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Home My WebLink AboutPRE 2023-0005; SLADEK RESIDENCE; Admin Decision LetterMarch 22, 2023 MICHAEL BAYLESS 4650 N. CENTRAL AVENUE, #204 PHOENIX, AZ 85012 SUBJECT: PRE 2023-0005 (DEV2023-0030) -SLADEK RESIDENCE APN 204-172-10-00 Dear Mr. Bayless, Ccityof Carlsbad BFILE COPY Thank you for submitting a preliminary review application for a new single-family home with a Junior Accessory Dwelling Unit (JADU) and a detached accessory dwelling unit (ADU) proposed at 3495 Madison Street. The project site, an approximately 12,000 square foot lot, currently is developed with a one-story single-family residence (1,182 square feet) with sun room addition of unknown area, and an attached two- car garage (431 square feet). The project proposes the following: • Demolish the existing sunroom addition (area not provided) off the rear elevation of the existing residence. • Convert the existing single-family residence into a detached ADU (1,182 square feet total), keeping the existing attached two-car garage (431 square feet). • ADU access is provided from Madison Street. • Construct a new two-story single-family residence (2,625 square feet) with a JADU and an attached three-car garage (681 square feet), attached carport (315 square feet), second level decks (252 square feet total) and pool to the rear of the property. • Access to the new two-story single-family residence and JADU is provided from the alley. 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. Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov PRE 2023-0005 (DEV2023-0030) -SLADEK RESIDENCE March 22, 2023 Page 2 Planning Division: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Village-Barrio (V-B) b. Zoning: Village-Barrio (V-B) Properties with the V-B zoning designation are governed by the Village and Barrio Master Plan (VBMP). The subject property is located within the Barrio Center (BC) District of the VBMP. Please see the discussion below for further details. c. Master Plan: VBMP; BC District i. In the BC District of the VBMP, one-family dwellings are permitted when developed 1) as two or more detached units on one lot. (VBMP, Table 2-1, Footnote 1, pg. 2-8). The proposed project proposes three units on one lot. 2. The project requires the following permits: a. Building Permit Section 6.3.2(A)(l) exempts the construction of one new single-family detached dwelling from a discretionary permit. The project is subject only to building permit procedures. However, building design for the new detached single-family dwelling and ADU must comply with the VBMP, Residential Design Guidelines, Section 2.8.3.F. b. Grading Permit and Grading Plan If more than 200 cubic yards of soil (including remedial grading) will be moved, this project will require a grading permit and grading plan (Section 15.16.060 of Carlsbad Municipal Code (CMC)). 3. A formal submittal of construction drawings for building permit, and possibly grading permit, will need to be accompanied by an accurate survey of the property. A previous preliminary review application (PRE 2021-0025) for this property was prepared and states that the lot area is 11,484 square feet. The subject preliminary review application (PRE 2023-0005) states that the lot area is 12,000 square feet. Accuracy will be important for determining lot coverage consistency and open space. 4. The proposal does not identify the floor area of the JADU proposed within the new two-story single- family residence, nor do the floor plans depict points of ingress or egress. We have following comments as it relates: a. JADUs shall not exceed 500 square feet. PRE 2023-0005 (DEV2023-0030) -SLADEK RESIDENCE March 22, 2023 Page 3 b. JADUs must be located within the main single-family home and have a separate entrance from the primary dwelling. c. An efficiency cooking area is required. d. No additional parking is required for the JADU. We point this out only in the case that the project is including the carport for this unit. Formal submittal of construction drawings will need to address or clarify the above. 5. JADUs and ADUs shall only be rented for a term of at least 30 days. 6. Building design for the new detached single-family dwelling and ADU must comply with the VBMP, Residential Design Guidelines, Section 2.8.3.F. beginning on pg. 2-79. 7. The overall project will need to maintain a minimum .30% landscaping and may include hardscape such as courtyards and patios. Any proposed ribbon driveways or driveways with grasscrete, or decorative paving may count toward a maximum 25% percent of this requirement (VBMP, Section 2.7.7.E, Open Space, pg. 2-68). 8. While not shown of the plans, the maximum building height for the new single-family home (primary dwelling) shall not exceed 35 feet (VBMP, Section 2.7.7.G, Building Height, pg. 2-69). The plans show stairs proceeding to a higher level than two-stories. A formal submittal will need to clarify all that is expected with respect to building height and floor levels. · 9. While not shown on the plans, the maximum building height for the detached accessory dwelling unit shall not exceed 16 feet (Informational Bulletin IB-111 -Accessory Dwelling Units). Submittal of construction drawings will need to clarify building height, and if not in compliance, will need to be revised to address compliance. 10. The exterior roofing, trim, walls, windows, and color palette of the ADU shall incorporate the same features as the main dwelling unit being proposed. Submittal of construction drawings will need to address this requirement. 11. A link to the city's Informational Bulletin IB-111-Accessory Dwelling Units is provided below: https://www.carlsbadca.gov/home/showpublisheddocument/13014 12. 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 PRE 2023-0005 (DEV2023-0030)-SLADEK RESIDENCE March 22, 2023 Page4 accordance with the ordinances, policies, and standards in effect at the time the SB 330 Application is accepted. 