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Home My WebLink AboutPRE 2025-0048; MIKITA RESIDENCE; Admin Decision LetterOctober 10, 2025 Ryan Mikita 1395 Buena Vista Way Carlsbad, CA 92008 SUBJECT: PRE 2025-0048 (DEV2025-0065) -MIKITA RESIDENCE APN: 207-064-02-00 {city of Carlsbad VIA EMAIL AND MAIL Thank you for submitting a preliminary review application for a 500-square-foot junior accessory dwelling unit (JADU) above a proposed 630-square-foot garage at 1395 Buena Vista Way (Accessor Parcel Number 207-064-02-00). The project site, an approximately 10,890-square-foot lot, is currently developed with a 1,655-square-foot single-family residence with an attached garage and a small storage shed located at the rear of the property. 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 : R-4, Residential 0-4 du/ac b. Zoning: One-Family Residential (R-1) 2. The project requires the following permits: a. Building permit Community Development Department Planning Division / 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0048 (DEV2025-0065) -MIKITA RESIDENCE October 10, 2025 Pa e 2 3. Plans: a. Site Plan. Provide a 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, dimensioned setbacks, and existing topographical lines (including all side and rear yard slopes). Provide the legal description of the 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. Lot Coverage: Please include an existing and proposed line-item coverage calculation of all structures contributing to the lot coverage, including roof eaves extending over thirty inches or more, stairs, and decks more than 30 inches in height. Include the proposed addition and JADU in the lot coverage calculation. Please note that the allowable lot coverage in the R-1 Zone is no more than forty percent. c. Setbacks: In the R-1 Zone, interior lots shall have a front yard setback of 20 feet, and a side yard on each side of the lot which has a width that is ten percent of the width of the lot; provided that such side yard shall be not less than five feet in width and need not exceed ten feet. The rear setback is two times the required side yard setback. Please note that lot width is measured at the 20-foot front yard setback. i. The width of one side yard may be reduced for a 'side-yard swap', subject to the following: 1. The opposite side yard shall be increased in width by an amount equal to the reduction or shall be a minimum of ten feet in width, whichever is greater. 2. The reduced side yard shall not be less than five feet in width, nor shall it abut a lot or parcel of land with an adjacent reduced side yard . ii. The project proposes to reduce the side yard setback along the east property line by 2.5', resulting in a 5' setback, and increase the side yard setback along the west property line by 2.5', resulting in a 10' setback. Please show and dimension the distance between the neighboring residence to the east (1405 Buena Vista Way) and the property line dividing these lots to show compliance with the 'side-yard swap' requirements. d. Elevations: Please include the proposed height and overall dimensions of the proposed JADU and addition on an elevation sheet. 4. Informational Bulletin IB-111, Accessory Dwelling Units https://www.carlsbadca.gov/home/showpublisheddocument/18345/638604356529370000 a. The property owner must occupy either the JADU or the main residence. In cases where both an ADU and JADU are constructed, the owner must live in one of the three units. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0048 (DEV2025-0065)-MIKITA RESIDENCE October 10, 2025 Pa e 3 b. JADUs shall only be rented for a term of at least 30 days. JADUs that were issued a building permit prior to Jan. 1, 2020 are exempt from this requirement. c. The exterior roofing, trim, walls, windows, and color palette of the JADU shall incorporate the same features as the main dwelling unit. 7. 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 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.ca rlsbadca.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. Planning Questions. 1. Confirm the proposed 630 square-foot attached garage and 500 square-foot JADU meet city standards. See comment #3. Yes, as long as the home additions meet all code requirements, a JADU and attached garage could be permitted. 2. Determine if a side-yard swap to reduce the east side-yard with a setback of 5' and a west side- yard of 10' can be permitted. See comment #3. 3. Information on the ability to connect the JADU to existing home utilities. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0048 (DEV2025-0065}-MIKITA RESIDENCE October 10, 2025 Pa e 4 Please contact Utilit ies@CarlsbadCA.gov for more information. 4. Will an easement dedication be required? See Land Development Engineering (LDE) comments #15 & 16. 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, and show all source and site design BMPs on the conceptual grading and drainage plans. 3. Provide a Preliminary Title Report (current within the last six (6) months). 4. 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. Per CMC15.16.060 this project will not require a grading permit and grading plan. 6. Delineate location of all existing buildings, walls, fences and permanent structures onsite and within 25 feet of the site. 7. Although minimal, please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 8. Provide finish pad and floor elevations for the proposed structure. 9. 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. 10. Provide chain of title report to determine lot legality. A Certificate of Compliance may be required pending results of the chain of title documents. 11. Show existing lot line bearing and distance. 12. Provide typical street cross sections for Buena Vista Way. Provide existing right-of-way width and existing improvements. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0048 (DEV2025-0065) -MIKITA RESIDENCE October 10, 2025 Pa e 5 13. Show all existing utilities and callout size for: water, sewer and overhead lines in Buena Vista Way and existing laterals affecting the property. 14. Provide a 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, as well as any remedial grading required to prepare the building pad . 15. Dedications is required per CMC18.40 A 10-foot-wide public street and utility easement shall be dedicated for a 30-foot half street width. 16. Buena Vista Way is designated as an alternative design street. Therefore, this development is not subject to installing street frontage improvements at this time. The property owner will be required to enter into a Neighborhood Improvement Agreement (NIA) with the city. The Agreement will be recorded with San Diego County Recorder's Office. 17. Address the comments on the attached redlined plan. 18. 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. Fire & Life Safety: No comments. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0048 {DEV2025-0065) -MIKITA RESIDENCE October 10, 2025 Pa e 6 Building: No comments. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Mackenzie VanZyverden at 442-339-5301. You may also contact each department individually as follows: • Planning: Mackenzie VanZyverden, Assistant Planner, at (442) 339-5301 • Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339 -2744 • Fire & Life Safety: Felix Salcedo, at (442) 339-2663 • Building: Mike Strong, at (442) 339-2721 Sincerely, ERIC LARDY, AICP City Planner EL:MV:CF Attachments: LDE Redlined Plans c: Nichole Fine, 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