HomeMy WebLinkAboutPRE 2023-0061; PETRICKO RESIDENCE ADU; Admin Decision LetterDecember 28, 2023
Tomas Petricko
3687 Valley Street
Carlsbad, CA 92008-2640
SUBJECT: PRE 2023-0061 (DEV2023-0150) -PETRICKO RESIDENCE ADU
APN: 205-112-09-00
Ccicyof
Carlsbad
B FILE COPY
Thank you for submitting a preliminary review to convert an existing 2,444-square-foot single-family
residence to a single lot duplex, pursuant to CA Senate Bill 9 (SB-9), and commonly referred to as the
Housing Opportunity & More Efficiency (HOME) Act. The 0.39-acre (16,988 square feet) project site,
located at 1060 Chestnut Avenue, is developed with a 2,444-square foot single-family residence, and
attached two-car garage. The project site is located outside of the coastal zone. Included with the single
lot duplex is two alternate plans for developing additional residential and accessory dwelling units (ADUs)
on the property.
The first plan, referred to herein as "Option 1", includes the development of a new 1,200-square-foot
residential unit attached to the existing primary unit. This option also includes two separate detached
1,200-square-foot ADUs situated at the rear of the property. The second plan, referred to herein as
"Option 2", envisions development of a new 1,700-square-foot residential unit detached from the
existing primary unit, accompanied by an attached 1,200-square-foot ADU and new attached 500-
square-foot garage. Option 2 also includes a new 500-square-foot junior accessory dwelling unit (JADU)
attached to the existing primary unit. With both proposals, the existing structure will be preserved and
integrated into the single lot duplex configuration, resulting in a total of 3,600-square-feet of new
construction for Option 1, and 3,400-square-feet for Option 2. Each plan includes the expansion of the
existing driveway on Chestnut Avenue to facilitate access to 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:
1. General Plan and zoning designations for the property are as follows:
a. General Plan:' Residential 4-8 dwelling units per acre (R-8)
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2023-0061 (DEV2023-0150) -PETRICKO RESIDENCE ADU
December 28, 2023
Pa e 2
b. Zoning: One-Family Residential (R-1)
2,; The project requires the following permits:
a. Grading Permit.
b. Building Permit.
3. Density. The R-8 General Plan Land Use designation permits a density range of 4-8 dwelling units
per acre. The property is approximately 0.39 acres. The proposal results in a density of 5.13
dwelling units per acre. Therefore, the proposal for two residential units is within the allowable
density range of 4-8 du/ac.
4. Plans.
a. Show: 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/proposed
topographical lines (including all side and rear yard slopes). Provide legal description of
property and assessor's parcel number.
b. Per Government Code Section 66411.7, the minimum required setback from the side
and rear property lines shall be not less than four feet. Show the following setbacks for
each of the proposed parcels:
i. Front Yard: 20'
ii. Side Yard: 4'
iii. Rear Yard: 4'
c. Provide a square footage table for the existing and proposed structures. The table should
note the required and proposed (or existing) setbacks.
d. Per Carlsbad Municipal Code (CMC) section 21.10.110, lot coverage with building and
structures shall not exceed forty percent of the lot.
With the lot size being 0.39-acre (16,988-square-foot), forty percent lot coverage would
be approximately 6,795-square-feet. Plans as shown are under this amount for Option 1
and Option 2. However, the table calculation needs to be revised to include an itemized
breakdown of all existing and proposed structures. The existing garage is not shown in
the table for Option 1 or Option 2, and the new garage proposed in Option 2 is not
reflected in the corresponding table.
e. Unless it can be proven that the project site is located within one-half mile walking
distance of either a high-quality transit corridor, as defined in subdivision (b) of Section
21155 of the Public Resources Code, or a major transit stop, as defined in Section
PRE 2023-0061 (DEV2023-0150)-PETRICKO RESIDENCE ADU
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21064.3 of the Public Resources Code, a minimum of one parking space is required for
each unit. Option 1 and 2 provide parking via a garage for each for the primary units.
Please demonstrate compliance with the parking requirements for the new proposed
ADUs and JADU.
5. Driveway. The current plans illustrate a proposed driveway expansion on the east side of the
property, measuring nine-feet-six-inches in width, intended to facilitate access to the rear of the
lot. However, the minimum width of the driveway pursuant to CMC section 21.44.050 as well
engineering standards (please see Comment No. 27), is 20-feet. Consequently, both Option 1
and Option 2 will require modifications to the planned driveway expansion to demonstrate
conformance with CMC section 21.44.050 and engineering standards. In addition, modifications
to the existing garage will be required to accommodate the increased width for the driveway.
6.
Please be advised, although there are no plans to subdivide this lot into a panhandle lot, both
proposed options imply that the rear residential units will effectively create a flag-shaped lot
configuration, with new driveway access being established on the east side of the property. In
line with CMC section 21.10.100(D)(5), it is mandatory for improved driveways to be installed
along the access portion of the lot. These driveways must extend from the street to the parking
area on the buildable portion ofthe single lots.
In addition, please be advised the Fire Department may require a driveway with a minimum
width of 24 feet to facilitate fire access to the rear of the property.
Housing Opportunity & More Efficiency (HOME) Act (SB-9). To qualify for a Single Lot Duplex
under CA Senate Bill 9 (SB-9) the project must meet the following requirements:
a. The property is located within the R-A, R-E or, R-1 Zones as reflected in the city's Zoning
Map. The property is zoned R-1; therefore, the proposal is consistent with this
requirement.
b. The property is located within an urbanized area or urban cluster pursuant to the US
Census Bureau. According to the census map, the entire City of Carlsbad is considered
an urbanized area/urban cluster, therefore this requirement is met.
c. The property is not located within any of the following (See Gov. Code §65913.4(a)(6)(B)
through (H) for additional guidance):
i. Agricultural Farmland -prime/statewide significance/zoned for agriculture by
ballot measure.
ii. High or very high fire hazard severity zone -unless the new development
complies with the city adopted fire hazard mitigation measures).
iii. Hazardous waste site -unless cleared by DTSC/applicable agency.
iv. Delineated earthquake fault zone -unless the development is in compliance with
applicable seismic protection building code standards.
PRE 2023-0061 {DEV2023-0150) -PETRICKO RESIDENCE ADU
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7.
v. Within a 100-year floodplain/regulatory floodway (unless compliant with
qualifying exceptions).
The project is not located within any of the areas/zones listed above.
d. The property is not within a natural community conservation plan, habitat conservation
plan, conservation easement for protected habitat/species, or wetlands (See Gov. Code
§65913.4(a)(6)(C), (I), (J), and (K) for additional guidance). The project is not located
within any ofthe areas listed above.
e. The housing development does not require demolition or alteration of any of the
following housing types (See Gov. Code §65913.4(a)(3) for additional guidance):
i. Housing that is rent restricted for moderate, low, or very low income; or,
ii. Housing that has been occupied by a tenant in the last three years.
The project does not propose the demolition or alteration of any housing units on site.
If the project is revised to include the demolition or alteration of the existing units on
site, the formal submittal of the application will need to include documentation
demonstrating that any demolition or alteration of existing housing on the project site
does not involve one of the abovementioned types of housing.
f. The development is not located within a historic district or property included on the
State Historic Resources Inventory, as defined in Section 5020.1 ofthe Public Resources
Code, or within a site that is designated or listed as a city or county landmark or historic
property or district pursuant to a city or county ordinance.
g. Please see the SB-9 eligibility checklist at the following link.
https://www.carlsbadca.gov/home/showpublisheddocument/8769/637907192228729
987
h. The requirements of SB-9 are summarized in the following information bulletin prepared
by the City of Carlsbad:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/8771/637774951657370
000
i. For additional information on CA Senate Bill 9 (SB-9), added Govt. Code §65852.21 and
§66411. 7 see the following link:
https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill id=202120220SB9
lnclusionary Housing. The project is subject to Council Policy Statement No. 90 (Policy 90) and
the city's lnclusionary Housing Ordinance, CMC section 21.85. As an alternative to constructing
PRE 2023-0061 (DEV2023-0150) -PETRICKO RESIDENCE ADU
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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 new single-family detached home is $9,177.00. 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.
For additional information on Council Policy Statement Policy 90 see the following link:
https://records.carlsbadca.gov/Weblink/DocView.aspx?id=5141320&dbid=0&repo=CityofCarls
bad&cr=l
Please see the requirements ofthe city's lnclusionary Housing Ordinance, CMC section 21.85 at
the following link:
https://library.gcode.us/lib/carlsbad ca/pub/municipal code/item/title 21-
chapter 21 85?view=all
Please see City of Carlsbad Information Bulletin IB-157 for additional information on the
lnclusionary Housing Program:
https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
8. 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://www.gcode.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.
9. Title Report. Please provide a title report for the project site. The title report must be dated
within the last 6 months.
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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:
10. 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. Include all impervious surface being created or replaced on the project
site and within the right-of-way, including but not limited to, buildings, sidewalks and driveways
11. Based on a preliminary analysis it appears that this project may be a Priority Development Project
(PDP). All impervious surfaces being created or replaced (onsite and offsite) shall be included for
treatment. Submit a Storm Water Quality Management Plan. This project is exempt from
hydromodification. Review the Potential Critical Coarse Sediment Yield Area Map on the City
website to see if this criterion applies to your project. The post construction stormwater
treatment BMPs shall be shown on a conceptual grading plan and drainage plan with the
discretionary application.
12. Provide a Preliminary Title Report (current within the last six (6) months).
13. 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.
14. A preliminary geotechnical report is required to evaluate the feasibility ofthe project and provide
remedial recommendations. Guidelines for preliminary geotechnical studies are available on the
City of Carlsbad Engineering website.
15. Per CMC15.16.060 this project may require a grading permit and grading plan.
16. A separate improvement plan for work within the right-of-way may be required for this project.
17. Delineate and annotate approximate topographic contours for existing and proposed condition.
Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and
5' intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
18. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at
t~e project site, project frontage and within 25 feet of the boundary.
19. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
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20. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
21. Provide the method of draining around each proposed pad. Unless otherwise specified by a
geotechnical engineer, method of drainage shall comply with California Building Code (latest
version) section 1804.4.
22. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
23. Provide chain of title report to determine lot legality. An adjustment plat and certificate of
compliance may be required pending results of the chain of title documents.
24. Show existing lot line bearing and distance.
25. Provide typical street cross sections for Chestnut Avenue. Provide existing right-of-way width
and existing improvements and proposed improvements.
26. The driveway curb cut on the street must be offset 3-feet from the property line.
27. 20-foot minimum access is required for the new residence; however, the fire department may
require up to 24-foot wide.
28. Driveways that exceed more than 150' length shall have a turnaround designed for a 3-point turn
of a passenger vehicle. Additionally, applicant shall coordinate with the fire department to
ensure width and grade of driveway meets fire department requirements.
29. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, streetlights in Chestnut Avenue and laterals affecting the
property. There is an existing sewer lateral adjacent the north property line constructed per City
of Carlsbad Dwg. 314-1.
30. Delineate and annotate proposed services for water and sewer. If fire sprinklers are required for
the new unit and ADU's then a new 1" water service with backflow will be required to serve the
new single-family home and be sub-metered to the ADU's.
31. 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.
32. 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.)
33. All electrical lines to service the new single-family home and the ADU(s) are required to be
underground.
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34. Address the comments on the attached redlined plan (LDE Red lines).
35. 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:
Please see enclosed for a list of building permit requirements.
Fire Department:
36. Fire comments to follow under a separate cover. Please be advised that fire comments could
impact the minimum standard for drive access width.
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: Nichole Fine, Project Engineer, at (442) 339-2744
• Building Division: Mike Strong, Building Official, at (442) 339-2788
• Fire Department: Randy Metz, Fire Division Chief, at (442) 339-2661
Sincerely,
Cliff Jones
Principal Planner
O:AA:es
Enc: LDE Redlines, Building Comment Memo
c: Stephanie San Antonio, Property Owner, 3687 Valley Street, Carlsbad, CA 92008
Nichole Fine, Project Engineer
Randy Metz, Fire Prevention
Mike Strong, Building Division
File Copy
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Sheet
PETRICKO/SAN ANTONIO
1060 CHESTNUT AVENUE
CARLSBAD, CA 92008 CITY OF CARLS AD
PLANNING DIVISION
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11/03/2023
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PETRICKO/SAN ANTONIO
1060 CHESTNUT AVENUE
CARLSBAD, CA 92008
Sheet
CITY OF CAR
NOV 1 6 20 3
PLANNING DIVISION
11/03/2023
CllY OF CARLSBAD
BUILIDNG DIVISION REVIEW AND COMMENT MEMO
DATE: 11/20/2023
PLAN CHECK CASE:
Building Pre Plan Check Review
PROJECT TITLE:
Petricko Residence ADU
APPLICANT:
Tomas Petricko
PLAN CH ECK: Pre-Entitlement review
SITE PLAN:
□ NORTH ARROW
□ EXISTING & PROPOSED STRUCTURES
0 EXISITING STREET IMPROVEMENTS, PROPETY
LINES (SHOW ALL DIMENSIONS), EASEMENTS
0 RIGHT OF WAY WIDTH & ADJACENT STREETS
□ DIMENSIONED SITE PLAN
0 UTILITY LOCATIONS, SDGE
0 OTHER
TITLE PAGE:
0 PROVIDE DESCRIPTION OF PROPOSED WORK
0 PROVIDE ARCHITECT, ENGINEER,
APPLICANT, OR CONTRACTOR
~ INDEX ALL DRAWING PAGES
cgJ VICINITY MAP
0 BUILDING CONSTRUCTION TYPE
~ OCCUPANCY CLASSIFICATION
~ ADD BUILDING CODE REVIEW CYCLE AND
CODES TO BE REFERENCED
FLOOR PLAN:
~ PROVIDE EXISITNG AND PROPOSED FLOOR
PLAN FOR ADDED AREAS
~ DIMENSIONED FLOOR PLAN
~ LABEL ALL ROOMS
~ OTHER
DRAWING PLAN SETS NEEDED:
~ MECHANICAL
~ PLUMBING
~ ELECTRICAL
~ STRUCTURAL
~ LANDSCAPE
0 ENERGY
0 TITLE 24
0 DETAILS
~ FIRE
0 SOILS REPORT
0 GEOTECHNICAL REPORT
!ZI GRADING PLAN
□ POOL PLANS
~ WALL PLAN/DETAILS
0 TRUSS CALCULATIONS
0 LISTING ANY DEFERRED SUBMITTAL
~ SOLAR SUBM ITTAL
~ DEMOLITION PLAN/ASBESTOS REPORT
~ Green Building
0 ADA Submittal
0 OTHER