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HomeMy WebLinkAboutPRE 2022-0056; WORTH DUPLEX; Admin Decision Letter.. December 15, 2022 John Wankner 4681 Park Drive, Unit B Carlsbad, CA 92008 SUBJECT: PRE 2022-0056 (DEV2022-0196) -WORTH DUPLEX APN: 207-150-47-00 Thank you for submitting a preliminary review to convert an existing two-family dwelling unit into a two- unit condominium located at 4681 Park Drive. The project site, which comprises of a 0.09-acre site, is currently developed with a two-family dwelling unit (duplex). 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-23 Residential, 15-23 dwelling units per acre (du/ac) b. Zoning: R-W (Residential Waterway Zone) c. Coastal Zone: The site is located in the Deferred Certification Area of the Coastal Zone 2. The project requires the following permits: a. Planned Development (PUD) -the City Planner will be the decision-making authority b. Minor Subdivision (MS) -the City Planner will be the decision-making authority c. Minor Variance -See comment on setback standards below -the City Planner will be the decision- making authority Community Development Department Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 442-339-2600 www.carlsbadca.gov PRE 2022-0056 (DEV2022-0196) -WORTH DUPLEX December 15, 2022 Page 2 d. Coastal Development Permit (CDP) -As the project site is located within the Deferred Certification Area of the Coastal Zone, approval of a Coastal Development Permit {CDP) is required from the California Coastal Commission {CCC). Action on the CDP cannot be taken until the PUD, MS and Minor Variance is approved by the City Planner. In addition, please be advised that staff cannot approve the building permit until the CCC approves the CDP. Coordination with CCC staff early on in the process is therefore strongly encouraged. 3. Conversion of Existing Buildings to Planned Developments. Any application for the conversion of an existing building to a condominium shall be subject to Carlsbad Municipal Code (CMC) Section 21.45.110 which includes the following: a. Building Plans and Gas/Electric Plan. The formal application must include building plans indicating how the building relates to present building code (CMC Title 18) and zoning (CMC Title 21) code regulations and where modifications are required to comply. In addition, the application must include a letter from San Diego Gas and Electric explaining the plans to connect the gas and electric system to separate systems are acceptable. b. Notice to Tenants and Findings. Each prospective and existing tenant of the proposed condominium project shall receive written notice of the proposed conversion in accordance with· Section 66452.8 and 66452.9 of the California Government Code. In addition to all other required findings for a subdivision, the city council shall make all of the findings set forth in Section 66427.1 of the California Government Code {Subdivision Map Act). 4. Development Standards. The proposed conversion of the existing building into condominiums require compliance with all applicable development standards listed in CMC Chapter 21.45 -Planned Developments. Plans submitted with a formal application to convert the existing building into condominiums will need to clearly identify compliance with all applicable standards. The comments provided below are not inclusive of all the requirements. Please refer to the CMC for all requirements. a. Visitor Parking. Per CMC 21.45.060, Table C, C.6, projects with 10 or fewer units require 0.30 space per unit. When calculating visitor parking spaces, if the calculation results in a fractional number, the required number shall always be rounded up to the nearest whole number. Therefore, based on two units, one visitor parking space must be provided. For projects with 10 or fewer units, required visitor parking may be located on a driveway, provided that all dwelling units have driveways with a depth of 20 feet or more (typically located in front of a unit's garage). For this project, which provides one of the two required residential parking spaces for each unit as uncovered parking (compliant to Planned Development requirements for the R-W zone), these spaces can be provided within a driveway leading to the uncovered parking spaces. So long as the depth of that driveway is at least 20 feet. Plans submitted with a formal application must demonstrate compliance with this requirement by labeling the visitor parking space, or spaces, and providing dimensions for all spaces. . , .. PRE 2022-0056 (DEV2022-0196) -WORTH DUPLEX December 15, 2022 Page 3 b. Lot Coverage. The maximum lot coverage is 60 percent of the net developable area. Lot coverage includes exterior structures such as stairs, overhanging balconies, stories that overhang a ground level, garages, roof eaves that extend more than 30 inches from the face of the building and any structures over 30 inches in height. Plans submitted with a formal application must provide a lot coverage breakdown that includes all applicable portions of the building for each unit. c. Building Height. The building height is limited to 40 feet and two stories if the roof pitch is 3:12 or greater, and 35 feet if less than a 3:12 roof pitch is provided. d. Setbacks. The setback from a public street for a residential structure is 10 feet and a garage with direct entry is 20 feet. The two existing single-car garages are located less than 20 feet from the front property line. The project will require the approval of a Minor Variance, consistent with CMC Chapter 21.50, to modify the distance required by this development standard. e. Resident Parking. Two spaces per unit. In the R-W Zone, the two (2) required parking spaces may be provided as one (1) covered space and one (1) uncovered space. f. Private Recreational Space. The minimum total area of private recreational space is 200 square feet per unit. If this space is provided at the ground level, the minimum dimension is 15 feet and cannot have a slope gradient greater than five percent. Attached patio covers and decks or balconies may project into a required private recreational space if the depth of the project is not more than six feet, measured from the wall of the dwelling that is contiguous to the patio/deck/balcony. Plans submitted with an application is required to clearly identify and fully dimension the private recreational space areas for each unit. g. Storage Space. 480 cubic feet of storage space per unit is required. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. A garage (12' x 20' one-car or larger) satisfies the required storage space per unit. Land Development Engineering: 1. The project will need to submit a tentative parcel map with the discretionary application. Subsequently, the project will need to apply for a Certificate of Compliance in Lieu of Parcel Map. 2. Please be advised that a more in-depth review of the proposed development will occur with the discretionary permit application, when a more complete design of the project is provided. Building: 1. Demising wall shall be compliant with CRC section 302.3, penetrations per CRC section 302.4 and sound insulation requirements of CBC section 1206. 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 PRE 2022-0056 (DEV2022-0196) -WORTH DUPLEX December 15, 2022 Page4 https://www.carlsbadca.gov/departments/community-development/planning/planning-applications- forms. 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. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Kyle Van Leeuwen at the email below. You may also contact each department individually as follows: • Planning Division: Kyle Van Leeuwen, Associate Planner, at kyle.vanleeuwen@carlsbadca.gov • Land Development Engineering: Emad Elias, Associate Engineer, at emad.elias@carlsbadca.gov Sincerely, 7JVG~ ERIC LARDY City Planner EL:KVL:JC c: Worth Trust, Tom Worth, 3571 Turquoise Lane, Oceanside, CA 92056 Emad Elias, Project Engineer ·l:aseriisc~/ Fi••COfJJ1' Data Entry .. '