HomeMy WebLinkAboutPRE 2026-0008; ROOSEVELT GRAND AND STATE MIXED USE; Admin Decision LetterMarch 25, 2026
Kirk Moeller
2888 Loker Avenue E Ste. 317
Carlsbad, CA 92010-6685
{city of
Carlsbad
SUBJECT: PRE 2026-0008 (DEV2026-0014)-ROOSEVELT GRAND AND STATE MIXED USE
APNS: 203-181-03, -04, -07, -12, 203-291-01
Thank you for submitting a preliminary review for a five-story, 69-unit mixed-use project spanning
multiple properties in the Village & Barrio Master Plan with a combined area of 1.46 acres. The impacted
addresses are 2802 State Street, 2801-2885 Roosevelt Street, 2933 Roosevelt Street, and 570-590 Grand
Avenue. The concept "L-shaped" mixed use project, which includes the construction of two separate five-
story mixed use buildings, fronts Roosevelt Street to the east, Grand Avenue to the south and the Tyler
Street Alley and State Street to the west. The properties are currently developed with commercial uses
and associated at-grade parking lots. All existing buildings will be demolished. Specifically, the following
development is proposed :
Building A
• Street frontage on Roosevelt Street to the east, Grand Avenue to the south and Tyler Street Alley
to the west
• Two-level, 123-space parking garage with vehicular access from two points: Roosevelt Street and
Tyler Street Alley. The parking garage off Tyler Street Alley is partially subterranean. A total of
123 spaces are proposed in Building A, 61 of which will be subterranean.
• Four stories of residential with 9,620 square feet of ground floor commercial area
• 39 units ranging in size from 1,589-4,043 square feet
Building B
• Street frontage on State Street to the west and Tyler Street Alley the east
• One-level, at-grade, 31-space parking garage, including 13 parking lifts, with access from the Tyler
Street Alley.
• Four stories of residential above a 6,000-square-foot ground floor restaurant
• 30 units ranging in size from 1,051-2097 square feet
Additional Details:
• Parking will be shared between the two buildings
• Density is 47.2 dwelling units per acre (du/ac), resulting in a 35% density bonus
• Eight inclusionary housing units proposed six very low and two low-income units
• Total of 154 parking spaces are proposed for 69 residential units and 15,620 square feet of
commercial uses.
• Two density bonus waivers are currently proposed: waiver to 45-foot height limit and number of
stories.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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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 ofthe 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:
General
1. The General Plan and zoning designations for the property are as follows:
a. General Plan : Village-Barrio (V-B)
b. Zoning: Village-Barrio (V-B)
c. Master Plan : The project is located within the Village Center (VC) District of the Village and
Barrio Master Plan (VBMP). The permitted density is 28 to 35 dwelling units per acre.
d. The project is not located in the Coastal Zone
2. The project requires the following applications, which require approval from the City Council:
a. Site Development Plan. Pursuant to VBMP Section 6.3.3(8), an SDP is required for new
construction of 5 or more residential units and/or a building larger than 5,000 square feet.
b. Tentative Tract Map. If the units are for sale (i.e., condominiums instead of apartments),
a tentative tract map will be required.
c. Grading and Landscape Plans
3. Proposed Land Use. A mixed-use building is permitted within the VC District per the VBMP, Table
2-1. For an exhaustive list of permitted uses, conditionally permitted, and/or prohibited in the VC
District, please consult Table 2-1 beginning on page 2-6 of the VBMP. For an exhaustive list of
expressly prohibited uses, please see Table 2-1 on page 2-8. Please see link to VBMP below:
4.
https://www.carlsbadca .gov/home/showpublisheddocument/15621/638865445621170000
Density/Density Bonus. The density range for the VC district is 28-35 dwelling units per acre.
Absent the density bonus, the maximum number of units that can be permitted on the site is 51.
Please see calculation below for reference.
Maximum Units permitted for 1.46-acre parcel: 51(exclusive of a density bonus request):
Maximum density= 35 du/ac:
Maximum unit yield= 35 x 1.46 = 51.1; rounds down to 51 units
(required to round down per Carlsbad Municipal Code Section 21.53.230, Table A)
The proposal to construct 69 multi-family units results in a proposed density of 47.2 du/ac and
therefore exceeds the maximum allowable residential density. A 35% density bonus will be
required to construct 69 units. Please see calculation in Housing & Homeless Services Department
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0008 (DEV2026-0014)-ROOSEVELT GRAND AND STATE MIXED USE
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5.
6.
7.
for additional information. Please see link to Informational Bulletin, IB 112, for additional
information regarding density bonus projects.
https://www.carlsbadca .gov/home/showpublisheddocument/8169/638967418316170000
Density Bonus-Incentives/Concessions and Waivers. The concept project proposes a 35% density
bonus and requires six very low income inclusionary housing units. Pursuant to State Density
Bonus Law, the project is entitled to two incentives/concessions and an unlimited number of
waivers.
