HomeMy WebLinkAboutPRE 2024-0051; FORREST RESIDENCE AND ADU; Admin Decision Letter□FILE
October 17, 2024
Stephen and Amy Forrest
3025 John F Kennedy Blvd. #2113
Philadelphia, PA 19104
SUBJECT: PRE 2024-0051 (DEV2024-0096) -FORREST RESIDENCE AND ADU
APN 207-120-68-00
{'cicyof
Carlsbad
Thank you for submitting a preliminary review application for the construction of a new 1,930 square foot
single family residence with an attached 575 square foot two car garage and a 546 square foot accessory
dwelling unit above the garage on an approximately 0.18-acre vacant lot on t he north side of Tamarack
Avenue. Vehicular access to the site would be provided off Tamarack Avenue. The project site is in the
Coastal Zone but outside of the appealable area of the California Coastal Commission.
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: Residential 0-4 dwelling units per acre (R-4}
b. Zoning: One-Family Residential (R-1)
c. Coastal Zone: The project site is located not within the 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:
a. Coastal Development Permit (CDP} for the house
b. Minor Coastal Development Permit (MCDP) for the accessory dwelling unit
c. Landscape Plan if more than 500 square feet of landscaping is proposed.
The Planning Commission will be the decision-making authority on the CDP. The MCDP for the
Accessory Dwelling Unit (ADU} will be processed administratively after the approval of the CDP.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2024-0051 {DEV2024-0096)-FORREST RESIDENCE AND ADU
October 17, 2024
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3. Density. The project site has a General Plan Land Use designation of R-4 Residential, which allows for
the development of single-family residences at a density of 0-4 dwelling units per acre (du/ac). The
construction of a single-family residence on this lot is equivalent to a proposed density of 5.5 du/ac.
However, one single-family dwelling is permitted to be constructed on a legal lot that existed as of
October 28, 2004, pursuant to General Plan Residential Land Use Policy 2-P.7. The subject lot was
legally created on July 14, 1983, through Minor Subdivision (MS) 582; therefore, development of a
single-family dwelling is consistent with the R-4 General Plan Land Use designation.
It should be noted that t he proposed accessory dwelling unit (ADU) is exempt from density
calculations under California Government Code Section 65852.2. While the project proposes both a
single-family residence and an ADU, the ADU does not count toward the overall density of the site.
Therefore, the project remains consistent with state law regarding ADU development and local
density limitations.
4. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical
studies/exhibits:
a. Cultural and Paleontological Resources Studies {2 separate reports). The development of the
proposed project will require excavation in an area of the city known to have a high sensitivity
as it relates to (1) archeological, and (2) paleontological resources. Please direct your
consultant to the city's Tribal, Cultural and Paleontological Resources Guidelines. Please note
that any archeological pedestrian survey of the site for the cultural resources study shall also
include a Native American monitor during the survey. The city's Tribal, Cultural and
Paleontological Resources Guidelines may be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
5. SB 330 Streamline Applicat ion Process. 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. The city's SB-330 information bulletin can be found
online at:
https://www.carlsbadca.gov/home/showpublisheddocument/8166/637725763890630000
6. Landscaping. Prior to a formal submittal of the 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 I 442-339-2600
PRE 2024-0051 (DEV2024-0096) -FORREST RESIDENCE AND ADU
October 17, 2024
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https ://www .ca rlsbadca .gov /ho me/showdocum ent?id= 7032
7. Climate Action Plan (CAP). New requirements related to the citys 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.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.
8. lnclusionary Housing. The project is subject to Council Policy Statement No. 90 (Policy 90) and the
citys lnclusionary Housing Ordinance, Carlsbad Municipal Code (CMC) section 21.85. As an alternative
to constructing inclusionary units as part of the development project, applicants proposing 6 or less
units may instead pay a fee.
The current inclusionary housing fee for a residential development project proposing a single family
detached home is $10,040.00. Please check the city's Master fee Schedule for the most current rates.
https://www.carlsbadca.gov/home/showpublisheddocument/17838/638555295232570000
Please see City of Carlsbad Information Bulleting 1B-157 for additional information on the lnclusionary
Housing Program:
https://www.carlsbadca.gov/ho me/showpubl isheddocument/9634/ 63 7897 580094270000
9. Habitat Mitigation. Prior to issuance of the grading permit, a Habitat Management Plan {HMP)
development impact fee will be assessed on a per acre basis for the removal of disturbed habitat
onsite. The current fee is $3,938.00/acre of disturbed/nonnative vegetation. This is the current rate
at the time of the date of this letter. Please check the city's Master fee Schedule for the most current
rates.
10. Setbacks. Pursuant to CMC section 21.10, One-Family Residential, setbacks will apply to the proposed
development. The required setbacks are as follows:
a. Front (south property line-Tamarack Avenue): 20-feet; as designed, the project complies
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2024-0051 (DEV2024-0096} -FORREST RESIDENCE AND ADU
October 17, 2024
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b. Interior Side: 7-feet; as designed, the project complies.
c. Rear Yard: 14-feet; as designed, the project complies.
11. Building Coverage. Pursuant to CMC 21.10.110, the maximum building coverage is forty percent.
Building coverage means the total ground area of a site occupied by any building or structure as
measured from the outside of its surrounding external walls or supporting members. Please include
an itemized lot coverage calculation for all structures contributing to the building coverage calculation
including roof eaves extending thirty inches from the face of any building.