13. Per the Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition of a "protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code § 7260 et seq.), and 2) right of first refusal for a comparable unit available in the new housing development. (Gov. Code § 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code § 66300(d)(2)(E)(ii) as including residential units subject to affordability restrictions, price controls, or occupied by low income households. The formal submittal of the project will need to include documentation regarding any existing "protected units." 14. 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:ljwww.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. 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. Land Development Engineering Division: 1. Complete a Stormwater 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 is located on the City of Carlsbad website. 2. Provide a Preliminary Title Report (current within the last six (6) months). 3. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report PRE 2023-0005 (DEV2023-0030) -SLADEK RESIDENCE March 22, 2023 Page 5 on the site plan. If any vacations or quitclaims are planned with this development annotate on the site plan. 4. Per CMC Section 15.16.060, if more than 200 cubic yards of soil (including remedial grading) will be moved, this project will require a grading permit and grading plan. 5. Delineate and annotate approximate topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less than 5%; 2-foot intervals for slopes between 5% and 10%, and 5-foot intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary. 6. On the site plan, show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. 7. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 8. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and floor elevations. 9. Provide the method of draining the lot. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 10. Comply with Volume 1, Section 3.15 of the Carlsbad Engineering Standards for driveways. The maximum width of driveways serving the lot is 30 feet combined. The driveway(s) must be ADA compliant and have a minimum clear distance from the property line of 3 feet. 11. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, street lights in Madison Street and laterals affecting the property .. 12. Electrical lines serving the back structure must be undergrounded. 13. 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 Division: 1. The following comments will need to be clearly detailed in your final design prior to submitting for building permit construction plan review: a. Carlsbad requirements: CLIMATE ZONE 7 SEISMIC (R=6.5) = .12 W; SDC = D; SDS ~ .75, ~1.00; Dl/D2 RAINFALL ("/hr.): 3.7" WIND VELOCITY: 96mph b. 2019 California codes are adopted until 12/31/2022. Permit applications filed on or after January 1, 2023, will be subject to the 2022 California Codes. PRE 2023-0005 (DEV2023-0030} -SLADEK RESIDENCE March 22, 2023 Page 6 c. Show details for one-hour fire resistance rated wall(s) separating the new ADU from the new main residence where the structures are less than 5-feet to a property line. CRC R302.3. d. Show details for airborne and structure borne sound transmission compliance with CBC section 1206 for the walls separating the new JADU from the new main dwelling. e. A soils report is required for new construction. Prepare the report and include recommendations into the foundation design. f. A boundary certification is requir\;!d for new structures built 5-feet or closer to a side or rear yard property line. g. All Energy documents are required to be imprinted onto the plans. h. Sewer design with fixture unit counts for entire sewer line, including the new house and ADU if the ADU ties into the existing sewer line prior to the sewer main connection. (Four water closets allowed on a vertical pipe or stack and three water closets allowed on a horizontal branch or drain). i. Electrical load calculations and single line diagram for entire electrical design, including the existing loads and new ADU loads. j. Carlsbad Climate Action Plan (CAP) sections 2A, 3A and 4A are triggered for the new structure and possibly for the converted ADU. CAP specific plan details to be coordinated with the CF1-R energy documents and placed on the plans. k. The Carlsbad form B-55 will be required to be imprinted onto the plans in order to be approved for a permit. I. Single line diagram for proposed gas fixtures including the new house fixtures. m. Separate HVACwill be required for the ADU. n. Concerning the new main residence and JADU: Each dwelling unit shall be provided with heating facilities capable of maintaining a 68 degree room temperature. Return air from one dwelling unit shall not discharge into another dwelling unit. CMC311.4. Each dwelling unit controlled by its own thermostat. CEC 120.2(a). Fire Department: 1. Since this existing residence will be converted to an ADU, subject to a new single family home that will require fire sprinklers, the ADU will need to have fire sprinklers installed before it can be officially converted to an ADU status. PRE 2023-0005 (DEV2023-0030) -SLADEK RESIDENCE March 22, 2023 Page 7 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jason Goff at the number below. You may also contact each department individually as follows: • Planning Division: Jason Goff, Senior Planner, at {442) 339-2643 • Land Development Engineering: Allison McLaughlin, Project Engineer, at (442) 339-2732 • Building Division: Jason Pasiut, Building Official, at (442) 339-2788 • Fire Department: Randy Metz, Fire Division Chief, at {442) 339-2661 Sincerely, ERIC LARDY, AICP City Planner EL:JG:JC c: Kevin & Emily Sladek, 3495 Madison Street, Carlsbad, CA 92008 Allison Mclaughlin, Project Engineer Fire Prevention Laserfiche Data Entry