HomeMy WebLinkAboutPRE 2022-0045; MAPLE DUPLEX; Admin Decision LetterNovember 8, 2022
Tyler Van Stright
337 Cedros Ave, Suite J
Solana Beach, CA 92075
E l3F1LE COPY
SUBJECT: PRE 2022-0045 (DEV 2022-0173)-MAPLE DUPLEX
APN: 204-233-18-00
Ccityof
Carlsbad
Thank you for submitting a preliminary review to demolish an existing 1,240-square-foot duplex and two-
car garage and construct a 6, 713-square-foot, two-story duplex with underground parking at 147 and
149 Maple Avenue. The plans also show a future conversion of the proposed courtyard to a 630-square-
foot attached accessory dwelling unit (ADU). The project site is approximately 0.14 acres (6,000 square
feet). Access would continue to be provided by a private driveway off Maple Avenue.
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 15-23 dwelling units per acre (R-23)
b. Zoning: Multiple-Family Residential (R-3)
c. Coastal Zone: The project site is located 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.
d. Overlay Zone: The project is located within the Beach Area Overlay Zone (Carlsbad
Municipal Code Chapter 21.82)
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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2.
3.
4.
5.
The project requires the following permits:: :_ ,; ";i
'• --~ ..... ;
a. Site Development Plan (SDP) for the development of a duplex in the Beach Area Overlay
Zone-Planning Commission decision.
b. Coastal Development Permit (CDP) for the proposed duplex -Planning Commission
decision
c. Minor Coastal Development Permit (CDP) for the proposed Accessory Dwelling Unit -
City Planner decision following approval of the SDP and CDP
d. Landscape Plans for the addition of a required street tree (if required) and landscaping
in the setback areas.
e. Grading Permit
f. Building Permit
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.
Per the Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition
of a "protected unit" is required to provide the occ;:upants with 1) relocation benefits (Gov. Code
§ 7260 et seq.), and 2) right of first refusal for a comparable unit available in the new housing
development. (Gov. Code §66300 (d)(2)(D).) "Protected units" are generally defined by Gov.
Code §66300(d)(2)(E)(ii) as including residential units subject to affordability restrictions, price
controls, or occupied by low income households. The formal submittal of the project will need
to include documentation regarding any existing "protected units."
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:ljwww.geode.us/ codes/ ca rlsbad/view. ph p ?topic=18&frames=on
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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.
6. Plans.
a. 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.
b. Label each structure on the site plan as "existing" or "proposed."
c. Please show, label and dimension the height of all proposed walls on the site plan.
7. Setbacks. The building setbacks are as follows:
8.
a. Front Yard: 20' -Please show, label and dimension the height of all proposed walls on
the site plan. The walls associated with the underground parking ramp appear to
encroach into the front and side yard setback. Walls within the front and side yard
setbacks are limited to 42-inches and six feet in height, respectively.
a. Side Yard: 10% of the lot width provided the side yard setback is no less than 5' and no
greater than 10' -The duplex currently complies with this requirement; however the
side yard setback is shown as 5' on the site plan. Please revise to show a side yard equal
to 10% of the lot width (4'). Please see comments above regarding walls within the side
yard setback.
b. Rear Yard: twice the required side yard (8') -The proposed duplex currently complies
with this requirement, however the site plan shows a rear yard setback of 10'. Please
revise the plans to show a rear yard setback of 8'.
Building Coverage.
a. Pursuant to CMC 21.04.062, building coverage includes 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. Building coverage includes exterior structures
such as stairs, arcades, bridges, permanent structural elements protruding from
buildings such as overhanging balconies, oriel windows, stories which overhang a ground
level story, garages and covered carports. Building coverage also includes the perimeter
area of a basement. Excluded from building coverage are roof eaves extending less than
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9.
10.
thirty inches from the face of any building, awnings, open parking areas, structures under
thirty inches in height and masonry walls not greater than 6' in height such as wing-walls,
planter walls or grade-separation retaining walls.
b. Please ensure the building coverage calculation provided includes the perimeter area of
the subterranean parking and walls over 6' in height.
Building Height.
a. This property is within the Beach Area Overlay (BAO) Zone which limits building height
to 30 feet if a minimum 3/12 roof pitch is provided or 24 feet if less than a 3/12 roof
pitch is provided (CMC section 21.82.050).
b. Pursuant to CMC section 21.04.065(1), building height includes all portions of a building
exposed above the existing grade or finished grade, whichever is lower. This includes,
but is not limited to, all portions of exterior walls of a basement, underground parking
or other subterranean areas that are exposed above existing grade or finished grade,
whichever is lower, and the exposed exterior portion of a basement located on the
downhill or uphill side of a building on a sloping lot, but does not include the exposed
portion of an "underground parking" structure entrance (defined: Section 21.04.370)
that is minimally necessary to provide vehicle access to the "underground parking"
structure and which is below the existing or finished grade, whichever is lower, of the
area that is immediately adjacent to the "underground parking" structure.
c. The plans show a lower finished grade than the existing grade, therefore please label the
height from the finished grade, not inclusive of the underground parking structure
entrance.
