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Home My WebLink AboutPRE 2023-0063; LOPEZ RESIDENCE ADU; Admin Decision LetterJanuary 3, 2024 Carolina Vizcarra 2576 Catamaran Way Chula Vista, CA 91914 SUBJECT: PRE 2023-0063 {DEV2023-0153) -LOPEZ RESIDENCE ADU APN: 203-023-03-00 tr: {_ Cicyof· Carlsbad 8FILE COPY Thank you for submitting a preliminary review to construct a 98-sqaure-foot first floor addition and 439- square-foot second floor addition to an existing 480-square-foot detached garage and the conversion of the structure to a 1,017-square-foot, 24-foot-tall, two-story, two-bedroom, and three-bathroom accessory dwelling unit (ADU) at 224 and 226 Normandy Lane. The existing garage containing unpermitted improvements is located on the northwest property line (i.e., zero foot setback), and 11- inches from the northeast property line. The 0.07-acre lot contains an existing 880-sqaure foot duplex which is approximately 6-feet and 6-inches from the existing garage. The first floor of the proposed ADU and addition will maintain the existing side and rear setbacks, and the first floor addition will comply with the accessory dwelling unit setbacks. 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: 1. General Plan and zoning designations for the property are as follows: a. General Plan: Residential 8-15 dwelling units per acre (R-15) b. Zoning: Multiple-Family Residential (R-3) c. Coastal Zone: The project site is located within the non-appealable area of 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. 2. The project requires the following permits: Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov PRE 2023-0063 (DEV2023-0153) -LOPEZ RESIDENCE ADU January 3, 2024 Pa e 2 3. a. Minor Coastal Development Permit (CDP) -The project is within the Mello II district of the Local Coastal Program. A Minor Coastal Development Permit, approved by the City of Carlsbad City Planner, is required for the ADU. b. Building Permit Climate Action Plan (CAP). 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 CAP 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 CMC 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/carlsbad/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. 4. Plans. a. b. C. d. e. f. Show: North arrow, property lines, easements, existing and proposed structures, streets, existing street improvements, right-of-way width, dimensional setbacks and existing topographical lines (including all side and rear yard slopes). Provide legal description of property and assessor's parcel number. The maximum lot coverage for this property is 60%. Provide calculations to show compliance. The title sheet indicates that the first floor of the proposed ADU is 439-square-feet, however the site plan indicates that the second floor of the proposed ADU is 443-square- feet. Please revise to ensure the correct square footage is indicated throughout. Include a summary table of existing and proposed square footages. Clearly show the area of the first-floor addition on the site plan and floor plans. The site plan indicates that the existing main building on site is an 1,830-square-foot, two-story residence, however the building records indicate that this structure is an 880- square-foot, two-story duplex. Please confirm. PRE 2023-0063 (DEV2023-0153) -LOPEZ RESIDENCE ADU January 3, 2024 Page 3 5. g. Dimension the distance between the duplex and proposed ADU on the site plan. Building Height & Setbacks. a. Pursuant to Government Code 65852.2(e)(l)(D), up to two detached accessory dwelling units are allowed on a lot that has an existing multi-family dwelling, however they are subject to a height limit of 18-feet (with an addition 2-feet to accommodate the ADU roof pitch to align with the roof pitch of the primary dwelling) and a four-foot rear and side yard setback. The existing permitted garage can maintain current setbacks when converted to the ADU (Government Code 65852.2(a)(l)(D)(vii)), however the addition is required to meet the 4' side and rear setback. The first and second floor addition appear to meet the side and rear setback, however please clearly designate the portion of the ADU that is an addition on the first floor on the floor plans and show setbacks to show the project complies: b. Pursuant to Government Code 65852.2(c)(2)(C), front yard setbacks and building separation cannot be enforced if they preclude the construction of an 800-square-foot ADU. The proposed ADU is over 800 square feet and must therefore meet the 20-foot front yar setback and 10-foot building separation from the main residence. As currently designed the project does not comply with this requirement. i. The existing permitted garage can maintain current building separation from the existing duplex; however, the first-floor addition and second floor addition must maintain a 10-foot building separation from the main residence. Please revise the proposed ADU to show a 10-foot building separation between the addition and the main residence. ii. The second-floor addition encroaches into the 20-foot