12. Building Height. Pursuant to CMC 21.10.050, the maximum building height is 30 feet. Building height
includes all portions of a building exposed above the existing grade or finished grade, whichever is
lower. Project information on sheet T-1 indicates building height of 24-feet-and-2-inches with a
pitched roof. As designed, the project complies with the height limit of the zone.
13. Parking. Pursuant to CMC section 21.44.020, parking shall be provided as two spaces per unit provided
as either, a two-car garage or two separate one-car garages. Please ensure a minimum width and
depth of 20 feet, free and clear of obstructions, is dimensioned on the floor plans.
14. Stakeholder Outreach. Since Planning Commission approval is required, the project is subject to City
Council Policy Statement No. 84, Development Project Public Involvement. A notice sign is required
to be posted onsite by the applicant and an early public notice is required to be prepared by the
applicant and mailed to all owners located within a 600-foot radius of the property and all occupants
within a 100-foot radius of the property. Please see link below for reference.
https ://www .ca rlsbadca .gov /civicax/file ba nk/blobd load .aspx ?Blob I 0=355 78
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:
15. 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.
16. 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.
17. Provide a Preliminary Title Report (current within the last six (6) months).
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2024-0051 (DEV2024-0096)-FORREST RESIDENCE AND ADU
October 17, 2024
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18. 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.
19. A preliminary geotechnical report is required to evaluate the feasibility of the project. Guidelines for
preliminary geotechnical studies are available on the City of Carlsbad Engineering website.
20. Per CMC15.16.060 this project will require a grading permit and grading plan.
21. Delineate and annotate the limits of grading.
22. On the site plan, all existing surface improvements screened back (curb, gutter, sidewalk, paving,
manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the project site,
project frontage and within 25 feet of the boundary.
23. Delineate all retaining walls that will be utilized on the project site and show top of wall and bottom
of wall elevations, including at the highest and lowest points. Indicate maximum height of retaining
wall measured from bottom of footing to top of wall and maximum height measured from finish
surface to top of wall.
24. The project frontage has been identified in the city's inventory as a vacant planting site. Coordinate
with the parks and recreation department for planting requirements per Section 11.12 of the Carlsbad
Municipal Code for additional information.
25. Provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements and proposed improvements and dedications.
26. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with City of Carlsbad Engineering
Standards requirements.
27. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing and proposed grades on-site, fences and location of structures on-site and on
adjacent properties.
28. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.)
29. Address the comments on the attached red lined plan.
30. 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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2024-0051 (DEV2024-0096)-FORREST RESIDENCE AND ADU
October 17, 2024
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Fire Department:
No comments from the Fire Department.
Building Division:
31. Additional information required for building permit submittal such as truss calcs, engineering calcs,
Construction waste, BMP etc.
Applicant Questions followed by Staff Responses:
1. Because the ADU is attached, is it included in the project process (in other words, for the
CDP and then for the Grading, Building, Engineering, etc. reviews), or do we have to
submit separate documents to get the ADU approved?
The Accessory Dwelling Unit (ADU) requires a Minor Coastal Development Permit (MCDP), which
is an administrative City Planner-level permit .. Therefore, while the ADU is attached to the
primary dwelling, it will not be included in the same permit application as the single-family
residence (SFR). The CDP for the SFR requires approval by the Planning Commission.
In summary, there will be one CDP for the primary dwelling (SFR) and a separate, administratively
processed MCDP for the ADU. Once these discretionary permits are approved, subsequent
reviews related to grading, building, engineering, and other permits can be processed collectively
for both the primary dwelling and the ADU.
2. We have been informed by helpful people at the planning desk that parking for the ADU can be in the
left (western) setback right in front of the ADU stairs. Is this correct?
Pursuant to CMC Section 21.44.020, Table A, accessory dwelling units (AD Us) require one parking
space (covered or uncovered) in addition to the parking required for the primary use, unless
otherwise specified in Section 21.10.030 of this code. The additional parking space may be
provided through tandem parking on a driveway and may be located within the front or side yard
setback.
It is correct that parking for the ADU can be situated in the left (western) setback in front of the
ADU stairs, if it complies with the relevant regulations. However, it is advisable to ensure that this
arrangement does not obstruct pedestrian access to the stairs and complies with any visibility and
safety requirements outlined in the code. Additionally, please confirm that the total number of
required parking spaces is satisfied, including those for the primary dwelling unit.
3. Our designer put the ADU washer/dryer in a storage closet outside the unit (at the top of the stairs
behind locking doors). While we like the fact that this closet creates extra separation between the
house and the ADU, we aren't entirely sold on this set-up. So, we particularly wanted to draw your
attention to it in case you had comments about it. The ADU washer/dryer could move to one of the
closets inside, but interior storage might be more useful for renters.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2024-0051 (DEV2024-0096)-FORREST RESIDENCE AND ADU
October 17, 2024
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The placement of the washer/dryer in an external storage closet behind locking doors is a design
preference. While Planning staff does not have any concerns with the proposal, the location shall
comply with the app!icable building code requirements for plumbing, electrical, and ventilation
associated with laundry facilities.
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: Jose Sanchez, Project Engineer, at (442) 339-5486
• Fire Department: Darcy Davidson, Assistant Fire Marshal, at (442) 339-2662
• Building Division: Shawn Huff, Building Official, at (442) 339-5338
Sincerely, ,:#?------
CLIFF JONES
Principal Planner
CJ:AA:cf
c: Jose Sanchez, Project Engineer
File Copy/Laserfiche
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600