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Home My WebLink AboutPRE 2020-0040; KELLETT ADU; Admin Decision LetterJanuary 26, 2021 Sam Wright 2911 State Street, Suite A Carlsbad, CA 92008 SUBJECT: PRE 2020-0040 {DEV2020-0323)-KELLETT ADU APN: 207-082-05-00 Ccityof Carlsbad B FILE COPY /fJIIA/eJ 1/4 /2/ Thank you for submitting a preliminary review to add approximately 336 square feet to an existing 638- square foot accessory dwelling unit (ADU) and 33 square feet 1:0 an existing storage area adjacent to a three-car garage located below the ADU proposed at 4190 Sunnyhill Drive. The project site, a 31,798- square-foot lot, currently is developed with a one-family dwelling and one ADU. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review i~ 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: Residential, 0-4 dwelling units per acre (R-4); b. Zoning: One-Family Residential, minimum lot size 15,000 square feet {R-1-15,000) 2. The project requires the approval of a Minor Coastal Development Permit {CDP) pursuant to Carlsbad Municipal Code {CMC) Section 21.201.080. The fee for a Minor CDP is $938. A radius map and mailing labels for all owners within 100 feet is required to be submitted with a formal application. A postage fee will be required at the time of application submittal. The postage fee is dependent on the number of owners within the 100-foot radius. The City Planner will be the decision-making authority. 3. As described in the scope of work, this preliminary review application is approximately 336 square feet to an existing 638-square foot accessory dwelling unit {ADU) and 33 square feet to an existing storage area adjacent to a three-car garage located below the ADU. The R-1-15,000 zone permits a detached accessory dwelling unit and recent state laws {SB 13, AB 68, AB 587, AB 670, AB 671, and AB 881) allow for the construction or additfon of an ADU above a detached garage. As designed, staff can support the proposed additions to the ADU and storage area subject to compliance with all applicable General Plan requirements, Carlsbad Municipal Code {CMC) standards, and state law, including but not limited to: Community Development Planning Division [ 1635 Faraday Avenue Carlsbad, CA 92008-7314 [ 760-602-4600 [ 760-602-8560 f I www.carlsbadca.gov PRE 2020-0040 (DEV2020-0323) -KELLETT ADU January 26, 2021 Pa e 2 a. The ADU shall be architecturally compatible with the main dwelling unit, in terms of appearance, materials and finished quality. Plans submitted with a formal application must provide the existing elevations for the main dwelling and the proposed elevations for the ADU addition with material .and finish details. It is unclear whether the project meets this standard. Please demonstrate -compliance with this standard on the plans with formal application submittal. b. Per CMC Section 21.10.050, the ADU shall not exceed a height of 35 feet and two stories if a minimum roof pitch of 3:12 is provided or 24 feet and two stories if less than 3:12 roof pitch is provided. It is unclear whether the project meets this standard. Plans submitted with a formal application must provide height dimensions to demonstrate compliance with the height regulations. Pursuant to recent state laws, the total area of floor space for a detached accessory dwelling unit shall not exceed 1,200 square feet. Based on the submitted plan, the existing habitable floor area is 638 square feet and the addition of 336 square feet will result in a total of 974 square feet and is under the 1,200 square feet maximum allowable floor area for a detached ADU. The proposed project meets this standard. c. Per CMC 21.10.110, lot coverage shall not exceed 40 percent of the lot. Lot coverage is defined per CMC 21.04.061 as the total ground area of a site occupied by any building or structure as measured from the outside of its surrounding external walls or supporting members. Building coverage includes exterior structures such as stairs, arcades, bridges, permanent structural elements protruding from buildings such as overhanging balconies, oriel windows, stories which overhang a ground level story, garages, and covered carports. Excluded from building coverage are roof eaves extending less than 30 inches from the face of any building, awnings, open parking areas, and structures under 30 inches in height. It is unclear whether the project meets this standard. Plans submitted with a formal application must provide a lot coverage calculation. d. Pursuant to CMC Section 21.10.0S0(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. e. 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. Based on the submitted plans, with a 13-foot rear yard setback and a 10-foot street side setback, the project meets setback requirements. f. 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 as required. g. An ADU shall not be rented for a period of less than 30 days and shall not be sold independently. Plans submitted with a formal application must specify that the ADU shall not be rented for a period of less than 30 days and shall not be sold independently. PRE 2020-0040 (DEV2020·0323) -KELLETT ADU January 26, 2021 Pa e 3 4. A formal development application submittal will need to include a completed Climate Action Plan (CAP) Checklist (Form 8-50) 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.qcode.us/codes/car1sbad/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 carefuliy before submitting. Land Development Engineering: 1. Complete a Stormwater Standards Questionnaire. 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 can be printed from the following website link: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-22711 Preliminary analysis suggests that the project is a Standard Project and subject to installing site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the Standard Project Requirement Checklist (E36) that will also need to be completed. The link to the form is at: http:ljwww.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D-30141 2. A recent Preliminary Title Report (PTR) will be required with formal project application submittal. 3. All easements and encumbrances identified in the PTR must be indicated on the site plan. 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: Allison Mclaughlin, Associate Engineer, at (760) 602-2732 DON NEU, AICP City Planner DN:JB:cf c: Patrick Kellett, 4190 Sunnyhill Drive, Carlsbad, CA 92008 . Allison Mclaughlin, Project Engineer HPRM/File Copy Data Entry