HomeMy WebLinkAboutPRE 2025-0017; 3081 MADISON; Admin Decision LetterMay 19, 2025
Kirk Moeller & Andy Champion
2888 Loke Ave E, Ste 220
Carlsbad, CA 92010
SUBJECT: PRE2025-0017 -3081 MADISON (DEV2025-0021)
APN: 203-305-11-00
{'city of
Carlsbad
VIA EMAIL AND MAIL
Thank you for submitting a preliminary review application for a State Density Bonus residential
condominium project proposed on a 0.24-acre site in the Village Center District of the Village and Barrio
Master Plan at 3081-3085 Madison Street (APN 203-305-11-00). The project site is currently developed
with a two-story duplex with an attached garage constructed in 1985 and a one-story, three-unit
commercial structure consisting of a wellness spa, an outpatient mental health and substance abuse
center and an office constructed in 1979.
The preliminary review exhibit(s) propose:
• Demolition of the existing residential duplex building and commercial building.
• Construction of a new four story, approximately 35,289 square-foot, 12-unit residential
condominium building with a ground floor parking garage containing 11 parking lift spaces (2
spaces per lift), one ADA space and one standard space at ground level for a total of 24 spaces.
The Project's base density is 9 units (35 dwelling units per acre x 0.241-acres = 8.44, rounded up). The
project will provide 11% of the base units as a restricted affordable unit in the form of one unit restricted
to very-low income. By restricting 11% of the base units to very-low-income households, the applicant is
allowed a 35% density bonus. A 35% density bonus results in 4 additional units (9 base density units x 0.35
= 3.15 rounded up). Therefore, the project is allowed up to 13 units. The project is requesting a total of
12 units, which results in 49.8 units per acre.
The city's lnclusionary Housing Ordinance (CMC §21.85) requires all residential development projects
proposing seven or more housing units to provide at least 15% of the total units (including density bonus
units) to be restricted for low-income households. The project is requesting to meet this requirement by
providing one very-low-income unit (to satisfy both density bonus and inclusionary requirements) and
purchasing one affordable in-lieu fee credit.
The project is requesting a density bonus waiver from the following development/design regulations:
• Village and Barrio Master Plan Section 2.7.l(G)(l): Maximum building height of 45 feet, 4 stories
Community Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
3081 MADISON -PRE2025-0017 (DEV2025-0021)
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• Village and Barrio Master Plan Section 2.7.1(G)(3)(A): If a 4-story building is proposed, a maximum
of 30% of the fourth story street facing fa<;:ade can have a 0-foot setback (as measured from the
property line). The remaining 70 percent shall be set back a minimum of 10 feet (as measured
from the property line).
• Village and Barrio Master Plan Section 2.7.1(G)(3)(B): the total square footage of enclosed fourth
floor space shall not exceed 80 percent of the largest enclosed floor space below (floors one, two,
or three). However, in no case shall the fourth-floor enclosed space exceed the amount of third
floor enclosed space.
• Village and Barrio Master Plan Section 2.7.l(H): Maximum wall plane and roofline -No building
fa<;:ade visible from any public street (excluding alleys) shall extend more than 40 feet in length
without a 5-foot minimum variation in the wall plane, as well as a change in roofline.
• Village and Barrio Master Plan Section 2.7.1(1): New ground floor street frontage uses permitted
within the boundaries of the use restriction area identified on Figure 2-2 shall occupy more than
one-half of the habitable space developed on the ground floor and shall span at least 80 percent
of the building frontage. Up to 20 percent of a building frontage may be used for a lobby or
entryway to uses above or behind ground floor street frontage uses.
• CMC 21.44.050 Table D: Residential garage standards-8.5 foot by 20-foot stall size, 5 feet turning
bump-out located at the end of any stall series.
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: The General Plan Land Use designation for the project site is Village-Barrio (V-
B).
b. Zoning: The project site is zoned Village-Barrio (V-B).
c. Village and Barrio Master Plan: The site is within the Village Center (VC) District of the Village
and Barrio Master Plan, which allows for a density range of 28-35 dwelling units per acre.
