HomeMy WebLinkAboutPRE 2025-0058; TRUMARK HOMES DETACHED CONDOMINIUMS; Admin Decision LetterNovember 17, 2025
Eric Nelson
Trumark Homes
450 Newport Center Drive Ste. 300
Newport Beach, CA 92660
{'city of
Carlsbad
SUBJECT: PRE 2025-0058 (DEV2025-0088) -TRUMARK HOMES DETACHED CONDOMINIUMS
APN: 168-050-60-00
Thank you for submitting a preliminary review for the construction of 90 detached residential
condominium units on a 7.54-acre property located southeast of the corner of Cannon Road and College
Boulevard. The proposed density is 11.9 dwelling units per acre (du/ac) (please see Comment No. 3 for
additional information regarding the density). While a density bonus to increase the number of units is
not proposed, by providing the requisite number of inclusionary housing units, one incentive/concession
and several waivers are requested.
The site is presently vacant, with site constraints including native coastal sage scrub vegetation existing
on the northern edge of the property. Access to the site is proposed to be provided by extending College
Boulevard Reach "A," a four-lane arterial street, 1,200 lineal feet southeast of the current intersection
with Cannon Road to the north. A public street off the extension to College Boulevard Reach "A" and two
private drive aisles off the new street are also proposed. Retaining walls up to 50 feet in height are
proposed along the northeast boundary of the site. Parking is proposed to be provided by a two-car
garage for each unit and 27 visitor parking spaces.
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 ofthis 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:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: R-15, Residential 8-15 du/ac and Open Space (OS)
b. Zoning: RD-M, Residential Density Multiple and OS
c. The project site is locat'ed within the boundaries of the Zone 15 Local Facilities Management
Plan, LFMP lS(E).
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
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2. To maintain internal consistency with all required land use regulations and have a project that could
be approved in the current design, the following development applications would be required:
a. General Plan Amendment (GPA) to change the General Plan Land Use designations as follows
(please see Comment No. 4 below for more information):
i. APN 168-050-60-00. OS to R-15 to allow for the development of condominiums
ii. APN 168-050-57-00. R-4 to OS on adjacent property to east (if authorization is
received from the owner) to offset loss of OS-designated area on APN 168-050-60-00
and OS to R-15 (or other non-open space designation) to allow the brush
clearance/fire buffer and cul-de-sac (if it can't be accommodated onsite)
b. Zone Change (ZC) to change the Zoning designation designations as follows (please see
Comment No. 4 below for more information):
i. APN 168-050-60-00. OS to RD-M to allow for the development of condominiums.
ii. APN 168-050-57-00. R-1-0.5-Q to OS on adjacent property to east (if authorization is
received from the owner) to offset loss of OS-designated area on APN 168-050-60-00
and OS to RD-M to accommodate fuel modification area
c. Tentative Tract Map (CT) for the development of 90 air-space condominiums
d. Lot Line Adjustment (LLA) and lot merger to adjust the residential and open space land use
boundaries to ensure no net loss of residential area and open space
e. Planned Development Permit (PUD) for the development of 90 detached airspace
condominiums;
f. Hillside Development Permit (HDP) for development on slopes greater than 15% gradient and
with a 15-foot change in elevation
g. Habitat Management Plan Permit (HMP) for the removal of sensitive upland habitat and for
the adjustment/swap of HMP Hardline Area
h. Variance (V) for walls greater than 42 inches in the front yard setback and 6 feet in the side
and rear yard setbacks.
i. Conditional Use Permit (CUP) for the relocation of Rancho Carlsbad's recreation vehicle storage
area which will be displaced for the construction of Detention Basin "BJ"
j. Special Use Permit (SUP). If any portion of the improvements associated with the development
are within the flood plain, which is located southwest of the intersection of Cannon Road and
the future extension of College Boulevard Reach "A," a Special Use Permit is required.
3. Density/Land Use. The northern 1/3 of the subject site has an Open Space (OS) General Plan Land
Use and Zoning designation. There is not an assigned residential density for the OS zone; therefore,
no residential development is permitted within this area. The southern 2/3 of the property is
designated Residential Density Multiple, RD-M, which implements the R-15 General Plan Land Use
designation. Pursuant to CMC Section 21.45.040, Table A, with the approval of a Planned
Development Permit, detached condominiums are permitted in the RD-M zone.
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5.
The concept project does not specify the number of affordable housing units that will be provided.
However, pursuant to feedback received from the Housing and Homeless Services Department (see
HHS comments below), either 14 low or 11 very low income units are required. Please note, 63 low
income units were anticipated to be constructed on the subject site. If 63 low income units cannot
be accommodated as part of the proposed project, as part of the discretionary review process to
develop the subject site, HCD requires the city to demonstrate the minimum RHNA requirements
can still be met for each affordability level category shown above in Table 10-35 of the Housing
Element (i.e., "no net loss" provision). Please refer to the following links below for additional
information.
Link to Government Code Section 66300(b)(l)(A):
California Code, GOV 66300
Link to Housing Element:
https ://www. ca rls bad ca .gov /ho m e/s howpu blis heddocu me nt/3438/638653 8091963 70000
Link to SB 330 Housing Crisis Act Informational Bulletin, IB-132
211104 SB 330 Housing Crisis Act (IB-132) (00686221).DOCX
Open Space. Pursuant to Policy 4-P.6 of the Open Space, Conservation and Recreation Element of
the General Plan:
4-P.6 Require that adjustment of the boundaries of any open space area
shown on the Land Use Map be allowed only If all of the following
criteria are met:
a, The proposed open space area is equal to or greater than the
area depicted on the Land Use Map; and
b. The proposed open space area is of environmental quality equal
to or greater than that depicted on the Land Use Map; and
c. The proposed open space area is contiguous or within close
proximity to open space shown on the Land Use Map.
