HomeMy WebLinkAboutPRE 2026-0003; BOYS & GIRLS CLUB RENOVATIONS; Admin Decision LetterC cityof
Carlsbad
VIA EMAIL AND MAIL
March 31, 2026
Lizzy Loeb
Ware Malcomb
3911 Sorento Valley Blvd, Suite 120
San Diego, CA 92121
SUBJECT: PRE2026-0003 (DEV2026-0011) -BOYS & GIRLS CLUB RENOVATIONS
APN: 2040850100
Thank you for submitting a preliminary review application for renovations and an addition to the existing
Boys & Girls Club clubhouse building, located at 3115 Roosevelt St. The project site, an approximately
18,730~square-foot lot, is currently developed with an approximately 14,465-square-foot Village
Clubhouse, a center providing after-school care and athletic programs for children. The Boys & Girls Club
was originally permitted in 1952, prior to the incorporation of Carlsbad. In 1986, the Design Review Board
issued a Major Redevelopment Permit, RP 92-11, for the addition of a cover to the existing pool facility
and a remodel of the Oak Street facade with a new entrance. This Redevelopment Permit solidified the
use and legality of the nonconforming structure. Please see the links below to the associated Staff Report
and Housing and Redevelopment Commission Resolution No. 079 below.
Staff Report:
https://records.carlsbadca.gov/Weblink/DocView.aspx?id=4870346&dbid=0&repo=CityofCarlsbad
Resolution 079:
https://records.carlsbadca.gov/Weblink/DocView.aspx?id=4823853&dbid=0&repo=CityofCarlsbad
Based on the materials provided, the project proposes renovations to approximately 8,807 square feet of
the existing first floor and the addition of a 4,698-square-foot second story. Two options for the second
story addition have been submitted: one proposes a mixture of additional classrooms and office spaces,
the second proposes community rooms that would include multipurpose conference rooms and other
amenities such as a pre-function area and catering kitchen. Please note that Planning will need to confirm
the accuracy of the building footprint and floor layouts through detailed submittals during discretionary
review.
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.
Community Development Department
Planning Division f 1635 Faraday Avenue Carlsbad, CA 92008-7314 f 442-339-2600 www.carlsbadca.gov
PRE2026-0003 (DEV2026-0011) -BOYS & GIRLS CLUB RENOVATIONS
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Planning:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Village & Barrio Master Plan
b. Zoning: V-B, Village Barrio
c. Master Plan District: Pine-Tyler Mixed-Use (PT)
i. The Boys & Girls Club, as it currently operates, falls under "Educational Facilities,
Other," which is a permitted use within the Pine-Tyler District. However,
additional details regarding the proposed second story uses may affect this
classification.
d. Coastal Zone: The property lies outside the Coastal Zone boundary
2. Permits.
a. Nonconforming Construction Permit (NCP). The Boys & Girls Club building and use were
permitted in 1952 prior to the incorporation of the city; therefore, the structure is currently
considered legal nonconforming due to setbacks.
i. Per Carlsbad Municipal Code (CMC) Section 21.48.060((), " ... a nonconforming
nonresidential structure may be expanded, so as to occupy a greater area of land
or more floor area subject to issuance of all required discretionary and building
permits and provided that an application for a nonconforming construction
permit is submitted and the City Planner approves the findings pursuant to
Section 21.48.080{D)."
ii. Per Chapter 1.9 of the Village & Barrio Master Plan, " ... a nonconforming building
or other structure may be added to, provided that an addition of 50% or more of
the existing floor area shall trigger compliance with all VBMP provisions for the
portion of the building or structure comprising the addition."
iii. Therefore, the proposed addition may be permitted through the issuance of an
NCP, along with all other required discretionary permits, provided that the
addition complies with all current standards and does not exceed 50% of the
existing floor area.
b. Minor Site Development Plan (SDP)
i. Chapter 6.3.3 of the Village & Barrio Master Plan states that additions to an
existing structure that are under 50% the square footage of the existing structure,
or less than 5,000 square feet, require a Minor Site Development Plan. A Minor
Site Development Permit is a City Planner-level (i.e., administrative) decision.
ii. See the Development Permits (P-2) form linked below, for submittal details and
information to apply for a minor Site Development Permit.
PRE2026-0003 (DEV2026-0011) -BOYS & GIRLS CLUB RENOVATIONS
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https://www .ca rlsba d ca .gov /ho me/ showpu bl is h ed document/ 19722/ 638862 7 5
9500070000
3. Village & Barrio Master Plan. This parcel is subject to the Village & Barrio Master Plan and is located
in the Pine-Tyler District. Please see Chapter 2.6, Area-Wide Standards and Chapter 2.7.5, Pine-Tyler
Mixed-Use for supplemental development standards.
https://www.carlsbadca.gov/home/showpublisheddocument/15621/638865445621170000
a. Setbacks: The proposed second story addition will need to comply with the Pine-Tyler
setback standards (CMC Section 21.48.080(D)) which require a minimum 5-foot setback
from the front property line, 10 feet from the rear property line, and no setbacks from
the side property lines.
The site plan submitted for the preliminary review did not contain sufficient information
to determine the yards. Please note that submitting accurate property line and building
measurements on the site plan will be necessary in order to determine the appropriate
yards and setbacks.
b. Building Height: Maximum building height is 35 feet in the Pine-Tyler District. Building
height is measured to the peak of the roof.
c. Roof Mounted Mechanical Equipment: Roof mounted mechanical equipment and
freestanding screening that are not architecturally integrated shall be set back from the
building face at least equivalent to the height of the screening.
d. Building Massing: Maximum wall plane and roofline variation: No building fac;:ade visible
from any public street shall extend more than 30 feet in length without a 2-foot minimum
variation in the wall plane, as well as a change in roofline.
4. Parking/Assembly Bill (AB) 2097. Through Assembly Bill (AB) 2097, parking requirements are
eliminated when certain project types are located within a half mile of a major transit stop. The Boys
& Girls Club renovation/expansion is a qualifying project type and is located within a one half mile
radius of the Carlsbad Village Coaster Station; therefore, it is exempt from parking requirements.
5. 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
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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.
Application Questions:
1. Would this require Planning Review and/or discretionary entitlements such as an MSDP, SOP, or
Site Plan Review?
See Comment #2{b).
2. Following entitlement approval, would standard process one building permits be required, or are
there additional review steps to anticipate?
See Comment #2. A minor Site Development Plan and Nonconforming Construction Permit are
required for approval of this project; both are administrative approvals (City Planner) and will be
followed by building permits.
3. If the Boys & Girls Club were to pursue adding a second floor and increasing density, what options
are available to address parking requirements, including standard parking, EV parking, and ADA
parking, given the site constraints?
From the Building Division: EV and accessibility parking requirements are only applicable if parking
is provided. If parking is not provided, requirements are not applicable.
4. If a traffic study is required, what specifically would the city expect the traffic engineer to analyze
and provide data for? In context, club operations are primarily drop-off and pick-up only.
Employees currently park on surrounding streets, as do other patrons.
See Land Development Engineering comments #1-4. Please contact LOE at
LandDev@CarlsbadCA.gov for any further questions.
5. What type of Planning or design review will be required?
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See Comments #1-3. All improvements and additions must comply with the Supplemental
Development Standards of the Pine-Tyler District and the Area-Wide standards as described in
the Village & Barrio Master Plan. The project will be reviewed for compliance after the
discretionary permits are submitted.
6. Will any special Planning or discretionary review still be required?
Yes, see Comment #2.
7. Will solar be required for this project, and if so, what scope or thresholds trigger a solar
requirement?
From the Building Division: Solar may be applicable for this project. Please refer to the Climate
Action Plan section 2B, and to CMC section 18.30.040.
Climate Action Plan:
https://www.carlsbadca.gov/home/showpublisheddocument/6878/638225157825899264
CMC Section 18.30.040:
https://ecode360.com/44009979
8. If the proposed project maintains the existing lot coverage and does not increase the building
footprint, will the city require any updates or modifications to the existing water retention or
stormwater management system?
From LOE: No improvements to the stormwater facility are required.
Land Development Engineering:
1. Contact Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov, a division
of the Public Works Department, to determine if a Scoping Agreement is required. Scoping
Agreements are used to determine if a Local Mobility Analysis {LMA) is required and the scope of
analysis. If an LMA is deemed necessary, first, work with Transportation Division staff to obtain
an approved scoping agreement. After the scoping agreement has been approved, submit the
approved Scoping Agreement as an appendix within the LMA that is to be prepared per the most
recent Transportation Impact Analysis Guidelines.
2. After the. scoping agreement has been approved or deemed not necessary by the Transportation
Division, submit a completed Transportation Analysis Need Statement Form P-42 to Land
Development Engineering at LandDev@carlsbadca.gov prior to discretionary application
submittal. If an LMA has been deemed not necessary by the Transportation Division, please
provide correspondence from the Transportation Division indicating one is not required.
3. A Transportation Demand Management {TOM) plan may be required depending on the number
of employee vehicle trips the project will generate. Calculate the gross employee ADT using the
generation rates from Table 2-2 of the TOM Handbook at
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https://www.carlsbadca.gov/home/showpublisheddocument/310/63 7 425981338370000 Show
calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TOM plan with
your application for discretionary permits.
4. Depending on the CEQA determination, which is determined after the application for
discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per
the Vehicles Miles Traveled Analysis Guidelines available at
https://www.carlsbadca.gov/home/showdocument?id=312.
Fire & Life Safety:
1. Not enough information has been provided to conduct full fire review. Additional comments will
be provided once detailed floor plan with egress plan is provided.
2. Fire sprinklers required.
Utilities:
1. Provide existing and proposed EDU counts and sewer and water flow estimates. The following
may be required in later review submittals if sewer or water service improvements are needed:
a. Submit a sewer study for the project analyzing the existing and proposed demands on the
public sewer main in accordance with the current City of Carlsbad Engineering Standards.
b. Submit a water study for the proposed project that includes domestic meter and fire
sizing criteria, as well as modeling of the public distribution system in response to on-site
water demands (domestic, irrigation, and fire) per the applicable NFPA fire flow
requirements the current CMWD Potable Water Master Plan.
2. Provide updated Civil Site Plan indicating utility connection locations, meter and backflow sizes,
and piping arrangements detailed up to the back flow preventers based on approved plumbing
and fire flow demands. All connections to the public utilities shall be detailed on plans in
accordance with current city engineering standards.
a. Plumbing analysis and Fire Department approved fire flow requirements shall be used to
determine the size(s) and number of potable water utility connections that are required.
b. Irrigation shall require a separate meter and backflow.
3. Proposed Ground floor layout shall preserve suitable locations and space for all required utility
connections, meters, and backflow devices in conformance with current Engineering Standards.
Identify locations and detail fire service, water, irrigation, and sewer connections at property line
for the new development in compliance with current Carlsbad Engineering Design Standards.
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If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Mackenzie VanZyverden at the number below. You may also contact each department individually
as follows:
• Planning: Mackenzie VanZyverden, Assistant Planner, at {442) 339-5301
• Land Development Engineering: Jose Sanchez, Project Engineer, at {442) 339-5486
• Fire & Life Safety: Darcy Davidson, Fire Marshal at {442) 339-2662
• Building: Jesse Sanchez, at {951) 756-8697
• Utilities: Zac Taylor, Associate Engineer, {442) 339-2329
Sincerely, !~~-~
Principal Planner
RE:MV:mh
c: Chad Nelson, 2730 Bressi Ranch Way, Carlsbad, CA 92009
Jose Sanchez, Project Engineer
Fire & Life Safety
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