2. The project requires the following permits:
a. Site Development Plan (SDP) -Pursuant to Village and Barrio Master Plan section 6.3.3.A.l(f),
a Minor Site Development Plan is required for residential projects proposing more than four
units. Therefore, a Site Development Plan, approved by the City Council, is required for the
proposed 12-unit residential condominium building.
b. Tentative Tract Map (CT) -A Tentative Map, approved by the City Council, is required for the
subdivision of the building into 12 airspace condominiums
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c. Landscape Plans
3. 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 .
4. Per the Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition of a
"protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code § 7260
et seq.), and 2) right of first refusal for a comparable unit available in the new housing development.
(Gov. Code § 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code §
66300(d)(2)(E)(ii) as including residential units subject to affordability restrictions, price controls, or
occupied by low income households. The formal submittal of the project will need to include
documentation regarding any existing "protected units."
5. 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 wh ich 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 requ irements 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.
6. Density Bonus Waivers. Please provide sufficient documentation for each density bonus waiver
requested justifying why the city's established development standards or design regulations physically
preclude construction of the project and why the waivers is necessary. Sufficient documentation
should include a written explanation of the physical constraints accompanied with an exhibit showing
the site and developable envelope
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7. Technical Studies/Exhibits. The following technical studies/reports, beyond those listed as required
in Development Permit Application Form P-2, shall be required with a formal submittal. Each of the
studies/reports shall be provided in hardcopy (2 copies each) and digital (.pdf):
a. Air Quality Analysis.
b. Noise Study. A noise study shall be submitted for any residential project requ1nng a
discretionary permit containing five or more dwelling units or any multiple-family dwelling
units located within or 500-feet beyond the 60 dB(A) CNEL noise contour line of the Noise
Contour Map as part of the Carlsbad General Plan. This project meets both of the above
qualifications, in that the multiple-family project is proposing 12 dwelling units and the
property is approximately 143 feet beyond the 60 dB(A) CNEL contour line. Please provide a
noise study in compliance with the City of Carlsbad Noise Guidelines. The city's Noise
Guidelines Manual may be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
The City's General Plan Noise Element (Chapter 5) may be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/3426/637434861102600000
c. Cultural and Paleontological Resources Studies. The development of the proposed project will
require excavation in an area of the city known to have high sensitivity as it relates to (1)
archeological, and (2) paleontological resources. Please direct your consultant to the city's
Tribal, Cultural and Paleontological Resources Guidelines. Please note that any archeological
pedestrian survey of the site for the cultural resources study shall also include a Native
American monitor during the survey. The city's Tribal, Cultural and Paleontological Resources
Guidelines may be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
d. Historical Analysis. The existing buildings on the project site appear to have been built over
45 years ago. The development of the proposed project will require demolition in an area of
the city known to have a high sensitivity as it relates to architectural history. To determine if
the structures are significant pursuant to the California Environmental Quality Act (CEQA), a
historical analysis report will need to be submitted or provide documentation that the
structures are less than 45 years old. This report shall also be consistent with the city's Tribal,
Cultural, and Paleontological Resources Guidelines as discussed above.
Please note, this does not represent an exhaustive list. Additional Planning-related studies may
be required. In addition, there may be other studies requested by the reviewing City Departments
and Divisions listed below.
8. Landscaping. Prior to a formal submittal of the project, conceptual landscape exhibits shall be
prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad
Landscape Manual. All relevant information pertaining to the landscaping requirements and physical
3081 MADISON -PRE2025-0017 (DEV2025-0021)
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barriers such as walls or fences must be plotted, labeled, dimensioned with the material detailed
within the exhibits. The Landscape Manual may be obtained at the Planning Division front counter or
found online at:
https://www .ca rlsbadca .gov /home/showdocume nt?id= 7032
9. lnclusionary Housing. The project is subject to the City's lnclusionary Housing Ordinance, CMC Chapter
21 .85. Please see the informational bulletin (IB-157) linked below.
https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
10. Proposed Land Use . A multi-family residential building is permitted within the VC District per the
VBMP, Table 2-1. For an exhaustive list of uses permitted, conditionally permitted, and/or prohibited
in the VC District, please consult Table 2-1 beginning on page 2-6 of the VBMP . For an exhaustive list
of expressly prohibited uses, please see Table 2-1 on page 2-8 .
