HomeMy WebLinkAboutPRE 2024-0043; HALLER ADDITION; Admin Decision LetterSeptember 12, 2024
Paul Woodrum
3749 Via del Rancho
Oceanside, CA 92056
SUBJECT: PRE 2024-0043 (DEV2024-0086) -HALLER ADDITION
APNs 204-210-24-01
C cityof
Carlsbad
Thank you for submitting a preliminary review for a 772-square-foot addition to 840 Camellia Place,
assessor's parcel number (APN) 204-210-24-01, in the Barrio Center District of the Village and Barrio
Master Plan. The project site, approximately 0.15 acres (6,534 square feet), is currently developed with a
duplex. Each unit is independently owned as an air-space condominium, permitted pursuant to
Condominium Permit No. 89 (CP-89). The property at 840 Camellia Place includes a 2-bedroom, 1-bath
unit of approximately 824 square feet and was built in 1960. The neighboring property at 842 Camellia
Place, APN 204-210-24-02, which shares a wall with 840, features a 3-bedroom, 2-bath unit of
approximately 1,514 square feet, and added the second story permitted pursuant to CP-89(A) in 2005.
Vehicular access to the site will continue to be provided off Camellia Place.
The proposed project includes:
• A second-story addition of 772 square feet
• A second-story exterior deck of 188 square feet
• A first-level rear covered patio of 227 square feet
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 fe.edback 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:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2024-0043 (DEV2024-0086) HALLER ADDITION
September 12, 2024
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a. General Plan: Village -Barrio (V-B).
b. Zoning: Village -Barrio {V-B).
c. Master Plan: Village and Barrio Master Plan (VBMP), Barrio Center (BC) District
2. The project requires the following permits:
a. Minor Site Development Plan (MSDP)
b. Nonconforming Construction Permit {NCP)
c. Building Permit
3. Minor Site Development Plan (MSDP). Pursuant to Section 6.3.3.A.1.d of the Village and Barrio Master
Plan, the proposed 772 square-foot addition to an existing duplex will require approval of a Minor Site
Development Plan {MSDP). This requirement applies as the addition results in a cumulative increase
in the internal floor area up to 50 percent (if not exempt pursuant to Section 6.3.2.A) or, 5,000 square
feet, whichever is less. A formal submittal of this project shall include an application for a Minor Site
Development Plan for the necessary review and approval.
Please refer to the submittal requirements detailed in the Development Permits Application {P-2)
checklist linked here:
https :ljwww.carlsbadca.gov/home/showpublisheddocument/16155/638605208048670000
4. Nonconforming Construction Permit. The existing residential structure was developed with an
attached one-car garage and is considered nonconforming because it does not meet the minimum
parking requirements as outlined in Section 2.6.6 of the Village and Barrio Master Plan (VBMP), which
requires two garaged spaces per dwelling for one-family and two-family dwellings (tandem parking
permitted). As outlined in Section 21.48.0S0(A), any expansion must not increase the degree of
nonconformity of the existing structure. Therefore, a formal submittal of this project shall include a
Nonconforming Construction Permit (NCP) to address these requirements and ensure compliance
with the code.
Please refer to the submittal requirements detailed in the Nonconforming Construction Permit {P-28)
checklist linked here:
https://www.carlsbadca.gov/home/showpublisheddocument/508/638605269349200000
5. Plans.
a. Show: North arrow, property lines, easements, existing and proposed structures, adjacent
structures, streets, existing/proposed street improvements, right-of-way width, lot
width/depth, gross/net lot size, dimensioned setbacks and existing/proposed topographical
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0043 (DEV2024-0086) HALLER ADDITION
September 12, 2024
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lines (including all side and rear yard slopes). Provide legal description of property and
assessor's parcel number.
b. Pursuant to VBMP Section 2.7.7, the minimum required setback from the side shall be a
minimum of five feet and the rear shall be not less than ten feet. Show the following setbacks
for each of the proposed parcels:
i. Front Yard: 20'
ii. Side Yard: 5'
iii. Rear Yard: 10'
c. Provide a square footage table for the existing and proposed structures. The table should note
the required and proposed (or existing) setbacks.
d. Provide two copies of the Title Report dated within the last six months.
e. Pursuant to_VBMP Section 2.7.7, lot coverage with buildings and structures shall not exceed
seventy percent of the lot. With the lot size being 0.15 acres (6,534 square feet), the maximum
allowable 70% building coverage would be approximately 4,574 square feet. Since the
property at 840 Camellia Place is a duplex, both the existing structure and any proposed
additions must be included in the building coverage calculation. Plans must provide a detailed
table itemizing all existing and proposed structures to ensure the combined total remains
within the allowable limit. Additionally, consideration of the neighboring property at 842
Camellia Place should be addressed in the plans.
Pursuant to Municipal Code Section 21.04.061, "building coverage" is defined as the total
ground area of a site occupied by any building or structure, as measured from the outside of
its external walls or supporting members. This includes exterior structures such as stairs,
arcades, bridges, overhanging balconies, garages, covered carports, and the perimeter of a
basement. Excluded from building coverage are roof eaves extending less than thirty inches,
awnings, open parking areas, structures under thirty inches in height, and masonry walls not
greater than six feet.
6. Building Height. Pursuant to VBMP Section 2.7.7, building height is limited to 35 feet. Plans as shown
comply with this requirement.