The city must grant a requested incentive/concession unless it finds, under a preponderance of
evidence, the following:
• The incentive/concession does not result in identifiable and actual cost reductions to
provide for affordable housing costs or rents.
• Granting the incentive/concession 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.
For waivers to development standards:
• The developer must provide sufficient documentation justifying why the city's established
development standard(s) or design regulation(s) physically preclude construction of the
project and why the waiver(s) is necessary. Sufficient documentation may include a written
explanation of the physical constraints accompanied by an exhibit showing the site and
developable envelope.
Please provide sufficient documentation for each density bonus incentive/concession and waiver
requested justifying how the project complies with the above-noted findings. For waivers,
sufficient documentation should include a written explanation of the physical constraints
accompanied by an exhibit showing the site and developable envelope and how the
implementation of the standard would preclude the development of the project as proposed. If
square footage and/or number of units are impacted, please quantify the loss of square
footage/units. Please see link to P-l(H), Density Bonus Report, for additional information. This
application shall be included with the initial submittal.
P-l(H):
https://www.carlsbadca.gov/home/showpublisheddocument/16609/638561251975170000
lnclusionary Housing Requirement. Please see comments from the Housing & Homeless Services
Department. In addition, please see the City's lnclusionary Housing Program Information Bulletin
for more information:
https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
Parking/Assembly Bill (AB) 2097. A total of 154 parking spaces are proposed for 69 residential
units and 15,620 square feet of commercial use. Pursuant to Assembly Bill (AB) 2097, local
jurisdictions located within ½ mile of a major transit station cannot enforce minimum parking
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0008 (DEV2026-0014}-ROOSEVELT GRAND AND STATE MIXED USE
March 25, 2026
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requirements. Developers can still provide parking onsite, but the number of parking spaces
provided will be based on builder preference and market demand, not by city-established
minimum parking standards. However, electric vehicle and accessible parking will still need to be
provided based on the number of parking spaces for the commercial and residential uses that
would have otherwise been required for the project. Please see link below for additional
information:
IB-131, AB 2097:
https://www.carlsbadca.gov/home/showpublisheddocument/12218/638563690008600000
8. Technical Studies/Exhibits. The following technical studies/reports, beyond those listed as
required in Development Permit Application Form P-2, shall be required with a formal submittal.
Each of the studies/reports shall be provided in hard copy (2 copies each) and digital :
a. Noise Study. A noise study shall be submitted for any residential project requiring a
discretionary permit containing five or more dwelling units or any multiple-family dwelling
units located within or 500-feet beyond the 60 dB(A) CNEL noise contour line of the Noise
Contour Map as part of the Carlsbad General Plan. This project meets both above
qualifications. Please provide a noise study in compliance with the City of Carlsbad Noise
Guidelines. The city's Noise Guidelines Manual may be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
The City's General Plan Noise Element (Chapter 5) may be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/3426/637434861102600000
b. Cultural and Paleontological Resources Studies. The development of the proposed project will
require excavation in an area of the city known to have high sensitivity as it relates to (1)
archeological, and (2) paleontological resources. Please direct your consultant to the city's
Tribal, Cultural and Paleontological Resources Guidelines. Please note that any archeological
pedestrian survey of the site for the cultural resources study shall also include a Native
American monitor during the survey. The city's Tribal, Cultural and Paleontological Resources
Guidelines may be found on the city's website at :
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
c. Historical Analysis. The existing buildings on the project site appear to have been built over
45 years ago. The development of the proposed project will require demolition in an area of
the city known to have a high sensitivity as it relates to architectural history. To determine if
the structures are significant pursuant to the California Environmental Quality Act (CEQA), a
historical analysis report will need to be submitted or provide documentation that the
structures are less than 45 years old. This report shall also be consistent with the city's Tribal,
Cultural, and Paleontological Resources Guidelines as discussed above.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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9.
Please note, this does not represent an exhaustive list. Additional Planning-related studies may
be required. In addition, there may be other studies requested by the reviewing City Departments
and Divisions listed below.
Chapter 2.6 Area-Wide Standards. This project is subject to the Chapter 2.6, Area-Wide Standards
of the VBMP beginning on page 2-13, which include but are not limited to the following standards:
a. Chapter 2.6.1, Site Planning, Ingress and Egress. Vehicle access shall be taken from the
alley where the condition exists.
Planning comment: Please redesign project to remove access to Building A off Roosevelt
Street. Access shall be taken from the Tyler Street Alley.
a. Chapter 2.6.2(A)& (Bl. Building Orientation & Entrances. The Primary Building's main
entrance shall front onto and directly access the Primary Street's walkway. Since two
detached mixed use buildings are proposed, a lobby fronting the street shall be provided
for each building. Building A complies with the entry provided off Roosevelt Street.
Building B does not comply as there is not a lobby fronting the street. Please redesign the
project to provide an entrance to Building B directly off State Street.
b. Chapter 2.6.2(Cl Placement and Orientation. Roof Protrusions.
i. All roof structures, including protrusions such as equipment housing and
guardrails; parapets and equipment screening; architectural features such as
decorative or accent elements and towers; flagpoles; and roof decks and their
amenities, shall complement and be consistent with the design of the building.