The City Council may also adjust the boundary of any open space
area shown on the Land Use Map if it finds that the adjustment
is necessary to mitigate a sensitive environmental area that is
impacted by development, provided the open space boundary mod-
ification preserves open space at a 2 to 1 ratio (proposed acreage to
existing acreage) and is within close proximity to the original area of
open space.
Additionally, the City Council may exempt public rights-of-way
from the open space boundary adjustment requirements. However,
environmental analysis shall be performed for all proposed public
right-of-way improvements, and if determined that there are
significant adverse impacts to the value of the open space system,
those impacts shall be mitigated.
The adjustment of open space boundaries shall not result in the
exchange of environmentally constrained lands that are designated
open space on the Land Use Map for lands that are not environmen-
tally constrained.
The concept project proposes to develop in a portion of the site with an OS General Plan Land Use
and Zoning designation. No residential development can be permitted in this area . Therefore, a
General Plan Amendment and Zone Change are required to allow for residential development.
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8. Owner Authorization/Consent for Offsite Work. Pursuant to CMC Section 21.54.010, all project
applications shall include the signatures of the owners of the property affected (temporary or
otherwise) or the authorized agent of the owner. The proposed offsite improvements include
infrastructure essential to the implementation of the project and adjustments to land use
designations. The project application cannot be processed without these authorizations.
9. Noise Analysis. Submit a noise analysis analyzing the project's consistency with the General Plan
and Noise Guidelines Manual. The Noise Guidelines Manual can be found online 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
10. California Environmental Quality Act (CEQA). The proposed discretionary actions will be required
to comply with the California Environmental Quality Act. CEQA Guidelines sections 15162 through
15168 establish provisions for relying on previous environmental documents, commonly referred
to as "Tiering" in the form of findings and substantial evidence as accepted by the lead agency.
Furthermore, Guidelines section 15102 provides the city with a timeframe of 30 days after an
application is deemed complete to determine if an initial study is required for a project. This,
combined with Title 19 of the Carlsbad Municipal Code, provides the same timeline to make a
preliminary determination if an exemption, or other CEQA streamlining path (such as Tiering)
applies. Given the issues raised in this preliminary review on the current design, it is premature to
provide any more direction on the CEQA pathway, except to indicate that it does not appear that
any exemptions exist that the project would be eligible for.
To assist staff with the CEQA analysis, please submit the following CEQA-related reports with the
project application:
a. Cultural Resources Assessment (tribal and paleontological). As the project is in an area of
known cultural sensitivity, please submit a cultural resources assessment prepared by a
qualified professional. The study shall comply with the city's Tribal, Cultural and
Paleontological Resources Guidelines. Please see the link below for additional information.
https://www.carlsbadca .gov/home/showpublisheddocument/254/637425976516870000
b. Phase I Environmental Site Assessment. The property has been historically used for
agriculture. Please submit a Phase I analysis which includes a chemical residue analysis of
the soil.
c. Air Quality Analysis.
d. Greenhouse Gas Analysis (if required per CAP Checklist)
e. Fire Evacuation Plan.
f. Biological Resources Assessment. Please submit a biological resources technical report from
a registered biologist indicating the type and area of habitat located on the property, as well
as the proposed impacts. Please see Please ensure the BRTR complies with the following
guidelines:
https://www.carlsbadca.gov/home/showpublisheddocument/1604/63781905050043000
Q
f. Sewer Analysis
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g. Water Analysis
h. Hydrology Study
i. Stormwater Quality Management Control Plan
j. Vehicle Miles Traveled Analysis
k. Local Mobility Analysis (if required per Scoping Agreement)
I. Fire Protection Plan
m. The noise analysis will need to cover both General Plan Compliance, as well as CEQA
compliance (noise of the project and construction)
11. Local Facilities Management Plan 15(E)
a. College Boulevard Reach "A." LFMP 15(E) envisioned the potential for phasing the
development of College Boulevard Reach "A." However, it was limited to 25 units for a single-
entry development. The project proposes 90 single-family detached condominiums.
3. Phasing -In addition to the above financing mechanisms and in conjunction
,vith specific tentative map conditions, the City Engineer may approve phasing
of improvements for College Bouleva1'd to allow for app1'oval of develope1'
requested grading and building pernuts for a certain number of residential
units prior to the full completion of College Boulevard, Reach A. For single
entry development no more than 25 units may be constructed as approved by
the City Engineer and Pi.re 1forsball south of the intersection of Cannon Road
and College Boulevard, or north of the Agua Hedionda Creek Bridge.
Further, based on comments received from the Fire Department, specifically the requirement
for secondary access off College Boulevard Reach "A," Planning staff is preliminarily
unsupportive of the request for an incentive/concession to phase the development of College
Boulevard.
b. Detention Basin "BJ" /Rancho Carlsbad recreation vehicle (RV) storage area. Pursuant to LMFP
15(E), EIR 98-02 and the city's Drainage Master Plan, Detention Basin "BJ" and a 4' x 7' boxed
culvert are required to be constructed when the extension to College Boulevard is constructed.
Basin "BJ" is proposed to be located adjacent to the subject site and will displace the RV storage
lot. The RV storage lot will need to be relocated as part of the construction of College
Boulevard Reach "A." Please see screenshots from LFMP 15(E) below for reference.
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C. Prior to the recordntion of the first finnl mnp, issunnce of grnding permit or building
pennit, whichever occurs first within Zone 15, the developers nre required to finnncially
gunrnntee Zone !S's proportionnl shnre of the following to the sntisfoction of the City
Engineer:
Zone I 5 LFMP Page 88
October 19, 201 I
l. Detention bnsin "BJ-1" to be installed in Zone 15 upstream of College Boulevnrd
nlong with n 4' x T box culvert with rnised critter crossing under College
Boulevnrd and an un-lined channel within basin "BJ-1 ".
