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Home My WebLink AboutPRE 2024-0018; AVIARA CLUBHOUSE; Admin Decision LetterApril 30, 2024 Tim Seaman 1127 11th St. City of Carlsbad APR 3 0 2024 Planning Division Imperial Beach, CA 91932 SUBJECT: PRE 2024-0018 (DEV2024-0035)-AVIARA CLUBHOUSE APN: 215-840-03-00 (cityof Carlsbad Thank you for submitting a preliminary review application for the conversion of 1,749-square-feet of the second story of an existing 8,592-square-foot, two-story, detached club house, into a one-bedroom unit and a two-bedroom unit at an apartment complex located at 6610 Ambrosia Lane. The project site, an approximately 18.34-acre lot, is currently developed with a 288-unit apartment development that consists of 16 buildings. The apartment development was approved in 1998 under SOP 98-10/CDP 98-43 {Planning Commission Resolutions No. 4415, 4415, and City Council Resolution No. 98-401). The project site is located within the non-appealable area of the Coastal Zone. The proposal presents the following two options: • Option 1: Convert the detached clubhouse into two rentable apartment units. • Option 2: Convert the detached clubhouse into two detached accessory dwelling units (ADUs). 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: Residential 15-23 dwelling units per acre (R-23). b. Zoning: Planned Community (P-C) c. Coastal Zone: The project site is located within the non-appealable area of the Coastal Zone but is subject to the Mello I Segment of the Local Coastal Program {LCP). The LCP Land Use and Zoning are consistent with the City's General Plan Land Use and Zoning for the site. d. Master Plan: Aviara Master Plan (MP 177), Planning Area 18 2. 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 Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0018 (DEV2024-0035)-AVIARA CLUBHOUSE April 30, 2024 Page 2 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 for the project through the Planning Division. Option 1: Convert the clubhouse Into two rentable apartment units. 1. The project requires the following permits: a. Amendment to SDP 98-10/CDP 98-43. Please note that the amendment would need to adhere to all development standards for approval, including parking, and would require approval from Planning Commission. b. Building Permit 2. The land use designation for the site is Residential Medium High and allows 15-20 dwelling units per acre. At the time of approval of SOP 98-10/CDP 98-43, a maximum of 335 units were permitted under the Aviara Master Plan. Given the site was developed with 288 units, density for the site would still be 45 units below what is permitted if the clubhouse was converted into 2 rentable apartment units. Parking 3. Pursuant to Table A in section 21.44.020 of the Carlsbad Municipal Code (CMC), 1.5 parking spaces, one of which must be covered, are required for the 1-bedroom unit, and 2 parking spaces, one of which must be covered, are required for the 2-bedroom unit. Based on the proposal to provide one, one-bedroom unit and one, two-bedroom unit, an additional 4 parking spaces are required (3.5 rounds up to 4 spaces). Plans 4. Show the height of the clubhouse as measured to the top of the roof pitch on the plans. 5. Please revise the scope of work to clearly state what option is being proposed. 6. Add the legal description to the cover sheet. 7. Provide a 24" x 36" site plan of the entire property showing property lines, setbacks, easements, and the approximate dimension and location of any structures within 100 feet of the property. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0018 (DEV2024-0035}-AVIARA CLUBHOUSE April 30, 2024 Page 3 8. Provide a parking calculation for the existing and proposed project, confirm number of existing parking spaces (number on site plan) and clearly show where the proposed parking spaces, if applicable, will be located. 9. Per the Aviara Master Plan, the required setbacks are as follows: a. Minimum of SO-feet from the Eastern boundary of the site b. Minimum building separation of 20-feet c. Minimum of 30-feet from the SDG&E easement on the property 10. Additional information that should be provided on the plans can be found within the Development Permits (P-2) application form, which can be found on the city's website at the following address: https://www.carlsbadca.gov/home/showpublisheddocument/16155/638475754241670000 Option 2: Convert the detached clubhouse into two detached accessory dwelling units (ADUs}. 1. The project requires the following permits: a. Minor Coastal Development Permit (CDP) -The project is located within the Mello I district of the Local Coastal Program. A Minor Coastal Development Permit, approved by the City Planner is required for the detached ADUs. b. Building Permit Parking 2. Pursuant to CA Government Code Section 65852.2(d){l)(C), no parking is required for the ADUs. 3. Show the height of the clubhouse as measured to the top of the roof pitch on the plans. 4. Please revise the scope of work to clearly state what option is being proposed. 5. Add the legal description to the cover sheet. 6. Please note, ADUs which have been converted from an existing accessory structure are not subject to size, height, setback, and lot coverage limitations. 7. Provide a 24" x 36" site plan of the entire property showing property lines, setbacks, easements, and the approximate dimension and location of any structures within 100 feet of the property. 8. On the cover sheet, please add a note stating that pursuant to CA Government Code Section 65852.2(d)(l)(C), no parking is required for the ADUs. 9. Additional information that should be provided on the plans can be found within the Minor Coastal Development Permit (P-6) Application form, which can be found on the city's website at the following address: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0018 (DEV2024-0035)-AVIARA CLUBHOUSE April 30, 2024 Page4 https://www .ca rlsbadca .gov /home/showpublisheddocument/506/637843388507900000 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:ljwww.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: No comments. l. Conversion to R3 requires installation of fire sprinklers, as also noted by applicant on plan. Building: l. New area of improvement requires meeting all code requirements including reach codes and ADA. Applicant Questions Followed by Staff Responses: 1. Can we add two rental units in the clubhouse (previously model units)? Refer to bullet l(a) under Option 1 above. 2. Does adding the 2 units trigger a discretionary review? Refer to bullet l(a) under Option 1 above. 3. Can we call these units ADU's and move forward as a regular building permit without discretionary review? Pursuant to CA Government Code section 65852.2(e)(1)(D)(i), two detached accessory dwelling units are permitted on existing multi-family properties. Approval of a Minor Coastal Development Permit is required. The Minor Coastal Development Permit is an administrative, City Planner-level decision. 4. Are we limited to 1,200 s.f. in size for the ADU's? No, ADU's that are converted from existing space are not subject to size limitations. 5. Can we have one 1,189 s.f. ADU and one 972 s.f. ADU or does one have to be a JADU? If so, what is the size limit for a JADU? JADU's are only permitted on lots zoned for single-family residences. 6. In our case, would we be exempt from having to provide parking for the new units? Refer to bullet 3 under Option 1, and bullet 3 under Option 2. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0018 (DEV2024-0035) -AVIARA CLUBHOUSE April 30, 2024 Pages 7. Is our project in the CA Coa~tal Zone? Yes. The project is located within the Mello I Segment of the Local Coastal Program. 8. How does being in the CA Coastal Zone affect our permitting process? Under Option 1, an amendment to the previously approved SDP and CDP is required. Under Option 2, a Minor CDP is required. 9. What is a Minor Coastal Development Permit? Please refer to section 21.201 of the Carlsbad Municipal Code. 10. Is our project within the Coastal Appeal Zone? No. The project is located outside of the appeals jurisdiction of the Coastal Zone. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Megan McElfish at the number below. You may also contact each department individually as follows: • Planning Division: Megan McElfish, Assistant Planner, at (442) 339-5153 • Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773 • Building Division: Mike Strong, Assistant Director of Community Development, at (442) 339-2721 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661 Sincerely, ~~. ERIC LARDY, AICP City Planner EL:CJ:MM:cf c: Chance Taylor, 14241 Dallas Parkway, Suite 1050, Dallas, TX 75254 Laserfiche/File Copy Data Entry Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600