The URL can be used to link to this page

Home My WebLink AboutPRE 2022-0002; WALKER ADU AND ACCESSORY STUCTURES; Admin Decision LetterFebruary 14, 2022 John Schuller Evolv Design 850 Santa Hidalga Solana Beach, CA 92075 CCityof Carlstiad 8FILE COPY tt1 ~.-,~,I 2 / / S" /1.?.. SUBJECT: PRE 2022-0002 (DEV2022-0007) -WALKER ADU AND ACCESSORY STRUCTURES APN: 215-450-18-00 Thank you for submitting a preliminary review for the construction of an accessory dwelling unit above a new garage and two habitable accessory structures proposed at 7133 Obelisco Circle. The project site, an approximately 25,282-square-foot-lot, is currently 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: 1. General Plan and zoning designations for the property are as follows: a. General Plan: R 1.5 Residential, 0-1.5 units/ac. Growth Management Control Point of 1 units/ac. b. Zoning: R-1-15000 One-Family Residential 2. The project requires the following permits: a. Grading Permit b. Building Permit 3. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process for housing projects. It is not mandatory unless applicants seek the vesting and processing benefits offered under SB 330. Participation in the SB 330 streamline process would occur first, followed by the formal development application process required under Government Code (Gov. Code)§§ 65940, 65941, 65941.5, and Carlsbad Municipal Code (CMC) § 21.42.050. Acceptance by the city of a complete SB 330 Streamline Application (Form P-32) and fee will vest the project for 180 days in accordance with the ordinances, policies and standards in effect at the time the SB 330 Application is accepted. 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 2022-0002 (DEV2022-0007) -WALKER ADU AND ACCESSORY STRUCTURES February 14, 2022 Pa e 2 4. 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 Climate Action Plan 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 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.gcode.us/codes/carlsbad/view.php?topic=18&frames=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. As described in the scope of work, this preliminary review is for the construction of an Accessory Dwelling Unit (ADU) above a garage and two habitable accessory structures on a property developed with an existing single-family home. The project includes the construction of a 1,196-square-foot ADU above a new 1,196-square-foot garage. Additionally, the project proposes the construction of two new 400-square-foot habitable accessory structures. Staff does not support the proposed project as it does not comply with the Hillside Development Regulations, Carlsbad Municipal Code (CMC) Chapter 21.95, as described in bullets 6-8 below. 6. The project is required to conform with the Hillside Development Regulations {CMC 21.95) and Hillside Development & Design Guidelines, which may be found online at: https://www .ca rlsbadca .gov /home/showpublisheddocu ment/270/637 425976541270000 Per California Government Code Section 65852.2{e), the city's Hillside Development Regulations {CMC Chapter 21.95) are not applicable to mandatory ADUs (ADUs not exceeding 800 square feet). Because the proposed 1,196-square-foot-ADU exceeds 800 square feet the Hillside Development Regulations {CMC 21.95) are applicable and preclude the development of the proposed ADU on the downhill perimeter slope. 7. Residential development on downhill perimeter slopes which have a gradient of greater than forty percent and an elevation differential of greater than fifteen feet is not permitted per CMC Section 21.95.140{C){l){b)(iii) in that the accessory structures may not encroach over the top/edge of or be on a downhill perimeter slope. Therefore, all three proposed structures (ADU/garage, work pavilion and exercise pavilion) and related retaining walls are subject to CMC Chapter 21.95 and thus not permitted over or beyond the top/edge of the downhill perimeter slope. I 8. Driveway access to Babilonia Street is not supported since a garage is not permitted on a downhill perimeter slope. Therefore, the driveway access is not necessary. PRE 2022-0002 (DEV2022-0007} -WALKER ADU AND ACCESSORY STRUCTURES February 14, 2022 Pa e 3 9. If an accessory structure is proposed on a portion of the lot that is not a downhill perimeter slope, the architecture of the accessory structure shall match the architecture of the main dwelling per CMC Section 21.10.030(E)(7). 10. Accessory structures are subject to lot coverage limits. The maximum lot coverage for the property is 40 percent. Please refer to lot coverage definition in CMC Section 21.04.061. 11. Utility sinks in habitable accessory structures (that are not ADUs) are subject to the wet bar definition in CMC 21.04.378.1. 