2. Provide a mechanism for the nmintenance of the "BJ-! "detention basin.
3. Remove the existing headwall of the 78" RCP in College Boulevard and connect
just downstream of the new bridge at Agua Hediondn Creek.
4. Bridge on College Boulevard nt Agua Hediondn Creek (BL-L).
5. A 66'' culvert under College Boulevardjusr north of Bridge (BR).
D. Concurrent with the development of property within Developmenr Area 1 of Zone 15, the
following slrnll be constructed to the satisfaction of the City Engineer:
6. Detention basin "BJ-1" including a 4' x T Box Culvert with n raised animal
crossing bench under College Boulevard and unlined clrnnnel within basin "BJ."
7. Connection of the existing 78'' RCP in College Boulevnrd jusr downstream of the
new bridge at Agua Heclionda Creek.
8. Bridge on College Boulevard at Agua Hedionda Creek (BL-L).
9. A 66" culvert under College Boulevnrd just north of Bridge (BR).
4. Relocation of Rancho Carlsbad RV and Garden site -An acceptable site for
relocation of the Rancho Carlsbad RV and Gal.'den site currently east of College
Blvd. requires a conditional use i-:rnnit (CUP) or equivalent permit to the
satisfaction of the Planning Director for the relocation. A secured agreement
with the City for the construction of the RV and Garden site is required (see
Planning Commission Resolution No. 5753 -Condition No. 46 for CT-00-18
for reference).
Please be advised, the construction of the Basin is also included in the Project Description for EIR
98-02 (SCH No. 99111082), Calavera Hills Master Plan Phase II, Bridge and Thoroughfare District No.
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4, & Detention Basins. In addition, the relocation of the RV storage area is a mitigation measure.
Any future use of this EIR would need to show compliance with mitigation measures, project design
features, and evaluate future impacts under CEQA Guidelines. Please see link to EIR 98-02 and
screens hots below for additional information:
htt ps ://records. ca rls bad ca .gov /We bli n k/DocView. as px? id=51604 79&d bid=0&repo=CityofCa r
ls bad
Project Description, EIR 98-02:
3) Detention Basins
The third component of the project consjsts of the construction of two detention basins by
the City of Carlsbad to control flooding impacts within the Calavera Creek and the Little
Encinas Creek watersheds. These basins are shown as future drainage facilities on
Figure 2-1. The recommended location for these basins is near the northeast corner of the
Rancho Carlsbad Mobile Home Park. Basin 1 (referred to as Basin "BJB") at the
northeast of the College Boulevard/Cannon Road intersection would have an inundation
area of approximately 15 acres and a storage capacity of 49 acre-feet. Basin 2 (referred to
as Basin i•BJ") is located east of the College Boulevard/Cannon Road intersection and
would have an inundation area of approximately eight acres with a storage volume of 48
acre-feet. Basin "BJB" would be constructed concurrently with the construction of
College Boulevard. The basins are part of a larger drainage plan for the area, and are
consistent with the 1994 City of Carlsbad Master Drainage Plan.
Hydrology Analysis, EIR 98-02:
3. Environmental Analysis J, Hydrology
• Phase grading operations and slope landscaping to reduce the susceptibility of slopes
to erosion.
• Control sediment production from graded building pads with low perimeter benns,
desiltation basins, jute matting, sandbags, bladed ditches, or other appropriate
methods.
4) Significance After Mitigation
Construction of the proposed detention basins "BIB" and ''BJ" along with the smaller
detention facilities shown on the Master TM would mitigate developed 100-year flood
peak flows from Calavera Hills Phase II to below a significant level. Implementation of
BMPs to control urban pollutants (e.g., constructing detention and siltation basins,
creating grass swales or filter strips, and revegetating natural drainages) for both Calavera
Hills Phase II and the Bridge and Thoroughfare District would mitigate these potential
impacts to below a level of significance.
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Mitigation Measure. Land Use, EIR 98-02:
3. Environmental Analysis A. Land Use
b) Bridge and Thoroughfare District No. 4 Extension of College
Boulevard and Cannon Road and Detention Basins
The following measure.§: shall be shown on the made a eonail:iea fer 11:pPfO'~lli klf the
master tefttati¥e map's Final Mav or grading and improvement plans for College
Boulevard Reach A Gtem 1) and Detention Basin "BIB" ([tern 2}. Mtiehe\'er oee\il'S first:
1, Prior to elimination of access to the existing approximately 1.5-acre RV storage
parking for Rancho Carlsbad Mobile Home Park located within proposed Detention
R..asln ",BJ" and commencement of construction of Reach A of College Boulevard
(which will eliminate access), the project a.P,Plicant for College Boulevard Reach A
shall secure alternate pedestrian and vehicular access to the existing RV stora~ areas.
2. Prior to elimination of the existing approximately 1.5-acre RV storage parking for
Rancho Carlsbad Mobile Home Park IBCMHP) due to construction of Detention
ll_asin "BJ," the project ap:plicant for tht:: detentiqn bafila shiill s~cure a minimum Q.24-
acre r'll!,lacement site (exch,b~ive of 4£.Cess roads) for R,V storage parkin_g a1 Qne of the
following locatioas:
1 The Rancho Carlsbad Partners' property between RCMHP and future College
Boulevard Reach A;
• The RQbertson Ranch immediately northwest of the mobile home park and south
of Cannon Road;
• Within im area su.rmuru;li,ng ~tention Basin~" Qn the RCMHP property; or
• Another site suitable and convenient to the RCMHP residents.