front yard setback. Pursuant to CMC 21.46.120, building eaves can encroach no more than 2' into the setbacks. Please re-design the project to show that the building walls meet the 20' setback. Shown the outline of the building eaves on the plot plan and label and dimension the eaves to show they encroach no more than 2' into the front yard setback. c. The proposed ADU is shown as 23-feet-5-inches-tall from finished floor. The overall height of the ADU must not exceed 18-feet, with an additional 2-feet to accommodate roof pitch to match the existing residence (20 feet maximum overall height). In addition, pursuant to CMC 21.04.065, height should be measured from existing or proposed grade, whichever is lower, to the peak of the roof. Please reduce the height to 18-feet from grade with 2-feet to accommodate roof pitch if required to match the existing roof on site. Please note, it appears the existing duplex on-site does not have a 3/12 roof pitch. Please indicate the roof pitch of the existing duplex on the site plan and revise the roof pitch of the proposed ADU to match the existing structure. PRE 2023-0063 (DEV2023-0153} -LOPEZ RESIDENCE ADU January 3, 2024 Pa e 4 6. Parking. a. Due to Assembly Bill 2097 (AB 2097), replacement parking is not required for the proposed ADU. b. The project is located within½ mile of public transport. Therefore, no additional parking spaces are required for the ADU. 7. General. a. Please add a note to the elevations that the exterior roofing, trim, walls, windows, and color palette of the ADU shall incorporate the same features as the main dwelling unit. b. Please provide a roof similar in pitch to the existing duplex. c. AD Us shall only be rented for a term of at least 30 days, and therefore cannot be rented as short-term vacation rentals. The project will be conditioned to record a Notice of Restriction restricting the rental term to a minimum of 30 days. d. Please note, it appears that a remodel of the existing duplex occurred on site without a permit. The property owner is required to ensure all required building permits are obtained through the building division. Please see a list of work exempt from a residential building permit: https://www.carlsbadca.gov/home/showpublisheddocument/12078/63807833391203 0000 8. Title Report. Please provide a title report for the project site. The title report must be dated within the last 6 months. 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 comments: 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 the Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the conceptual grading and drainage plans. 3. Per CMC Section 15.16.060 this project will not require a grading permit and grading plan. PRE 2023-0063 (DEV2023-0153} -LOPEZ RESIDENCE ADU January 3, 2024 Page 5 Building: 1. Boundary survey will be required for first inspection. 2. See Attachment X for a list of building division requirements. Carlsbad Fire Department 1. Fire access is sufficient. 2. Fire sprinklers are not required. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Lauren Yzaguirre at the number below. You may also contact each department individually as follows: • Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634 • Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744 • Frie Department: Randy Metz, Fire Division Chief, (442) 339-2661 • Building Division: Corrie Kates, Interim Building Official, corrie.kates@carlsbadca.gov · Sincerely, ERIC LARDY, AICP City Planner EL:CJ:LY:es Attachments: Attachment A-Building Division Comments c: Cesar Lopez, 224 Normandy Lane, Carlsbad, CA 92008 Eric Lardy, City Planner Nichole Fine, Project Engineer Randy Metz, Fire Prevention Corrie Kates, Building Division File Copy Data Entry/Laserfiche CITY OF CARLSBAD BUILIDNG DIVISION REVIEW AND COMMENT MEMO DATE: 12/04/2023 PLAN CHECK CASE: Building Pre Plan Check Review PROJECT TITLE: Convert existing garage to 2-story ADU APPLICANT: Lopez PLAN CHECK: Pre-Entitlement review-PRE2023-0063 SITE PLAN: □ NORTH ARROW □ EXISTING & PROPOSED STRUCTURES ~ EXISITING STREET IMPROVEMENTS, PROPETY LINES (SHOW ALL DIMENSIONS), EASEMENTS ~ RIGHT OF WAY WIDTH & ADJACENT STREETS □ DIMENSIONED SITE PLAN ~ UTILITY LOCATIONS, SDGE ~ OTHER TITLE PAGE: □ PROVIDE DESCRIPTION OF PROPOSED WORK ~ PROVIDE ARCHITECT, ENGINEER, APPLICANT, OR CONTRACTOR ~ INDEX ALL DRAWING PAGES (updated as needed) □ VICINITY MAP □ BUILDING CONSTRUCTION TYPE □ OCCUPANCY CLASSIFICATION □ ADD BUILDING CODE REVIEW CYCLE AND CODES TO BE REFERENCED FLOOR PLAN: □ PROVIDE EXISITNG AND PROPOSED FLOOR PLAN FOR ADDED AREAS □ DIMENSIONED FLOOR PLAN □ LABEL ALL ROOMS □ OTHER DRAWING PLAN SETS NEEDED: ~ MECHANICAL ~ PLUMBING ~ ELECTRICAL ~ FOUNDATION PLAN (updated as needed) □ DIMENSIONED ELEVATION(s) ~ STRUCTURAL ~ LANDSCAPE ~ ENERGY ~ TITLE 24 ~ DETAILS ~ FIRE Sprinkler Plan ~ SOILS REPORT ~ GEOTECHNICAL REPORT ~ GRADING PLAN □ POOL PLANS ~ WALL PLAN/DETAILS ~ TRUSS CALCULATIONS ~ LISTING ANY DEFERRED SUBMITTAL ~ SOLAR SUBMITTAL ~ DEMOLITION PLAN/ ASBESTOS REPORT ~ Green Building □ ADA Submittal ~ OTHER