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Home My WebLink AboutPRE 2024-0039; 3965 PACKARD LN ADU; Admin Decision LetterAugust 26, 2024 Owenn Geis 339 Durian St Vista, CA 92083 SUBJECT: PRE 2024-0039 (DEV2024-0080} -3965 PACKARD LN ADU APN: 207-061-52-00 {city of Carlsbad Thank you for submitting a preliminary review for the construction of an accessory dwelling unit and deck above a new garage detached from an existing single-family residence. The approximately 0.34-acre (14,950 square feet) project site, located at 3965 Packard Lane, is developed with an approximately 3,658- square foot single-family residence, attached 760-square foot two-car garage, and attached 280-square foot one-car garage . The development was approved in 1999 under CDP 99-20 (Planning Commission Resolution No. 4582). The project site is located outside of the appealable jurisdiction of the Coastal Zone. The proposal presents the following two options: • Option 1: New 750-square-foot detached garage with a 750-square-foot accessory dwelling unit and SO-square-foot deck on the 2nd floor. • Option 2: New 513-square-foot detached garage with a 690-square-foot accessory dwelling unit and SO-square-foot deck on the 2nd floor. 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: 1. General Plan and zoning designations for the property are as follows: a. General Plan: R-4 Residential, 0-4 dwelling units per acre (du/ac). b. Zoning: R-1-15000, One-Family Residential. c. Coastal Zone: The project site is located within the non-appealable area of the Coastal Zone but 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. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0039 (DEV2024-0080) -3965 PACKARD LN ADU August 26, 2024 Pa e 2 2. The project requires the following permits: a. Minor Coastal Development Permit (CDP) - A Minor Coastal Development Permit, approved by the City Planner is required for the detached ADU. Please note that the detached garage is exempt from obtaining a CDP pursuant to Carlsbad Municipal Code (CMC} Section 21.201 .060{A)(2). b. Building Permit 3. Plans: a. Provide a 24" x 36" site plan of the entire property showing property lines. Show a 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, and dimensioned setbacks. Provide the legal description of property and assessor's parcel number. Please see Information Bulletin IB-201 for a list of minimum requirements for site plans: https://www.carlsbadca .gov/home/showpublisheddocument/10800/637945928288670000 b. Pursuant to section 21.10.080{A)(l) of the CMC, the proposed detached garage and deck are required to comply with the following setbacks: i. The standard setbacks for the zone are as follows: 1. Front Yard: 20'. The plans show an existing front yard setback of 15-feet- 5-inches for the house. However, pursuant to CMC Section 21.10.060, the required front yard setback is 20'. Although not related to the subject proposal, please be advised the house is nonconforming as it relates to setbacks (CMC Section 21.48). 2. Side Yard : 10% of the lot width, not to exceed 10'. Since the lot is greater than 100' in width, the required side yard setback is 10'. 3. Rear Yard: 2 times the required side yard, not to exceed 20'. Since the required side yard setback is 10', the required rear yard setback is 20'. ii. Pursuant to CMC 21.46.120, the deck is permitted to encroach up to 2 feet into the required rear and side yard setback. iii. Alternatively, if the proposed detached garage is downsized to a maximum of 440 square feet, pursuant to section 21 .10.080(A)(l)(f) of the CMC, the following setbacks shall apply: 1. Front yard: 20' 2. Side yard: 5' 3. Rear yard: 5' c. Pursuant to CMC section 21.04.263, lot width is measured at the front yard setback line. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0039 (DEV2024-0080) -3965 PACKARD LN ADU August 26, 2024 Page 3 d. Pursuant to CMC section 21.10.120, lot coverage in the R-1 zone shall not exceed 40%. e. A minimum 10-foot separation is required between the proposed garage/ADU and the existing single-family residence pursuant to CMC section 21.10.080. f. A minimum of one parking space is required for the ADU. Please demonstrate compliance with the parking requirements for the new proposed ADU on the site plans. The parking space may be located within the building setbacks, in an existing driveway as tandem parking, or in the proposed garage. The parking space must be at least 170-square-feet in size and 8.5 feet in width. g. ADUs must contain complete independent living facilities, including a permanent kitchen and areas for living and sleeping. Please provide a complete floor plan of the proposed ADU and label these areas. h. Please dimension all elevations and sections for the proposed garage/ADU as measured from existing or finished grade, whichever is less. Please indicate the height of the garage/ ADU to the peak of the roof. Per CMC Section 21.10.050, the ADU shall not exceed a height of 35 feet and two stories if a minimum roof pitch of 3:12 is provided or 24 feet and two stories if less than 3:12 roof pitch is provided. 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/268/63742597653813000 0 i. Please note the color and materials of the proposed addition on the plans. Pursuant to CMC section 21.10.030(E)(7) the residence and ADU are required to be architecturally consistent. j. Additional information that should be provided on the plans can be found within the Minor Coastal Development Permit (P-6) Application form, which can be found on the city's website at the following address: 4. General: https://www.carlsbadca.gov/home/showpublisheddocument/506/63784338850790000 0 a. 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 or fences 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 online at: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442 -339-2600 PRE 2024-0039 (DEV2024-0080} -3965 PACKARD LN ADU August 26, 2024 Page 4 https://www .ca rlsbadca .gov /home/showdocument?id= 7032 b. ADUs 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. c. Please note that the existing single-family residence was permitted to be const ructed closer to the front and rear property lines than what the current zoning allows. Therefore, the house is considered legal nonconforming due to front and rear yard setbacks. While the ADU can be constructed up to 4 feet from the side and rear property lines, the proposed detached garage is required to comply with the current setback requirements (unless it is reduced in size pursuant to Comment 3.b(iii) above). 5. 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 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 CMC Chapters 18.21, 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 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. All necessary application forms, submittal requirements, and fee information are available at the Plann ing 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. This project is within 200-feet of an environmentally sensitive area . 2. Based on a preliminary analysis it appears that this project will be a Standard Project. Complete the Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0039 (DEV2024-0080) -3965 PACKARD LN ADU August 26, 2024 Pa e 5 Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the conceptual grading and drainage plans. 3. Clearly show and label the 100-year flood line for proposed conditions. 4. 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. Conceptual is fine. Full plans including soils, Geotech required for building permit. Fire Department: 1. No Fire Comments or concerns. Fire access Ok. Residential fire sprinklers required ONLY if existing main house has fire sprinklers. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Megan McElfish at the number below. You may also contact each department individually as follows: • Planning Division : Megan McElfish, Assistant Planner, at {442) 339-5153 • Land Development Engineering: Jose Sanchez, Project Engineer, at {442) 339-5486 • Building Division: Shawn Huff, Building Official, at {442) 339-5338 • Fire Department: Randy Metz, Fire Division Chief, at {442) 339-2661 Sincerely, ~ ~h7 /1 ERIC LARDY, ~C~y .(./ ~ City Planner EL:CJ :MM c: Jordan Christensen, 3965 Packard Ln, Carlsbad, CA 92008 Jose Sanchez, Project Engineer Laserfiche/File Copy Data Entry Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339 -2600