No roof structure shall be taller than the minimum height needed to
accommodate, screen, or enclose the intended use. Roof structures specifically
for the housing of elevators, stairways, tanks, ventilating fans, or similar
equipment required to operate and maintain a building; flagpoles, chimneys,
smokestacks, wireless masts and similar structures: Up to 10 feet above
maximum height. Please label the height of all privacy walls and mechanical
screen walls on the roof plan. Provide elevations to show the roof structures and
protrusion complement and are consistent with the building design.
ii. The cumulative area devoted to roof structures (excluding roof decks, parapets,
solar energy systems and skylights) shall not exceed 10 percent of horizontal roof
area. Please show and dimension the roof structures and provide a calculation to
show that it will not exceed 10 percent of the horizontal roof area.
10. Chapter 2.7.1-Village Center (VC) Supplemental District Standards. This project is subject to the
Chapter 2.7.1 -Village Center (VC} Supplemental District Standards of the VBMP beginning on
page 2-36, and as edited by Chapter 2.3 of the VBMP Objective Design Standards beginning on
page E-8 which include but are not limited to the following standards.
a. Chapter 2.7.l(A) Setbacks.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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i. Front/Corner (property lines fronting Grand Avenue and State Street) -
Minimum of O feet, maximum of 5 feet to building at the ground floor.
Additional depth permitted where an area includes a plaza, courtya rd, or
outdoor dining. Additional depth is also permitted to accommodate electrical
transformers, utility connections, meter pedestals and similar equipment only
if other locations are infeasible as determined by the decision-maker. Please
show the 5-foot maximum setback on the plan
ii. Side and Rear-0 feet
b. Chapter 2.7.l(E) Open Space.
i.
ii.
Private. Private residential open space shall be provided at a minimum of 60
squa re feet per unit with a minimum dimension of 6 feet in any direction and
with more than one (1) open space area . With a formal submittal, please
dimension the open space areas and provide a line-item calculation of the open
space areas to confirm this requirement is met.
Planning comment: It does not appear that all balconies meet this standard.
Common. Residential Common Open Space shall be provided for projects with
more than 10 units. Common open space shall be provided at a minimum of
fifteen (15) square feet per unit with a minimum dimension of ten (10) feet in
any direction (not including utilities or storage enclosures located within these
spaces). Common open space shall be purposefully designed as active or
passive recreational facilities and include one (1) or more of the following: a
pocket park, community garden, courtyard, athletic/ recreational courts or
gyms, pools and spas, picnic/sitting area accessible to all residents, and play
equipment area for children . An applicant may provide common space through
an amenity not on this list if it is readily accessible by all residents for recreation
and social purposes.
c. Chapter 2.7 .l(F) Service and Delivery Areas. Service and loading shall be conducted using alley
access where the condition exists. Identify where the service and loading area will be. Given
the 20-foot width of the Tyler Street Alley and the upper and lower level parking garages for
Building A, it is not clear whether there is a feasible option for trash pickup for both buildings.
Further, the Engineering Department has indicated there does not appear to be a dedicated
public street for the entire stretch of Tyler Alley as shown on the site plan. These are issues
that will need to be resolved prior to formal submittal of the project.
d. Chapter 2.7.l(G) Building Height.
i. The maximum building height is 45 feet and 4 stories.
ii. Ground floor wall plate height: Minimum 14 feet. This height shall be measured from the
finished floor to the top plate of the ground floor or, where there is no "plate", to the
bottom of the floor structure of the second floo r. This standard shall apply only to the
ground floor street frontage uses permitted within the boundaries of the use restriction
area identified on Figure 2-2.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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iii. A maximum of 30 percent of the fourth story street facing facade can have a 0-foot
setback (as measured from the property line). The remaining 70 percent shall be set back
a minimum of 10 feet (as measured from the property line). The total square footage of
enclosed fourth floor space shall not exceed 80 percent of the largest enclosed floor space
below (floors one, two, or three). However, in no case shall the fourth-floor enclosed
space exceed the amount of third floor enclosed space . If use of Density Bonus
Concessions or Waivers is proposed to waive these requirements, a waiver and
documentation the standards in this letter should be provided per each development
standard.
e. Chapter 2.7.l(Hl Building Massing. Maximum wall plane and roofline: No building facade
visible from any public street (excluding alleys) shall extend more than 40 feet in length
without a 5-foot minimum variation in the wall plane, as well as a change in roofline.
f. Chapter 2.7.1(1) Ground Floor Street Frontage Uses. New ground floor street frontage uses
permitted within the boundaries of the use restriction area identified on Figure 2-2 shall
occupy more than one-half of the habitable space developed on the ground floor and shall
span at least 80 percent of the building frontage. Up to 20 percent of a building frontage may
be used for a lobby or entryway to uses above or behind ground floor street frontage uses .