The selec~ me &hall be approved by the Planning Director for the City of Carlsbad and
shall be installed prior to the beginning of construction for installation of Q~n_tiQll..Basin
''BJ'' (which will have the potential to inundate the lot with floodwaters). These locations
were surveyed for biological resources in conjunction with Cannon Road/College Boule-
vard and consist of disturbed agricultural land. Additional impacts will not occur. If
another unidentified site is chosen, then additional evaluation for biological impacts will
be required. The site selected will require a Conditional Use Permit and accoroparuin.g
environmental review will be reguired at the time the relocation action is proposed.
• :i:e-mitiga1e tile signifieanl lrutd use impaet re.11.1hing ftiem t-l!e eliminatiefl ef G.2◄ aere ef aie
RM1ehe Ctl:rl!lead Moaile Heme Pttri( RV sler&@,1! let ffem il:S etistilig leeMieB wit!tiB ~he
footpFi11:t e( pFE1posed BasiB "BJ," lfte pFe:Jeel liflpUeti!t :;ool,;I itishtll a G.24 MR lei (ei1teh:1si-.•e
ef 4fl1,ewa,,s1 ea 1t11 e.djneenl 8:l'ell. The seleeteEi site sheU M oppftl';od h;i the Direelar~f
Planning for lhe CHy &l'. Garlsbad and shal-l ee ies!lllled prier lo !he &egiMing ef eo1t1JD'Wetion
for eilhe1 Rl!ftt!h A ef CeUege Be!ile~·Md (whie!t will e111 eff resident !Mleess le the 11ite), er
H1stallfi.tiee ef Detenl:i~Mn "Bl" Ewliieh w4ll ha•,'I! lfte polffllittl te in11Mlate the lei .. 11hh
tleee w1UIIP.i), Candierutl! QNas fer reloelllien \v011kl \le wilftin-a een•;@nill!!t wflHll ef tne
R!!Mhe--C!lfl&elld ~,a' ptepeny between Rlll"leho C~oo-Mehile Heme PefJ. and the
l=liH:1N Cellege 8e1::1leYaft:i Reaeh A, er en die Roeeruiel¼"~,epe")' immedia~ely
AoFthwest ef the mebile heme f)Qfk. i"Jthe11gh I-his at'et\ ef the Rebel1t!el'I R1111eh is pPoposed
fe, eio!ogieal mt~1uioe llftel reYe.getati011 reqlliftlfflee111, 11 9.24 &eN RV !ltefflge let (9.!i a,epe
fllll:llffllllm la iHlew t:er tiriYewnys ed !Hilles) ee11ld ee l:!Se8!ffltladftteel witltin lM!! lU'eft. Aft
et1,1iftlflR1eR!iM ~•iev,. t:Ar d1is releeaaoo .md pmpeBed use we11ld ee relij11ift!<il wlle11 t:he fl:Rlti
si~ ~ the RV Memge let i!! seleeted.
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12. RD-M Zone/Planned Development/Condominiums. Pursuant to CMC Chapter 21.45, Planned
Development Ordinance, with the approval of a Planned Development Permit, detached single-
family dwellings designed as airspace condominiums are permitted uses in the RD-M zone. The
proposed condominium project shall comply with Table C, General Development Standards, and
Table E, Condominium Projects . Please see comments below for a Planned Development
compliance analysis and staff recommendations.
Planned Development Ordinance. Pursuant to CMC Chapter 21.45, Tables C and E, please be aware
of the following requirements. Please be advised that the comments are not all-inclusive. Please
refer to CMC Chapter 21.45, https://ecode360.com/44012639 , to ensure the project complies.
Table C, General Development Standards
a. Major arterial setback. College Boulevard: 40 feet; half of the width shall be landscaped. As
designed, the concept project does not comply.
b. Private streets. The proposed private street which loops around the perimeter of the site shall
have a minimum ROW width of 56 feet and a minimum curb-to-curb width of 34 feet, with
parking on one side. As designed, the concept project proposes a 26-foot-wide drive aisle
width and does not comply. As part of the 56-foot ROW width, there shall be a minimum 5.5'-
wide parkway (curb adjacent) and a 5-foot-wide sidewalk (both sides). Street trees are
required to be spaced 30 feet on-center within the parkway.
c. Drive aisles. The minimum drive aisle width off the main private street between the garages
is 24 feet. In addition, a five-foot deep kicker space is required at the end of each drive aisle
for vehicles back into when exiting the garage. It is not clear whether the concept project
complies.
d. Visitor parking. 0.25 spaces per unit. As 90 units are proposed, 23 visitor spaces are required.
The concept project includes 23 surface parking spaces and complies. Please ensure the
parking spaces are dimensioned so staff can verify compliance with the dimension standards.
e. Compact parking: Up to 25% of the visitor parking (or spaces) can be compact spaces. Please
confirm how many compact spaces are proposed. The minimum dimension for compact stalls
is 8 feet by 15 feet. No overhang is permitted into any required setback or sidewalks less than
6 feet in width.
f. Screening of parking. Open parking areas shall be screened from adjacent residences and
public ROW by either a wall or landscaping or combination thereof. Please ensure the
landscape plan submitted with the project addresses this requirement.
g. Community recreational space. 200 square feet per unit or a total of 18,000 square feet for
90 units is required. Community recreational space shall be provided as both passive and
active recreational facilities for a variety of age groups. A minimum of 75% of this area or
13,500 square feet shall be dedicated toward active uses such as a pool, tennis courts or a
children's playground. Please consider providing one large central community recreation
area. Please provide additional details as to what is proposed in the community recreation
area.
h. Community recreation area parking. In addition to the required visitor and resident parking,
one parking space shall be provided for each 15 residential units, or fraction thereof, for units
located more than 1000 feet from the community recreation area. It's not clear where the
main community recreation area will be so the analysis cannot be completed at this time.
i. Recreational vehicle (RV) storage. RV storage is not required for projects located within the
R-15 or R-30 General Plan Land Use designations.
