HomeMy WebLinkAboutPRE 2021-0026; 1004 MERGANSER LANE; Admin Decision LetterAugust 4, 2021
Steve Mark
Marrokal Design & Remodeling
9474 Kearney Villa Road, Ste. 205
San Diego, CA 92126
SUBJECT: PRE 2021-0026 (DEV 2021-0126) -1004 Merganser Lane
APN: 215-760-04
{"Cityof
Carlsbad
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Thank you for submitting a preliminary review for an 896-square-foot (SF), detached accessory dwelling
unit (ADU) located at 1004 Merganser Lane. The property is currently developed with a 4,712-square-
foot single-family home.
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: Residential, 0-4 dwelling units per acre (R-4)
b. Zoning: Planned Community (P-C)
c. Aviara Master Plan, MP 177(DD)
d. The subject parcel is located in the Coastal Zone. The project is located in the California
Coastal Commission's Appeal Jurisdiction.
2. The project requires the following permits:
a. Minor Coastal Development Permit (CDP). While the project is located in the California
Coastal Commission's (CCC) Appeal Jurisdiction and a public notice is required, the CCC
cannot appeal a Minor CDP for an accessory dwelling unit. Please refer to the link below
for the Minor CDP application (P-6)
https://www.carlsbadca.gov/home/showpublisheddocument/506/637571071079830000
Community 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 2021-0026 -HUANG RESIDENCE
August 4, 2021
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b. It is unknown at this time if a grading permit is required. The additional information
requested in this letter by Land Development Engineering will assist staff with this
determination.
c. Building permit
3. Aviara Master Plan. MP 177(DD). The project site is located within Planning Area 30 of MP
177(DD). Pursuant to MP 177(DD), unless otherwise noted in the MP, all development shall
conform to the development standards of the R-1 Zone (Carlsbad Municipal Chapter 21.10).
4. 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 CMC Chapters
18.21, 18.30 and 18.51 which is available on the city's website at the following address:
http://www.geode.us/codes/ ca rlsbad/view. ph p ?topic= 18&fra mes=on
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.
5. Title Report. Please submit a current title report dated within the last six (6) months. Please
discussion in No. 6 below for reference.
6. Setbacks for Detached ADU from Batiquitos Drive. The subject property abuts Batiquitos Drive to
the north and Merganser Lane to the south. The detached ADU is proposed to be constructed
adjacent to and slightly north of the existing single-family home, in an area which would typically
be characterized as the rear yard. Pursuant to CMC Section 21.04.260, the lot meets the definition
of a through lot with two street frontages. As a result, the subject lot has two front yard setbacks.
Pursuant to CMC Section 21.46.180, the ADU shall not be located closer to either street than the
distance constituting the front yard for such street. Further, pursuant to state laws relating to
ADUs, an ADU shall not be located in the required front yard setback. The front yard setback for
properties in the R-1 zone is 20 feet.
Pursuant to MP 177(DD), all structures shall be setback a minimum of 35 feet from the property
line which abuts Batiquitos Drive. Based on the information provided above regarding through
lots and state law relating to setbacks for ADUs, staff has determined the maximum setback that
can be required off Batiquitos Drive for the ADU is 20 feet , which is the required front yard
setback in the R-1 Zone. The 35-foot-wide setback off Batiquitos Drive specified in MP 177(DD) is
intended for aesthetic reasons and cannot be applied to the ADU pursuant to state laws relating
to ADUs.
PRE 2021-0026-HUANG RESIDENCE
August 4, 2021
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7.
8.
9.
Based on a review of the site plan submitted, a setback of 26 feet is proposed between the ADU
and the north property line which abuts Batiquitos Drive. As currently designed, the project
complies with requisite 20-foot-wide front yard setback. Please be advised this determination is
dependent on the results of the title report. The structure cannot be located in an area with any
recorded easements. Therefore, the final determination regarding the acceptability of the
structure's location on the site will be determined once the title report has been reviewed.
ADU Separation Requirements from Existing Home. A majority of the detached ADU.is proposed
to be setback from the home the requisite 10 feet. A small portion of the ADU is located eight (8)
feet from the existing chimney of the home. As chimneys are allowable projections, the separation
distance proposed between the ADU and the home are acceptable.
Building Height. While building elevations were not provided, please ensure that all elevations
include an existing and proposed/finished grade. The building height shall be taken from the lower
of the two measurements to the peak of the roof. The maximum allowable height for the
detached ADU is 16 feet. ·
Cover Sheet. Please ensure the following information and clarifications are included as part of
the submittal for the Minor CDP:
a. Label the location of the chimney and setback between the home and proposed ADU
b. Identify the 20-foot-setback off Batiquitos Drive and remove reference to the 4' rear
yard setback for the ADU
c. Under "Project Data," please indicate the property is located in the Aviara Master Plan,
MP 177(DD)
d. Under "Scope of Work," please add the proposed height (to peak of roof) and size for
the detached ADU.
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 on line at www.carlsbadca.gov. 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.
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.
2. A preliminary title report dated within 6 months of the application date is required with the
submittal of a discretionary application and final enginee~ing 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. On the site plan, indicate the total proposed impervious area and total proposed pervious area in
square feet.
PRE 2021-0026 -HUANG RESIDENCE
August 4, 2021
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4. Show all existing and proposed contour lines and spot elevations to determine the existing and
proposed drainage pattern and determine the extent of the proposed grading (i.e. max. cut/fill).
5. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
6. Show and label on the plans, the sewer service (lateral) and cleanout and the water lateral and
water meter with backflow.
7. Show existing structures, contour lines and spot elevations on the adjacent properties, up to 25
feet beyond the property line. Provide multiple cross-sections to illustrate differences in grade.
8. Lot drainage shall comply with engineering standard GS-15. Provide a minimum of 2% grade away
from the· building if hardscaped and a minimum of 5% grade away from the building for
landscaped per 2016 California Building Code Section 1804.4. Show high points, flowline
elevations, percent grades and show the directions lot drainage using drainage arrows. Show
invert elevations of any proposed storm drainpipes. Verify the invert elevation of the existing
storm drainpipe to connect to.
Fire Department:
1. Fire sprinklers are only required if the existing home has fire sprinklers.
Building Division:
1. Rated construction is required when the building is closer than 5 feet to a property line. Please
see Table R302.1(1) for details.
2. The proposed detached ADU constitutes new construction such that compliance with the Climate
Action Plan is required. Please complete the B-50 Climate Action Plan application and provide
complete details for Sections 2A, 3A and 4A ..
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning Division: Shannon Harker, Associate Planner, at (760) 602-4621
• Land Development Engineering: Emad Elias, Project Engineer, at (760) 602-2733
• Fire Department: Randy Metz, Fire Marshal, at (760) 602-4661
• Building Division: Jason Pasuit, Building and Code Enforcement Manager, at (760) 602-2788
Sincerely,
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DON NEU, AICP
City Planner
DN:SH:cf
c: Edwin Huang, 1004 Merganser Lane, Carlsbad, CA 92011
Emad Elias, Project Engineer
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