11. Chapter 2.6 Area-Wide Standards. This project is subject to the Chapter 2.6 Area-Wide Standards of
the VBMP beginning on page 2-12, which include but are not limited to the following standards:
a. Chapter 2.6.2(A) Building Orientation. The Primary Building's main entrance shall front
onto and directly access the Primary Street's walkway. As proposed, the main lobby
entrance fronts onto the north, interior lot line. Please either revise to meet the standard
or clarify if a density bonus waiver or VBMP ODS waiver is requested.
b. Chapter 2.6.2(C) Placement and Orientation. Roof Protrusions.
i. All roof structures, including protrusions such as equipment housing and
guardrails; parapets and equipment screening; architectural features such as
decorative or accent elements and towers; flagpoles; and roof decks and their
amenities, shall complement and be consistent with the design of the building.
No roof structure shall be taller than the minimum height needed to
accommodate, screen, or enclose the intended use . Roof structures specifically
for the housing of elevators, stairways, tanks, ventilating fans, or similar
equipment required to operate and maintain a building; flagpoles, chimneys,
smokestacks, wireless masts and similar structures: Up to 10 feet above
maximum height. Staff understands a waiver would be requested to exceed the
maximum building height of 45-feet, however please label the height of all
privacy walls and mechanical screen walls on the roof plan. Provide elevations to
show the roof structures and protrusion complement and are consistent with the
building design.
ii. The cumulative area devoted to roof structures (excluding roof decks, parapets,
solar energy systems and skylights) shall not exceed 10 percent of horizontal roof
area. A "common covered outdoor seating and amenity" area is shown on the
roof plans. Please show and dimension the shade structure that will be used in
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this area and provide a calculation to show that it will not exceed 10 percent of
the horizontal roof area.
12. Chapter 2.7.1 -Village Center (VC) Supplemental District Standards. This project is subject to the
Chapter 2.7.1-Village Center (VC) Supplemental District Standards of the VBMP beginning on page
2-36, and as edited by Chapter 2.3 of the VBMP Objective Design Standards beginning on page E-8
which include but are not limited to the following standards.
a. Chapter 2.7.l(A) Setbacks.
i. Front/Corner (property line fronting Madison Street) -Minimum of O feet,
maximum of 5 feet to building at the ground floor. Additional depth permitted
where an area includes a plaza, courtyard, or outdoor dining. Additional depth
is also permitted to accommodate electrical transformers, utility connections,
meter pedestals and similar equipment only if other locations are infeasible as
determined by the decision-maker. Please show the 5-foot maximum setback
on the plan
ii. Side and Rear -0 feet
b. Chapter 2.7.l(E) Open Space.
i. Private residential open space shall be provided at a minimum of 60 square feet
per unit with a minimum dimension of 6 feet in any direction and with more
than one (1) open space area. With a formal submittal, please dimension the
open space areas and provide a line-item calculation of the open space areas
to confirm this requirement is met.
ii. Residential Common Open Space shall be provided for projects with more than
10 units. Common open space shall be provided at a minimum of fifteen (15)
square feet per unit with a minimum dimension of ten (10) feet in any direction
(not including utilities or storage enclosures located within these spaces).
Common open space shall be purposefully designed as active or passive
recreational facilities and include one (1) or more of the following: a pocket
park, community garden, courtyard, athletic/ recreational courts or gyms, pools
and spas, picnic/sitting area accessible to all residents, and play equipment area
for children. An applicant may provide common space through an amenity not
on this list if it is readily accessible by all residents for recreation and social
purposes. The plan show a common outdoor seating and amenity area with a
common outdoor kitchen. With a formal submittal, provide the square footage
of this area as well as a calculation to show it meets the common open space
requirement.
c. Chapter 2.7.l(F) Service and Delivery Areas. Service and loading shall be conducted using alley
access where the condition exists. Identify where the service and loading area will be.
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d. Chapter 2.7.l(G) Building Height. The maximum building height is 45 feet and 4 stories. A
maximum of 30 percent of the fourth story street facing facade can have a 0-foot setback (as
measured from the property line). The remaining 70 percent shall be set back a minimum of
10 feet (as measured from the property line). The total square footage of enclosed fourth
floor space shall not exceed 80 percent of the largest enclosed floor space below (floors one,
two, or three). However, in no case shall the fourth-floor enclosed space exceed the amount
of third floor enclosed space.
To support the density bonus waivers to increase the building height, increase the percent of
the fourth floor allowed a 0-foot setback, and increase the fourth-floor enclosed area limit -
please provide written justification why the City's established development standards or
design regulations physically preclude construction of the project and why the waivers are
necessary.
e. Chapter 2.7.l(H) Building Massing. Maximum wall plane and roofline: No building facade
visible from any public street (excluding alleys) shall extend more than 40 feet in length
without a 5-foot minimum variation in the wall plane, as well as a change in roofline.
To support the density bonus waivers to waive the wall plane and roofline standards, please
provide written justification for why the City's established development standards or design
regulations physically preclude construction of the project and why the waivers are necessary.
f. Chapter 2.7.1(1) Ground Floor Street Frontage Uses. New ground floor street frontage uses
permitted within the boundaries of the use restriction area identified on Figure 2-2 shall
occupy more than one-half of the habitable space developed on the ground floor and shall
span at least 80 percent of the building frontage.
To support the density bonus waiver to waive the requirement for the ground floor street
frontage to span at least 80 percent of the building frontage, please provide written
justification for why the City's established development standards or design regulations
physically preclude construction of the project and why the waiver is necessary.
13. Objective Design Standards. In addition to the standards contained in the VBMP, this project is subject
to the Objective Design Standards (Appendix E) of the Village and Barrio Master Plan. In staff's initial
review of the project and the application of the Objective Design Standards, this project will be
considered a Large Apartment Building.
a. Please note that there are architectural styles associated with the various subdistricts that will
need to be identified, and the proposed design adhered to. Please review your design against the
ODS and revise where any non-compliance might occur. Please see the links below for reference
and apply the standards to the final design, as applicable. Please include a detailed compliance
analysis with the project submittal. It is ultimately up to the applicant to show consistency with
these design standards.
Village and Barrio Master Plan Appendix E:
https://www.carlsbadca .gov/home/showpublisheddocument/13754/638312276242470000
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Village and Barrio Objective Design Standards Compliance Checklist P-42:
https://www.carlsbadca.gov/home/showpublisheddocument/15305/638332233462770000
b. Pursuant to the Village and Barrio Master Plan Objective Design Standards (VBMP ODS), a large
multi-family building (vertically stacked units, floor-by floor for residential) is allowed in the VC
district with the following architectural style:
i. Spanish Revival
ii. Craftsman
iii. Victorian
iv. Colonial Revival/ Cape Cod
v. Traditional Modern
vi. California Contemporary
Please select an architectural style from the list above and show how the project complies.
c. Pursuant to section 4.7 of the VBMP ODS, a large apartment building shall comply with the
following:
i. Each floor fronting primary street(s) shall provide at least three (3) Building Wall elements
ever fifty feet (50'-0"). It is unclear if the project complies with this requirement. Please
either show how the project will comply or clarify if a density bonus waiver or VBMP ODS
waiver is requested.
ii. The upper third (3rd) and fourth (4th) floors, which shall only occupy up to seventy-five
percent (75%) of the ground and second (2nd) floor footprint area . The project does not
comply with this requirement. Please either revise or clarify if a density bonus waiver or
VBMP ODS waiver is requested.
d. This project is subject to Chapter 2.4 -Applicable VBMP Section 2.8 Area-Wide District
Guidelines of the VBMP Objective Design Standards beginning on page E-11 which include but
are not limited to the following standards:
i. Public utility equipment, meter pedestals, and transformers on private property shall be
located a minimum of two (2) feet away from sidewalks and pedestrian areas or
underground. Please dimension the distance between the transformer and water
meter/fire assembly from the Madison Street sidewalk to show compliance.
ii. Roof mounted mechanical equipment and screening shall not interfere with required
solar zones or installed solar photovoltaic or solar water heating systems. This comment
is for informational purposes only.
iii. Trash, recycling, and mailbox enclosures shall incorporate the materials and colors of the
primary building design. Please clarify location and design of mailbox enclosures on the
plans.
