HomeMy WebLinkAboutPRE 2025-0075; 3304 ROOSEVELT TOWNHOMES; Admin Decision LetterMarch 2, 2026
JESSE LEON
PRO-CAL DESIGN AND ENGINEERING
10245 CASA CT.
SANTEE, CA 92071-4900
{city of
Carlsbad
SUBJECT: PRE 2025-0075 (DEV2025-0106)-3304 ROOSEVELT TOWN HOMES
APN: 204-092-02-00
Thank you for submitting a preliminary review for the demolition of a vacant commercial building and the
construction of a three-story duplex. Each duplex is 1,843 square feet with 4 bedrooms, 3.5 baths, an
attached two-car garage and a rooftop deck. Two single-story accessory dwelling units (412 square feet
each) are also proposed. The project site, an approximately 4,380-square-foot lot (0.10 acre) is on the
south side of Walnut Avenue with frontage along the Roosevelt Street Alley to the east. The property
address is 3304 Roosevelt Street, and the proposed density is 20 dwelling units per acre. The property is
currently developed with a 1,360-square foot Mission Revival style building that was relocated to the site
in 1940 and historically used as a pool hall and market at its former location.
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: Village-Barrio (V-B)
b. Zoning: Village-Barrio (V-B) Zone
c. Village & Barrio Master Plan (VBMP); Pine-Tyler Mixed Use (P-T) Land Use District, 18-23
dwelling units/acre (du/ac)
d. The project site is not located within the Coastal Zone.
2. The proposed project requires the following permits:
a. Minor Site Development Plan (SDP). A minor SDP is required pursuant to the provisions
outlined within Section 6.3.3(A) of the VBMP.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0075 (DEV2025-0106) -3304 ROOSEVELT TOWN HOMES
March 2, 2026
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b. Minor Subdivision. If condominium units are proposed, a minor subdivision (MS) will be
required.
The above-noted permits are administrative permits, and the City Planner is the decision-making
authority.
3. Land Use. The project site is located within the Pine-Tyler Mixed Use (P-T) District of the VBMP.
4.
5.
6.
7.
Attached two-family dwellings are permitted by right. Please see link to VBMP below:
https://www.carlsbadca.gov/home/showpublisheddocument/15621/638865445621170000
Legal Status of Lot. Additional information is needed to determine how the subject lot was
created. Please submit a preliminary title report. Please be advised that a chain of title may also
be required .
Project Density. The P-T District of the VBMP permits a density range of 18-23 du/ac.
Minimum density= 18 du/ac
Minimum unit yield = 18 x 0.10 = 1.8; rounds up to two units (Carlsbad Municipal Code
Section 21.53.230)
Maximum density= 23 du/ac
Maximum unit yield = 23 x 0.10 = 2.3 units, rounds down to two units
The proposal to construct 2 units has a proposed density of 20 du/ac and is within the allowable
density yield and range.
Cultural Resources Study and Paleontological Assessment. Thank you for submitting the Cultural
Resources Study and Paleontological Assessment for the site prepared by Brian F. Smith and
Associates, Inc. dated May 4, 2018. Based upon the location of the site and the history of the
vacant pool hall building, staff will require a third party, city-selected peer review of the Cultural
Resources Study upon formal submittal. The applicant will be required to pay for the third party
review of the study, and staff will coordinate this with you upon formal submittal.
Pine-Tyler Mixed Use (P-T) Supplemental District Standards. The project is subject to the P-T
Supplemental District Standards beginning on p. 2-60 within Section 2.7.5 of the VBMP. Please
refer to link below for reference.
P-T Supplemental Standards:
https://www.carlsbadca.gov/home/showpublisheddocument/15621/638865445621170000
The following should be addressed in a formal submittal:
a. Setbacks.
1) Front: a minimum of five feet. The balconies cannot encroach within the five-foot
setback. As designed, the upper floor balconies encroach into the front yard setback.
Please remove the upper floor balconies or step the upper floor back so the balconies are
located no closer than five feet to the front property line.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0075 (DEV2025-0106) -3304 ROOSEVELT TOWN HOMES
March 2, 2026
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2) Side: a minimum of zero feet.
3) Rear: 10 feet for the duplex and four feet for the ADUs. As designed, the project
complies.
b. Lot Coverage. Lot coverage in the P-T District is 80 percent. The concept project has a building
footprint of 53% and therefore complies.
c. Open Space. Open space is required on a project basis, as well as on an individual unit basis.
i. A minimum of 10 percent of the property must be maintained as open space. Please
demonstrate how the project will meet this standard in the formal application
submittal.
ii. Residential private open space, such as balconies and private yard areas, shall be a
minimum of 60 square feet per unit, with a minimum dimension of six feet in any
direction. This requirement may be satisfied by more than one private open space
area . Please demonstrate how the project will meet this standard in the formal
application submittal.
iii. Residential common open space shall be provided at a minimum of 15 square feet
per unit with a minimum dimension of 10 feet in any direction. Please demonstrate
how the project will meet this standard in the formal application submittal.
d. Building Height. Building height is a maximum of 35 feet, measured at peak of roofline. As
currently designed, the concept project complies.
e. Building Massing. No building facade visible from any public street shall extend more than 30
feet in length without a two-foot minimum variation in the wall plane, as well as a change in
roof line. Please demonstrate how the project will meet this standard in the formal
application submittal.