11. Objective Design Standards. This project is subject to the Village & Barrio Objective Design
Standards (ODS) found in Appendix E of the Master Plan. Please see the city's Informational
Bulletin and the ODS Compliance Checklist, both linked below. Please submit a completed
Compliance Checklist with a formal application submittal. Also, in your formal submittal, please
demonstrate in the plans how the project complies (with dimensions, callouts, calculations, etc.)
with the objective design standards for the building type and chosen architectural style.
Informational Bulletin 302:
https://www.carlsbadca.gov/home/showpublisheddocument/15945/638385923722730000
VBMP ODS Compliance Checklist:
https ://www .ca rls ba dca .gov /ho me/ showp u b I ished d ocu me nt/ 15309 / 63863 2 7 82040170000
Village and Barrio Master Plan Appendix E:
https://www.carlsbadca.gov/home/showpublisheddocument/13754/638312276242470000
a. Please note that there are architectural styles associated with the various subdistricts that
will need to be identified, and the proposed design adhered to. Please review your design
against the ODS and revise where any non-compliance might occur.
b. Pursuant to the Village and Barrio Master Plan Objective Design Standards (VBMP ODS), a
large mixed use building in the VC district requires one of the following architectural styles:
i. Spanish Revival
ii. Craftsman
iii. American Mercantile
iv. Traditional Modern
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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v. California Contemporary
Please select an architectural style from the list above and show how the project complies.
c. The project is subject to Chapter 2.4 -Applicable VBMP Section 2.8 Area-Wide District
Guidelines of the VBMP Objective Design Standards beginning on page E-11 which include but
are not limited to the following standards:
i. Public utility equipment, meter pedestals, and transformers on private property shall be
located a minimum of two (2) feet away from sidewalks and pedestrian areas or
underground. Please include dimensions on the plans to demonstrate compliance.
ii. Roof mounted mechanical equipment and screening shall not interfere with required
solar zones or installed solar photovoltaic or solar water heating systems. This comment
is for informational purposes only.
iii. Trash, recycling, and mailbox enclosures shall incorporate the materials and colors of the
primary building design. Please clarify location and design of mailbox enclosures on the
plans.
d. This project is subject to Chapter 2.6 -Additional Area-Wide Standards of the VBMP Objective
Design Standards beginning on page E-11 which include but are not limited to the following
standards:
i. Equipment & Utility Screening and Site Design.
1. Wall-Mounted utility elements such as vents, exhausts, wires, conduits, junction
boxes, transformers, ballast, backflow devises, irrigation controllers, switch and panel
boxes, and utilities such as gas and electrical meters shall be located at interior
corners of building walls or behind building or landscape elements and outside of
view from a public right-of-way.
2.AII flashing, sheet metal vents, exhaust fans/ventilators, downspouts and pipe stacks
shall be painted to match the adjacent roof or wall material and/or color. Please add
a note to this effect to the elevations.
ii. Bicycle Parking.
1.Short-term Bicycle Parking. Short-term bicycle parking shall be provided in the form
of permanent bicycle racks for at least six (6) bicycle parking spots . Racks shall be
located within 50 to 100 feet of the primary building's entrance. Bicycle racks and
associated bicycle maneuvering shall not impede upon the public sidewalk path of
travel and shall not be placed within the public right-of-way. A bike corral may be
proposed in lieu of a bike rack if approved by the City of Carlsbad. Please show
location of short-term bicycle parking on the plans.
2. Long-term Bicycle Parking. Projects of More Than Ten (10} Units. Long-term bicycle
parking shall be provided for projects of more than ten (10} units. Secure, long-term
bicycle parking areas shall be enclosed and designed within a residential building or
parking structure, or within a separate lockable storage enclosure. Long-term bicycle
parking facilities shall incorporate materials and colors used in the primary building
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0008 (DEV2026-0014)-ROOSEVELT GRAND AND STATE MIXED USE
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12.
13.
14.
15.
and shall not be visible from the public right-of-way. Please show the location of long-
term bicycle parking on the plans.
iii. Private Open Space Screening. Where private open space (such as a balcony or ground
floor patio) is located adjacent to a window, patio or balcony of an adjoining dwelling unit,
balcony railings and patio walls or fencing shall be constructed with wood, composite
wood, metal, or glazing. Screening shall be constructed with limited openings to provide
a minimum of eighty-five {85%) percentage surface area screening (measured from the
finished floor of the private space to the top of the railing, fencing, or walls). Please
indicate railing/fencing material and height for all balconies.
Electrical Transformer. Please submit correspondence from SDG&E indicating whether a
transformer will be required . If required, please identify the location on the plans and provide
landscape screening.
Solid Waste. Please provide a "will serve" letter for waste hauler services for the project with a
formal application submittal. Send request to: Carlsbadservice@RepublicServices.com.
General Planning/Site Design Comments. Please consider the following site design comments as
part of the revisions that will be needed for the concept project:
a. An entrance to the residential lobby for Building B shall be provided directly off State
Street so residents/guests are not forced to walk through a narrow corridor in between
buildings to enter the building.
b. The Utilities Department's requirement for a 20-foot-wide sewer easement will impact the
size/design of the parking garage for Building B. No structures can be in the easement.
c. Approval from adjacent property owners may be needed for additional dedications
associated with the Tyler Street Alley. Please see comments from LDE For additional
information.
d. Every effort shall be made to retain all existing, mature street trees
e. Since the Tyler Street Alley is less than 24 feet in width, the Fire Department will not be
utilizing the alley for access in an emergency. Please see comments from Fire for additional
information.
f. Please check with Republic Services to confirm the company will be able to utilize the alley
for access since it is only 20 feet wide.
g. The required State Street ROW dedication will likely require a reduction in the footprint for
Building B.
h. For all parking stall series with a dead -end, please include a parking stall marked for "No
Parking-Turn-Around Area Only." Please refer to the CMC Chapter 21.4, Parking Ordinance,
for information regarding the minimum dimensions and maximum number of compact
spaces that can be permitted.
City Council Policy 84. Early Public Notice and Stakeholder Outreach. The project is subject to City
Council Policy Statement No. 84, Development Project Public Involvement. Please review City
Council Policy No. 84, as early public notice and enhanced stakeholder outreach requirements
are required.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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16.
17.
An early public notice is required to be prepared by the applicant and mailed to all owners and a
notice sign is required to be posted onsite by the applicant within 30 days of the application
submittal date. In addition, the applicant is required to complete enhanced stakeholder outreach
to further engage the community on their project. Project applicants shall conduct at least one in-
person public outreach meeting with the community. Additional meetings are encouraged and
recommended but not required .
The Draft Development Project Public Involvement Package must be submitted at the time of the
application submittal. Applicants are encouraged to begin engaging and soliciting public input
prior to application submittal, however outreach conducted prior to submittal does not satisfy
the requirements of the policy.
Housing Crisis Act. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline
application process for housing projects. It is not mandatory unless applicants seek the vesting
and processing benefits offered under SB 330. Participation in the SB 330 streamline process
would occur first, followed by the formal development application process required under
Government Code (Gov. Code) §§ 65940, 65941, 65941.5, and Carlsbad Municipal Code (CMC) §
21.42.050. Acceptance by the city of a complete SB 330 Streamline Application (Form P-32) and
fee will vest the project for 180 days in accordance with the ordinances, policies and standards in
effect at the time the SB 330 Application is accepted.
Climate Action Plan. New requirements related to the city's goals to reduce greenhouse gas (GHG)
emissions will likely impact development requirements of this project. A formal application
submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine
what requirements will apply to the project. New GHG reduction requirements are related to
energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand
management requirements, as set forth in the California Green Building Standards Code and in
Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website
at the following address:http://www.qcode.us/codes/carlsbad/view.php?topi c=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for
grading or building permits, the project will be required to comply with the effective requirements
even if different than what is proposed in the project's planning approvals. GHG reduction
requirements may impact, but are not limited to, site design and local building code requirements.
If incorporating new GHG reduction requirements results in substantial modifications to the
project after planning approvals are obtained, then prior to issuance of grading or building
permits, the applicant may be required to submit and receive approval of a Consistency
Determination or an Amendment application for the project through the Planning Division.
18. Changes following entitlement. Chapter 21.89 of the city's Municipal Code outlines the level of
changes that can be approved post entitlement, and those that are required to process a
Substantial Conformance Review. Any changes following a discretionary approval must be entirely
consistent with the approved discretionary permits or meet the objective standards in this code
section. Additionally, any design changes that make modifications to increase the conflict
between an objective standard will be difficult to approve when the project approval was based
on use of a density bonus to deviate from the objective standards. It is strongly recommended
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0008 (DEV2026-0014) -ROOSEVELT GRAND AND STATE MIXED USE
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design choices are considered for feasibility and cost prior to entitlement so that either a
Substantial Conformance Review is not needed, which could be appealed, or re-entitlement is not
needed.
Land Development Engineering: Nichole Fine, 442-339-2744, Nichole.Fine@carlsbadca.gov
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
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. This project is exempt from
Hydromodification. 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 V-B, this project is subject to the City of Carlsbad trash
capture requirements. Incorporate trash capture measures on the project plans. Incorporate
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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8.
9.
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trash capture calculations into the Storm Water Quality Management Plan.
Provide a Preliminary Title Report (current within the last six (6) months).
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.
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. Show how the
storm water run-on from offsite will be conveyed through the project site.
A preliminary geotechnical report is required to evaluate the feasibility of the project, provide
infiltration feasibility and remedial recommendations. 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.
Per CMC15.16.060 this project will require a grading permit and grading plan.
A separate improvement plan for work within the right-of-way is required for this project.
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.
Delineate and annotate the limits of grading.
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.
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.
Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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21. 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.
22. 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.
23. The trees along Roosevelt and State Street, and Grand Avenue frontage are included in the city's
street tree inventory. Indicate on the site plan that they are to remain or to be removed. Proposed
removal of street trees will require approval per Section 11.12.090 of the Carlsbad Municipal
Code. Coordinate with the parks and recreation department for additional information.
24. Show existing lot line bearing and distance.
25. An adjustment plat with a certificate of compliance will be required for the lot consolidation.
26. Show location and dimensions of all accessways and pathways as required for compliance with
Title 24-State Accessibility Requirements.
27. Provide typical street cross sections for existing frontage streets for Grand Avenue, State Street
and Roosevelt Street. Provide existing right-of-way width and existing improvements and
proposed improvements and dedications.
28. Delineate and annotate all proposed driveways and driveway widths.
29. 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 alley meets fire department requirements.
30. Show truck turning radii. Plot turning radii per Caltrans figure 404.5B and/or 404.SF.
31. Provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
32. Show all existing and proposed utilities and callout size for: water, sewer, storm drain,
underground dry utilities, overhead lines, traffic signals, streetlights in Roosevelt Street, Grand
Avenue, State Street, and Tyler Alley and laterals affecting the property. Include the existing 8"
VCP sewer constructed per Dwg.408-3 through the Tyler Alley.
33. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way
34. 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.
Community Development Department
Planning Division [ 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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35. Provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update
2019, Section 4.2 Design Criteria.
36. Provide a Water Study for the new development based on City of Carlsbad Potable Water Master
Plan 2019, Section 4.2 Design Criteria.
37. Public potable water and sewer mains along project frontages must meet minimum design
diameter and material as specified in City of Carlsbad Engineering Standards Vol. 2 Section 3.2.2
for water and Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be
required as a condition of development.
38. 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.
39 . Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards, see building department form B-76.
40. 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.
41. Dedications and frontage improvements are required per CMC18.40 and CMC20.16. Provide
dedication on Roosevelt Street for 36-foot half width. It appears that the 11-foot dedication on
the site plan accomplishes this request. Provide street cross sections to clarify half width with the
discretionary application. Additional right-of-way may be required to facilitate the update of the
curb ramp to ADA standards on the corner of Grand Avenue and Roosevelt Street.
42. Provide dedication along State Street to maintain a 40-foot half width, consistent with existing
right-of-way width on the south side of the project. Re-align curb, gutter, sidewalk and relocate
utilities to facilitate additional diagonal parking at the project frontage. See redlines on the site
plan.
43. Provide 10-foot wide minimum sidewalks along Roosevelt Street and State Street along the
project frontage.
44. 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.)
45. Plot stopping sight distance at all driveways and corner sight distance at all street intersections.
46. There does not appear to be a dedicated public street for the entire stretch ofTyler Alley as shown
on the site plan. Which appears to be primary access for the restaurant parking. Either provide
the existing recorded dedication information for public street or alternatively provide agreement
from owners where no existing dedication exists with your discretionary application.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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47. Address the comments on the attached redlined plan.
48. 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.
Fire Department: Darcy Davidson, 442-339-2662, darcy.davidson@carlsbadca.gov
1. Unable to conduct a thorough review since some information is missing. Upon project submittal,
please include a Fire Master Plan for review. The plan shall include, at a minimum, the following
elements:
• Square footage, building height, construction type, and occupancy type of all buildings.
• Fire department access roads and dimensions, road surface material, and access gates (if any).
• Aerial fire apparatus (ladder truck) access is required. Show aerial apparatus access points to
the roof, taking into consideration obstructions such as street trees and overhead wires.
• 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.
• 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.
• Location of fire riser(s), riser room, and alarm panel.
• Ladder pad locations for all emergency escape and rescue openings.
2. Aerial Fire Apparatus Access (ladder truck) shall be provided when the distance from grade plane
to the highest level of the roof exceeds 30 ft. The aerial access road must be a minimum of 15 feet
and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of
the building.
3. Hose-pull distance is not shown and likely exceeds the allowed distance of 150 feet. A fire
apparatus access roadway must extend to within 150 feet of all portions of the exterior of the first
floor of all buildings. This allows for adequate firefighting operations and hose-pull from the fire
apparatus. Hose-pull measurements begin at a point in the street located 10 feet from the edge
of the curb. Show hose-pull measurement on the plans and demonstrate can reach all points of
the first floor of the buildings within 150 feet.
4. Tyler Street is only 20 feet in width and will not be considered a fire access road since it does not
meet the minimum width requirement of 24 feet.
5. Sleeping rooms below the fourth story above grade plane shall have not fewer than one exterior
emergency escape and rescue opening (EERO). Access via ground ladders to above-ground
windows shall be provided. Such openings shall open directly into a public way or to a yard or
court that opens to a public way.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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6. Ladder pads for Emergency Escape and Rescue Openings (EEROs) shall meet the following
requirements:
• A ladder pad shall be provided to access every EERO above ground level.
