HomeMy WebLinkAboutPRE 2023-0038; MCGERVEY ADDITION AND DETACHED GARAGE/ADU STRUCTURE; Admin Decision LetterSeptember 1, 2023
John Beery
BGI Architecture
2292 Faraday Avenue, Suite 100
Carlsbad, CA 92008
Ccityof
Carlsbad
E)FILE COPY
SUBJECT: PRE 2023-0038 (DEV2023-0094)-MCGERVEY ADDITION AND DETACHED GARAGE/ADU
STRUCTURE
APN: 206-040-31-00
Thank you for submitting a preliminary review for a residential project proposed at 830 Citrus Place. The
project site, an approximately 7,000 square foot lot, currently is developed with an existing 1,800-square-
foot single-family residence and a 470-square-foot detached garage. Vehicular access to the site is
provided off Citrus Place.
The preliminary review exhibit(s) propose:
• Demolition of the existing detached garage;
• Construction of a new 795-square-foot detached garage with a 640-square-foot accessory
dwelling unit (ADU) and a terrace located above; and
• Construction of a 58-square-foot addition to the existing 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:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: R-4 Residential{R-4), 0-4 units/ac.
b. Zoning: One-Family Residential (R-1).
c. The property is in the Coastal Zone. The Coastal land use designation and zone are the same
as the general plan and zoning above.
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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· 2. The project requires the following permits:
a. Minor Coastal Development Permit (CDP) for the detached ADU.
b. Minor Variance (V) for the addition, garage, and terrace. The Minor Variance is required due
to the irregular lot being unable to accommodate standard setbacks. Please note that the
addition, garage, and terrace for the single-family residence is exempt from obtaining a CDP
pursuant to Carlsbad Municipal Code (CMC) Section 21.201.060.B.1.
The City Planner will be the decision-making authority on the Minor CDP and Minor Variance. The
Minor CDP and the Minor Variance shall be processed separately as the Minor CDP for the ADU cannot
be appealed to a public hearing. For additional information regarding ADU's in the coastal zone refer
to the following informational bulletin:
https://www.carlsbadca.gov/home/showpublisheddocument/12288/638279684162570000
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.
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/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.
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5. If 500-square-feet or more of landscaping is proposed as part of this development project, conceptual
landscape exhibits shall be prepared in accordance with the General Requirements listed in Section 3
of the City of Carlsbad Landscape Manual. All relevant information pertaining to the landscaping
requirements and physical barriers such as walls orfences must be plotted, labeled, dimensioned with
the material detailed within the exhibits. The Landscape Manual may be obtained at the Planning
Division front counter or found on line at:
https://www.carlsbadca.gov/home/showdocument?id=7032
6. This project is subject to the Mello II Segment of the Coastal Zone and must comply with all applicable
Local Coastal Program regulations.
7. The Project Description on the Title Sheet states that a 323-square-foot roof deck is proposed on the
ADU as part of the project. Please be aware that roof decks are prohibited on detached AD Us. No roof
deck is shown in the plans. With a formal submittal of this project application, please be sure to
remove th.is from the project description.
8. With a formal submittal of this project application, please include the terrace in the project
description with the square footage included. Please dimension the terrace in the plans. On the floor
plan, please label the area of the terrace in square feet. The Project Description is also missing the
words "square foot" from the size of the garage to describe the area. Please add this to the
description.
9. Please dimension the 20-foot by 20-foot minimum interior dimension on the garage floor plan
demonstrating compliance with the two-car garage municipal code requirements. Only the interior
widths of the one-car and two-car garage were provided in the plans. Additionally, an interior
dimension of 20-feet was provided for the one-car garage, and an interior dimension of 12-feet was
provided for the two-car garage. Please revise.
10. A typo exists in the lot coverage calculation, please revise. Be sure to dimension all roof eaves. Include
a line-item lot coverage calculation of all structures contributing to the lot coverage including roof
eaves extending thirty-inches or more from the face of any building. Include all stairs in the lot
coverage calculation. On the Title Sheet, under Floor Area, it states there is a 323-square-foot deck. It
is assumed this deck is the roof deck mentioned above in Comment #7 as the terrace does not appear
to be 323 square feet. If the deck and terrace are the same architectural feature, please be consistent
with the labeling in the plans. Also, see the definition of building coverage as defined in CMC
21.04.061. Remove references to floor area ratio (FAR) from the title sheet. Carlsbad does not use
FAR as a development standard.
11. On the site plan, please provide the dimension from the narrowest points as measured from the
single-family residential addition to the front and rear property lines. Provide the dimension from the
narrowest points as measured from the garage/ADU to the front and side property lines.
12. Please provide a complete floor plan(s} of the single-family residence.
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13. The garage design should be architecturally consistent with the primary residence pursuant to CMC
21.10.120. Please provide colored elevations noting the material details for the residence and the
garage to confirm they are architecturally consistent.
14. Please dimension all elevations and sections for the primary residence and the proposed garage/ ADU
as measured from existing or finished grade, whichever is less.
For additional assistance in understanding and measuring building heights, please review the Guide
to Measuring Building Height, which can be found on the Planning Division's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/268/637425976538130000
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:
1. Please 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. This questionnaire is located on the City of
Carlsbad's website.
2. Based on preliminary analysis, it appears that this project will be a Standard Project. Please complete
the Standard Project Requirements Checklist, Form E-36. Show all source and site design BMPs on the
conceptual grading and drainage plans.
3. Please provide a Preliminary Title Report {PTR) with a formal submittal. The PTR must be current
within the last six (6) months from the date of submittal.
4. Please annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Report on the site plan. If any vacations or quitclaims are planned with this development annotate on
the site plan.