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iv. Recess garage doors into the exterior wall by a minimum of four inches to accentuate
shadow patterns and relief, rather than keeping them flush. Provide a detail dimensioning
garage door recession to show compliance.
e. This project is subject to Chapter 2.6 -Additional Area-Wide Standards of the VBMP Objective
Design Standards beginning on page E-11 which include but are not limited to the following
standards:
i.
ii.
Equipment & Utility Screening and Site Design.
1. Wall-Mounted utility elements such as vents, exhausts, wires, conduits, junction
boxes, transformers, ballast, backflow devises, irrigation controllers, switch and panel
boxes, and utilities such as gas and electrical meters shall be located at interior
corners of building walls or behind building or landscape elements and outside of
view from a public right-of-way. As currently proposed, the transformer and water
meter are located at the Madison Street frontage. Please show how these utilities will
be screened from the public-right-of-way.
2. All flashing, sheet metal vents, exhaust fans/ventilators, downspouts and pipe stacks
shall be painted to match the adjacent roof or wall material and/or color. Please add
a note to this effect to the elevations.
Bicycle Parking.
1. Short-term Bicycle Parking. Short-term bicycle parking shall be provided in the form
of permanent bicycle racks for at least six (6) bicycle parking spots. Racks shall be
located within 50 to 100 feet of the primary building's entrance. Bicycle racks and
associated bicycle maneuvering shall not impede upon the public sidewalk path of
travel and shall not be placed within the public right-of-way. A bike corral may be
proposed in lieu of a bike rack if approved by the City of Carlsbad.
Please show location of short-term bicycle parking on the plans.
2. Long-term Bicycle Parking. Projects of More Than Ten (10) Units. Long-term bicycle
parking shall be provided for projects of more than ten (10) units. Secure, long-term
bicycle parking areas shall be enclosed and designed within a residential building or
parking structure, or within a separate lockable storage enclosure. Long-term bicycle
parking facilities shall incorporate materials and colors used in the primary building
and shall not be visible from the public right-of-way. Please show the location of long-
term bicycle parking on the plans.
iii. Pedestrian Walkways. Pedestrian walkways which shall be a minimum width of 5-feet
along their entire length, that are private, interior walkways, shall be flanked on both
sides with landscaping, including, ground cover, and shrubs a maximum four feet in
height. At a minimum, one side of the walkway shall provide trees which shall be spaced
to shade at least fifty (50%) percent of the overall walkway length at maturity. Please
show how the pedestrian walkway connecting Madison Street to the residential open
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lobby along the north property line, and the pedestrian walkway connecting the alley way
to the garage entrance on the south property line will comply with this requirement.
iv. Private Open Space Screening. Where private open space (such as a balcony or ground
floor patio) is located adjacent to a window, patio or balcony of an adjoining dwelling unit,
balcony railings and patio walls or fencing shall be constructed with wood, composite
wood, metal, or glazing. Screening shall be constructed with limited openings to provide
a minimum of eighty-five (85%) percentage surface area screening (measured from the
finished floor of the private space to the top of the railing, fencing, or walls). The private
roof decks must comply with this requirement. Please indicate railing/fencing material
and height.
14. Early Public Notice and Stakeholder Outreach. The project is subject to City Council Policy Statement
No. 84, Development Project Public Involvement. Please review City Council Policy No. 84, as early
public notice and stakeholder outreach requirements have recently been updated.
