot imaginary diagonal plane that is measured from the edge of slope to the
building.
For all buildings which are subject to this slope edge building setback standard, a profile of the
diagonal plane shall be submitted with all other development application requirements.
10. Please fix the scale on the site plan as it does not scale out correctly at 1" = 20'0."
11. In the R-3 zone, the setbacks are the following:
Front= 20 feet
Side = 10 percent of lot width
Rear= 20 percent of lot width
12. Lot width is defined as the horizontal distance of the line constituting the required front yard setback
(20 feet), as required in certain classifications (CMC Section 21.04.063). In this case, the front yard is
measured 20 feet back from the front property line.
The site plan does not show the dimension of the lot width; however, the assessor's parcel map shows
it at approximately 90 linear feet. It appears the building does not meet side and rear yard setbacks;
therefore, the setbacks are considered nonconforming and a NCP is required.
13. The R-3 zone allows a main structure building height of 35 feet. Building height is measured from the
existing grade or finished grade, whichever is lower. Please show all building heights from existing
grade, or finished grade, as applicable.
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14. Please note that walls, fences and/or hedges are limited to 42" in height within the front yard setback.
Existing landscaping may be required to be reduced in height along the front property line. In
addition, there is a structure on the parcel that is not shown on the site plan that may be located
within the front yard setback. The existing structure may be required to be removed if it is not a
permitted structure and existing landscaping reduced in height along the front property line.
15. New forthcoming requirements related to the city's Climate Action Plan (CAP) will likely impact
development requirements of this project. A formal application submittal will need to include a
comp'leted CAP Checklist (Form P-30) to determine what requirements will apply to the project. New
CAP requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water
heating and traffic demand management requirements, as set forth in City Council Ordinance Nos.
CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024 which are available on
the city's website at the following address:
http://www.carlsbadca.gov/services/depts/pw/environment/cap/ordinances.asp
To the extent that some or all of the new CAP 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. CAP requirements may
impact, but are not limited to, site design and local building code requirements. Once adopted as part
ofTitle 18 and in effect, plans submitted for grading or building permits must demonstrate compliance
with the new CAP requirements. If incorporating new CAP 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.
16. The plans for the Coastal Development Permit and Nonconforming Construction Permit shall include
all applicable information as listed in Planning Forms P-6 -Minor Coastal Development Permit/Single
Family Residence Application and P-28 -Nonconforming Construction Permit on the city's website at
the following addresses:
https:ljwww.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=24831
https://www .ca rlsbadca .gov/ civicax/fileba nk/blobd load .aspx? Blob I D=24127
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
http://www.carlsbadca.gov/services/depts/planning/default.asp. You may also access the General Plan
Land Use Element and the Zoning Ordinance online at the website address shown; select Department
Listing; sele~t Planning Home Page. Please review all information carefully before submitting.
Land Development Engineering:
1. A completed E-34, Storm Water Standards Questionnaire, will need to be included with initial
submittal. Based on the submitted preliminary site plan, it appears this project is a "standard project"
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and will also require form E-36, Standard Project Requirement Checklist.
2. A preliminary title report dated within 6 months of the application date is required with the submittal
of a discretionary application and final engineering application. Show and label on the plans, any
easements listed in said report. Provide metes and bounds of the property line on the site plan.
3. Based on the submitted preliminary site plan, it appears there are 2 separate lots. If this is the case,
a lot line adjustment will be required.
4. The submitted plan does not clearly delineate which structures are existing or proposed. Provide on
the plans a clear indication of whether the structure or addition is existing or proposed.
5. Based on the submitted preliminary site plan, it is possible that a grading permit will be required.
6. Per recorded document 76-429809, a 5ft wide PC sidewalk will be required along Jefferson street. It
is possible that additional right-of-way dedication will be required.
7. Provide on the plans a typical cross section of Jefferson Street including the proposed sidewalk. Also
provide cross sections of the site; see red line on the site plan for specific locations requested.
8. Show and label on the plans all existing structures and contours on site and within 20ft of the property
line. A structure exists near the proposed 2-car garage and is not shown on any of the plans.
9. Show and label on the plans a reciprocal access agreement that allows for use of the neighbor's access
drive. Provide a copy of this agreement with the initial submittal.
10. Based on the preliminary site plan, it is unclear whether an adequate turnaround area exists for the
proposed 2-car garage. Include on the site plan the driveway and access to Jefferson Street on the
neighbor's property.
11. Address the redline comments on the plans.
Fire:
1. Fire Sprinklers not required in addition.
Building:
1. Plans are not clear as to the scope of work.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Chris Sexton at the number below. You may also contact each department individually as follows:
• Planning Division: Chris Sexton, Associate Planner, at (760) 602-4631
• Land Development Engineering: Tim Carroll, Project Engineer, at (760) 602-2737
• Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661.
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Sincerely,
DON NEU, AICP
City Planner
DN:CS:mf
Attachments:
Land Development Engineering Redlines
c: Clint Muhe, 2373 Jefferson St., Carlsbad CA 92008-1405
Tim Carroll, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry