The URL can be used to link to this page

Home My WebLink AboutPRE 2026-0015; AVENIDA ENCINAS CONDO CONVERSION; Admin Decision Letter Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 April 27, 2026 Samuel Bellomio 500 La Terraza Blvd, STE 102 Escondido, CA 92025 SUBJECT: PRE 2026-0015 (DEV2025-0071) – AVENIDA ENCINAS CONDO CONVERSION APN 210-090-48-00 Thank you for submitting a preliminary review application to subdivide an existing 48,200-square-foot, three-story commercial office building on a 2.1-acre project site at 5973 Avenida Encinas. The proposal generally involves the following: • Subdivision of an existing three-story, 48,200-square-foot commercial office building into a 24- unit commercial condo building. The proposal will not change the use, zoning, or site layout and seeks to use Government Code Section 66426(c) to exempt the project from a Tentative Map. 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: Planned Industrial (PI) b. Zoning: Planned Industrial (P-M) c. Overlay. The site is located within the Commercial/Visitor-Serving Overlay (CVSO) Zone. However, since the existing commercial office building is not considered a commercial/visitor-serving use, the provisions of Carlsbad Municipal Code (CMC) Chapter 21.208 do not apply. d. Coastal Zone. The project site is located within the Mello II Segment of the city’s Local Coastal Program (LCP). The LCP Land Use and Zoning for the site are consistent with the city’s General Plan Land Use and city-wide Zoning Map. The project site is not located within the California Coastal Commission’s appeals jurisdiction, which means the city’s decision on the project would be final at the Planning Commission (unless it is appealed to City Council). {city of Carlsbad PRE 2026-0015 (DEV2025-0071) – AVENIDA ENCINAS CONDO CONVERSION April 27, 2026 Page 2 2. The project requires the following permits: a. Nonresidential Planned Development Permit (PUD) to create commercial condominiums; b. Coastal Development Permit (CDP). Per CMC Section 21.04.107, the proposed project qualifies as “development” (which includes subdivision) for purposes of the LCP, and as such, a Coastal Development Permit is required and would be approved by the Planning Commission; and c. Tentative Map (Major Subdivision, 5 or more units/lots). Since the project proposes to create 24 commercial units, it meets the definition of a Major Subdivision per CMC Section 20.04.020. Major subdivisions require approval of a tentative map per CMC 20.12.010 (see additional explanation on your proposed exemption below in Land Development Engineering’s comments). The Planning Commission is the decision-making authority. d. Final Map per CMC Section 20.20. The City Engineer is the approving authority for final maps after Planning Commission approval and with the satisfaction of all final map requirements. Please note that because at least one permit type requires Planning Commission decision, all permit types will be considered by the Planning Commission. 3. Conversion of Existing Buildings to Nonresidential Planned Developments. Any application for the conversion of an existing building to a nonresidential planned development shall be subject to CMC Section 21.47.090, which includes the following: a. Conversion of existing buildings to a nonresidential planned development, which is a condominium, planned unit development or stock cooperative shall be processed in the same manner and meet all the standards prescribed in CMC Chapter 21.47 for a nonresidential planned development. In addition, the structure to be converted must meet present city building regulations. b. An application for conversion of an existing structure to a nonresidential planned development shall include building plans indicating how the building relates to present building and zoning regulations and where modifications will be required. Also, the application shall include a letter from San Diego Gas and Electric explaining that the plans to connect the gas and electric system to separate systems is acceptable. Please see link to CMC Chapter 21.47 for additional information: https://ecode360.com/44012800 4. Development Standards. Pursuant to CMC Section 21.47.080, all nonresidential planned developments shall comply with all requirements and development standards of the underlying zone and all requirements of Title 20 (Subdivision Ordinance), with the following exception: nonresidential planned unit developments as defined herein may create lots that do not meet the requirements of Title 20 of the underlying zone. There are neither size nor configuration standards for such lots beyond those imposed as a part of the permit, but they shall be reasonable as to intended use and relation to the project and the surrounding area and shall meet the intent and purpose of this chapter as stated herein. Please ensure the project application and plans demonstrate compliance with the current building and zoning standards, including parking, employee eating area, setbacks, building height, landscaping, etc. If the existing 48,200-square-foot building is occupied with office uses, 193 spaces are required PRE 2026-0015 (DEV2025-0071) – AVENIDA ENCINAS CONDO CONVERSION April 27, 2026 Page 3 (office parking ratio is 1 space per 250 square feet). Per CMC Chapter 21.34.070(C), all industrial/office buildings containing more than five thousand square feet shall provide outdoor eating facilities for employees at a rate of three hundred square feet of outdoor space for each five thousand square feet of building area. Please see link to CMC Chapter 21.34 for additional information: https://ecode360.com/44011355 5. Planned Industrial Zone. Be advised that the Planned Industrial Zone limits the types of uses that can be permitted. Chapter 21.34.020 includes a use table for uses that can be considered within this zone. Specifically, business and professional offices which are primarily not retail in nature and are compatible with the industrial uses in the vicinity are allowed. The Planned Industrial Zone does not cater to uses that require customers to be present onsite. 6. 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.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. Land Development Engineering: 1. The requested Tentative Map exemption pursuant to Government Code §66426(c) is not applicable to this project. The exemption is intended for sites where access and public street conditions have already been approved, and no additional public improvements are necessary. In this case, the existing driveway approach within the public right-of-way is not ADA compliant, additionally it appears that existing sidewalk widths do not meet engineering standards, indicating that frontage improvements are required to meet current city standards. 2. Provide a Preliminary Title Report (current within the last six (6) months). PRE 2026-0015 (DEV2025-0071) – AVENIDA ENCINAS CONDO CONVERSION April 27, 2026 Page 4 3. This project is proposing a subdivision to create commercial condominiums. A tentative map and final map are required as 5 or more units are proposed. 4. Provide typical street cross section for Avenida Encinas. Provide existing right-of-way width and existing improvements and proposed improvements and dedications. 5. Remove the existing driveway and construct an ADA compliant driveway. 6. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, street lights in Avenida Encinas and laterals affecting the property. 7. Provide a P-99 form for sewer, water and fire with the permit application. Coordinate with CMWD and Fire on additional requirements. 8. Frontage improvements and dedications are required per CMC Section 20.16. Public street frontage improvements shall include a 6-foot sidewalk and an ADA driveway. Dedication for a public pedestrian easement at the project frontage is required to meet improvement requirements. 9. 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.) 10. Plot stopping sight distance at all driveways and corner sight distance at all street intersections. 11. Update the notes on the tentative map to match this project site. 12. Address the comments on the attached redlined plan. 13. 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: 1. No comments. Fire: 1. Fire has no comments. Public Works/Utilities: 1. Show all public sewer and water infrastructure including services, meters, backflows, easements, hydrants, valves, etc. 2. Submit sewer study analyzing existing and proposed conditions from the most upstream manhole closest to the project to manhole ID 34B-2. Include all tributary flows. PRE 2026-0015 (DEV2025-0071) – AVENIDA ENCINAS CONDO CONVERSION April 27, 2026 Page 5 3.Submit water study that includes domestic meter and fire sizing criteria, as well as modeling of the public distribution system in response to on-site water demands per the CMWD 2019 Potable Water Master Plan and applicable NFPA fire flow requirements. 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/planning-applications- forms. 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. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Tate Hillmann at the email below. You may also contact each department individually as follows: •Planning Division: Tate Hillmann, Assistant Planner, at Tate.hillmann@carlsbadca.gov •Land Development Engineering: Nichole Fine, Senior Engineer, at Nichole.Fine@carlsbadca.gov •Building Division: Jesse Sanchez, Building Official, at Jesse.Sanchez@carlsbadca.gov •Fire and Life Safety Division: Darcy Davidson, Fire Chief, at Darcy.Davidson@Carlsbadca.gov •Public Works-Utilities: Zak Taylor, Associate Engineer, at Zak.Taylor@carlsbadca.gov Sincerely, ERIC LARDY, AICP Assistant Director of Community Development EL:TH:cf Enclosures: 1.Land Development Engineering Redlines – c: Nichole Fine, Project Engineer Laserfische/File Copy Data Entry ~ .... i ~ • ss, "F• Bs'~••• ~ na ;s§a .~,§~d~ '"' ,iii,<o1R 13.:;<oiei 8 i'=!e_Cl'"'~"o ~ 8i~ ;:J!"i~: ~~~~t,~~ 0 ~-.~ ~ ~~ ~.;.1c~/ffl'~• ~ :;/_ i;-""j i;:-i zoos --<i;:-~ ~•• •§Ro is~~~ 00 : ~1g i"'!g ~;;:,~1"'.,,<il~g ~ L• i•s• d••~~~• ~ ~!:~ •• ,~ So;:;,oa. ~ <o1:::~ -~~~ s~~g-~JJ~i i ~i! h~ ~i:!§ii~ • ~t;: ::/81; ~t;~~~~ '"'~ ~ "F j~~ ,a~sa,;~ "' ~ii ~o; ii~~~~:» """ oE~ 'j•i•~• ;~~ :~~ i~ ~ .. -5~~ ~0~-~ •• ~ o'"o~ .~ I e iii -'-"'~,oe>"°'il, ,1;}3 i;:-0;~ ~~~G!s~~§ ;;:,._,;i,: "' -;"'§,;pia~,."'~ i;i ~I~ i i;!~:~~ ?) ;,;:gl &lt=l~~~ :; ~~ 8;-~Fl:l~ i, • " H ~iF ~ • ► • 9 m ~ ~-i~• ;~· :<ii~ : d .i<ol~ ;~ 1:~ I i~ ~:~ ~~~ <o1s~ <ii Iii~ =~~ §I~ •*• • ;• §~• ~§• ii~ ~ ~~ ~I~ ::/~~ §§i: § ~'i! ~ !e ~!e ~,~ ~ •; .:~ ijg -§" I 8~<"i "'<ii ~.~ ~ i~• ~· i;; i~ ::1ij; ;i -~~ :i ;~ ~; '!' o, ., '" §"i !; Ii ~~ ••• !" ►• ~ ~ ~.. s !:, ~-!~; ~: :i ~i ~@;,: ii -..;,: '"""<ii ,~i .; ii ~i ol"' ~~ "' i"';l ~~z ~~ -~°' ' ·ii~i I r; U1 -; ~ m )> iii ~ z vi I ::: m1111~;su;~iijl 1 ... -~·, 1•,s•i .,~, ; I I I ~f P~ ~ ~ ii ! ~ ~ ~ .... I s ~ :: l,.'lll'!I! Iii :1: :11!! I I I ,,11, I :;'!i;~!:!::MM~ G) rs~1~m11lf;; ·t 1· !•!' ~ ~ ~i'> ; '$. ~ l3~ If! • :!; I~ ~a • ii~ ,1s:~~ia~ ~i!l"''iR;oa~ii ~,. ~:ait.c:.limi.:.~s?:::: .i~!i!<>~~l31"!>:~ I► OJ OJ ii1:iimnm1~1!ii'glg:1i11~11i1!~p 511 .i; !,;;,;;h.i '-('-1;:;';,.!t Ill l3 ,,;~'-,;'-i"\ illj!; ~"'-1 ~.• !"i!' si• •I" i ,i", d' -~ •• ,1 Ii ~ i -, ' Ii ~~ i s § ~ ;,; i ~ < § 0 z U1 H~ ''§ ~. ~~ §" •" ~-~ js • s ~a §~ ;! ;-/ii ,i§ "i Ii a> •• ~· -~ "' ·~ .~ ;;:••·· A~ ;r.;~~~A ~e •is~.! ~~ ,~~~~~ I; ~;~m ~: :~ ~~~ -~~ ii :~~ ~~ ~!i .. ~;. ~~ ~~~ i; ;~~ .~ ~1e ~· ·~· •i -~~ =i !i: ::~!• !~• -s~j ~~~ ~ ~~; ' i~ii @~;~ :~i ~ ~~;s .e~~ ;;.~ ~~~~ v~" ~;:§ ~~!~ ::1oi ~ ~;:i ~•d ~~~~ ,isl~ e~~. .~.·· ·•.'" A~~~ •• ~~ ;,,! h; i~i~ a;ft ,;,. ~-~ ~.~:~ ~§~ :·!:i i~i i:i: ;ii ~i§~ ~ii mi ii! ~~ii .~i ~I I !i "' ~~ ;,,,-"ei ~~ u ~::1 ;--o ;~ i " ~i '"* ~i ;1 r;; ~; ~~ ~ 8~ ~i 0 ~~ ~~ ~ ~§ ; n I~ ~ ~ ~~ :;/ --l ~~ ~ 6 ~~ ~ z 8i §' ;~ 1! ;~ ~~ ··~•~§•"" ;H;~~;~ ••~"•·•• a ,,~••~ ~ e ns~~1i F~•• § ·•·~•; ·~p j;•~~;~" s "ii•~d~ U1 ~~~~~~~~ ~ ~ ;:,>~~025~~ ~ :§i□:~~E: ~ ,.~~~~~~~ 9 i:: !ir;;;i~,;;;;~~~,. 2 •"~"•·"'. )> ;: ;;~~! ;g ~ •~~s~"•~. ~ ~ '"""e•~ • -i~~1~~~~i ~ ;~i~~i!~ ~ ~ !8iiil~! a U1 !~;~§:;; ~ ;~~::~~: ~ ~~~!~!I~ • ~ ; ! 1: :~:: ~ ,i •••r ~~ ;1:~; • ···~ /j !i! ;~§:i! I •~•• i fl<,;~':;j_ < ~~@'· ;~:~ :,.,~~';' iu hi ·~· i.i Ii;~~ •@e §i~ §~~ ;~; !~~~~. ~~~. :a•~ I 1 ~ §~~~ ,!' b ~3l ~ ~ cl 0 ~ ;~~ ~·i ~· ". -~ !! ·~ ~8 ~§ ~· •• 0~ :~ .. 'S •• :~ ~: § • ~~ ~~ <;:,l&lf',:i! m§; ~~!~: ~~1,; ~~;;,;~ !;l~~§ ... •~i~~ is•ii ~~~~i ~1~1 ~,I; ~~~i !i~~ ·•~· ~·-~ ~!t~ .=,~~ .... ~s~~ ~ii! .. \~ )'; " ------------·1 < n z ~ :,: ';; I I '-',;. -----''a,. --~-~ ,9\"l'il"1.~I.61"S91i {-~·-____ ..:'~•--==;;:.•~ I ft _____ ______ ..:"":,_ • ..,, "'1>~. "'-'~_, l .--ii-, -,-1 t 1~,---1"'7'.i rl I I ! I I I I I I I I ~/o.•s1 15.00'PA~TUEPHC»-CEASE1,1£11T ' 5.00'SOOTIERNCOONf!GASll.SD.IENT ''.' , , , 11 , , , , 11 , 1 vvl ,-J/ ', I 1, I l 1, : 1, I 1, ', 2/, j ' ( ! ,,.,, n~~ ii;~ ""ia §!~i !M i.,,~ ~§ • ~~~ ~•< ---~ §' ~~ ~~ •a ~§ .. ~; a~ 8~ ·~ "• ~. ~~ Lf ·1 .. l ... J ... L .. l I • ; ~ILlTrrrrJU~· m1111 ' i ~I, I, Ii CARLSBAD, TENTATIVE MAP EXEMPTION EXHIBIT FOR CONDOMINIUM PURPOSES Oe 5973 AVENDA ENCINAS eOR ARETE VENTURE PARTNERS ' f. Sli7"2'Dl.W420.~,- CALIFORNIA ~ KIER+WRIGHT Phone,(760)6<0-0265 www.•-oh•.wm 6 6 6 6 6 LDE PRELIMINARY REVIEW NICHOLE FINE ~1~: !i~ :~~ ~"'"' ~§i ·~· ~~~ g~;;i ;i~ .,, .,. ~,~ ;_,"' ~ !~! ;~§ a•." Bi~ ;;j §~. ~~i 6 6 6 6 6 I ; 21b, ~·~ o z "'~ ~~ /!Im :o 'i/2 "',, "'CJJ 0 ,~ ~z ii i~ ~~ --; m z ~~ n --; 0 ~ ~ 2 < ~~; §~ ►, x~ ::::~ X 55 ~ 1~1 ~~j 6 ~ ~