HomeMy WebLinkAboutPRE 2025-0020; JEFFERSON 36; Admin Decision LetterJune 4, 2025
2755 JEFFERSON LLC
JOHNATHAN FRANKEL
5315 AVENDIA ENCINAS, SUITE 200
CARLSBAD, CA 92008
Jfrankel@rincongroup.com
SUBJECT: PRE 2025-0020 (DEV2025-0026) -JEFFRESON 36
APNs 203-110-08-00, 203-110-09-00, 203-110-44-00
Dear Jonathan Frankel,
{city of
Carlsbad
VIA EMAIL AND MAIL
Thank you for submitting a preliminary review application for a multi-family residential condominium
project proposed at 2745 Jefferson Street, 2755 Jefferson Street, & 2714 Madison Street (Assessor Parcel
Numbers 203-110-08-00, 203-110-09-00, & 203-110-44-00). The project site, consisting of three parcels
totaling approximately 53,955 square feet in lot area {1.24 acres), are currently developed with
commercial and residential structures. The preliminary review application proposes:
• Consolidation of the three (3) existing parcels into one (1) lot, fronting both Jefferson Street and
Madison Street with a total lot area of approximately 53,955 square feet (SF).
• Construction of 18 buildings with 36 residential units total, two (2) of which will be identified to
be deed restricted affordable units.
• Site Plan proposed three (3) drive isles taking access from Jefferson Street and two (2) drive isles
taking access from Madison Street.
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 initial 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:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0020 (DEV2025-0026) -JEFFRESON 36
June 4, 2025
Page 2
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Village-Barrio (V-B)
b. Zoning: Village-Barrio (V-B)
c. Master Plan: Village & Barrio Master Plan (VBMP), Village General {VG) District
2. The Preliminary Review application proposal would require the following permit:
a. Tentative Tract Map (CT). A CT application is required pursuant to the provisions outlined within
Section 20.12 of the Carlsbad Municipal Code (CMC).
b. Site Development Plan (SDP). An SDP is required pursuant to the provisions outlined within
Section 6.3.3(8) of the VBMP (p. 6-4).
Per the VBMP and CMC 21.54.040 the City Council is the decision maker for the CT and SDP . The
CT and SDP will require a recommendation from the Planning Commission and approval by the
City Council at separate public hearings
3. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical
studies/exhibits:
a. Noise Study. Please submit a noise study with your formal application that is prepared in
accordance with the requirements outlined in the City of Carlsbad Noise Guidelines Manual.
The Noise Guidelines Manual may be found online at:
https://www.carlsbadca.gov/home/showpu bl isheddocument/238/63 7 42597 40923 70000
b. Historical, Cultural and Paleontological (three (3) separate reports). The development of the
proposed project will require demolition and excavation in an area of the city known to have
a high sensitivity as it relates to (1) architectural history, (2) archeological resources, and (3)
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
c. Additional studies, such as those for Air Quality or Vehicle Mile Travels, may be required in
connection to California Environmental Quality Act (CEQA) analysis of the project and its
potential impacts.
Community Development Department
Planning Division I 1635 Faraday Ave nue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0020 (DEV2025-0026) -JEFFRESON 36
June 4, 2025
Page 3
A formal submittal of this project to the city's Planning Division shall include two (2) copies of each of
the above reports.
4. The development of these three (3) existing parcels with new residential development will be subject
to the city's lnclusionary Housing Program depending on final design. The city has prepared an
Informational Bulletin (IB) on the subject. The following link will take you to IB-157, which also includes
various links to references and requirements:
https://www.carlsbadca.gov/home/showpublisheddocument/9634/638600230107830000
5. No architecture was included with this preliminary review submittal; therefore, no in-depth
comments regarding architectural design and zoning conformance is being provided. A formal
development application for multifamily housing must demonstrate compliance with the Village and
Barrio Master Plan and the Objective Design Standards of the VBMP (VBMP, Section 6.3 -Permit
Requirements, Pg. 6-2). The city has prepared an Informational Bulletin (IB) on the subject. The
following link will take you to IB-302, which also includes various links to references and requirements:
https://www.carlsbadca.gov/home/showpublisheddocument/18333/638603458786370000
The site plan provided with the preliminary review application raises concerns over the proposed
development and the project compliance with the objective design standards. This included standards
for building orientation and walkways. Any requested waivers from objective design standards, if
allowed under density bonus law, shall include written rationale for the waiver and exhibits showing
how the standards prevent the project from being built at the allowed density.
