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Home My WebLink AboutPRE 2021-0003; 1098 MAGNOLIA CARLSBAD; Admin Decision LetterMarch 29, 2021 Kirk Moeller Kirk Moeller Architects, Inc. 2888 Loker Ave. E, Suite 220 Carlsbad, CA 92010 SUBJECT: PRE 2021-0003 (DEV2021-0032) -1098 MAGNOLIA CARLSBAD APN: 205-191-14-00 Ccityof Carlsbad 8FILE COPY rr;,,_; ,~J I// I / 21 Thank you for submitting a preliminary review to convert an existing single-family residence to a 1,199 square-foot ADU and the construction of a 2,983 square-foot single-family home at 1098 Magnolia Avenue. The project site, a .37-acre lot, currently is developed with a 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-4 Residential, 0-4 units/ac. b. Zoning: R-1, One-Family Residential 2. The project requires the approval of a building permit for both the single-family home and ADU. Please contact the Building Division for submittal requirements at building@carlsbadca.gov. 3. The Carlsbad Municipal Code (CMC) permits single-family dwellings within the R-1 zone, including but not limited to Chapters 21.10 (R-1 One-Family Residential Zone). Furthermore, General Plan Policy 2- P.7 allows the construction of a single-family dwelling on a legal lot that existed as of October 28, 2004. In addition, the R-1 zone permits the construction of a detached accessory dwelling unit as do recent state laws (SB 13, AB 68, AB 587, AB 670, AB 671, and AB 881). As designed, staff can support the proposed conversion of an existing single-family residence to a 1,199 square-foot ADU and the construction of a 2,983 square-foot single-family home 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 2021-0003 (DEV2021-0032) -1098 MAGNOLIA CARLSBAD March 29, 2021 Pa e 2 a. Please be aware that the existing single-family residence that is proposed to be converted to an ADU is potentially historic and has been identified as a potential historic property in a 1990 city .report titled "Cultural Resources Survey City of Carlsbad." However, since the required building permit for the project is a ministerial action that is not subject to CEQA or the City of Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines, a Cultural Resource Analysis is not required for this project. The owner may wish to consult with a historian or architectural historian for historic resources to evaluate whether converting the existing residence to an ADU would have an impact on the buildings ability to be registered as a historic resource in the future. Please refer to the City of Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines for further information regarding ministerial actions and historic preservation. The Guidelines are available for review on the City of Carlsbad website at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=34010 b. The plans note that the area of the existing single-family residence to be demolished (to reduce the size of the proposed ADU to 1,199 square feet) is part of a previous addition. Please provide documentation regarding the previous addition with the building permit application submittal. c. The ADU shall be architecturally compatible with the proposed main dwelling unit, in terms of appearance, materials and finished quality. Plans submitted with a formal application must provide 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. Staff recommends the proposed single-family residence be constructed in Spanish Colonial Revival architectural style to be architecturally compatible with the existing home that is to be converted to an ADU. d. Per CMC Section 21.10.050, the single-family residence shall not exceed a height of thirty feet and two stories if a minimum roof pitch of 3:12 is provided or twenty-four feet and two stories if less than a 3:12 roof pitch is provided. The proposed ADU is limited to one story and 16 feet in height. It is unclear whether the project meets these height standards. Plans submitted with a formal application must provide height dimensions to demonstrate compliance with the height regulations. e. 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 1,199-square foot ADU is under the 1,200 square feet maximum allowable floor area for a detached ADU. The proposed project meets this standard. f. 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. PRE 2021-0003 (DEV2021-0032) -1098 MAGNOLIA CARLSBAD March 29, 2021 Pa e 3 g. Pursuant to CMC Section 21.10.0BO(A)(l)(c), the distance between buildings used for human habitation and accessory buildings, such as ADUs, shall not be less than ten feet. Based on the submitted plan, the project meets this requirement. h. 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 the project meets setback requirements. i. The proposed single-family home is subject to a 20-foot front yard setback, 10-foot side yard setback, and 20-foot rear yard setback. j. 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. k. 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. 