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Home My WebLink AboutPRE 2023-0050; MAGNOLIA/GRECOURT LAND DEVELOPMENT; Admin Decision LetterOctober 13, 2023 QUINTANA ZALESKI 560 PALOMA COURT ENCINITAS, CA 92024 Ccityof Carlsbad 8FILE COPY SUBJECT: PRE 2023-0050 (DEV2023-0117} -MAGNOLIA/GRECOURT LAND DEVELOPMENT APN 205-280-55-00 Dear Quintana Zaleski, Thank you for submitting a preliminary review application for a residential project proposed on an approximately 10,530-square-foot (0.24-acres) lot developed with four residential structures and located on Grecourt Way (Address 1257 Magnolia). The proposal generally involves the following: • Additions and remodel of existing buildings, including connection of existing structures, to create one single-family residence, an accessory dwelling unit (ADU), and junior accessory dwelling unit (JADU). Specific site plan/design undetermined. 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; 0 to 4 dwelling units per acre b. Zoning: One-Family Residential (R-1) Zone c. Coastal Zone: The project site is located within 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. The property is not located within the California Coastal Commission's Appeals Jurisdiction. Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov PRE 2023-0050 (DEV2023-0117) -MAGNOLIA/GRECOURT LAND DEVELOPMENT October 13, 2023 Pa e 2 2. The project requires the following permits: a. Coastal Development Permit (CDP), the requirement for this permit, and whether a minor or major permit, will depend on scope of work once specified. b. Minor Coastal Development Permit (CDP) for the Accessory Dwelling Unit (to be processed separate from the above-noted permits and approved administratively) c. Nonconforming Construction Permit (NCP) approval may be needed, dependent on scope of work once specified. 3. Development Standards. The project is subject to the R-1 Zone development standards, CMC Chapter 21.10. Including the following: a. Building Height: 30 feet with a roof pitch of at least 3:12, or 24 feet with a roof pitch or less than 3:12. Building shall not exceed two stories. b. Front Yard setback: 20 feet. c. Side Yard Setback: 10 feet (See note below) d. Rear Yard Setback: Twice the required Side Yard, 20 feet. e. Lot Coverage: 40% Maximum Lot Coverage for all structures. Given the location of structures on the project site and the applicants stated goals for development of the property, staff recommends utilizing the provisions in Section 21.10.070 (A)(l)(a)(i) of the Carlsbad Municipal Code (CMC) to reduce the required side-yard setback qn the southern property line to five feet. This will allow for additions to.the garage without limitation on total square footage and allow for the garage to be connected to the single-family residence or other existing structures on the property if desired. A 15-foot side-yard setback will also be required from the northern property line. 4. Nonconforming Structures: The location of structures on the property is nonconforming to current development standards in the following areas: a. Building separation: A ten-foot separation is required between buildings used for human habitation and between buildings used for human habitation and non-habitable accessory structures (CMC Section 21.10.080 (A)(l)(c)). The location of buildings on the property are inconsistent with this standard. Any additions to structures will need to be consistent with this requirement, except if creating an ADU of 800 square feet or less. Other changes to structures can be made so long as the degree of nonconformity is maintained or improved. This would include enclosing the area covered by the second story deck up to the location of the existing support beams. Connecting any two buildings that are inconsistent with the separation requirement is allowed. Please be aware that some modifications to the development standards are currently being processed. This will likely include the elimination of the building separation requirements. PRE 2023-0050 (DEV2023-0117)-MAGNOLIA/GRECOURT LAND DEVELOPMENT October 13, 2023 Pa e 3 b. Rear Yard Setback: The two structures located at the rear of the property are nonconforming in that they do not provide the required 20-foot rear-yard setback. Any additions to these structures will need to conform to the 20-foot setback standard. The 20-foot requirement does not apply to the creation of an ADU utilizing these structures. Please see the ADU comments below for ADU standards. 5. Accessory Dwelling Unit: An accessory dwelling unit (ADU), as allowed by Government Code §65852.2, will need to comply with the following: a. 20-foot front yard minimum setback. b. Four-foot side and rear-yard minimum setbacks. c. An attached ADU shall be limited in size to 50% of the total floor area of the main dwelling or 1,200 square feet, whichever is less, but not less than 800 square feet. d. No parking will be required for an ADU due to the project's proximity to the bus stop on Highland Drive. e. Accessory dwelling units must only be rented for a period of 30-days or more (no short-term rental). An ADU may be created by combining the two rear structures to create one ADU structure. The addition made between the structures to combine them must be setback from the rear property line at least four feet and must adhere to building separation requirements as stated above. The resulting ADU can be no larger than 1,200 square feet. Other options for the creation of an ADU on the property utilizing the existing structures are available. Please see the City's Informational Bulletin on ADUs and JADUs, linked below: https://www.carlsbadca.gov/home/showpublisheddocument/12288/638279684162570000 6. Junior Accessory Dwelling Unit: Junior Accessory Dwelling Units (JADU) are considered part of the main residence and are subject to the same development standards stated above. Properties with JADUs must be owner occupied, in that the property owner must occupy either the JADU or the main residence. In cases where both an ADU and JADU are constructed, the owner must live in one of the three units. See link above for more information. 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. The questionnaire is located on the City of Carlsbad website. 2. Based on a preliminary analysis it appears that this project is not a development project if there is no expansion of the building footprints or impervious surface added. Therefore, if these presumptions are correct, the process would be exempt from water quality standards. 3. Please provide a Preliminary Title Report (current within the last six (6) months). PRE 2023-0050 (DEV2023-0117)-MAGNOLIA/GRECOURT LAND DEVELOPMENT October 13, 2023 Pa e4 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. 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. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Kyle Van Leeuwen at the number below. You may also contact each department individually as follows: • Planning Division: Kyle Van Leeuwen, Associate Planner, at (442) 339-2611 • Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781 Sincerely, ERIC LARDY, AICP City Planner EL:KVL:ES c: David Rick, Project Engineer Laserfiche/File Copy Data Entry