An early public notice is required to be prepared by the applicant and mailed to all owners and a
notice sign is required to be posted onsite by the applicant within 30 days of the application submittal
date. In addition, the applicant is required to complete enhanced stakeholder outreach to further
engage the community on their project. Project applicants shall conduct at least one in-person public
outreach meeting with the community. Additional meetings are encouraged and recommended but
not required.
The Draft Development Project Public Involvement Package must be submitted at the time of the
application submittal. Applicants are encouraged to begin engaging and soliciting public input prior
to application submittal, however outreach conducted prior to submittal does not satisfy the
requirements of the policy.
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.
Housing & Homeless Services
1. Existing Residential Units -Existing residential units exist on the property and therefore is subject to
the Government Code Section 66300 ("Housing Crisis Act"). The project application is required to
complete and submit Housing Declarations Form (P-38) and Housing Declarations Income Certification
Form (P-38B), both enclosed .
2. Density Bonus -Applicant is applying for incentives, and waivers in accordance with density bonus
provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter 21.86. Applicant
needs to complete a Density Bonus Report (P-l(H)l form .
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3. lnclusionary Requirement -Project is subject to Carlsbad Municipal Code Chapter (CMC) 21.85,
requiring either 15% of the total residential units to be affordable to low-income households or 12.5%
percent of the total residential units be affordable for very-low-income households. The project is
proposing one very-low-income unit which satisfies the lnclusionary requirement (9 x 12.5% = 1.12
rounded down to 1).
Per CMC 21.85.140, an affordable housing agreement will be required for this project.
Per CMC 21.85.040 (D), inclusionary rental units shall remain restricted and affordable to the
designated income group for fifty-five years. In addition to the income of a targeted group, limitations
on assets may also be used as a factor in determining eligibility for rental or ownership units.
Notwithstanding anything to the contrary in this chapter, no inclusionary unit shall be rented for an
amount which exceeds ninety percent of the actual rent charged for a comparable market unit in the
same development, if any. For projects with both inclusionary units and market-rate units, the
inclusionary units shall be provided in the same tenure as the market rate units, consistent with
California Civil Code 714.7.
Per CMC 21.85.040 (E), after the initial sale of the inclusionary ownership units at a price affordable
to the target income level group, inclusionary ownership units shall remain affordable to subsequent
income eligible buyers pursuant to a resale restriction with a term of thirty years or ownership units
may be sold at a market price to other than targeted households provided that the sale shall result in
the recapture by the city or its designee of a financial interest in the units equal to the amount of
subsidy necessary to make the unit affordable to the designated income group and a proportionate
share of any appreciation. Funds recaptured by the city shall be used in assisting other eligible
households with home purchases at affordable prices. To the extent possible, projects using
ownership units to satisfy inclusionary requirements shall be designed to be compatible with
conventional mortgage financing programs including secondary market requirements.
Per 21.85.040 (G) the internal and external design of the affordable units shall be reasonably
consistent or compatible with the design of the total project development in terms of appearance,
materials and finished quality. Interior finishes and amenities may differ from those provided in the
market rate units, but neither the workmanship nor the products may be of substandard or inferior
quality as determined by the city.
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
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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 (TDM) 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 TDM Handbook
at https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000 Show
calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TDM 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.
5. 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
website.
6. 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.
7. Based on this project's general 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, For E-35A with the discretionary application.
8. Provide a Preliminary Title Report (current within the last six (6) months).
9. 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.
10. A preliminary geotechnical report is required to evaluate the feasibility of the project and to
determine the remedial requirements. Guidelines for preliminary geotechnical studies are available
on the City of Carlsbad Engineering website.
11. Per CMC15.16.060 this project will require a grading permit and grading plan.
12. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map
17271, NAD83, Zone VI , 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control
per City of Carlsbad Engineering Standards.
13. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
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14. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
15. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and
floor elevations.
16. 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.
17. Provide a cross section to show the existing and proposed ground, the proposed wall, the footing and
remedial excavation.
18. The tree along the Madison Street frontage is included in the city's street tree inventory. Indicate on
the site plan whether it is 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.
19. The project frontage has been identified in the city's inventory as a vacant planting site. Coordinate
with the parks and recreation department for planting requirements per Section 11.12 of the Carlsbad
Municipal Code for additional information.
