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Home My WebLink AboutPRE 2022-0049; LOPEZ ADU GARAGE CONVERSION; Admin Decision LetterDecember 5, 2022 Lisa De Jesus 450 S Melrose Dr. Vista, CA 92081 l3FILE COPY Ccicyof Carlsbad SUBJECT: PRE 2022-0049 (DEV 2022-0183} -LOPEZ ADU GARAGE CONVERSION APN: 203-023-03-00 Thank you for submitting a preliminary review to construct a 112-square-foot addition to an existing 452- square-foot detached garage and convert the structure to a 564-square-foot two-bedroom, one- bathroom accessory dwelling unit (ADU) at 224 and 226 Normandy Lane. The existing garage containing unpermitted improvements is located on the northwest property line, and 11-inches from the northeast property line. The lot contains an existing 880-sqaure foot duplex which is 6-feet and 6-inches from the existing garage. The project plans indicate the proposed ADU and addition will maintain the existing setbacks. The electronic version of the plans show a proposed attic, however the applicant clarified in an email on October 6, 2022, that the attic is not proposed and the existing flat roof will be expanded for the addition. 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: Residential 8-15 dwelling units per acre (R-15) b. Zoning: Multiple-Family Residential (R-3) c. Coastal Zone: The project site is located within the non-appealable area of the Coastal Zone and is subject to the Mello II Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning are consistent with the City's General Plan Land Use and Zoning for the site. 2. The project requires the following permits: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2022-0049 (DEV 2022-0183) -LOPEZ ADU GARAGE CONVERSION December 5, 2022 Pa e 2 3. 5. a. Minor Coastal Development Permit (CDP) -The project is within the Mello II district of the Local Coastal Program. A Minor Coastal Development Permit, approved by the City of Carlsbad City Planner, is required for the ADU. b. Building Permit 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.gcode.us/codes/car1sbad/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. a. Show: North arrow, property lines, easements, existing and proposed structures, streets, existing street improvements, right-of-way width, dimensional setbacks and existing topographical lines (including all side and rear yard slopes). Provide legal description of property and assessor's parcel number. b. Provide a scope of work on the plot plan. The scope should include the removal of the attic. c. The maximum lot coverage for this property is 60%. Provide calculations to show compliance. Building Height & Setbacks. a. Pursuant to Government Code 65852.2(e)(l)(D), up to two detached accessory dwelling units are allowed on a lot that has an existing multi-family dwelling, however they are subject to a height limit of 16-feet and a four-foot rear and side yard setback. The existing permitted garage can maintain current setbacks when converted to the ADU (Government Code 65852.2(a)(l)(D)(vii)), however the addition is required to meet the PRE 2022-0049 (DEV 2022-0183) -LOPEZ ADU GARAGE CONVERSION December 5, 2022 Pa e 3 6. 4' side and rear setback. Please clearly designate the portion of the ADU that is an addition, and re-design the addition area to meet the 4' setback. b. Please dimension the height of the existing garage and the height of the proposed ADU. The overall height of the addition must not exceed 16-feet. c. Please show the 4' rear and side yard setbacks on the plans. d. The front yard setback is 20'. The ADU appears to encroach into the 20' setback. Pursuant to CMC 21.46.120, building eaves can encroach no more than 2' into the setbacks. Please re-design the project to show that the building walls meet the 20' setback. Shown the outline of the building eaves on the plot plan and label and dimension the eaves to show they encroach no more than 2' into the front yard setback. Parking. a. This project is located within parking replacement area map, therefore parking spaces must be replaced when a garage carport or covered parking structure is demolished and/or converted into an ADU. As the existing unpermitted ADU used to be a two-car garage, the two parking spaces are required to be replaced. The floor plans show two parking spaces in front of the proposed ADU. Please show and dimension these parking spaces on the plot plan. The parking spaces must be a minimum of 8.5'x20'. b. The project is located within½ mile of public transport. Therefore, no additional parking spaces are required for the ADU. 7. General. a. Please add a note to the elevations that the exterior roofing, trim, walls, windows, and color palette of the ADU shall incorporate the same features as the main dwelling unit. b. Please provide a roof similar in pitch to the existing duplex. c. ADUs shall only be rented for a term of at least 30 days. The project will be conditioned to record a Notice of Restriction restricting the rental term to a minimum of 30 days. 8. Title Report. Please provide a title report for the project site. The title report must be dated within the last 6 months. 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 comments: Land Development Engineering has reviewed the plans and has no comments, issues, or conditions. PRE 2022-0049 (DEV 2022-0183) -LOPEZ ADU GARAGE CONVERSION December 5, 2022 Pa e4 Building: 1. Provide evidence of a permit for the originally constructed garage. Also, there does not appear to be a permit for the existing built-out garage conversion. Provide evidence of a permit for the existing conversion shown on plan sheet Al0l. 2. Structural framing details of existing conditions shown to be in compliance with residential codes in effect at the time of original construction. 3. Details of existing insulation and fenestration in compliance with residential codes. 4. The plans must also show all new work proposed in compliance with codes in effect today, the 2019 California Residential Code for: a. New plumbing, electrical, mechanical systems including their tie-in to existing utilities or city utilities. (electrical single-line, gas-line isometric, sewer connection location) b. Bedroom emergency escape. c. Smoke/ co2 alarms. d. Means of egress door 32" net clear opening. Carlsbad Fire Department 1. Residential fire sprinklers required in the ADU only if the existing structure is equipped with fire sprinklers. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Lauren Yzaguirre at the number below. You may also contact each department individually as follows: • Planning Division: Lauren Yzaguirre, Associate Planner, at (442} 339-2634 • Land Development Engineering: Emad Elias, Project Engineer, at {442} 339-2733 • Building Division: Jason Pasiut, Building Official, at (442} 339-2788 Sincerely, ERIC LARDY, AICP City Planner CJ:LY:JC PRE 2022-0049 (DEV 2022-0183) -LOPEZ ADU GARAGE CONVERSION December 5, 2022 Pa e 5 c: Cesar Lopez, 224 Normandy Lane, Carlsbad, CA 92008 Eric Lardy, City Planner Elias, Project Engineer Randy Metz, Fire Prevention Jason Pasiut, Building Division File Copy Data Entry/Laserfiche