HomeMy WebLinkAboutPRE 2025-0012; DEZONIA RESIDENCE; Admin Decision LetterMarch 26, 2025
Krysti DeZonia
1723 Catalpa Road
Carlsbad, CA 92011
SUBJECT: PRE 2025-0012 (DEV2025-0012)-DEZONIA RESIDENCE
APN: 215-512-08-00
{city of
Carlsbad
Thank you for submitting a preliminary review application for residential improvements proposed at 1723
Catalpa Road, Assessor's Parcel Number (APN) 215-512-08-00. The project site, an approximately 0.17-
acre (7,200-square-foot) lot, currently is developed with a 1,322-square-foot single-family residence with
a 463-square-foot conversion accessory dwelling unit (ADU), and a 280-square-foot attached garage.
Vehicular access is provided off Catalpa Road.
The project proposes the construction of a two-story ADU, attached to the rear of the primary residence,
the conversion of the existing ADU into a junior accessory dwelling unit (JADU), and the construction of a
240-square-foot detached, one-car garage at the southwest corner of the lot in the rear yard.
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 Land Use Designation: R-4, Residential {0-4 dwelling units per acre)
b. Zoning: One-Family Residential (R-1) Zone.
c. Coastal Zone: The project site is located within 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. The property is located outside the
California Coastal Commission's Appeals Jurisdiction.
2. The project requires the following permits:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0012 (DEV2025-0012) -DEZONIA RESIDENCE
March 26, 2025
Pa e 2
a. A Building Permit. ADUs and JADUs attached to the main residence do not require a Coastal
Development Pe rmit outside the Appeals Jurisdiction of the Coastal Zone according to
Carlsbad Municipal Code Section CMC 21.201.060(8)(1).
b. A Minor Coastal Development Permit, if revising the project scope for a detached ADU instead
of an attached ADU; please see Planning comment #4 below.
3. Coastal Zone . This property is subject to all applicable Mello II Segment policies in the Local Coastal
Program (LCP). The property is located outside of the California Coastal Commission's Permit Appeals
Jurisdiction. The City has final permit authority.
4. Project Proposal. Whereas the conversion of detached garages, sheds, and other existing detached
accessory structures into ADUs is permitted by State ADU Law, JADUs are only allowed to be created
within the walls of a proposed or existing single-family residence and shall contain no more than 500
square feet. Government Code Section 66333(d) states that enclosed uses within the residence, such
as attached garages, are considered a part of the proposed or existing single-family residence .
Moreover, a JADU cannot be combined with an attached ADU on the same lot in this type of
configuration. The ADU or JADU must be within the proposed space of a single-family dwelling or
existing space of a single-family dwelling or accessory structure and may include an expansion of not
more than 150 square feet beyond the same physical dimensions as the existing accessory structure.
This is identified in the City's ADU Informational Bulletin on page 5 under the section Development
Standards for JADUs, please see the link provided below for more information. For an ADU to be on
the same lot as the proposed JADU, the ADU will need to be converted from existing space in the
primary residence or detached from the primary residence; and the JADU must be constructed within
the walls of the proposed or existing single-family residence.
https:ljwww.carlsbadca.gov/home/showpublisheddocument/18345/638604356529370000
If the project is revised to propose a detached ADU, a Minor Coastal Development Permit will be
required. The application and submittal requirements for a Minor Coastal Development Permit are
linked below.
https://www.carlsbadca.gov/home/showpublisheddocument/506/638609462762400000
5. Site Plan. With a formal application submittal, please add the following information to the site plan:
a. The Scope of Work
b. Property line dimensions
c. Driveway
d. Location and dimension of any roof eaves or any overhanging elements
If revising the scope of work to propose a detached ADU, please refer to the Minor Coastal
Development Permit, Form P-6 (see link provided under Planning comment #4). This form identifies
additional information that is required to be included in the project plan submittal.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0012 (DEV2025-0012) -DEZONIA RESIDENCE
March 26, 2025
Pa e 3
6. Setbacks. No building setbacks were shown on the plans that were submitted with the preliminary
review application. The setbacks for an attached or detached ADU are 4 feet for both the side and
rear yard. The setbacks for a JADU are the same as the primary residence, which in this case is 10
percent of the lot width (measured at the rear line of the 20-foot front yard setback) for the side yard
setback, and 20 percent of the lot width for the rear yard setback. On the site plan, please plot the
limits of the required setback with a dashed line for both the ADU and the primary residence/JADU.
Also, please provide the dimension of the building's setback off each property line as it relates.
7. Elevations. With a formal application submittal, please provide elevations of the proposed project.
The elevations shall include the height of the ADU dimensioned from grade. Height is measured from
existing or finished grade, whichever is lower to the tallest point of the building. Please show and label
both the existing and finished grade on the elevation. The height limit for an attached ADU is 25 feet,
or subject to the limits specified under the applicable zone. The property is zoned R-1, One-family
Residential. In the R-1 Zone the height limit is 30 feet with a minimum 3:12 roof pitch, and 24 feet
with a roof pitch of less than 3:12. The maximum height limit for a detached ADU is 16 feet.
8. Floorplans. The plans provided show the attached ADU with a staircase leading to a second floor. No
floorplan was provided for the second floor. Please provide a floorplan for both the first floor and
second floor of the ADU, JADU and single-family residence.
9. Size. The maximum size allowed for an attached ADU is 50 percent of the floor area of the existing
primary dwelling, or 1,200 square feet, whichever is less for an attached ADU. A minimum 800-square-
foot attached ADU is allowed regardless of the size of the primary residence. For example, if the main
residence is 1,000 square feet, the maximum attached ADU size is 800 square feet. If the main
residence is 2,000 square feet, the maximum attached ADU size is 1,000 square feet. If the main
residence is 3,000 square feet, the maximum attached ADU size is 1,200 square feet.
If revising the plans to propose a detached ADU, the maximum size is 1,200 square feet.
The maximum size of a JADU is 500 square feet.
The plans state the first floor living area is 2,314 square feet. Please clarify what is included in this
total and how it was calculated.
The proposed size of the ADU, JADU, and the primary single-family dwelling were not provided in the
preliminary review application. Please include the existing and proposed size of the ADU, JADU, and
primary single-family dwelling on the plans and in the building permit application and/or Minor CDP
application.
10. Parking. On the submitted preliminary review application under Description of Proposal, it states,
"Prefer no garage unless needed to satisfy a parking requirement." Pursuant to Government Code, §
66334, local agencies may not require parking as a condition to permitting a JADU, even when the
JADU is converted from an attached garage. The proposed garage is not required.
If revising the plans to propose a detached ADU instead of an attached ADU, one (1) uncovered
parking space will be required for the ADU. The plans will need to plot the location of the proposed
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0012 (DEV2025-0012) -DEZONIA RESIDENCE
March 26, 2025
Pa e 4
parking space on site along with the required minimum dimensions (minimum width is 8.5 feet,
minimum length is 20 feet). If proposing an ADU converted from existing space of the primary
residence instead of an attached ADU, no parking will be required as converted ADUs are exempt
from parking requirements.
If providing the detached garage, it will need to have minimum interior dimensions of 12 feet by 20
feet. Please confirm with Land Development Engineering minimum width of the driveway for the one-
car garage. Planning has no such standard.
The existing, attached garage is listed as being 398 square feet. The building permit for the ADU
conversion, CBR2021-3542, lists the size of the garage at 280 square feet after the ADU conversion.
Please rectify the inconsistency on the formal submittal.
11. Lot Coverage. All buildings, including accessory buildings and structures, shall not cover more than
forty percent (40%) of the area of a lot. Please provide a detailed lot coverage calculation in the plans.
Refer to the Carlsbad Municipal Code (CMC) definition of "building coverage" for a comprehensive
overview of what is and what is not included in the lot coverage calculation. ADUs over 800 square
feet are subject to maximum lot coverage requirements. A link to the CMC definition of "building
coverage" is provided below.
https://ecode360.com/44009950#44009979
12. Architecture. The exterior roofing, trim, walls, windows, and color palette of the ADU and JADU shall
incorporate the same features as the primary residence.
In the renderings provided, the garage has a different exterior than the primary unit. If providing the
garage, it shall be architecturally integrated with and have an exterior similar to the primary residence.
On a formal submittal, the plans shall demonstrate that the ADU, JADU, and garage have the same
architectural finishes and features as the primary residence .
13. Notice of Restrictions. Converting the existing ADU into a JADU will require the rescinding of the notice
of restriction (NOR) for the existing ADU. A new NOR will need to be recorded for the new ADU and
JADU . This will need to take place after the existing ADU's NOR is rescinded and prior to the issuance
of a building permit for the new ADU and JADU.
14. Owner Occupancy. Please be aware that the property owner must reside in either the primary
residence or in the JADU. This requirement will be recorded against the property within the Notice of
Restriction discussed above.
15. P-20 Housing Tracking Form . The Housing Tracking Form will be required to be completed for the
addition of any residential units to the property prior to Planning Division approval of a building permit
for the ADU and JADU . A link to the Housing Tracking Form is provided below.
https://www.carlsbadca.gov/home/showpublisheddocument/462/637843419829330000
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0012 (DEV2025-0012)-DEZONIA RESIDENCE
March 26, 2025
Pa e 5
16. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely
impact development requirements of this project. If revising the plans to propose a detached ADU, 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.
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. Please 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. Please 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. Please provide a Preliminary Title Report (current within the last six (6) months).
4. Please 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.
5. Please delineate location of all existing and proposed buildings, walls, fences and permanent
structures onsite and within 25 feet of the site.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0012 (DEV2025-0012)-DEZONIA RESIDENCE
March 26, 2025
Pa e 6
6. Please show existing lot line bearing and distance.
7. Please provide typical street cross sections for existing frontage streets. Plot existing right-of-way
width and existing public frontage improvements (curb, gutter, sidewalk, etc,).
8. Please delineate and annotate all driveway widths.
9. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, streetlights in and laterals affecting the property. Refer to DWG
178-9, on file with the city, for public sewer and water main plans.
10. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
11. Please delineate and annotate approximate topographic contours for existing and proposed
condition. Provide 1-foot contours for slopes less than 5%; 2-foot intervals for slopes between 5% and
10%, and 5-foot intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
12. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards. Given the size of the development and its location on gradually sloping terrain, a
grading permit is probably not required but the necessity for a grading permit will be confirmed once
all the requested site plan information is provided.
13. Please provide the method of draining each lot. Unless otherwise specified by a geotechnical
engineer, method of drainage shall comply with California Building Code (latest version) section
1804.4.
14. 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. Proposed design of ADU and JADU appears inconsistent with regulation. Please discuss with the
Planning Division.
Fire Department:
1. An attached ADU is not allowed with a JADU in this orientation. The ADU will need to be detached
from the primary single-family dwelling or converted from existing space of the primary single-family
dwelling. Please see Planning comment #4 for more information.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0012 (DEV2025-0012) -DEZONIA RESIDENCE
March 26, 2025
Pa e 7
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Edward Valenzuela at the number below. You may also contact each department individually as
follows:
• Planning Division : Edward Valenzuela, Associate Planner, at (442) 339-2624
• Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781
• Fire Department: Darcy Davidson, Division Chief/Fire Marshal, at (442) 339-2662
• Building Division: Shawn Huff, Building Official, at {442) 339-5338
Sincerely,
R!!::F~~
Principal Planner
RE:EV:cf
c: David Rick, 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