HomeMy WebLinkAboutPRE 2024-0007; LAGUNA DE LOS PATOS; Admin Decision LetterApril 2, 2024
Bruce Hasan
2535 Jefferson Street, Apt 11
Carlsbad, CA 92008
SUBJECT: PRE 2024-0007 (DEV2024-0016) -LAGUNA DE LOS PATOS
APN: 155-170-36-00, 155-170-45-00
(·cicyof
Carlsbad
Thank you for submitting a preliminary review to convert an existing 1,355-square-foot, two-story
condominium club house into an additional condominium unit and provide two associated parking spaces
at 2535 Jefferson Street. The project site, an approximately 41,817-square-foot lot, is currently developed
with a 15-unit coridominium building. The condominium complex was approved in 1977 (CT 77-01) as an
extension of the existing condominium complex on the adjacent 44,431-square-foot lot to the north (CT
72-10), which contains an additional 15 units for a total of 30 units. The two condominium buildings share
access, parking and amenities.
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 8-15 dwelling units per acre (R-15).
b. Zoning: Multiple-Family Residential (R-3)
c. Coastal Zone: The project site is located within the appealable area of the Coastal Zone and is
subject to the Mello II 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.
2. The project requires the following permits:
a. Minor Coastal Development Permit (CDP) -The project is within the Mello II district of the
Local Coastal Program. A Minor Coastal Development Permit, approved by the City Planner, is
required for the ADU.
b. Building Permit
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3. 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:ljwww.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.
4. At the time of approval for the original condominium maps CT 72-10 and CT 77-01, the land use
designation for the site was Residential Medium High which allowed 15-20 dwelling units per acre.
The site is now designated R-15 which allows 8-15 dwelling units per acre. The project site has an
existing density of 15.6 dwelling units per acre. When considered together with the north
condominium site, the density is 15.15 dwelling units per acre. Because the existing density on site
exceeds the maximum density allowed per the land use designation, the existing residential density
on site is considered legal nonconforming and an additional condominium unit is not permitted.
5. Pursuant to Government Code section 65852.2(e)(l)(D)(i) two detached accessory dwelling units
(ADU) are allowed on the property regardless of density regulations. If the existing clubhouse is
converted into an ADU, the structure must remain under common ownership and cannot be sold
separately.
Recreational Open Space
1. To convert the clubhouse into an accessory dwelling unit, the project must demonstrate that it has
adequate recreational open space pursuant to CMC section 21.45.060. Please provide an open space
exhibit labeling and dimensioning each open space area. The open space exhibit should include a table
with the square footages of each open space area as well as the overall square footage of all open
space areas:
2. Pursuant to section 21.45.060.C.9 condominiums not within the R-23 land use designation require
200 square feet of community recreational open space per unit. The existing condominium consists
of 30 units and therefore required 6,000 square feet of community recreational open space.
3. Community recreational space shall be provided as either (or both) passive or active recreation
facilities. Passive recreation facilities include, but are not limited to, benches, barbeques, community
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gardens, and grassy play areas with a slope of less than 5%. Active recreation facilities include, but are
not limited to, swimming pool area, children's playground equipment, spa, courts (tennis, racquetball,
volleyball, basketball), recreation rooms or buildings, horseshoe pits, pitch and putt, grassy play areas
with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50
feet), and any other facility deemed by the city planner to satisfy the intent of providing active
recreational facilities.
4. Please note, credit for indoor recreation facilities shall not exceed 25% of the required community
recreation area. Required community recreation areas shall not be located in any required front yard
and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or
greater, or walkways (except those walkways that are clearly integral to the design of the recreation
area).
1. Shown and dimension both condominium lots on the site plan.
2. Please confirm the square footage and height of the existing clubhouse. Please note, AD Us which have
been converted from an existing accessory structure are not subject to size, height, setback, and lot
coverage limitations.
3. One parking space shall be required for the ADU, which may be located within the building setbacks
or in an existing driveway as tandem parking. The parking currently meets this requirement. However,
please dimension the parking spaces on the site plan and dimension the required 24-foot backup
pursuant to CMC 21.44.050.
4. Provide existing and proposed floor plans and elevations.
5. On the site plan, show the distance of the existing clubhouse to property lines.
6. Show the following ADU setbacks on the plans:
Front Yard -20'
Side Yard -4'
Rear Yard -4'
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.carl~badca.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:
Prior to formal application for the project permit submittal, the following items must be adequately
resolved/addressed, unless otherwise noted:
1. Complete a Stormwater Standards Questionnaire Form E-34. 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
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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 plans.
3. Provide a current Preliminary Title Report for Lot 1 of Map 7593 (2525 Jefferson St) and Lot 1 of Map
8729 (2535 Jefferson St).
4. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report
on the site plan.
5. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the
project site, project frontage and within 25 feet of the boundary.
6. Indicate the earthwork quantities (cut, fill, import, export, remedial) for the project in cubic yards or
indicate no grading on the site plan.
7. Provide spot elevations at the site in the existing and proposed condition.
8. 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.
9. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, and
laterals in Jefferson Street affecting the property.
10. Carlsbad Municipal Water District will review final construction plans and may require replacement
of existing water service with a new PVC tee, meter and backflow per CMWD standard drawing W-5.
-11. Verify the tree to be removed near Jefferson Street is not listed in the Parks & Recreation street tree
inventory.
12. Delineate and annotate existing driveways and driveway widths. Proposed parking spaces may create
a conflict with visibility at driveway. Plot stopping sight distance at driveway per intersection design
standards (Topic 405) of the Caltrans High Design Manual.
13. Provide 5-foot minimum clearance at the last stall of parking spaces.
14. An additional condominium unit, if allowed, would require a tentative map and is subject to
dedication and improvements required per CMC 20.16. Dedication/improvements include, but are
not limited to:
a. 6-ft dedication along Jefferson Street frontage to conform with Village Street requirements
per Mobility Element and Table A of the Engineering Standards. A Village Street requires 72-
foot right-of-way. It is currently 60-foot right-of-way.
b. 6-ft minimum sidewalk along Jefferson Street frontage per Engineering Standards. Current
sidewalk width is 5-ft.
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The code section is not applicable to accessory dwelling units.
15. 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.
1. Conversion of clubhouse to SFD will require installation of NFPA 13D residential fire sprinklers in the
new unit.
Building:
1. Compliance with building code required.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Lauren Yzaguirre at the number below. You may also contact each department individually as
follows:
• Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634
• Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773
• Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661
Sincerely,
ERIC LARDY, AICP
City Planner
EL:LY:cf
Attachments: LDE Redlined Plans
c: Wayne Regina, 2535 Jefferson Street, Unit 1, Carlsbad, CA 92008
Linda Ontiveros, Project Engineer
Fire Prevention
Laserfiche/File Copy
Data Entry