20. Show existing lot line bearing and distance.
21. It is unclear if the units proposed will be condominiums or apartments. If the project is proposing
condominiums, a tentative map and final map will be required.
22. If the project is proposing apartments, a certificate of compliance and adjustment plat may be
required, pending a review of the legal description.
23. Show location and dimensions of all accessways and pathways as required for compliance with Title
24-State Accessibility Requirements.
24. Provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements and proposed improvements and dedications.
25. Coordinate with the fire department to determine if a 4-foot dedication is required in the alley for fire
access as well as a specific street cross-section.
26. Show all existing and proposed utilities and callout size for: water, sewer, storm drain, underground
dry utilities, overhead lines, traffic signals, streetlights in Madison Street and laterals affecting the
property.
27. Obtain a letter from SDG&E confirming their approval of the proposed transformer location and
stating that no additional off-site facilities will be necessary for this project. Please also include all
existing and proposed dry utilities and the services that will supply power to the proposed
transformer.
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May 19, 2025
Page 14
28. Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards, see building department form B-76.
29. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing and proposed grades on-site, fences and location of structures on-site and on
adjacent properties.
30. Frontage improvements are required per CMC18.40 and/or CMC20.16. Frontage improvements along
Madison Street shall include a 6-foot wide minimum sidewalk.
31. Show the existing driveway to be removed and the replacement of curb, gutter and sidewalk.
32. AC grind and overlay is required for half of alley at project frontage up to edge of existing concrete
gutter lip. If more than 2 laterals are proposed, a 3" AC grind and overlay is required for frontage along
Madison Street.
33. 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.)
34. It is unclear whether a vehicle gate is proposed at the parking garage entrance. Vehicle gates are not
permitted to abut the public right-of-way. A min. 20 feet distance is required from the public right of
way so that approaching vehicles will not queue in the public right-of-way.
35. Address the comments on the attached redlined plan.
36. 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.
Public Works -Utilities:
1. Civil Site Plan shall be developed to provide adequate frontage space for all needed public utility
connections. Refer to current Engineering Standards Volumes 1, 2 and 3 for requirements.
2. Water and Sewer Analyses shall be provided for this project to describe the existing demands and
loading and how this will change as a result of the project and impact the existing water and sewer
systems.
Fire & Life Safety:
1. Aerial Fire Apparatus Access shall be provided when distance from grade plane to highest level of the
roof exceeds 30 ft. Show on the plan location of aerial apparatus access and confirm setback distance
from building taking into consideration street parking.
a. The aerial access road must be a minimum of 15 feet and a maximum of 30 feet from the building
and shall be positioned parallel to one entire side of the building.
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Page 15
b. No overhead utility and power lines shall be located over the aerial fire apparatus obstructions.
2. Firefighter Access: walkways must be provided to all required egress openings from a building, all
firefighter access doorways and the area beneath each emergency rescue opening. Access walkways
must be a minimum of five feet in width.
Building:
1. Covered multi-family dwelling complexes are subject to CBC Chapter 11A.
2. Clarify if parapet will be in upper roof level or H\VAC screening will be required.
3. Clarify if the project is a SB-330 is applicable and how EV Charging requirements will be met.
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: Lauren Yzaguirre, Senior Planner, at (442) 339-2634
• Housing & Homeless Services (HHS), Nicole Piano Jones, Senior Program Manager, at (442) 339-
2191
• Land Development Engineering: Nichole Fine, Senior Engineer, at (442) 339-2744
• Public Works-Utilities: Markus Mohrle, Senior Engineer, at (442) 339-2322
• Fire & Life Safety: Darcy Davidson, Division Chief/ Fire Marshal, at (442) 339-2662
• Building: Shawn Huff, Building Official, at (442)-339-5338
Since rely,
ERIC LARDY, AICP
City Planner
EL:LY:cf
c: Collen Schiffer, 162 S Rancho Santa Fe RD E70-24, Encinitas, CA 92024
Nichole Fine, Project Engineer
Fire & Life Safety
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