12. A minimum 10-foot separation yard is required between habitable structures per CMC Section 21.10.080(A)(l)(c). 13. The Site Plan describes a new ADU over an existing garage. There is currently no garage at the location of the proposed ADU. 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: . https://www .ca rlsbadca .gov /home/showpubl isheddocument/604/637 42604 7018270000 Prelimin~ry 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: https:ljwww .ca rlsbadca .gov /home/showpu blisheddocume nt/602/637 42604 7014830000 Please identify on the site plan the location ofthe applicable BMPs, with BMP codes, on the checklist. 2. List the grading quantities. A grading permit will be required. 3. If the existing SDRSD D-25 curb outlet will no longer be used, then the curb outlet shall be removed and replaced with curb, gutter and sidewalk. Also, address drainage sheet flow down the slope to the building walls. Route and control flow to prevent contact with the building. Consider adding concrete brow ditches against the building to concentrate and redirect drainage away from the building. 4. Include drainage plan and drainage study with development application submittals. The 6-inch pipe at the southwest corner of the property currently collects and discharges much of the project site drainage. Address rerouting of drainage flow from this pipe that will no longer be directed to the existing vegetated swale that is proposed for removal. The vegetated swale provided a path of travel for this discharge. This path slowed velocities and provided water quality benefits via infiltration. Removal ofthe vegetated swale eliminates the path of travel and these listed benefits. Therefore, an alternative routing and water quality bmp must be provided. PRE 2022-0002 (DEV2022~0007) -WALKER ADU AND ACCESSORY STRUCTURES February 14, 2022 Pa e 4 5. Submit a soils report with your development applications. The report shall include recommendations for pervious paver design since pervious pavers are proposed in the driveway. Report shall also include thorough drainage recommendations. 6. If driveway access off Babilonia Street is required and supported by the Planning Division, Land Development Engineering can support the driveway access provided the 20-foot setback is maintained as currently proposed. Any lesser driveway lengths, if applicable through redesign, would require further evaluation. 7. Remove line representing edge of sidewalk along Babilonia Street unless sidewalk is proposed. Clarify. 8. Include existing structures, drainage facilities and other features of the existing developed portion of the site on the grading plans. 9. Determine if the existing sewer pipe serving the main house must be relocated due to the proposed grading and structures. Plot said pipe. 10. See red lined plans for further clarification on identified issues. Building: The following comments should be clearly detailed in the design prior to submitting for Building Division plan review. Please update plans with details that show the following minimum compliance. 1. Show sewer design with fixture unit counts for entire sewer line, including the new house if the ADU ties into the existing sewer line prior to the sewer main connection. 2. Show electrical load calculations and ·single line diagram for entire electrical design, including the new house. Solar is required for the new house. 3. Carlsbad Climate Action plan details on plans to be coordinated with the CFl-R energy documents. 4. Show single line diagram for proposed gas fixtures including the new house fixtures. 5. Separate HVAC will be required for the ADU. 1. The ADU is out of fire department access. If access off of Babilonia Street is not granted, then fire sprinklers will be required to mitigate the access concerns. 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 https://www.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. PRE 2022-0002 (DEV2022-0007} -WALKER ADU AND ACCESSORY STRUCTURES February 14, 2022 Pa e 5 If you would like to schequle a meeting to discuss this letter with the commenting departments, please contact Esteban Danna at the number below. You may also contact each department individually as follows: • Planning Division: Esteban Danna, Associate Planner, at (442} 339-2629 • Land Development Engineering: David Rick, Project Engineer, at {760) 602-2781 • Fire Department: Randy Metz, Fire Inspections, at (626) 536-6677 Sincerely, ~~ DON NEU, AICP City Planner Attachment: LDE Redline Plans DN:ED:cf c: Calm Walker, 7133 Obelisco Circle, Carlsbad, CA 92009 David Rick, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry