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HomeMy WebLinkAboutPRE 2025-0072; CALLE BARCELONA CARLSBAD; Admin Decision Letter Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 VIA EMAIL AND MAIL February 2, 2026 Adam Covington 380 Stevens Ave, Suite 305 Solano Beach, CA 92075 SUBJECT: PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD APN: 255-012-05-00 Thank you for submitting a preliminary review application for a multi-family residential project proposed on City of Carlsbad Housing Element Site 19 (pursuant to GPA 2022-0001/ZCA 2022-0004/ZC 2022- 0001/LCPA 2022-0015/AMEND 2003-0008/ AMEND 2023-0009/AMEND 2023-0010/AMEND 2023- 0011/AMEND 2023-0012 approved on January 30, 2024). The project is located on the west side of Calle Barcelona, approximately midway between El Camino Real and Leucadia Boulevard (Accessor Parcel Number 255-012-05-00). The 7.82-acre site includes a surface parking lot on the eastern portion that currently serves as supplemental parking for the adjacent assisted living facility. The eastern and western portions of the lot are divided by a steep slope with approximately 2.67-acres designated as open space preserve. The preliminary review application proposes the construction of a 343,690-square-foot, six- story, 66-foot-tall residential apartment building consisting of 186 dwelling units. Project components include the following: • A two-level parking garage on levels 1 and 2, providing a total of 362 parking spaces. 70 spaces will be reserved for the adjacent assisted living facility (GlenBrook Health Center). • 5,310 square feet of building amenities located on level 3. • Outdoor community recreation space consisting of a 15,000 square-foot landscaped courtyard with a swimming pool. • A 3,455 square foot building lobby and leasing office on the first level. • Direct vehicular access to the parking garage from Calle Barcelona. • Primary site access from the northern frontage of Calle Barcelona which will contain an arrival court. Secondary emergency access will be provided from the southern Calle Barcelona frontage. • A temporary surface parking lot and construction staging area located at the upper portion of the site and connecting to the primary site entrance, intended to accommodate the healthcare facility’s parking needs during construction. A shuttle bus will be used to transfer employees of the healthcare facility between the temporary parking area and the facility. • Utilization of the California State Density Bonus Law. 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 {city of Carlsbad PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 2 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 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: OS, Open Space/R-23, Residential, 19-23 dwelling units per acre (du/ac) b. Zoning: Planned Community (P-C) c. Coastal Zone: The property is in the non-appealable area of the Coastal Zone in the East Batiquitos Lagoon/Hunt Properties Segment of the Local Coastal Program (LCP). The Coastal land use designation is OS, Open Space/R, Regional Commercial while the zone is the same as the zoning above. d. Master Plan: The site is within Planning Area 2 of the Green Valley Master Plan (MP 92-001B) 2. Housing developments that contain a minimum of 20 percent affordability to lower-income households (i.e. low and very low-income household) as required pursuant to Government Code section 65583(c)(1) and 65583.2(h), and that are on specific sites rezoned by the City Council to meet RHNA requirements as detailed in the programs of the Housing Element, shall be permitted “by right” as that term is defined in Government Code Section 65583.2(h) and shall be subject to the mitigation measures of Supplemental Environmental Impact Report EIR 2022-0007. Please note, to qualify for the ministerial review process under Government Code section 65583(c)(1) and 65583.2(h), the project must provide 20% of the total units as affordable to low or very low- income households, which in this case would be 36 units (186 x .2 = 37.2 rounded down). Moderate- income units do not meet the definition of “lower income” defined in the government code. This methodology has been confirmed by the California Department of Housing and Community Development in correspondence and can be provided upon request. The project proposes designating 9 units to very low-income households (5% of the total units) and 28 units to low-income households (15% of the total units), therefore meeting these requirements. However, please be advised, the base density was calculated incorrectly in the submitted application, and as a result the density bonus must be recalculated, which will impact the total number of allowed units. See additional comments on density bonus calculations in Planning comment #3 below and Housing & Homeless Services section below. The permits/approvals below will be required, approved ministerially, prior to the issuance of any grading or building permits for the project: a. Site Development Plan (SDP): for the development of multi-family residential projects with affordable housing requirements (CMC Section 21.53.120 & Green Valley Master Plan). b. Habitat Management Plan Permit (HMP): for projects that impact, either directly or indirectly, habitat in the city (CMC Sections 21.210.030 and 21.210.060). c. Hillside Development Permit (HDP): for projects that are proposed on slopes that have a gradient of 15 percent or more and an elevation differential greater than 15 feet (CMC Chapter 21.95). PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 3 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 Please note, the above ministerial permits will require a public hearing and approval from the Planning Commission for compliance with the design review standards in the Site Development Plan. However, a ministerial action is statutorily exempt from CEQA. Any conditions of approval placed on the above permits will be standard conditions applied to all projects and/or will be reviewed and discussed with the applicant prior to the permit’s approval. As the Housing Element sites rezoned by the City Council, and the associated environmental review mitigation measures, were based on a certain number of new residential units, which did not include density bonus units, some additional studies may be required. The results of these studies may identify the need for additional conditions on the project’s ministerial approval, such as the need for utilities upsizing. In addition to the ministerial permits required above, the following discretionary permits/approvals will be required: a. Coastal Development Permit (CDP): for development (defined in CMC 21.04.107) within the coastal zone (CMC 21.201.030). The by right process as defined under Government Code section 65583.2(i), does not exempt a project from complying with the Coastal Act. Accordingly, because the site is located within the Coastal Zone, a Coastal Development Permit is required and will be subject to discretionary review and approval by the Planning Commission. b. Tentative Parcel Map (CT): for projects which propose a subdivision. As currently proposed, the project does not include a request to subdivide, however, should the project scope change to include a subdivision the subdivision will be a discretionary action, as the guiding regulations would be the Subdivision Map Act and Title 20 of the Carlsbad Municipal Code, requiring Planning Commission approval of a Major Subdivision as a discretionary action. These discretionary actions would consolidate all permits and require a finding under the California Environmental Quality Act (CEQA). Please see Planning Comment 4 for more information. 3. Density Bonus. The project is proposing a 20% density bonus with the designation of 9 units for very low-income households and 28 units for low-income households. These numbers were provided based on a base density of 180 units. Please note, the base density was incorrectly calculated as though the full 7.82-acre site is designated R-23. Only 5.15 acres of the site is designated R-23 in the General Plan, and Local Coastal Program Land Use Plan. The Zoning Ordinance references the Green Valley Master Plan, with no specific density, therefore the General Plan is the appropriate density to use. The remaining acreage is designated OS which is not assigned a density under any of the controlling land use documents. Therefore, the base density is 119-units (5.15 acres x 23 du/ac =118.45 units). There are various options that could be undertaken with this density to achieve a project at or near the proposed unit count in this one. Please revise the Density Bonus Report (Form P-1(H)) to demonstrate how the project will qualify for a density bonus and discuss with staff if there are questions upon the options. Pursuant to State Density Bonus Law, the number of incentives and concessions that can be requested by a developer varies by the amount and type of reserved affordable housing units being proposed. PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 4 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 Please see the table below for some examples of how many incentives could be granted based on the level and percentage of affordability. As part of the request for incentives or concessions, the city requires applicants to provide reasonable documentation to show that any requested incentive will result in identifiable and actual cost reductions to provide for affordable housing costs or rents (CMC 21.86.050A.5). The city must grant a requested incentive or concession unless it finds the following: a. The concession or incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs or rents. b. Granting the concession or incentive would have a specific adverse impact on public health or safety or on property listed on the California historical register, which cannot be mitigated, or would be contrary to state or federal law. In addition, waivers or a reduction of development standards may be granted if a developer provides reasonable documentation showing that the City’s standards would physically preclude the allowed densities and incentives. Sufficient documentation may include a written explanation of the physical constraints accompanied by an exhibit showing the site and developable envelope. The formal application must clearly articulate and substantiate any requested waivers, incentives, or concessions for proposed noncompliance with applicable development regulations. Please refer to the link below for the city’s State Density Bonus Law Informational Bulletin, IB-112: https://www.carlsbadca.gov/home/showpublisheddocument/8169/637744794162930000 Please refer to the link below for the Density Bonus Supplemental Checklist, P-1(H): https://www.carlsbadca.gov/home/showpublisheddocument/16609 4. Technical Studies: A statement of consistency will be required to demonstrate the project’s consistency with the mitigation measures of the Supplemental Environmental Impact Report EIR 2022-0007, pursuant to City Council Ordinance CS-465. Please refer to the Mitigation Monitoring and Reporting Program for needed site-specific studies applicable to Site 19. As the project requires discretionary action (CDP), the project will be required to demonstrate compliance with CEQA. Additional technical studies may be required to analyze project impacts. CEQA Guidelines Section 15102 provides the city 30 days after the application is deemed complete to Income % of Reserved Units Very Low 5% 10% 15% 80% or more Low 10% 17% 24% 80% or more Moderate 10% 20% 30% 20% maximum Senior** n/a n/a n/a n/a Incentives 1 2 3 4* *To qualify for 4 Incentives, a project must reserve at least 80% of the units for lower Income households (very low, low, or combination thereof). The remaining 20% may be reserved for moderate Income households. •• Senior projects with no affordable housing are not entitled to Incentives. PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 5 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 determine if an initial study is required for the project. This, combined with Title 19 of the CMC provides the same timeline to make a preliminary determination if an exemption applies. Once the application is deemed complete, staff will review the submitted materials and determine if further information is needed to make a CEQA determination. Additionally, a Local Mobility Analysis (LMA) and Transportation Demand Management (TDM) Plan may be required in connection to the entitlement review (See Land Development Engineering comment #1 below). 5. Development Standards. The project is located within Planning Area 2 of the Green Valley Master Plan. The project site is subject to the Green Valley Master Plan: https://www.carlsbadca.gov/home/showpublisheddocument/15233/638326298142230000 or as amended by Resolution 2025-257. Pursuant to Resolution 2025-257, residential development within the area designated R-23 in Planning Area 2 is subject to all applicable requirements of the Local Coastal Program and the development standers in the CMC, including Chapter 21.24 (RD-M Zone). Some of the applicable standards are stated below: a. Development Location: Pursuant to the Green Valley Master Plan Amendment approved as part of the Housing Element Rezone Program (Resolution No. 2025-257), the western portion of the site at the top of the slope shall not be developed and shall be available for habitat restoration/mitigation purposes. Development shall be clustered on the eastern portion of the site. The project proposes temporary parking and construction staging on the western portion of the site. While these activities are temporary, they meet the definition of development in the coastal zone pursuant to CMC 21.04.107 and Public Resource Code 30106, which includes grading, removing, or extraction of any materials, and the removal or harvesting of major vegetation other than for agricultural purposes. Please relocate the temporary parking and staging areas outside of the eastern portion of the site or provide evidence on how the proposed temporary development is allowed and able to be mitigated under the Coastal Act, the city’s Local Costal Program, and the city’s Habitat Management Program (adopted as part of the Local Coastal Program). b. Building Height: 35’ maximum. c. Front Yard (Setback): 20’ minimum, however 15’ shall be permitted providing carport or garage openings do not face onto the front yard; and 10’ shall be permitted providing carport or garage openings do not face onto the front yard, and that the remaining front yard is landscaped with a combination of flowers, shrubs, trees and irrigated with a sprinkler system. Landscape plans and irrigation system plans shall be approved by the City Planner prior to issuance of a building permit for a proposed structure. d. Side Yard (Setback): 5’ minimum. e. Rear Yard (Setback): 10’ minimum. f. Lot Coverage: All buildings, including accessory buildings and structures, shall cover no more than 60% of the lot. g. Please see Section IV, General Development Standards of the Green Valley Master Plan for additional standards, including grading, lighting, landscaping and signage. PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 6 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 6. Parking. a. Pursuant to government code section 65915, parking shall be provided as follows: i. Studios and 1-bedroom units: 1 space per unit ii. 2 and 3-bedroom units: 1.5 spaces per unit iii. 4+ bedroom units: 2.5 spaces per unit b. Pursuant to CMC 21.44.020 Table A, parking for the leasing office shall be provided as 1 space per 250 square feet of gross floor area. 7. Slope Analysis Map: A slope analysis is to evaluate project consistency with the Hillside Development Ordinance. Procedures for hillside mapping can be found in CMC Section 21.95.130. 8. City-Wide Objective Design Standards (ODS). The proposed project is subject to the city-wide ODS. Please see link below for reference. City-wide ODS: https://www.carlsbadca.gov/home/showpublisheddocument/13768/638201047511900000 City-wide ODS checklist: https://www.carlsbadca.gov/home/showpublisheddocument/15323/638332233693100000 Objective Design Standards Processing Guide: https://www.carlsbadca.gov/home/showpublisheddocument/15321/638331501903600000 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 Total units and affordability – This proposed project is subject to multiple affordability requirements, each are summarized below. Units provided are able to meet multiple requirements, but each requirement is separately required to be met. Affordability Requirement Basis for Requirement Determination Required affordable units Density Bonus Government Code Section 65915 To be determined To be determined Local Housing Element requirements City Council Resolution 2024-016 20% of base units To be determined By-right processing for Housing Element rezoned sites Government Code section 65583.2(h)(1) 20% of total units To be determined PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 7 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 1. Density Bonus – The project application is seeking additional units under State Density Bonus Law. Because the base number of units presented in the primary application utilized an incorrect acreage, the density bonus requested will need to be revisited, and subsequent determination about the required number of affordable units to be determined. 2. Local Housing Element Requirements – The project site was recently rezoned under 2021-2029 Housing Element Program 1.1. Per City Council Resolution No. 2024-016, sites that received a residential land use change or an increase in residential density as part of the 2021-2029 Housing Element must provide minimum affordability. For non-city owned sites, the minimum affordability requirement is as follows: Options Calculation Additional Requirements 20% of base housing units at low-income To be determined None 15% of base housing units at low income, and 10% at moderate income, total of 25% of base housing units To be determined Requires public benefit analysis and city approval 15% of base housing units at very-low income To be determined Requires public benefit analysis and city approval 3. State by-right processing - The project is seeking a “by-right” designation, defined by Government Code Section 65583.2(I), it must provide a minimum of 20 percent affordable housing of total housing units (not base) to lower income households (Government Code Section 65583.2 (h). Please revisit the calculation of base density, requested density bonus to determine the total number of required affordable units. Other inclusionary housing requirements: Per 21.85.020 (A), the affordable housing cost for all affordable units is determined by California Health and Safety Code Section 50053. An allowance for tenant-paid utilities must be deducted from the maximum affordable rent. Per 21.85.030. C., at least ten percent of the lower-income units shall have three or more bedrooms. Applicant may request a waiver from this requirement if it conflicts with requirements CMC 21.85.040. See below for additional discussion. Per 21.85.040. D., affordable rental units shall remain restricted and affordable to the designated income group for fifty-five years…. Affordable units shall be provided in the same tenure as the market rate units, consistent with California Civil Code 714.7. Per 21.85.040. G., internal and external design of 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. PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 8 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 Per 21.85.040. H., bedroom count and unit sizes of affordable units to be commensurate with market- rate units. Per 21.85.140. A., the development must execute an affordable housing agreement. Prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. 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 be prepared to show the location of affordable units on the plan to comply with this requirement. Many developments opt to “float” a deed restriction among units to allow flexibility through the operation of the development. In this instance the annual report will identify the affordable units in the required proportion by bedroom count. Habitat Management Comments: Please see attached HMP Constraints Assessment for more details 1. The pre-application cover letter states that a biology report was submitted with the application; however, site documents available to staff only included a vegetation map. A current, full biology report is required. The biology report must be consistent with the city’s most current guidelines, including: a. Vegetation mapping of the project area plus 100 feet. b. Vegetation types must match the categories in HMP Table 11 (Holland/Oberbauer classification system). The vegetation map submitted used a category called “brush managed revegetation,” which is not recognized vegetation type. In the vegetation description for this area, use the appropriate classification and describe site conditions, including ongoing activities, prevalence and type of native and non-native species, and what is meant by “revegetation.” c. Show all required biological buffers on an impact figure. d. Include a figure showing all permanent impacts, such as Fuel Modification Zone, new utility easements, drainage basins, etc., as well as any temporary impacts, such as temporary grading, equipment storage, temporary access, etc. e. The impact figure must also show the adjacent HMP hardline (offsite), as well as the onsite non- HMP Open Space. 2. The site is located within the Coastal Zone; therefore, all projects are subject to HMP Coastal Zone Requirements (see below), and mitigation for any impacts to habitat would follow these standards, rather than the mitigation ratios in HMP Table 11. 3. The site is adjacent to HMP Existing Hardline, and therefore the project must demonstrate compliance with HMP Adjacency Standards. 4. Impacts to native habitat, Disturbed and Eucalyptus Woodland must pay a HMP Mitigation Fee. PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 9 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 5. A minimum of 67% of the coastal sage scrub onsite must be conserved in place. Any impacts to the remaining coastal sage scrub must be mitigated at a 2:1 ratio through purchase of land offsite or through onsite or offsite restoration, which is typically a five-year program. 6. Any mitigation in the form of creation, restoration and/or enhancement requires submittal of a conceptual restoration plan for review and approval of the city and resource agencies. Note that the project Pre-Application Cover Letter stated “Upon completion of construction and removal of the temporary improvements, the affected area will be hydroseeded with a native coastal sage scrub seed mix, as mitigation for any vegetation thinning required within the fire protection buffers, and consistent with the project’s landscape restoration and environmental objectives.” Note that hydroseeding is not an appropriate method for mitigation-level habitat creation/restoration, but may be acceptable for temporary impact areas within non-native vegetation areas to stabilize the soil. 7. Upland native habitat requires a 20-foot buffer between the habitat and development. Buffer areas that do not contain native habitat shall be landscaped using native plants. No grading or other impacts are allowed within the buffer. See coastal zone standard 7-11 more details. 8. The site is located within a Very High Fire Hazard Zone (VHFHZ). Any required Fuel Modification Zone (FMZ) around structures for fire protection must be counted as an impact and mitigated. 9. Any new easements for utilities, trails, basins, etc. must be counted as an impact and mitigated. 10. The mitigation measures in the biology report must be consistent with Housing Element SEIR (EIR 2022-0007) MMRP, if this is the CEQA document that will be used for the project. The biology report mitigation measures should include the SEIR mitigation measures verbatim (including mitigation measure numbers), and then add any additional project-specific details as needed for each measure. 11. A copy of the Habitat Management Plan (HMP) may be downloaded here: https://www.carlsbadca.gov/home/showpublisheddocument/1600/638366818940500000 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 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. PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 10 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 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, https://www.carlsbadca.gov/home/showpublisheddocument/604/638683035715330000. 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 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. 7. Based on this project’s general land use R-23, this project is subject to the City of Carlsbad trash capture requirements. Incorporate trash capture measures on the project plans. 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 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. 11. A preliminary geotechnical report is required to evaluate the feasibility of the project. Guidelines for preliminary geotechnical studies are available on the City of Carlsbad Engineering website through the following link: https://www.carlsbadca.gov/home/showpublisheddocument/326/638054006747270000. 12. Per CMC15.16.060 this project will require a grading permit and grading plan. PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 11 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 13. A separate improvement plan for any work proposed within the right-of-way may be required for this project. 14. 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. 15. Delineate and annotate the limits of grading. 16. 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. 17. On the site plan, show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. 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 the finished pad and floor elevations. 20. Provide the method of draining the lot. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 21. Delineate all retaining walls that will be utilized on the project site and show top of wall and bottom of wall elevations, including at the highest and lowest points. Indicate maximum height of retaining wall measured from bottom of footing to top of wall and maximum height measured from finish surface to top of wall. 22. Provide a cross section to show the existing and proposed ground, the proposed wall, the footing and remedial excavation. 23. 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. 24. Show existing lot line bearing and distance. 25. Provide typical street cross sections for Calle Barcelona. Provide existing right-of-way width and existing improvements and proposed improvements and dedications. 26. Delineate and annotate all proposed driveways and driveway widths. Multi-Family residential projects are limited to 34-ft maximum per Engineering Standards. 27. Show all existing and proposed utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, street lights in Calle Barcelona and laterals affecting the PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 12 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 property. Utilize improvement plan, DWG 349-3 and grading plan, DWG 349-3A on our public records access page. 28. All transformers and electrical facilities solely serving this project site shall be located on site and outside of the public right-of-way 29. 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. 30. Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services standards, see building department form B-76. 31. Coordinate with Leucadia Waste Water District and Olivenhain Municipal Water District since the proposed development is located within their district, property or easement. This project will require written approval from each respective utility agency. 32. 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.) 33. Plot stopping sight distance at all driveways. Fire & Life Safety: 1. To facilitate the review process, upon project submittal, please include a Fire Master Plan for review. The plan shall include, at a minimum, the following elements: a. Square footage, height, construction type, and occupancy type of all buildings. b. Fire department access roads and dimensions, road surface material, and access gates (if any). c. Aerial fire apparatus (ladder truck) access is required; show aerial apparatus access points to the roof. d. Hose-pull dimensions to all structures. Hose-pull measurement begins at a point in the fire access road where fire apparatus would park to perform emergency operations. If access is taken from a public street, measurement shall be taken 10 feet from the edge of the curb. Hose-pull measurement is required to be no greater than 150 feet to all portions of the exterior of the first floor of any structure. e. Hydrant locations. Hydrants shall be provided along the length of the fire access roadway in the quantities and up to the maximum distances prescribed in CFC Table C 102.1 and in accordance with the approved Form P99-F. f. Location of fire riser(s) and alarm panel. g. If required, ladder pad locations for all emergency escape and rescue openings. 2. Property is bound by hazardous vegetation and within a Very High Fire Hazard Zone. Provide a fire protection plan (FPP) and evacuation plan, and show all project design features that minimize risk or hazard. The FPP and evacuation plan should include the following: PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 13 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 a. Provide project site risk analysis (topography, existing and proposed land use(s), vegetation dynamics, and climate. b. Provide anticipated fire behavior modeling (such as FlamMap and FARSITE analysis). c. Estimate calls and demand for service analysis and emergency response and service travel time coverage. d. Identify and show the evacuation route and time estimate analysis. 3. Defensible Space shall be provided in accordance with the California Wildland-Urban Interface Code. A minimum of 100 feet of defensible space is required. Show details of compliance with Sections 603 and 604 on the Landscape Plan and submit to the Fire & Life Safety Division for review and approval. Note: As property is in a mapped VHFHSZ, it will be required to comply with Zone Zero defensible space requirements once established by the Board of Forestry. 4. Fire Department Access is not adequate as shown. A fire apparatus access road must extend to within 150 feet of all portions of the exterior of the first floor of any structure to allow for the effective hose pull distance to be 150 feet or less. Hose pull measurement begins at a point in the fire access where fire apparatus would park to perform emergency operations, located 10 feet from the edge of the curb. Hose-pull distance is not shown and likely exceeds the allowed distance of 150 feet. Show hose- pull measurements on the plans and demonstrate the ability to reach all points of the first floor of the buildings within 150 feet. 5. Dead-end roadways in excess of 150 feet shall be designed and constructed with approved turnarounds or hammerheads. Show fire apparatus turnarounds. 6. Aerial (ladder truck) access shall be provided. Show details for aerial apparatus access on the plans, including: a. Carlsbad Municipal Code amendment (17.04.060 California Fire Code Chapter 5): Buildings exceeding three stories in height or 30 feet in height shall be provided with aerial fire apparatus access to at least one full side of the building. Required access routes shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building. The access width shall be a minimum of 26 feet (7925 mm) and shall be clear of any obstructions, including overhead utility and powerlines. The side of the building on which the aerial access fire apparatus road is positioned shall be approved by the fire code official. b. For trees lining Calle Barcelona, show full tree height at maturity. c. Access may be taken from an on-site fire apparatus access road or from a public road with an average daily trip (ADT) count below 30,000. Provide ADT for Calle Barcelona, if Calle Barcelona is proposed to be used for aerial fire apparatus access. 7. Note which stairwells will provide roof access. 8. Confirm whether or not the roof will be occupied. PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 14 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 9. Structures within a high or very high fire severity zone require special construction features to protect against wildfire hazards; please consult with the building department and refer to CWUIC Chapter 5 for specific building requirements and CWUIC Chapter 6 for defensible space requirements. 10. Submit completed P99F form to determine fire flow requirements, and to determine 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. 11. Provide details for any ESS that will be installed within the building. Building: 1. The building Project Description indicates that it is a mixed use four-story multifamily structure over two-story parking garage. Address the following: a. Identify the occupancy groups that will be proposed for the building. CBC 302. b. Identify the Type of Construction of the building. CBC Table 601. c. Provide an allowable building area and height analysis per CBC 503, 504, 506, and 508 or provide a detailed narrative describing how the building will meet the allowable building area and height provisions of CBC Chapter 5. 2. Provide a narrative describing how the garage levels will be ventilated per CMC 403.7. Include information on where garage exhaust will terminate as garage exhaust is considered product conveying and shall comply with CMC 502.2.2. 3. Garage Vertical Clearance: A 98” minimum vertical clearance is required from the garage entrance to the accessible parking space per CBC 11B-502.5. 4. Stairway to the Roof: Revise the plans to show stairs extending to the roof per CBC 1011.12. 5. Project Funding: Please indicate whether the project is publicly or privately funded. Federal guidelines and CBC Chapter 11B shall apply for publicly funded projects. 6. Accessible Means of Egress: CBC 1009.2.1 requires elevators to be part of the accessible means of egress in buildings where a required accessible floor is four or more stories above the level of exit discharge. Further, CBC 1009.4 requires standby power for the elevators. Provide compliance with these code sections or the exceptions to these code sections. 7. Accessible Electric Vehicle Parking: Provide accessible electric vehicle charging stations in accordance with CBC 11B-228.3. 8. Gurney Size Elevator: Elevator shall be designed to accommodate an ambulance stretcher per CBC 3002.4 9. Sand Oil Separator: Sand oil separator shall be provided for the parking garage. CPC 1016. PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 15 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 10. Green Building: Building shall comply with the current California Green Building Standards Code Mandatory Measures. 11. Roof Deck Assembly: Per CBC 107.2.7, where balconies or other elevated walking surfaces are exposed to water from direct or blowing rain, snow, or irrigation, and the structural framing is protected by an impervious moisture barrier, the construction document shall include details for all elements of the impervious moisture barrier system. The plans shall show these details. Manufacturer’s installation instructions shall be incorporated into the plan submittal package. Advisory: During the construction phase, all elements of the impervious moisture barrier system shall not be concealed until inspected and approved. CBC 110.3.8.1. 12. Please note that special features will be required for this project in accordance with the California Wildland Urban Interface Code. Please refer to fire comments for additional requirements. Public Works – Utilities: 1. Property is within Olivenhain Water District service area and water services and available capacity shall be coordinated with provider. Please provide a Project Facilities Availability - Water Form P99W, signed by the water district. 2. Property is within Leucadia Wastewater District service area and sewer service and available capacity shall be coordinated with provider. Please provide a Project Facilities Availability - Wastewater Form P99S, signed by the wastewater district. PRE 2025-0072 (DEV2026-0006) – CALLE BARCELONA CARLSBAD February 2, 2026 Page 16 ________________________ Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 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 •Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773 •Fire & Life Safety: Darcy Davidson, Fire Marshal at (442) 339-2662 •Building: Jesse Sanchez, Interim Building Official at jesse.sanchez_ctr@carlsbadca.gov Sincerely, ERIC LARDY, AICP Assistant Director of Community Development EL:LY:cf Attachments: -HMP Constraints Assessment c: Continuing Life Communities, LLC, 1940 Levante St., Carlsbad, CA 92009 Linda Ontiveros Project Engineer Fire & Life Safety Laserfiche/File Copy Data Entry