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:ljwww.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. Building: 1. The proposed ADU being converted from existing structure will not need to consider solar. 2. A completed Climate Action Plan (CAP) Checklist (Form B-50) is required to determine what requirements will apply to the project. 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://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on Land Development Engineering: 1. Complete the city's Storm Water 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 can be obtained on the city's web site." Preliminary analysis suggests that the project is a 'Standard' Project and shall provide two completed Standard Project Requirement Checklist (E-36 Form). The form is available on the city's website. If the project is subject to 'Priority Development Project' (PDP) requirements per the E-34 form, a Storm Water Quality Management Plan (SWQMP) per the city's SWQMP template, E-35 form, is required to be submitted with the review of the grading plan PRE 2021-0003 (DEV2021-0032) -1098 MAGNOLIA CARLSBAD March 29, 2021 Pa e 4 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, all easements listed in said report. If the easement cannot be shown, list the easement on the plan and state "non-plottable". 3. This project is subject to a final engineering grading plan and grading permit. The grading plan shall show the method of drainage for the property, existing and proposed grades and contours, pad and finish floor elevations of the proposed home, earthwork quantities of cut, fill, import, export, and remedial grading in cubic yards, etc. To make an initial submittal for grading plan review, follow the city's Grading Plan Review checklist, E-8 form which is available on the city's website. 4. A certificate of compliance for lot legality will be required to be processed with the city per the Subdivision Map Act 66412.G(b). 5. A geotechnical report and drainage study will be required with the submittal of a final engineering application. 6. The property is required to dedicate for public street and utility purposes a 20-ft curb return. Show and label on the plans, the proposed dedication. No private encroachments such as but not limited to walls, fences, pervious or decorative pavers within the proposed public easement. 7. The property is required to dedicate a public pedestrian access easement dedicated to the city to ensure the proposed and existing driveway approach is compliant with the American Disability Act. The proposed and existing driveway shall be designed per San Diego Regional Standard Drawing G· 14A. 8. Show and label on the plan, the existing and proposed driveway approach width. The maximum allowed driveway approach width (in total) for a single-family residence is 30-ft. 9. Show and label on the plan, the existing water meter and service line servicing the site including size of the meter and line. Call-out on the plans, whether it is to remain orto be removed. lfto be removed, show and label, the proposed location. The water meter and line are required to be a 1-inch service line and meter per Carlsbad Municipal Water District standard drawing W·3A in order to service the new single family residence. 10. Show and label on the plans, the existing sewer clean out and service (lateral) and call-out whether it is to remain or to be removed. If to be removed, show and label the proposed sewer service on the plans per City of Carlsbad standard drawing S-7. 11. Verify that the drainage away from the building is a minimum of 2% for hardscape and a minimum of 5% for landscape within 10-ft of the building per the 2019 California Building Code, Section 1804.4. 12. Show and label on the plans, the adjacent structures/buildings and contours within 25-ft of the project boundary. 13. Show and label on the plans, the a·djacent Assessor Parcel Numbers (APN) and/or short legal description of all adjacent properties. PRE 2021-0003 (DEV2021-0032) -1098 MAGNOLIA CARLSBAD March 29, 2021 Pa e 5 14. Show and label on the plans, the existing 6-inch VCP sewer main and 8-inch ACP water main on Adams Street and existing 8-inch VCP sewer main and 8-inch ACP water main Magnolia Avenue. 15. Label on the plans, the half-street width distance from centerline to property line for Magnolia Avenue and Adams Street. 16. Address the red line comments on the plans. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Cliff Jones at the number below. You may also contact each department individually as follows: • Planning Division: Cliff Jones, Senior Planner, at (760) 602-4613 • Land Development Engineering: Kyrenne Chua, Project Engineer, at (760) 602-2744 ' • Building Division: Jason Pasiut, Building & Code Enforcement Manager, at 760-602-2788 Sincerely, DON NEU, AICP City Planner DN:CJ:cf Attachments: 1. ·wE Redlines c: Mehrdad Dokhanchy, 1098 Magnolia Avenue, Carlsbad CA 92008 Kyrenne Chua, Project Engineer HPRM/File Copy Data Entry