5. A preliminary geotechnical report is required to evaluate the feasibility of the project and any
remedial recommendations. Please provide in accordance with the guidelines for preliminary
geotechnical studies that is available on the City of Carlsbad Engineering website.
6. Per SectionlS.16.060 of the Carlsbad Municipal Code (CMC), this project may require a grading permit
and grading plan(s).
7. If a grading permit is required, this project shall utilize City of Carlsbad Survey Control Network
established on Record of Survey Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control
and NGVD 29 datum for vertical control per City of Carlsbad Engineering Standards.
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8. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
9. Please delineate and annotate approximate topographic contours for existing and proposed
conditions. 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.
10. On the site plan, please show and identify all existing surface improvements screened back (curb,
gutter, sidewalk, driveways, manholes, streetlights, vaults, transformers, etc.) at the project site,
project frontage, and within 25-feet of the boundary.
11. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards.
12. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations for the new and existing structure.
13. Please provide the method of draining around the proposed garage and ADU. Unless otherwise
specified by a geotechnical engineer, method of drainage shall comply with Section 1804.4 of the
California Building Code (latest version).
14. Please provide a cross section to show the existing and proposed ground, the existing wall at the
Caltrans right-of-way, the proposed building wall, footing and remedial excavation.
15. Please provide a typical street cross section for Citrus Place. Provide existing right-of-way width and
existing improvements and any proposed improvements.
16. Please delineate and annotate all proposed driveways and driveway widths, ensure compliance with
the City of Carlsbad Engineering Standards.
17. Please provide top-of-wall and bottom-of-wall elevations on the existing wall adjacent to the
proposed improvements.
18. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, streetlights in Citrus Place, and laterals affecting the property.
19. Please be aware, Developer shall underground all overhead lines servicing the new ADU and garage.
20. Public potable water and sewer mains along project frontages must meet minimum design diameter
and material as specified in the City of Carlsbad Engineering Standards. Utility replacement and/or
upsizing may be required as a condition of development.
21. Please locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with the City of Carlsbad
Engineering Standards requirements.
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22. If the proposed driveway conflicts with existing fire hydrant location, including minimum clearance
requirements, then please show its relocation on the proposed site plan.
23. Citrus Place is designated as an alternative design street. Therefore, this development is not subject
to installing street frontage improvements at this time. However, the property owner will be required
to enter into a Neighborhood Improvement Agreement (NIA) with the city. The Agreement will be
recorded with the San Diego County Recorder's Office.
24. Please coordinate with the California Department of Transportation (Caltrans) since the proposed
development is adjacent their right-of-way. Prior to discretionary approval, this project will require
written approval from Caltrans.
25. Please meet with the Fire Department to identify any necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.)
26. Please address all comments provided on the enclosed redlined plan.
27. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit applications when a more complete design of the project is provided.
Fire Department:
1. Applicant states that the main house does not have fire sprinklers. For this reason, fire sprinklers are
NOT required in the proposed ADU.
2. Fire access is okay.
Building Division:
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.
Carlsbad requirements:
CLIMATE ZONE 7
SEISMIC (R=6.5) = .12 W; SDC = D; Sos~ .75, ~1.00; DJD2
RAINFALL ("/hr.): 3.7"
WIND VELOCITY: 96mph
1. Show details for airborne and structure borne sound transmission compliance with CBC section 1206
for the floor separating the new ADU from the garage.
2. Any new residence or addition of one or more habitable rooms to an existing residence located within
the noise impact boundary of an airport or freeway must be designed to ensure that internal noise
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levels due to airport or freeway operations do not exceed 45 dB (please see Carlsbad Municipal Code
section 18.04.080).
3. A soils report is required for new foundation construction. The recommendations made in the report
shall be included into the garage/ADU foundation design.
4. A boundary certification is required for new structures built 5 feet or closer to a side or rear yard
property line.
5. Include 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. (A maximum of five water
closets allowed on a 3" vertical or horizontal drainage pipe)
6. Include electrical load calculations and single line diagram for entire electrical design, including the
existing loads and new ADU loads.
7. Carlsbad Climate Action Plan (CAP) sections 2A, 3A and 4A are triggered forth is project (new detached
ADU). CAP specific plan details to be coordinated with the CFl-R energy documents.
8. The Carlsbad form B-55 will be required to be imprinted onto the plans to be approved for a permit.
9. All Energy documents are required to be imprinted onto the plans (No need to also submit 8 ½ x 11
documents if imprinted onto the plans).
10. Include a single line diagram for proposed gas fixtures including the new ADU + existing fixtures if no
new gas meter is proposed.
Deck:
1. Balconies and decks shall be designed for 150% of the live load required by Table 1607.1. CBC Table
1607.1, as amended by emergency building standards.
2. Enclosed framing in wood exterior balconies and decks shall be provided with openings that provide
a net free cross ventilation area not less than 1/150 of the area of each separate space. CBC Section
2304.12.2.6, as amended by emergency building standards.
3. Wood balconies and decks that support moisture-permeable floors shall be provided with an
impervious moisture barrier system under the moisture-permeable floor, with positive drainage. CBC
Section 2304.12.2.5, as amended by emergency building standards.
4. Specify on the plans the following information for the deck/balcony surfacing materials, per Section
R106.1.1:
a. Manufacturer's name and product name/number.
b. ICC approval number, or equal.
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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 Inspections, at (442} 339-2661
• Building Division: Jason Pasiut, Building Official, at (442} 339-2788
Sincerely,
ERIC LARDY, AICP
City Planner
EL:EV:ES
c: Scott and Lori McGervey, 830 Citrus Place, Carlsbad, CA 92008
Nichole Fine, Project Engineer
Fire Prevention
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