7. Open Space. Pursuant to 21.45.070 Table D and Section D.12, the following private recreational space
standards apply: Each unit must have at least 400 square feet of private recreational space with a
minimum dimension of 15 feet. This space must be at ground level, functional, usable, and accessible
from the dwelling, with a slope gradient no greater than 5%. It must be located outside of front yard
setbacks and cannot include driveways, parking areas, storage areas, or non-integral walkways. Open
or lattice-top patio covers are permitted if they meet all applicable standards. Solid patio covers and
decks/balconies may project into this space, with projections up to 6 feet deep and no limitation on
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0043 {DEV2024-0086) HALLER ADDITION
September 12, 2024
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length, except as required by setback or lot coverage standards. The formal submittal of the project
must demonstrate compliance with these open space requirements.
8. Area Wide Design Guidelines. Pursuant to Section 2.8, Area Design Guidelines of the VBMP, please
follow the design guidance outlined below for your project. Your formal submittal must demonstrate
compliance with these design guidelines:
Residential Design:
a. Architectural Features: Incorporate architectural elements such as porches, balconies,
chimneys, door placement, window proportions, dormers, wood detailing, fencing, siding,
and color schemes to complement the overa ll building design, site, and neighborhood
context.
b. Street Integration: Utilize porches, trellises, landscaping, and other features to extend the
living area toward the street, soften the transition between the street and the dwelling, and
foster community engagement.
c. Street Frontage: Design and site units to face primary streets whenever possible to enhance
street visibility, create pedestrian-friendly environments, and support the walkable,
connected character of the Village and Barrio.
d. Window Articulation: Accent windows with trim, sills, kickers, shutters, flower boxes,
balconies, awnings, or trellises that are authentic to the building's architectural style.
e. Open Space Access: Ensure safe, efficient, and convenient access to usable open space within
multifamily developments.
f. Garage and Parking Design: Minimize the visual impact of garages and parking areas on the
street. Design garages to be subordinate to the main living area when viewed from the
street. Where possible, position garages behind the dwelling unit and avoid placing them
between the main living area and the street. Recess garage doors into the exterior wall rather
than keeping them flush.
g. Detached Structures: Design detached garages and accessory structures to harmonize with
the principal structures of the development in terms of materials, color, and detail.
The guidelines are designed to enhance the Village and Barrio's character and livability, applying to all
new and remodeled developments within the Master Plan Area, unless otherwise exempt. In lieu of
a formal submittal please view these guidelines as a starting point for achieving high-quality, authentic
design and use your own techniques to meet these standards. A formal submittal of the project should
call out any deviations from these guidelines and provide detailed explanations of how the project
meets or exceeds the intent of the design standards.
9. 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
Community Development Department
Planning Division l 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0043 (DEV2024-0086) HALLER ADDITION
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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.qcode.us/ codes/ ca rlsbad/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.
10. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical
studies/exhibits:
a. Historical Analysis. The existing building on the project site is over 45 years ago. To determine
if the structures are significant pursuant to the California Environmental Quality Act (CEQA),
a historical analysis report will need to be submitted, or provide documentation that the
structures are less than 45 years old. This report shall also be consistent with the city's Tribal,
Cultural, and Paleontological Resources Guidelines linked below.
https:ljwww.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
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. 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, show all source and site design BMPs that will be
utilized on the plans.
3. Provide a Preliminary Title Report (current within the last six (6) months). Annotate and delineate all
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0043 (DEV2024-0086) HALLER ADDITION
September 12, 2024
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existing easements and encumbrances listed in the Preliminary Title Report on the site plan.
4. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, etc.) at the project frontage.
5. Show 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.
6. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
7. The trees along the Camellia Place frontage are included in the city's street tree inventory. Indicate
on the site plan that they are to remain or to be removed. Proposed removal of street trees will
require approval per Section 11.12.090 of the Carlsbad Municipal Code. Coordinate with the parks
and recreation department for additional information.
8. Show existing lot line bearing and distance.
9. Provide existing right-of-way width dimensions and existing improvements per public improvement
plan of record, DWG 141-1.
10. Show all existing utilities and callout size for: water, sewer, overhead lines, in Camellia Place and
laterals affecting the property.
11. Address the comments on the attached red lined plan.
12. 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. Conceptually approved. Lot line compliance ok. No fire resistive construction with budling code
provisions required. Full MEP, Structural, calculations, Soils analysis, Energy, BMP, Waste Diversion,
etc. required for budling permit application submittal.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0043 (DEV2024-0086) HALLER ADDITION
September 12, 2024
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Fire Department:
1. No comments from the Fire Department.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Alex Alegre at the number below. You may also contact each department individually as follows:
• Planning Division: Alex Alegre, Assistant Planner, at (442) 339-5268
• Land Development Engineering: Linda Ontiveros, Project Engineer, at {442) 339-2773
• Fire Department: Darcy Davidson, Assistant Fire Marshal, at {442) 339-2662
• Building Division: Shawn Huff, Building Official, at {442) 339-5338
Sincerely,
ERIC LARDY, AICP
City Planner
EL:AA:CF
c: Seth Haller, 840 Camellia Place, Carlsbad, CA 92008
Linda Ontiveros, Project Engineer
Fire Prevention
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600