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Home My WebLink AboutPRE 2020-0019; SCANLON ADU; Admin Decision LetterJuly 30, 2020 Sam Wright 2911 State Street, Suite A Carlsbad, CA 92008 FILE l'Y\ot ; / .p ~ ~ SUBJECT: PRE 2020-0019 (DEV2020-0185} -SCANLON ADU APN: 203-354-08-00 Ccityof Carlsbad Thank you for submitting a preliminary review to convert an existing two-car garage into an approximately 540-square-footaccessory dwelling unit {ADU) proposed at 2921 Harding Street. The project site, a 7,188- square-foot lot, currently is developed with a two-family dwelling with two detached, two-car garages. 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: Village {V), 28-35 units/acre b. Zoning: Village -Barrio {V-R); Village Center {VC) Land Use District 2. The project site is located within the Village Center {VC) District of the Carlsbad Village & Barrio Master Plan {VBMP). Please see link below for more information: http://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=36580 3. The project requires the approval of a building permit. Please contact the Building Division for submittal requirements at building@carlsbadca.gov. 4. As described in the scope of work, this preliminary review· application is to convert an existing two- car garage into an approximately 540-square-foot ADU on a lot with a two-family dwelling. The V-R zone permits two-family dwellings within the VC District and recent state laws {SB 13, AB 68, AB 587, Community Development Department · Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560f I www.carlsbadca.gov -----·-·----•-.-·~·-·---~-- PRE 2020-0019 (DEV2020-0185) -SCANLON ADU July 30, 2020 Pa e 2 AB 670, AB 671, and AB 881) allow th'e ~~~version of 'an existing garage into an ADU on a lot with a two-family dwelling. Therefore, staff supports the proposed ADU subject to compliance with all applicable General Plan requirements, V-R standards, Carlsbad Municipal Code (CMC) standards, and state law, including but not limited to: a. On lots with more than one-family dwellings, a minimum of one ADU or up to 25 percent of the number of existing multi-family units within existing non-livable areas such as garage space can be converted to ADUs. For the proposed subject site, the property is limited to a maximum of one conversion of non-livable space into an ADU. b. Pursuant to CMC Section 21.10.080(A)(l)(c), the distance between buildings used for human habitation and accessory buildings should be not less than ten feet for ADUs. Based on the · submitted plan, the existing conditions meet this requirement. c. Pursuant to V-R Section 2.6 -Parking, one ADU requires one open or enclosed parking space, in addition to the parking requirements for the primary use. The prima_ry use is a two-family dwelling and requires two garaged spaces per dwelling in the V-R zone, and tandem spaces are permitted. However, recent state laws allow for an existing garage to be converted to an ADU without having to replace the existing parking spaces, and allow an ADU within an existing primary or accessory structure to be exempt from having to provide parking. d. Per state laws, the minimum side and rear yard setback requirement for an ADU is four feet except when an existing structure is converted to an ADU where existing setbacks are deemed acceptable. The front yard setback should comply with the VC District within the V-R zone, which is zero feet with a maximum of five feet. Based on the submitted plan, the existing conditions meet the front yard setback requirement. e. The proposed ADU must provide complete, independent living facilities and include permanent provisions for living, eating, cooking, sanitation and sleeping. The plans shall show and label these areas on the ADU floor plan. f. An ADU shall not be rented for a period of less than 30 days, and shall not be sold independently. 5. A Formal development application submittal will need to include a completed Climate Action Plan (CAP) Checklist (Form B-50) to determine what requirements will apply to the project, to the extent applicable for the proposed conversion of a garage to an ADU. CAP 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:ljwww.gcode.us/codes/carlsbad/view.php?topic-18&frames-on 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; select Planning Home Page. Please review all information carefully before submitting. PRE 2020-0019 (DEV2020-0185)-SCANLON ADU July 30, 2020 Pa e 3 Land Development Engineering: 1. No sewer lateral upgrade is required for the proposed 540 square feet accessory dwelling unit (ADU) conversion. 2. Ensure that the existing drainage pattern is maintained. On the site plan, show the existing lot drainage, including existing flowline elevations and the discharge point. Indicate the directions lot drainage using drainage arrows. 3. As noted in the first paragraph of this letter, this preliminary review does not constitute a complete review of the proposed project, and additional items of concern may be identified upon formal project application submittal. Building: 1. Separate gas and electrical meters may be installed for the project. 2. A separate address is required for the ADU. Fire: 1. The ADU does not require fire sprinklers unless it is required for the main dwelling. 2. Please contact Darcy Davidson, Assistant Fire Marshal, for more information regarding any required fire protection systems at darcy.davidson@carlsbadca.gov. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jessica Bui at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Bui, Associate Planner, at (760) 602-4631 • land Development Engineering: Tecla Levy, Associate Engineer, at (760) 602-2732 • Fire Department: Darcy Davidson, Assistant Fire Marshal, at darcy.davidson@carlsbadca.gov Sincerely, DON NEU; AICP City Planner DN:JB:cf c: Jim Scanlon, 2921 Harding Street, Carlsbad, CA 92008 Tecla Levy, Project Engineer Fire Prevention HPRM/File Copy Data Entry