8. Area-Wide Standards. The project is subject to the Area-Wide Standards (Section 2.6) of the
VBMP. The following should be addressed in a formal submittal:
a. Primary Street Frontage. Walnut Avenue is the primary street frontage for this site. Building
orientation, elevations and design elements should all be primarily oriented and focused on
this street.
b. Vehicle Access. Vehicle access shall be taken from the alley. The project does not comply
with this requirement and cannot be supported as currently proposed. Please redesign the
project so the garages face the alley.
c. Walls and Fences. Property line walls and fences outside the front setback are limited to six
feet in height as measured from the lowest adjacent grade.
d. Parking. The area-wide parking standards do not apply to the project since the property is
located within one-half mile of the Carlsbad Transit Station . Please see Comment No. 12
below for additional information.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0075 (DEV2025-0106) -3304 ROOSEVELT TOWN HOMES
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11. Conceptual Landscape Plan. A conceptual landscape plan shall be submitted with the project
application in compliance with the City's Landscape Manual. Additionally, please review the
VBMP's landscaping guidelines in VBMP beginning on page 2-75 within Section 2-8.20{G). The
Landscape Manual is available for review on the City of Carlsbad website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086.
12. Parking/AB 2097. Assembly Bill 2097 (AB 2097), effective January 1, 2023, which added
Government Code §65863.2, effectively eliminated parking requirements in new residential and
commercial developments when located within a half mile of a major transit stop. The project is
within one-half mile of Carlsbad Village Train Station; therefore, the project qualifies for AB 2097.
The intent of AB 2097 is to provide flexibility for project design, concurrently with planning studies
that have shown that parking should be market driven. Developers could still voluntarily provide
onsite parking, but the number of parking spaces provided will be based on builder preference
and market demand, not by city-established minimum parking standards. For additional
information on AB 2097, please see the City of Carlsbad Information Bulletin, 18-131, located at
the following link:
https://www.carlsbadca.gov/home/showpublisheddocument/12218/638083521809200000
13. 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.
14. 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.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 fo r the project through the Planning Division.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0075 (DEV2025-0106}-3304 ROOSEVELT TOWN HOMES
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Land Development Engineering:
Prior to formal project submittal, it is suggested that the following items are adequately addressed:
1. 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. 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. Based on this project's General Plan land use, V-B, this project is subject to the City of Carlsbad
trash capture requirements. Incorporate trash capture measures on the project plans. Prepare
a Preliminary Trash Capture Storm Water Quality Management Plan, Form E-35A.
4. Provide a Preliminary Title Report (current within the last six (6) months).
5. 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.
6. A preliminary geotechnical report is required to evaluate the feasibility of the project and provide
recommendations for remedial grading. Guidelines for preliminary geotechnical studies are
available on the City of Carlsbad Engineering website through the following link:
https://www.carlsbadca.gov/home/showpublisheddocument/326/638054006747270000.
7. Per CMC15 .16.060 this project may require a grading permit and grading plan, pending
calculation of earthwork quantities.
8. A separate improvement plan for work within the right-of-way is required for this project.
9. Delineate and annotate the limits of grading.
10. 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.
11. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
12. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0075 {DEV2025-0106) -3304 ROOSEVELT TOWN HOMES
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13. 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. The trees along Walnut Avenue frontage are included in the city's street tree inventory. Indicate
on the site plan that they are to remain or to be removed. Proposed removal of street trees will
require approval per Section 11.12.090 of the Carlsbad Municipal Code. Coordinate with the
parks and recreation department for additional information.
15. Show proposed parcel/lot lines on the site plan. Provide proposed parcel/lot areas. This project
is proposing a subdivision to create 2 new single-family units. A tentative parcel map is required.
16. Provide typical street cross sections for Walnut Avenue and the Roosevelt Alley. Provide existing
right-of-way width and existing improvements and proposed improvements and dedications.
17. Per 2.6.1 of the City of Carlsbad Village and Barrio Master Plan, ingress and egress shall be taken
from an alley. Remove driveways along Walnut and show primary access through the alley.
18. Show all existing and proposed utilities and callout size for: water, sewer, storm drain,
underground dry utilities, overhead lines, traffic signals, streetlights in Walnut Avenue and laterals
affecting the property.
19. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way
20. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with City of Carlsbad
Engineering Standards requirements.
21 . Plot stopping sight distance at all driveways and corner sight distance at all street intersections.
22. 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.
Utilities:
1. This parcel has no public water main available along its frontage to make a potable water service
connection, and therefore CMWD cannot provide water service to this parcel at this time.
Fire:
1. Update code references on the title sheet to the current {2025) version of the CA codes.
2. 13D sprinklers required in all dwelling units, including ADUs.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0075 (DEV2025-0106)-3304 ROOSEVELT TOWN HOMES
March 2, 2026
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3. Demonstrate the location of ladder pads to all EEROs. Sleeping rooms shall have not fewer than
one exterior emergency escape and rescue opening (EERO). Access via ground ladders to above-
ground windows shall be provided. Ladder pads for EEROs shall meet the following requirements:
a. The ladder pad shall be located at a distance from the building determined by measuring
the required length of the ladder at the proper climbing angle. The measurement is made
with the top of the ladder leaning against the emergency rescue opening and the foot of
the ladder on the ground. The ladder angle is to be at least 70 degrees and no greater than
76 degrees.
b. Ladder pad shall be sized 6' by 6' minimum to allow for 3 feet of working space in front,
behind, and around the ladder.
Housing & Homeless Services Department:
1. Project is subject to Carlsbad Municipal Code Chapter (CMC) 21.85, requiring payment of an in-
lieu fee (CMC 21.85.110). The current fee is $18 per square foot of net livable area. Please see
link below for additional information.
Informational Bulletin No. 157, lnclusionary Housing Program:
https://www.carlsbadca.gov/home/showpublisheddocument/9634/638938058103500000
Building:
1. Wall and roof mounted equipment must be screened in accordance with local amendments to
the Mechanical Code. See CMC section 18.10.020. Also refer to rooftop hazard avoidance and
safety guard rail locations in CMC section 18.10.030.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600