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Home My WebLink AboutPRE 2025-0068; ROOSEVELT RESIDENTIAL STUDIO; Admin Decision LetterCommunity Development Department Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600 February 17, 2026 Zevulun Tobiah Johnston Apartment A 3222 Roosevelt Street Carlsbad, CA 92008 SUBJECT: PRE 2025-0068 (DEV2025-0108) – ROOSEVELT RESIDENTIAL STUDIO APN: 204-082-02-00 Thank you for submitting a preliminary review for a residential project proposed at 3222 Roosevelt Street. The project site, an approximately 0.17-acre lot located in the Pine-Tyler (PT) District of the Village & Barrio Master Plan, currently is developed with a two-story mixed-use building consisting of one commercial office unit, two residential apartments, and on-site parking. The project proposes the conversion of a 496-square-foot ground-floor commercial office unit to a 539-square-foot residential studio unit creating a 3-unit residential building. Vehicular access will continue to be provided by the Roosevelt Street Alley. In response to your application, the Planning Divisionhas 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 ineffect 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: Village Barrio (V-B), 18-23 dwelling units per acre b. Zoning: Village-Barrio (V-B) Zone c. Village & Barrio Master Plan (VBMP); Pine-Tyler (PT) Land Use District d. The property is not located within the Coastal Zone. 2. The proposed project has two paths forward, converting the commercial office unit to a standard dwelling unit, or converting the office unit to an accessory dwelling unit (ADU). Both paths forward are covered below. To convert the commercial office unit into a standard dwelling unit, the project requires the following applications: {city of Carlsbad PRE 2025-0068 (DEV2025-0108) – ROOSEVELT RESIDENTIAL STUDIO February 17, 2026 Page 2 ______________________________ Community Development Department Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600 a. A building permit. According to VBMP Section 6.3.2(A)(7), changes in permitted land uses which do not require site changes, result in increased traffic, result in increased parking requirements, or result in compatibility issues or problems, as determined by the City Planner, are improvements that are exempt from a discretionary permit. However, if site changes are required to comply with Open Space requirements (see Comment 7), a minor site development plan (SDP) will be required prior to obtaining a building permit pursuant to VBMP Section 6.3.2(A)(1)(f). To convert the existing commercial office unit into an accessory dwelling unit (ADU), the project requires the following applications: a. A building permit. According to State ADU Law, a structure with two or more attached dwellings on a single lot is considered a multifamily dwelling. ADUs may be established within areas of existing multifamily buildings that are not currently used as habitable space. A total of one (1) ADU may be converted from non-habitable space for this development. 3. Density. a. Conversion to a standard dwelling unit: The project proposes the conversion of an existing commercial office unit to a residential studio unit bringing the total number of residential units in the building and on the 0.17-acre lot to three (3) dwelling units. Per Section 2.4 of the VBMP, residential projects in the PT district are allowed a minimum density of 18 dwelling units per acre (du/ac) and a maximum of 23 du/ac. The minimum and maximum unit yield for the property is between 3.06 dwelling units and 3.91 dwelling units. Per Carlsbad Municipal Code (CMC) Section 21.53.230, the minimum density unit yield of 3.06 dwelling units may be rounded down resulting in a minimum allowed density of 3 units, and unit yields rounded down that result in a density below the minimum density of the applicable land use designation shall be considered consistent with the General Plan. The maximum density unit yield shall be rounded down resulting in a maximum allowed density of 3 units. Both the minimum and maximum density unit yields result in 3 units. Therefore, converting the commercial office unit to a residential studio unit is consistent with the PT District’s density requirements. b. Conversion to an ADU: If the unit was converted to an ADU, it would not count toward the allowable density requirements for the PT District. 4. Inclusionary Housing. a. Conversion to a standard dwelling unit: The project is subject to the city’s Inclusionary Housing Ordinance, CMC §21.85. As an alternative to constructing inclusionary units as part of the development project, applicants proposing six (6) or less units may instead pay a fee. The current inclusionary housing in-lieu fee for a residential development project proposing one residential unit is $10,040.00 (subject to change). The project would be PRE 2025-0068 (DEV2025-0108) – ROOSEVELT RESIDENTIAL STUDIO February 17, 2026 Page 3 ______________________________ Community Development Department Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600 required to pay the fee prior to issuance of a building permit. Please check the city’s Master fee Schedule for the most current rates. https://www.carlsbadca.gov/home/showpublisheddocument/9634/6378975800942700 00 b. Conversion to an ADU: ADUs are exempt from inclusionary housing requirements per CMC Section 21.85.030. 5. Parking. a. Conversion to a standard dwelling unit: The existing site consists of 2 garaged parking spaces and 5 uncovered parking spaces for a total of 7 parking spaces. The existing residential units consist of a 1-bedroom unit and a 2-bedroom unit. Village & Barrio Master Plan requires one parking space per unit for studios and 1-bedroom units. For units with two or more bedrooms, one and a half spaces per unit are required. Therefore, a total of 4 parking spaces are required for the site. The 7 existing parking spaces on site satisfy the parking requirements. b. Conversion to an ADU: No additional parking is required if the commercial office unit is converted to an ADU. 6. Setbacks. The existing building complies with the PT District setbacks in Chapter 2.7.5(A) of the VBMP. No changes are proposed to the exterior of the building under this preliminary review. 7. Open Space. a. Conversion to a standard dwelling unit: Per Section 2.7.5(E)(2) of the VBMP, private open space shall be provided at a minimum of 60 square feet per unit with a minimum dimension of 6 feet in any direction. This requirement may be satisfied by more than one private open space area. In a formal application submittal, please provide the dimensions and total square footage of each open space area used to satisfy the requirement in the plans. b. Conversion to an ADU: If the commercial office unit is converted to an ADU, no additional open space is required. 8. Village & Barrio Objective Design Standards. The Village & Barrio Objective Design Standards (ODS), found in Appendix E of the Master Plan, do not apply to previously approved multifamily housing or mixed-use projects unless proposed exterior changes include an addition that increases the floor area by 50% or more. Then compliance with the VBMP and Village & Barrio ODS will be required for the portion of the building comprising the addition according to Section 1.9(A)(1) of the ODS. Since no exterior site improvements are proposed, compliance with the ODS is not required. PRE 2025-0068 (DEV2025-0108) – ROOSEVELT RESIDENTIAL STUDIO February 17, 2026 Page 4 ______________________________ Community Development Department Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600 9. Climate Action Plan. 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. Land Development Engineering: Linda Ontiveros (442-339-2773, linda.ontiveros@carlsbadca.gov) 1. Please complete a Stormwater Standards Questionnaire Form E-34, https://www.carlsbadca.gov/home/showpublisheddocument/604/638683035715330000. 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, please annotate on the site plan. 5. On the site plan, please show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, driveway, adjacent driveways, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. 6. Please delineate location of all existing and proposed buildings, walls, fences and permanent structures onsite and within 25 feet of the site. PRE 2025-0068 (DEV2025-0108) – ROOSEVELT RESIDENTIAL STUDIO February 17, 2026 Page 5 ______________________________ Community Development Department Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600 7. The site plan shall provide the method of draining the lot. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 8. Please show existing lot line bearing and distance. 9. Please provide typical street cross sections for existing frontage street and alley access. Provide existing right-of-way width and existing improvements. 10. Please show all existing and proposed utilities and callout the size for: water, sewer, underground dry utilities, overhead lines, in Roosevelt Street and laterals affecting the property. Utilize public record drawings, DWG 120-2 and 122-10 found on our public record access page. 11. All transformers and electrical facilities solely serving this project site shall be located on site and outside of the public right-of-way. 12. Public potable water and sewer mains along project frontages must meet minimum design diameter and material as specified in City of Carlsbad Engineering Standards Vol. 2 Section 3.2.2 for water and Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition of development. 13. Carlsbad Municipal Water District is to evaluate whether the existing water service with a new PVC tee, meter and backflow is required per CMWD standard drawing W-5. 14. Please provide multiple cross-sections of the site to demonstrate differences in grades from adjacent properties, existing and proposed grades on-site, fences and location of structures on-site and on adjacent properties. 15. Please relocate the existing gate a minimum of 20 feet from the public Right of Way so that approaching vehicles will not queue in the public right-of-way of Roosevelt Street. 16. 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 showing the items listed for Engineering review is provided. Fire Department: Darcy Davidson (442-339-2662, darcy.davidson@carlsbadca.gov) 1. Conversion of commercial occupancy to residential occupancy would require sprinklers to be installed in the new residential occupancy. However, if the commercial-to-residential conversion is an attached ADU, sprinklers would not be required in the ADU if the existing primary dwelling is not sprinklered. Building: Jesse Sanchez, (951-756-8697, jesse.sanchez_CTR@carlsbadca.gov) No comments. PRE 2025-0068 (DEV2025-0108) – ROOSEVELT RESIDENTIAL STUDIO February 17, 2026 Page 6 ______________________________ Community Development Department Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600 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. 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, Project Planner, at (442) 339-2624 Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773 Building Division: Jesse Sanchez, Interim Building Official, at (951) 756-8697 Fire Department: Darcy Davidson, Division Chief/Fire Marshal, at (442) 339-2662 Sincerely, ERIC LARDY Assistant Director of Community Development EL:EV:cf c: Zevulun Tobiah Johnston, 3222 Roosevelt Street, Apartment A, Carlsbad, CA 92008 Linda Ontiveros, Project Engineer Laserfiche/File Copy Data Entry • • • •