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j. Storage space . 480 cubic feet per unit. If two-car garages are proposed with a minimum
dimension of 20' x 20', the requirement is satisfied. Please ensure the width and depth of the
garages are dimensioned and do not include the walls of the garage.
Table E, Condominium Projects
a. Lot coverage. 60% of the developable acreage.
b. Building height. 35 feet, 3 stories. Please show building heights on all elevations as measured
from existing grade or finished grade, whichever is lower.
c. Setbacks.
• Private street. Residential structure -10 feet; direct entry garage 20 feet.
• Drive aisle. Residential structure - 5 feet, fully landscaped; garage - 3 feet
• Perimeter. Same as underlying RD-M zone; minimum 5 feet for interior side (north
property line), minimum 10 feet or 5 feet fully landscaped for street side (south property
line, adjacent to public street "C'), minimum 10 feet for rear (east property line), and a
minimum 40' setback should be provided off College Boulevard.
d. Resident parking. Two covered spaces per unit; two-ca r garages shall have a minimum
dimension of 20' x 20'. Additional space outside of this area shall be included for trash
receptacles and a water heater.
e. Private recreational space. Please see Table E.8 in CMC Section 21.45.080 for additional
details.
• One-family dwellings: 200 square feet per unit; minimum dimension of 10 feet if provided
at-grade. If provided above ground level as deck or balcony, the minimum dimension is
6 feet, and the minimum area is 60 square feet. Compliance cannot be verified.
• Please ensure the floor plans and site plan include dimensions for the
decks/ba Icon ies/porches.
f. The design of the detached condominiums shall comply with City Council Policy No. 44,
Neighborhood Architectural Guidelines. Please see link below for additional information.
https ://www. ca rlsbadca .gov/home/show p u bl is h ed docu me nt/260/ 638417044 77 6730000
13. Hillside Ordinance Compliance/Retaining Wall Height. Planning staff has significant concerns
regarding the visual impacts associated with the construction of a 30-50-foot-tall wall around the
perimeter of the site. Pursuant to CMC Section 21.95.140, Hillside Development and Design
Standards:
F. Contour Grading.
1. All manufactured slopes which are greater than twenty feet in height and two hundred feet in length and which are
located adjacent to or are substantially visible from a circulation element road, collector street or useable public open
space area shall be contour graded.
2. Contour graded slopes that are developed in nonresidential projects shall be designed to vary slope gradients between
fifty percent (2:1 slope ratio) and thirty-three percent (3:1 slope ratio).
G. Screening Manufactured Slopes. All manufactured slopes shall be landscaped consistent with the city's landscape manual.
H. Hillside and Hilltop Architecture. Hillside and hilltop structures shall be consistent with the architectural guidelines included
within the city's hillside development guidelines.
I. Slope Edge Building Setbacks (pursuant to this chapter).
1. Slope edge building setbacks shall be sufficient to eliminate or significantly reduce views of vertical building forms which
would be visually incompatible with hillside landforms. Notwithstanding the building setback requirements of the
underlying zone, all main and accessory buildings that are developed on hilltops and/or pads created on downhill
perimeter slopes of greater than fifteen feet in height shall be set back so that the building does not intrude into a 0.7
foot horizontal to one foot vertical imaginary diagonal plane that is measured from the edge of slope to the building. For
all buildings which are subject to this slope edge building setback standard, a profile of the diagonal plane shall be
submitted with all other development application requirements.
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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
exhibit package shall include a Conceptual Landscape Plan; Conceptual Water Conservation Plan;
Conceptual Fire Protection Plan; and a Conceptual Landscape Maintenance Responsibility Exhibit
(private or common). The Landscape Manual may be found on the city's website at:
https://www.carlsbadca.gov/ departments/ community-development/perm it-
center /applications-and-forms/planning-la n dsca pe-su bm itta I-forms
23. Due to the conceptual nature of the proposal, no detailed comments were provided on the site
plan. Please refer to the link below for details on what should be included on the site plan
submitted with a formal development application.
Development Permits, P-2:
https://www.carlsbadca.gov/departments/community-development/permit-
ce nter I a p plicat ions-and-forms/plan n i ng-s u bm itta ls-forms
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/permits-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.
Land Development Engineering:
Land Development Engineering Division staff has completed a preliminary review ofthe above-referenced
project. Prior to formal application submittal the following items must be adequately resolved/addressed:
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
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 S
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how calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TOM
plan with your application for discretionary permits.
4. Depending on the CEQA determination, which is determined after the application for
discretionary permits is submitted and the application is deemed complete for processing, 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. 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. Provide calculations for water quality and hydromodification, including
potential critical coarse sediment yield areas(PCCSYA) on the project site. If PCCSYA are to be
removed from consideration provide the appropriate calculations and support consistent with
Appendix H of the City of Carlsbad BMP Manual to demonstrate this. The post construction
stormwater treatment BMPs shall be shown on a conceptual grading plan and drainage plan with
the discretionary application.·
7. Provide a Preliminary Title Report (current within the last six (6) months).
8. 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. Show 100-year storm
hydrologic calculations before and after development for each drainage basin and show detention
of the 100-year storm event.
10. A preliminary geotechnical report is required to evaluate the feasibility of the project. Provide
recommendations for remedial grading, infiltration feasibility and retaining walls. 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.
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. Delineate and annotate the limits of grading, induding remedial work to construct retaining walls.
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15. Delineate and annotate approximate topographic contours for existing and 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%. Extend contours a minimum 25 feet beyond the project
boundary.
16. 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.
17. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
18. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
19. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
20. 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.
21. Provide cross sections to show the existing and proposed ground, the proposed wall, the footing
and remedial excavation.
22. Provide D-75, Type 'B' brow ditch behind and at the top of the sloping backfill retaining wall. Show
how storm water from the ditch will be conveyed to the storm drains on site.
23. Show existing lot line bearing and distance.
24. Show proposed parcel/lot lines on the site plan. Provide proposed parcel/lot areas. This project
is proposing a subdivision to create 90 detached condominium units. A tentative map is required.
25. Show location and dimensions of all accessways and pathways as required for compliance with
Title 24-State Accessibility Requirements.
26. 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.
27. Delineate and annotate all proposed driveways and driveway widths.
28. Driveways that exceed more than 150' length shall have a turnaround designed for a 3-point turn
of a passenger vehicle. Additionally, applicant shall coordinate with the fire department to ensure
width and grade of driveway meets fire department requirements.
29. Show truck turning radii. Plot turning radii per Caltrans figure 404.5B and/or 404.5F.
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30. Provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
31. Show all proposed utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, streetlights and laterals affecting the property.
32. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way
33. 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.
34. Provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update
2019, Section 4.2 Design Criteria.
35. Provide a Water Study for the new development based on City of Carlsbad Potable Water Master
Plan 2019, Section 4.2 Design Criteria.
36. 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.
37. Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards, see building department form B-76.
38. 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.
39. Dedications and frontage improvements are required per CMC 20.16. A 60 foot wide public street
and utility easement shall be dedicated and public street frontage improvements along Street 'C'
and shall include curb, gutter, sidewalk, BMPs and street trees.
40. Coordinate with the North County Transit District {NCTD) since the proposed development is
located within their district, property or easement. This project will require written approval from
NCTD.
41. 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.)
42. Plot stopping sight distance at all driveways and corner sight distance at all street intersections.
43. This project requires off site grading and improvements. Submit a copy of a recorded easement
or an agreement for the offsite work from the owners of the affected properties with your
application for a discretionary or grading permit. For instance, remedial grading for retaining walls
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and temporary construction easements, as well as improvements associated with the LFMP and
these comments.
44. This project is within the LFMP Zone 15, Development Area 1. Include all the improvements
required by the LFMP Zone 15 or alternatively prepare an amendment to the LFMP Zone 15
document.
45. This project must provide access to the existing RV lot on the east side of College Boulevard. Show
the curb cut and access to the RV lot from proposed College Boulevard and ensure design meets
Caltrans standards.
46. Plot and call out the existing HMP linework on the grading plans and setback all grading and
improvements outside of the HMP line, if new HMP linework is proposed, show the new linework
and call out on the site plan.
47. Provide a cul-de-sac for Street 'C' consistent with the City of Carlsbad Engineering Standards, GS-
3 or GS-4. If improvements encroach on to adjacent property provide letter of authorization from
adjacent property.
48. All on site water and sewer will be private, update utility sheet of tentative map to reflect this.
49. It is unclear how the retaining wall will be constructed along Street 'C'; provide a cross section
and details. If shoring will be utilized call out on the plans, if temporary grading will be required
offsite an easement or letter of authorization is required prior to discretionary approval.
50. At the end of Street 'C', show how the grading will daylight to existing ground within the property
limits.
51. 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-Environmental Sustainability, Habitat Management Plan :
1. Biology Report. The due diligence biology memo appears to cover most of the Habitat
Management Plan (HMP) related issues for this project. Please submit a full biology report
following the city's Guidelines for Biological Studies {2022) and include a figure showing the
project site in relation to the HMP planning area (Existing Hardline, Proposed Hardline and
Standards Areas).
2. HMP hardline adjustment. equivalency determination. As mentioned, the project will require an
HMP Minor Amendment to adjust the Proposed Hardline boundary, which must be approved by
the Wildlife Agencies. Please provide the specific details in the biology report (acreage and
description of each habitat type being lost and gained, and a figure showing the loss and gain).
City staff can discuss the request with the Wildlife Agencies to answer any questions prior to
submittal of the Minor Amendment request.
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3.
4.
5.
6.
7.
HMP Minor Amendment. HMP Consistency. It is likely that construction of a portion of College
Avenue will extend into the adjacent Standards Area. Development within a Standards Area
triggers a HMP Minor Amendment to be processed as a Consistency Finding. Please include
relevant details in the biology report, including a description of how the Standards Area impact is
consistent with the Local Facilities Management Zone (LFMZ 15) standards in the HMP, acreage
of impact within the Standards Area, and a figure.
Offsite impacts. (a) All offsite impacts associated with roadway construction, utility easements,
drainage facilities, grading, staging, access, etc. must be counted as an impact and shown in the
figures. Brush management (Fuel Modification Zones) must be contained within the project
impact footprint (b) any such impacts that affect an adjacent Proposed Hardline will have to be
included in the hard line adjustment.
Adjacency Standards. Because the project is adjacent to HMP Hardline, the biology report must
demonstrate that the project is consistent with the HMP Adjacency Standards.
Wildlife movement. The biology report should address wildlife movement, including the culvert
under College Avenue that will allow East-West wildlife movement.
Species. Note that updated surveys for the coastal California gnatcatchers will be required to
confirm absence.
Public Works-Utilities:
1. Provide updated Civil Site Plan indicating utility connection locations, meter and backflow sizes,
and piping arrangements detailed up to the back flow preventers based on approved plumbing
and fire flow demands. All connections to the public utilities shall be detailed on plans in
accordance with current city engineering standards.
a. Plumbing analysis and Fire Department approved fire flow requirements shall be used to
determine the size(s) and number of potable water utility connections that are required.
b. Irrigation shall require a separate meter and backflow.
2. The proposed ground floor layout shall preserve suitable locations and space for all required utility
connections, meters, and backflow devices in conformance with current City of Carlsbad
Engineering Standards. Identify the locations and detail all water and sewer infrastructure
(potable, recycled, and sewer) at the property line for the new development in compliance with
the current City of Carlsbad Engineering Design Standard requirements.
a. Minimum separation between water services and all other wet and dry utilities shall be
5-ft per Eng. Std. Vol. 2 -Chap 3.3.10.K.
b. Minimum separation between saddles for water service connections is 2-ft. See CMWD
Std Dwg W-13.
3. Submit a water study for the proposed project that include 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
4. Submit a water modeling request through the City of Carlsbad customer portal.
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5. Submit a sewer study analyzing existing and proposed demands for the public sewer distribution
system.
6. Public water and/or sewer upsizing may be required as a condition of development.
7. Callout ROW boundary on concept utility plan. Is C-Street public or private?
8. Privatize all proposed sewer and water utilities outside of ROW. Water meters and backflow
devices at ROW per City of Carlsbad Engineering Standards
9. Verify whether the Carlsbad Fire Department will requirements a separate fire service.
10. The following question was submitted via email on 11/5/25:
The Trumark project proposes to construct a portion of College Boulevard, from Cannon
to a location just south of the new Street C. The project would extend water lines from
Cannon/ College to the intersection of College and C Street. This would essentially bring
two sources of water to the project site; A) a 16" water line using the 446 Zone, and B) an
12" line using the 375 Zone. We would like to confirm that this would be satisfactory to
the City, in terms of providing water from two different sources, meaning one source
would be the 375 Zone, and the other would be the 446 Zone.
Response:
Yes, Utilities would accept connecting into the 446 and 375 zones to supply the project site. A
pressure reducing station (PRS) will need to be installed at the end of C Street to reduce the
pressure back down to 375.The 2 pressure zones are needed for the anticipated build-out of the
area which will ultimately loop back to El Camino Real once the Cannon Road connection is built.
The developer will need to loop these two zones together at the high point of C-Street with a
public PRS for the project site, to be modified later for the ultimate build out condition.
Housing and Homeless Services:
1. lnclusionary Requirements -Project is subject to Carlsbad Municipal Code Chapter (CMC) 21.85;
however, the application does not specify how it will comply with the requirement. The developer
has the following options to comply with the city's lnclusionary Ordinance.
90 units x 15% at low-income= 13.5, rounds up to 14 units
90 units x 12.5% at very low income= 11.25, rounds down to 11 units
Please specify which affordability restriction will be utilized.
Note that, pursuant to 21.85.020 (A), the affordable housing cost for all affordable units is
determined by California Health and Safety Code Section 50053.
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Per 21.85.030(() the project must provide at least ten percent of the lower-income units with
three or more bedrooms. Therefore, 14 x 10% = 1.4 or 11 x 10% = 1.1, or just 1 unit is required to
be affordable three-bedroom unit.
Per 21.85.040(D), the affordable units shall be provided in the same tenure as the market rate
units, consistent with California Civil Code 714. 7. This project proposes for sale housing; therefore,
the affordable units would also be for-sale.
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.
Per 21.85.040 (H), the affordable unit bedroom counts should be commensurate with the market-
rate unit bedroom counts, including the provision ofthree-bedroom units as discussed.
Per 21.85.140, an affordable housing agreement will be recorded on the property.
2. Affordable Unit Distribution -Applicant should be aware that State law (Health and Safety Code
Section 17929 ("AB 491")) requires the affordable units to be distributed equitability throughout
the project. Please specify the locations of the a_ffordable units on the plans.
Public Works-Transportation Planning and Mobility:
1. Please reach out to Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov,
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. An approved Scoping Agreement at a minimum will be required to submit the project.
Fire Prevention:
1. Developments of one-or two-family dwellings located in a High or Very High Fire Hazard Severity
Zone or Fire Suppression Zone where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads. (CMC 17.04.540). A fire apparatus
access road is defined in the California Fire Code as a road that provides fire apparatus access
from a fire station to a facility, building or portion thereof. This is a general term inclusive of all
other terms such as fire lane, public street, private street, parking lot lane and access roadway.
Fire access to this development is deficient due to only one fire apparatus access road serving the
development from the intersection of College Boulevard and Cannon Road.
2. The two access driveways into the development shall be placed a distance apart equal to not less
than one-half of the length of the maximum overall diagonal dimension of the lot or area to be
served, measured in a straight line between accesses. Show this measurement on the plans. If the
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two access roads do not meet the required separation requirements, a redesign to separate the
entry points will be required.
3. Any street that is a required fire lane and greater than 150 feet in length shall be provided with a
38-foot minimum turning radius or other approved turnaround within 150' of the end of the fire
lane that meets the turning radius requirements identified in the CFD Fire Department Access
Guideline.
a. Provide a Turnaround at the end of Street C.
b. The dead-end road serving dwellings on the western side of the parcel exceeds 150 feet
without a turnaround.
4. To meet fire access requirements, Street C shall have a minimum unobstructed width of 28 feet
clear travel way due to being adjacent to designated Fire Hazard Severity Zones. Roadways within
the development shall have a minimum of 26 feet clear width.
5. Fire lane identification will be required on all roads in the development to restrict parking of
vehicles to maintain the required width of fire access roadways for emergency vehicle use and
will require an acceptable method of marking to prevent the parking of vehicles in fire lanes.