6. Conceptual landscape exhibits are required and shall be prepared in accordance with the General
Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The
Landscape Manual may be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000
6. 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), Section 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.
7. 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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0020 (DEV2025-0026) -JEFFRESON 36
June 4, 2025
Page 4
documentation regarding any existing "protected units." Refer to the city's Housing Declaration Form
(P-38 ) for more information about the State's potential replacement and relocation provisions, if
applicable. Please note that this form is required to be filed to make your application complete for
processing.
8. The project is subject to City Council Policy No. 84, Development Project Public Involvement. The city
has prepared an Information Bulletin on Policy 84, linked below:
https://www .ca rlsbadca .gov /home/showpubl isheddocu ment/19417 /6387 4167 5682230000
9. 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 (CMC} 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 effect ive 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. Please 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.
Community Development Department
Planning Division I 1635 Faraday Avenu e I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0020 (DEV2025-0026) -JEFFRESON 36
June 4, 2025
Page 5
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. 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.
4. Please 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.
5. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP). All
impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment.
Submit a Storm Water Quality Management Plan. Review the Hydromodification Exemption Map and
Potential Critical Coarse Sediment Yield Area Map on the City website to see if this criterion applies
to your project. The post construction stormwater treatment BMPs shall be shown on a conceptual
grading plan and drainage plan with the discretionary application.
6. 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.
7. Please provide a Preliminary Title Report (current within the last six (6) months).
8. Please 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.
9. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Please show 100-year storm
hydrologic calculations before and after development for each drainage basin . Please note that the
existing 18" storm drain in Madison, constructed per Dwg 457-41 is under pressure.
10. A preliminary geotechnical report is required to evaluate the feasibility of the project and remedial
grading 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. A separate improvement plan for work within the right-of-way is required for this project.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0020 (DEV2025-0026)-JEFFRESON 36
June 4, 2025
Page 6
13. 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.
14. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
15. Please delineate and annotate approximate topographic contours for the proposed condition.
Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and 5'
intervals for slopes over 10%.
16. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards.
17. The project frontage along Madison has been identified in the city's inventory as 2 vacant planting
sites. The project frontage along Jefferson Street includes 2 existing street trees that are within the
street tree inventory and one 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.
18. Please show existing lot line bearing and distance.
19. Please show removal of the existing lot lines, this project is proposing a subdivision to create 36-unit
condominiums. A tentative map is required.
20. Please show location and dimensions of all accessways and pathways as required for compliance with
Title 24-State Accessibility Requirements.
21. Please 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.
22. Please delineate and annotate all proposed driveways and driveway widths. 20-foot apron is required
for driveways within the Village Barrio master plan community. Pursuant to Chapter 4 of Volume 1 of
the Engineering Standards (Private Street and Driveway Standards), all driveways having an ADT
greater than 40, or more than 4 units, shall provide an approved turn-around or internal circulation
to preclude vehicles backing onto a public or private street. Dead end parking aisles over 150' deep
shall have adequate turn-around space to accommodate a maximum 3-point turn for a standard
passenger vehicle. No dead-end parking aisles shall have a depth over 200'.
23. Please show all existing utility laterals and callout size in Madison Street and Jefferson Street. All
existing laterals not being utilized by this project are required to be removed and capped at the main.
24. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way
25. Please 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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0020 (DEV2025-0026) -JEFFRESON 36
June 4, 2025
Pa e 7
all existing and proposed dry utilities and the services that will supply power to the proposed
transformer.
26. Please ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards, see building department form B-76.
27. Please 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.
28. Dedications and frontage improvements are required per CMC Chapter 20.16. A variable {6'-16' foot
wide) public street and utility easement shall be dedicated on Madison Street and public street
frontage improvements shall include curb, gutter, 6.0-foot-wide sidewalk, driveway and all utility
relocations.
29. A 3" AC grind and overlay is required for Jefferson Street at the project frontage, and half street width
along Madison Street at the project frontage.
30. 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.)
31. Please address the comments on the attached red lined plan.
32. 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 (CMWD):
1. The 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 requirements.
2. Submit a new sewer modeling request with the City of Carlsbad to analyze the existing and
proposed demands for the public sewer system. Offsite improvements may be required as a
condition of development.
3. Submit a new water modeling request with the City of Carlsbad to analyze the existing and
proposed demands for the public water system. Offsite improvements may be required as a
condition of development.
4. As discussed in prior meetings, the sewer flow for this project should be sent to the Jefferson
Street sewer. Existing sewer laterals are plumbed to Jefferson Street per as-builts.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442 -339 -2600
PRE 2025-0020 (DEV2025-0026) -JEFFRESON 36
June 4, 2025
Page 8
Fire Department:
1. An AM&M for fire department access deficiencies was approved by CFO on February 25, 2025 for this
proposed development.
The code deficiencies identified were:
a. The proposed buildings do not provide adequate, accessible fire department apparatus
access. The following buildings exceed the fire department's required access of 150 feet
to all building portions. Hose pull distances from Madsion Street to buildings 16, 24, and
32 is 161'-6". Hose pull distances from Jefferson Street to buildings 1, 5, 9, 17, 25, and 33
are 168'. Non-Compliant buildings are as follows: Bldg. 1, 5, 9, 16, 17, 24, 25, 32, 33.
CFO approved the following mitigations for this access deficiency is:
a. Install an NFPA 13R fire sprinkler system within all buildings. This system requires that all
spaces, including closets, bathrooms, below stairs, attic spaces, etc., to be equipped with
fire sprinklers.
b. All fire sprinkler systems shall be monitored in accordance with NFPA 72.
c. Buildings 1 through 12 and 17 through 28 must be addressed off of Jefferson St.
d. Buildings 13 through 16, 21 through 24, and 29 through must be addressed off of Madison
Street.
Please note that the statement "AM&M was approved" indicates preliminary acceptance of the report.
For alternate proposals processed before submittal offu/1 set of plans, the approval is only conceptual. The
AM&M request was evaluated by the Fire Department to ensure the proposed material, method of
construction, design, use, or operation satisfactorily complies with the intent of the 2022 edition of the Fire
Code. The approval is based on the factual documentation provided in support of the alternate at the time
of approval. Such approval may be conditional upon implementation of additional requirements that were
not part of the original AM&M proposal, which may be necessary to demonstrate compliance with the
2025 Fire Code. Thus, the approval is indeed subiect to revision, and the applicant should be prepared to
make necessary revisions if required.
Community Development Department
Planning Division [ 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0020 (DEV2025-0026) -JEFFRESON 36
June 4, 2025
Page 9
Building Division:
1. No comments.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Kyle Van Leeuwen at the number below. You may also contact each department individually as
follows:
• Planning Division: Kyle Van Leeuwen, Senior Planner, at (442) 339-2611
• Land Development Engineering: Nicole Fine, Senior Engineer, at (442) 339-2744
• Public Works, Utilities (CMWD): Zac Taylor, Assistant Engineer, at (442) 339-2329
• Fire Department: Darcy Davidson, Fire Inspections, at (442) 339-2662
• Building Division: Shawn Huff, Building Official, at (442) 339-5338
Sincerely,
Jl(y;s
MICHAEL STRONG
Assistant Director of Community Development
MS:KVL:cf
Enclosures:
1. Redlined Preliminary Review Exhibit (Land Development Engineering (LDE)) -PDF
2. Redlined Preliminary Review Exhibit (Utilities) -PDF
c: Nichole Fine, Project Engineer
Darcy Davidson, Fire Prevention
Laserfiche/File Copy
Data Entry
Community Deve lopment Department
Planning Division l 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600