HomeMy WebLinkAboutPRE 2023-0016; 3230 MADISON; Admin Decision LetterJune 22, 2023
John Murphy
Constructo
East Campbell Avenue, Suite 100-B
Campbell, CA 95008
SUBJECT: PRE 2023-0016 (DEV2023-0071) -3230 MADISON
APN 204-083-03-00
('Cityof
Carlsbad
8FILE COPY
Thank you for submitting a preliminary review application for a 966-square-foot, detached accessory
dwelling unit (ADU), located at 3230 Madison Street. The property is currently developed with a 2,182-
square-foot residential building.
The project proposes the following:
• Demolish an existing accessory structure in the northeast corner of the property.
• Construct a new 966 square foot detached ADU.
• ADU access will be provided from Madison Street.
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 ofthe 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 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: Village and Barrio Master Plan, Barrio Center District
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 442-339-2600 www.carlsbadca.gov
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June 22, 2023
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2. The project requires the following permits:
a. Building Permit
Section 6.3.2(A)(2) of the VBMP exempts the construction of one accessory dwelling
unit from a discretionary permit. The project is subject only to building permit
procedures.
b. Encroachment Agreement.
This project requires an encroachment agreement for existing pavers in Madison Street
Right-of-Way.
3. The project site is located within the Barrio Center (BC) District of the VBMP. Unless otherwise
noted in the Master Plan, Carlsbad ADU Municipal Code, or State ADU Codes -all development
shall conform to the development standards of Chapter 2 Land Use of the VBMP and the Barrio
Center Supplemental District Standards (Chapter 2.7 .7 of the VBMP).
4. Please revise the lot coverage information to include a line-item calculation of all structures
contributing to the lot coverage including separate dwellings, garages, patio covers, and accessory
structures.
5. On the site plan, the ADU is shown located within the ADU's required side yard setback area,
which is a minimum 4 feet. The setback is measured from the exterior walls of the ADU. Please
show the wall line on the site plan. Roof eaves are allowed to encroach a maximum of 2 feet
into the setback. Please plot and dimension the roof eave setback encroachment on the plans.
6. A formal submittal of construction drawings for a building permit will need to include the floor
plan of the main residence(s). The plans submitted with the preliminary review application show
that the existing site is developed with an existing single-family residence. However, City property
information shows that there are two dwelling units, Apartment A and Apartment B, located at
this address.
7. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely
impact development requirements of this project. A formal building permit application submittal
will need to include a completed CAP Consistency Checklist (Form B-50) 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
1?.21, 18.30 and 18.51 which is available on the city's website at the following address:
http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on
8. ADUs shall only be rented for a term of at least 30 days. A notice of restriction (NOR) for the ADU
is required to be recorded on the property. Final building permit approval will not be given by the
Planning Division until the NOR has ~een notarized and returned to the City.
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June 22, 2023
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9. Completion of Housing Tracking, Form P-20 is required to be submitted for all ADUs. A link to the
form is provided below:
https://www.carlsbadca.gov/home/showpublisheddocument/ 462/637843419829330000.
10. Please ensure that all elevations include the existing and proposed/finished grade. The building
height shall be taken from the lower of the two measurements to the peak of the roof. A detached
ADU on a lot with an existing or proposed single-family, two-family dwelling, or multiple-family
dwelling unit that is within one-half of one mile walking distance of a major transit stop (Carlsbad
Village Station), shall be allowed at a height up to 18 feet.
For additional guidance on measuring building height, please visit the following link:
https://www.carlsbadca.gov/home/showpublisheddocument/268/637425976538130000
11. On lots with one-family dwelling(s), the exterior roofing, trim, walls, windows, and the color
palette of the ADU shall incorporate the same features as the primary dwelling unit(s). Provide
color elevations of the ADU and main residence(s) noting the materials used for both the primary
dwelling(s) and the ADU to confirm compliance (Carlsbad Municipal Code (CMC) 21.10.030(E)(6)).
12. A link to the city's Informational Bulletin IB-lll-Accessory Dwelling Units is provided below:
https://www.carlsbadca.gov/home/showpublisheddocument/13014
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."
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 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. Based on a preliminary analysis it appears that this project will be a Standard Project. Complete
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the Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs
on the conceptual grading and drainage plans.
3. Provide a Preliminary Title Report (current within the last six (6) months). Based on the legal
description for this property, a certificate of compliance may be required for lot legality.
4. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards. Based on a preliminary review it appears that this project will not require a grading
permit and grading plan per CMC15.16.060.
5. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
6. 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.
7. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at
the project site, project frontage and within 25 feet of the boundary.
8. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations for the ADU.
9. Provide the method of draining around the ADU. Include flowlines and swales or drains on plans.
Unless otherwise specified by a civil engineer, method of drainage shall comply with California
Building Code (latest version) section 1804.4.
10. Show existing lot line bearing and distance.
11. Provide typical street cross sections for Madison Street and the Alley. Provide existing right-of-
way width and existing improvements.
12. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities,
overhead lines, traffic signals, streetlights in Madison Street and the Alley and laterals affecting
the property.
13. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing and proposed grades on-site, fences, and location of structures on-site and
on adjacent properties.
14. This project requires an encroachment agreement for existing pavers in Madison Street Right-of-
Way.
15. Meet with the Fire Department to identify the necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.)
16. Please be advised that a more in-depth review of the proposed development will occur with the
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discretionary permit application when a more complete design of the project is provided.
Fire Department:
1. Fire access is okay.
2. Fire sprinklers required ONLY if the main house has fire sprinklers.
Building Division:
1. The Building Division has no comments currently regarding this latest submittal for conceptual
plan review. The following comments are provided courtesy of the Building Division and will need
to be clearly detailed in your final design prior to submitting for building permit construction plan
review. The preliminary plans will not need to be revised and. the Building Division will not need
to see these preliminary plans again:
Carlsbad requirements:
CLIMATE ZONE 7
SEISMIC (R=G.S) = .12 W; SDC = D; SDS ~ .75, Sl.00; Dl/D2
RAINFALL ("/hr.): 3.7"
WIND VELOCITY: 96mph
a) 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.
b) If there is an existing primary dwelling, the total floor area of an attached ADU shall not
exceed 50% of the existing primary dwelling.
c) A soils report is required for new construction. Prepare the report and include
recommendations into the foundation design.
d) A boundary certification is required for new structures built 5 feet or closer to a side or
rear yard property line.
e) All energy documents are required to be imprinted onto the plans.
f) Sewer design with fixture unit counts for entire sewer line, including the existing house 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).
g) Electrical load calculations and single line diagram for entire electrical design, including
the existing loads and new ADU loads.
h) Carlsbad Climate Action Plan (CAP) sections 2A, 3A and 4A are triggered for this project,
new detached ADU. CAP specific plan details to be coordinated with the CFl-R energy
documents.
i) The Carlsbad form B-55 will be required to be imprinted onto the plans to be approved
for a permit.
j) Separate HVAC will be required for the ADU.
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If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Edward Valenzuela at the number below. You may also contact each department individually as
follows:
• Planning Division: Edward Valenzuela, Associate Planner, at (442) 339-2624
• Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744
• Fire Department: Randy Metz, Fire Marshal, at (442) 339-2661
• Building Division: Jason Pasiut, Building Official, at (442) 339-2788
Sincerely,
ERIC LARDY, AICP
City Planner
EL:EV:JC
c: Elizabeth Atiga, 3230 Madison Street Unit A, Carlsbad, CA 92008
Nichole Fine, Project Engineer
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