6. Aerial Access (ladder truck) access is required for buildings exceeding 30 feet in height and shall
be provided on at least one full side of each building. Required aerial access road shall be located
not less than 15 feet and not greater than 30 feet from the building. The access width shall be a
minimum of 26 feet and shall be clear of any obstructions. The side of the building on which the
aerial access fire apparatus road is positioned shall be approved by the fire code official. Building
heights were not provided with this submittal to determine if aerial access is required for
dwellings. Please provide the finished building height.
7. Per the Technical Memo drafted by Dudek, the project will not provide the required defensible
space distance per the CFC, CWUIC, and City Landscape Manual. A detailed AM&M request letter,
including a vegetation plan with fuel modification zones, and justification shall be provided to the
Fire Marshal for review and approval.
8. Zone O will be a requirement for all buildings in the development.
9. Per the Dudek Technical Memo, fuel modification will be required off-site and will require an
easement and replacement for disturbed habitat. Coordinate with Habitat Program Manager.
10. Sleeping rooms below the fourth story above grade plane shall have not fewer than one exterior
emergency escape and rescue opening (EERO). Such openings shall open directly into a public way
or to a yard or court that opens to a public way. Access walkways must be provided to all required
egress doors from a building, all firefighter access doorways and the area beneath each
emergency rescue opening. Ensure adequate access is provided and show ladder pads to the
EEROs on the plans.
a. The ladder pad shall be located at a distance from the building determined by measuring the
required length of the ladder at the proper climbing angle. The measurement is made with
the top of the ladder leaning against the emergency rescue opening and the foot of the
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ladder on the ground. The ladder angle is to be at least 70 degrees and no greater than 76
degrees. Another method to determine the distance from the building is to take the required
ladder length and divide by four. Ladder pad shall be sized 6' by 6' minimum to allow for 3
feet of working space in front, behind, and around the ladder.
11. Submit completed P99F form to determine fire flow requirements, and to determine the number
and location of required hydrants. Please note this must be completed prior to submittal of a
formal application for the city for the project. A completed, city-reviewed P99F shall accompany
a formal project application to the Planning Division.
Notes
• Technical Memo prepared by Dudek serves as a Fire Protection Plan.
• CBC 7 A (or Chapter 5 CWUIC} ignition-resistant construction materials and methods, at minimum,
will be utilized for the entirety of the project.
• Dudek recommended to provide "dual paned dual tempered enhanced windows on portions of
the buildings adjacent to the reduced fuel modification zones for additional fire protection".
Parks Department:
1. Please submit a landscape plan with applicable details, maintenance diagram, etc. Please refer to
the City of Carlsbad's Landscape Manual:
https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000
2. Site Development Plan and related documents-Please include Easement/Dedication Notes,
include that the obligation for acceptance, construction, maintenance, and liability shall be the
responsibility of the HOA. Please also include the language for the Irrevocable Offer of Dedication
for Trail Purposes on Final Map and ensure language is in the CC&Rs document.
3. Please include and confirm proposed alignment for the applicable trail development segment(s}
within conceptual plans. This project site has previously been identified to include trail segments
98 and 9E. Please include the applicable trails/proposed alignment and applicable details within
a plan set.
a. Trail development standards can be found within the 2019 Trails Master Plan
i. Trail segment 9E is intended to be type 1 trail. These nature trails are in natural
open space and are 4-feet-wide. Please review 2019 Trails Master plan for
conformance.
ii. Please note that all drainage devices, including concrete, within HMP Hardline or
buffer areas must be approved by HMP reviewer before acceptance by the Parks
and Recreation Department can be completed.
iii. Typical Trail widths -The width of drainage devices are not included as part of
the total width of a trail.
iv. Please identify all proposed fences within a Conceptual Landscape Plan Set.
Please identify location confirm that any proposed trail aligns with the Trails
Master Plan.
v. Trail segment 98 is intended to be a type 4 & type 5 trail. These roadside
connector trails are typically stabilized decomposed granite and have a width
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between 8-12 feet, the trail easement should be 10 to 14 feet wide.
https://www.carlsbadca.gov/home/showpublisheddocument/1958/637433725
840770000
4. On future landscape conceptual plans -Please identify the ROW and include street trees as
required.
a. The 2016 City of Carlsbad Landscape Manual states in Section 6 that projects should
provide a minimum of one (1) tree for every 40 feet of street frontage.
b. Please identify all roads/streets that are intended to be public. This will determine the
identified frontage of the project and determine the approximate number of required
street trees to be installed in the public right-of-way
5. On future landscape conceptual plans -Please isolate off-site/improvements within the public
right-of-way concept plans, including tree plantings, from on-site landscape plans.
a. Please also reference the Approved Species List, within the Carlsbad Community Forest
Management Plan for street trees.
b. All plantings are subject to final approval from Parks and Recreation on final Landscape
Construction Documents.
6. On future landscape conceptual plans -Please provide a Conceptual Maintenance Exhibit if more
than one party will be performing maintenance. Examples include but are not limited to the HOA,
private owner, and city street tree maintenance.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning Division: Shannon Harker at (442) 339-2621
• Land Development Engineering: Nichole Fine at (442) 339-2744
• Public Works Utilities: Zac Taylor at (442) 339-2329
• Public Works-Environmental Sustainability: Rosanne Humphrey at (442) 339-2689
• Housing & Homeless Services Department: Nicole Piano-Jones at (442) 339-2191
• Fire Department: Darcy Davidson at (442) 339-2662
• Parks Department: Nick Stu pin at (442) 339-2527
Sincerely,
ERf:::3:AICP~
City Planner
EL:SH:CF
Enc: Utilities Redlines
c: Susan Kelly, P.O. Box 2484, Carlsbad, CA 92018-2484
Peter Fagrell, Helios, pete@heliosps.net
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