• 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 ladder
on the ground. The ladder angle is to be at least 70 degrees and no greater than 76 degrees.
• Ladder pad shall be sized 6' by 6' minimum to allow for 3 feet of working space in front,
behind, and around the ladder.
• The surface shall be one that lends itself to safe use of ground ladders. Surface shall be level,
slip-resistant, and capable of supporting the loaded weight of the ladder in a rescue
operation. Solid all-weather surface walkways such as concrete or asphalt are preferable,
though alternative surfaces such as decomposed granite (DG), gravel, or grass are permissible
under certain conditions.
• Clearly show all ladder pads on the plans
7. Confer with CMWD regarding water supply and possible need to upgrade water main on
Roosevelt.
8. Please submit a 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.
Building: Jesse Sanchez, jesse.sanchez ctr@carlsbadca.gov
1. Project Funding: Please indicate whether the project is publicly or privately funded . Federal
guidelines and CBC Chapter 118 shall apply for publicly funded projects.
2. Provide a completed Climate Action Plan (CAP) Consistency Checklists (city forms B-50).
3. The Project Description indicates two mixed-use residential condominium and commercial
buildings that are five-stories tall with subterranean parking. Address the following comments:
a) Identify the occupancy groups that will be proposed for the building. CBC 302.
b) Identify the Type of Construction of the building per CBC Table 601. Type V-B is limited to
three stories max per CBC T504.4.
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.
d) For this site, please show whether these buildings were analyzed as one building or multiple
buildings on the same lots per CBC 503.1.2 and 705.3.
4. Fire Separation Distance: Address the following comments:
a) Dimension of the distance of each building exterior wall to the assumed property line.
b) Exterior walls within the required fire separation distance shall be fire rated per CBC table
705.5.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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c) Review the amount of glazing (aka openings) along the exterior wall that fronts the interior
property lines. The percentage of openings along the exterior walls shall be limited based
on the fire separation distance per CBC Table 602 and Table 705 .8.
d) Projections from the exterior walls, such as the roof overhangs, shall be limited based on
CBC Table 705.2. Check the distance of the projections from the interior property lines.
e) Provide parapets or identify which exception to parapets will be used. CBC 705.11.
5. Parking Garage Provisions: The proposed parking garage appears to be an open garage. Address
the following:
a) Provide an analysis of the openings to demonstrate how the garage complies with CBC 406.5.
b) 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.
c) Ensure the analysis accounts for the exterior cladding as it effects the openings to the garage.
6. Accessible parking spaces shall be provided in accordance with CBC Table llB-208.2 for each
parking lot or facility. Provide calculation to show compliance.
7. Provide number of EV charging per CGBSC 5.106.5.3. and number of accessible EV charging
stations per CBC Table 228 .3.2.1.
Utilities: Markus Mohrle, 442-339-2322, Markus.Mohrle@carlsbadca.gov
1. Submit a separate water study for each building proposed by this project, with each to include
domestic meter and fire sizing criteria, as well as modeling of the public distribution system in
response to on-site water demands (domestic, irrigation, and fire) per the applicable NFPA fire
flow requirements the current CMWD Potable Water Master Plan.
a. Existing 6-inch ACP water main in Roosevelt Street is undersized and shall be upsized along
project frontage to 8-inch PVC as a condition of approval.
b. Separate service connections shall be required for residential, commercial, irrigation, and fire
service to each building and appropriate frontage space will be required for each .
2. Submit a separate sewer study for each building proposed by this project, with each analyzing the
existing and proposed demands on the public sewer main in accordance with the current City of
Carlsbad Engineering Standards.
a. Existing 6-inch VCP sewer in Roosevelt Street is undersized and shall be upsized along project
frontage to 8-inch PVC as a condition of approval.
b. Carlsbad has an existing public sewer main between Beech Ave . and Grand Ave. in the Tyler
Street Alley alignment along the back property lines of the. This sewer main shall require
improvements and a 20-foot-wide sewer easement centered over the main granted to the City
of Carlsbad as a condition of approval.
c. Developer shall be required to submit a hydraulic sewer modeling request to evaluate
potential off-site sewer impacts resulting from this proposed development.
d. Separate sewer laterals shall be required for residential and commercial units, and any retail
space(s) for food service establishments shall be required to provide FOG separation per
Carlsbad Municipal Code 13.06.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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3. Provide updated Civil Site Plan identifying all public utilities along project property lines and
indicating utility connection locations, meter and backflow sizes, and piping arrangements
detailed up to the back flow preventers or cleanouts based on flow demands or sewer loading
estimates. All connections to the public utilities shall be detailed on plans in accordance with
current city engineering standards and clearance requirements. See additional red-line markups
on attachment.
4. Proposed Ground floor layout shall preserve suitable locations and space for all required utility
connections, meters, and backflow devices in conformance with current Engineering Standards.
Identify locations and detail fire service, water, irrigation, and sewer connections at property line
for the new development in compliance with current Carlsbad Engineering Design Standards and
clearance requirements.
Housing & Homeless Services: Nicole Piano-Jones, 442-339-2191, nicole.pianojones@carlsbadca .gov
1.
2.
3.
Existing conditions. The project is proposing demolition of existing structures. Please provide
evidence that no part of the property was used for residential purposes within the last five years
of the application date.
Density Bonus -Applicant is applying for incentives, and waivers in accordance with density
bonus provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter 21.86.
The project is proposing six (6) very low-income units, which satisfies this requirement.
A Acreage 1.456
B Max Density per Acre 35
C Base Density (Ax B) 1.456 X 35 = 51 units
D Requested Bonus {35% x C) 35% x 51 Base Units 18 units
E Total Allowable (C + D) Base+ Bonus 69
F Required Affordable Units per GC 51 X 11% = 6 very low-income units
65915 {C X 11%)
G Required Affordable Units Per CMC 51 X 12 .5% = 6 very-low-income units
21.85 (51 X 12.5%)
H Total Affordable Unit Count (The 6 very low-income units
higher of For G)
lnclusionary Requirement-The project is also subject to Carlsbad Municipal Code 21.85 . Because
the project proposes to provide affordable units at the very low-income level, the 12.5%
affordability requirement applies. The project has proposed six (6) very low-income units, which
satisfies the inclusionary requirement.
Per 21.85.140, an affordable housing agreement will be required for this project.
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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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Per 21.85.040 (E), inclusionary ownership units shall remain affordable to subsequent income
eligible buyers pursuant to a resale restriction with a term of thirty years.
Per 21.85.040 (G), inclusionary units shall be reasonably consistent or compatible with the design
of the total project in terms of appearance, materials, and finished quality, including private open
space and parking. The project proposes to provide 154 parking spaces. How will the parking
spaces be allocated to the residential units? Parking shall be provided for the affordable units in
the same proportion as the market rate units. Additionally, the parking spaces for the affordable
units will be included in the recorded deed restriction on the property, and unable to be
separately conveyed from the unit to which it is assigned.
Per 21.85.040. H., bedroom count and unit sizes of affordable units to be commensurate with
market-rate units. Please provide details on bedroom counts, specifying the number of affordable
units.
Affordable housing cost for the affordable units is determined by California Health and Safety
Code Section 50052.5.
4. Affordable Unit Distribution -Health and Safety Code Section 17929 ("AB 491") requires the
affordable units not be isolated to a specific area or floor. The law also requires that occupants of
affordable units be provided with same access to common areas, entrances, and amenities as the
market-rate occupants. Please identify the affordable units on the plans to verify compliance with
these requirements.
Parks & Recreation: Nick Stupin, 442-339-2527, Nick.Stupin@carlsbadca .gov
1. Submittal Requirements per the City of Carlsbad Landscape Manual. This includes but is not
limited to:
a. Conceptual Landscape Plan
b. Conceptual Water Conservation Plan
c. Conceptual Fire Protection Plan
d. Conceptual Maintenance Responsibility Matrix
2. Plans are subject to the City of Carlsbad's Landscape Manual. As such, please ensure that Section
3, Preliminary Concept Plans is complied with and that the submitted plans meet all applicable
city policies. For example, one of these requirements is that 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.
a. The current frontage of the project is approximately 310' along Roosevelt Street,
approximately 106' along Grand, and approximately 114.5' along State Street. This would
require the project to have a minimum of EIGHT (8) trees to be installed along Roosevelt
Street, THREE (3) trees to be installed along Grand Avenue, and THREE (3) trees to be
installed along State Street, all within the public right-of-way.
b. Please ensure that site utilities do not conflict with the placement of new or existing
street trees.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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Attachments:
1. Community Forest Management Plan
a. https://www.carlsbadca.gov/home/showpublisheddocument/1998/6374338461474300
00
2. City Council Policy 4
3. Landscape Manual
a. https://www.carlsbadca.gov/home/showpublisheddocument/11160/637985942877070
000
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. 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, Senior Planner, at (442) 339-2621
• Land Development Engineering: Nichole Fine, Senior Engineer, at (442) 339-2744
• Building Division: Jesse Sanchez, contractor, at jesse.sanchez clt@carlsbadca.gov
• Fire Department: Darcy Davidson, Division Chief/Fire Marshal, at (442) 339-2662
• Utilities: Markus Mohrle, Senior Engineer, at (442) 339-2322
• Housing & Homeless Services: Nicole Piano-Jones, Senior Program Manager, at (442) 339-2191
• Parks & Recreation : Nick Stu pin, Parks Planning Manager, at (442) 339-2527
Si~~
, _______ _
ERIC LARDY, AICP
Assistant Director of Community Development
EL:SH :cf
Attachments: Land Development Engineering Redlines
Utilities Redlines
c: Brian Caine, Carlsbad One LLC, PO Box 594, Solana Beach, CA 92075-0594
Nichole Fine, Project Engineer
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600