Parking.
a. Pursuant to CMC 21.82.060, visitor parking shall be provided at a rate of 0.3 spaces per
unit, rounded up to the nearest whole number. Therefore, one visitor parking space is
required for this project in addition to the'four covered spaces required pursuant to CMC
21.44.020. No additional spaces are required for the ADU because the ADU is being
constructed as part of the proposed project, therefore a total offive spaces are required.
b. As currently designed, staff cannot support the parking layout in the basement. Pursuant
to CMC Chapter 21.44, Parking Ordinance, tandem spaces are not permitted in a
subterranean garage. Please redesign the parking layout to comply with the Parking
Ordinance.
c. Pursuant to CMC 21.44.060 Table D, each parking space within an enclosed parking
garage with multiple open parking spaces shall be a minimum standard stall size of 8.5
by 20 feet, exclusive of columns or posts. In addition, a backup distance of 24 feet shall
be maintained in addition to a minimum 5 feet turning bump-out located at the end of
any stall series. Please show any required support columns or posts on the parking
garage floor plan. The plans should also demonstrate that the parking spaces have 24
PRE 2022-0045 (DEV 2022-0173)-MAPLE DUPLEX
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feet for back up and should demonstrate circulation for ingress and egress. Please also
show the required 5-foot turning b·ump-out located at the end of the stall series.
d. Subterranean parking which meets the definition of a basement are not restricted by
setback requirements. Please consider expanding the perimeter of the parking garage to
allow for additional circulation. However, please keep in mind that the basement
perimeter is included in lot coverage and the setback areas above the basement are
required to be landscaped pursuant to CMC Chapter 21.44.
11. Accessory Dwelling Unit (ADU).
a. A separate Minor Coastal Development Permit (CDP) is required for the ADU.
b. The Minor CDP for the ADU can be processed concurrently with the CDP for the duplex
or can be processed after the CDP for the duplex. However, please note that building
code differs for two units versus three units. It is recommended that the duplex be built
to building code standards for three units to avoid additional changes later.
c. ADUs shall only be rented for a term of at least 30 days.
d. AD Us shall maintain a minimum four-foot setback from rear and side-yard property lines.
Front yard setback requirements per the applicable zone (20' per the Beach Overlay
Zone) must be maintained. The proposed ADU complies with this requirement.
e. ADUs must have a separate entrance from the main residence. An internal connection
for attached ADUs is optional. The proposed ADU complies with this requirement.
f. AD Us must contain complete independent living facilities, including a permanent kitchen
and areas for living and sleeping. The proposed ADU complies with this requirement.
g. Attached ADUs shall not exceed 50% of the total floor area of the existing main
residence, or 1,200 square feet in size, whichever is less. The proposed ADU complies
with this requirement.
12. Historical Analysis. Building records indicate that the existing duplex and detached garage on the
property were constructed in 1951. Therefore, the structures may qualify as historic resources.
Please provide a historical analysis completed by a qualified historian. The report should analyze
the historical significance of the duplex and detached garage that are proposed to be demolished
and should be consistent with the City of Carlsbad Tribal, Cultural and Paleontological Resources
Guidelines.
For more information, the guidelines can be reviewed on the city website at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
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13. Street Tree/Landscaping.
a. City GIS maps indicate an existing street tree along the project frontage; however, a tree
does not currently exist. Early coordination with arid approval from the Parks
Department will be required for the replacement tree.
b. Please provide a conceptual landscape plan which meets the requirements of the City of
Carlsbad Landscape Manual located here:
https://www.carlsbadca.gov/home/showpublisheddocument/11160/63798594287707
0000
14. 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 online 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. 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 can be printed from the
following website link:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000
Preliminary analysis suggests that the project is a Standard Project subject to Trash Capture
Requirements. A Trash Capture Storm Water Quality Management Plan (SWQMP) per E-35A
template must be submitted at time of application.
2. A grading permit will be required. Plot existing and proposed spot elevations and topographic
contours on the property as well as within approximately 25 feet of the property. Indicate the
volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards.
3. Public improvement plans will be required for new curb, gutter and sidewalk, street widening,
driveway, and any new utility services. Plot existing and proposed utilities on any required
discretionary permit site plans. Plot existing features and public improvements on the adjacent
frontages and show any proposed transitional improvements. Plot gutter flowline elevations to
illustrate adequate street drainage.
4. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard
Volume 1, Chapter 2.
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5. Note that the power lines serving the property must be undergrounded from the power pole
under the sidewalk.
6. Provide multiple cross-sections of the site to demonstrate differences in grade, including
adjacent properties.
7. Show proposed pad and finished floor elevations for structures.
8. Show how the existing shared driveway with the property to the west will be modified to
accommodate the proposed design.
9. The driveway approach in the right of way must be a minimum of 12' wide. The private driveway
located onsite has no minimum width. LOE may permit driveway grades up to 20% if the Fire
department does notobject.
Building:
The Building Division has no comments at this time regarding this latest submittal for conceptual plan
review. The following comments are provided courtesy of the Building Division and will need to be clearly
detailed in your final design prior to submitting for building permit construction plan review:
1. Carlsbad Climate Action Plan for new construction will apply.
2. Construction at 5' or closer is required to have a boundary certification completed and ready to
give the city at foundation inspection.
3. All other components to be reviewed for compliance during the Building Division plan review
process by third party consultant.
Carlsbad Fire Department:
1. Fire department access is sufficient.
2. Residential fire sprinklers are required throughout all floors as noted on plan by applicant.
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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: Allison McLaughlin, Project Engineer, at {442) 339-2732
• Building Division: Jason Pasiut, Building Official, at {442) 339-2788
• Fire Department: Randy Metz, Fire Division Chief, at (442) 339-2661
Sincerely,
ERIC LARDY, AICP
City Planner
EL:LY:JC
Attachments: LOE Redlines
c: Allan Cruz, 6061 lrongate Cir, Huntington Beach, CA 92648
Allison McLaughlin, Project Engineer
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