HomeMy WebLinkAboutPRE 2026-0010; JEFFERSON STREET MULTI-FAMILY HOMES; Admin Decision LetterMay 13, 2026
Kirk Moeller Architects
2888 Loker Avenue East, Suite 317
Carlsbad, CA 92010
kirk@kmarchitectsinc.com
{city of
Carlsbad
VIA EMAIL AND MAIL
SUBJECT: PRE 2026-0010 (DEV2026-0019) -JEFFRESON STREET MULTI-FAMILY HOMES
APN 203-110-45-00
Dear Kirk Moeller Architects,
Thank you for submitting a preliminary review application for a multi-family residential condominium
project at 2725 Jefferson Street (Assessor Parcel Number 203-110-45-00). The project site, on the corner
of Jefferson Street and Laguna Drive, totals approximately 43,331 square feet in lot area (0.995 acres) and
is currently developed with a commercial office building. The preliminary review application proposes two
site plan options:
• "Option 18": Construction of six buildings with 22 three-story residential condominium units total,
with one point of vehicle access from Jefferson Street.
• "Option 6": Construction of eight buildings with 22 residential condominium units total, with two
points of vehicle access from Laguna Drive.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you initial feedback on critical issues based upon the information provided in your
submittal. This review is based upon the plans, policies, and standards in effect as of the date of this
review. Please be aware that at the time of a formal application submittal, new plans. policies, and
standards may be in effect and additional issues of concern may be raised through a more specific and
detailed review.
Planning:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Village-Barrio (V-B)
b. Zoning: Village-Barrio (V-B)
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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c. Master Plan: Village & Barrio Master Plan (VBMP), Village General (VG) District
2. The Preliminary Review application proposal requires the following permits:
a. Tentative Tract Map (CT). A CT application is required pursuant to the provisions outlined within
Section 20.12 of the Carlsbad Municipal Code (CMC).
b. Site Development Plan (SDP). An SDP is required pursuant to the provisions outlined within
Section 6.3.3{8) of the VBMP (p. 6-4).
Per the VBMP and CMC 21.54.040 the City Council is the decision maker for the CT and SOP. The
CT and SDP will require a recommendation from the Planning Commission and approval by the
City Council.
3. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical
studies/exhibits:
a. Noise Study. Per the Noise Guidelines Manual referenced in the Noise Element of the General
Plan, a noise report is required for all multiple family projects within 500-feet beyond the 60
dB(A) CNEL noise contour. As the project appears to be less than 200 feet from the 60 dB(A)
noise contour, please submit a noise study with your formal application that is prepared in
accordance with the requirements outlined in the City of Carlsbad Noise Guidelines Manual.
The Noise Guidelines Manual may be found on line at:
https ://www.carlsbadca.gov/home/showpu blisheddocu ment/238/63 7 42597 4092370000
b. Historical, Cultural and Paleontological (three (3) separate reports). The development of the
proposed project will require demolition and excavation in an area of the city known to have
a high sensitivity as it relates to (1) architectural history, (2) archeological resources, and (3)
paleontological resources. Please direct your consultant to the city's Tribal, Cultural and
Paleontological Resources Guidelines . Please note that any archeological pedestrian survey of
the site for the cultural resources study shall also include a Native American monitor during
the survey. The city's Tribal, Cultural and Paleontological Resources Guidelines may be found
on the city's website at:
htt ps ://www .ca rls bad ca .gov /horn e/s howpu bl is h eddocu m ent/254/ 63 7 42 597 6516870000
A formal submittal of this project to the city's Planning Division shall include two (2) copies of each of
the above reports.
4. Parking: The project is located within one-half mile from the Village Coaster Station, and therefore
the allowances of AB 2097 are available. Please review that allowance along with the parking
standards in VBMP Table 2-3 to determine your resulting parking requirements. Please be aware that
visitor parking is not currently required for the project. See link below for more information on AB
2097:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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https://www.carlsbadca.gov/home/showpublisheddocument/12218/638563690008600000
5. Height: Per the Village and Barrio Master Plan, a building height of maximum of 35 feet and 3 stories
will apply to the project. Plans must also conform to VBMP Section 2.6.2.C. and Appendix E Section E-
7 regarding roof protrusions and rooftop architectural elements.
6. Density: The project proposes 22 units on a 0.99-acre site. This is consistent with density requirements
and limitations stated in the VBMP for the Village General district. Within the Project Summary section
of the submitted plans, 23 units is mentioned, this appears to be an error, and 23 units would be
greater than the allowed residential density of the project.
7. Open Space: Open Space shall be provided consistent with 2.7.2 (E) of the VBMP and shall comply
with any objective design standards found in appendix E of the VBMP.
8. Lot Coverage: Maximum lot coverage for the site is 80%. Project as shown on submitted plans
complies with this maximum standard.
9. The development of new residential units will be subject to the city's lnclusionary Housing Program
depending on final design. The preliminary review materials provided state that the project will
include the purchase of inclusionary unit credits to satisfy two of the three inclusionary units required .
The decision-making authority of the development project is authorized to approve credit purchases,
subject to specific requirements and findings. Please be aware that projects consisting of 21 to 35
units require the purchase of 1.5 credits per inclusionary unit required.
The city has prepared an Informational Bulletin (IB) on the subject. The following link will take you to
IB-157, which also includes various links to references and requirements:
htt ps ://www .ca rls bad ca .gov /ho me/s howpu blis h eddocu me nt/9634/638600230107830000
10. A formal development application for multifamily housing must demonstrate compliance with the
Village and Barrio Master Plan (VBMP, Section 6.3 -Permit Requirements, Pg. 6-2) and the Objective
Design Standards (Appendix E) of the VBMP.
No architectural plans or elevations were included with this preliminary review submittal; therefore,
no in-depth comments regarding architectural design and zoning conformance are being provided.
Please be advised that the project must select one of six architectural styles as prescribed in Appendix
E of the VBMP (see Table 3.1.4 on Page E-16 for the Village General subdistrict). The site design, as
currently proposed, potentially conflicts with applicable objective design standards, including
standards for building orientation and walkways. The city has prepared an Informational Bulletin (IB)
on the subject, which also includes various links to references and requirements:
https://www.carlsbadca .gov/home/showpublisheddocument/18333/638603458786370000
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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11. Conceptual landscape exhibits are required and shall be prepared in accordance with the General
Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The
Landscape Manual may be found on the city's website at:
htt ps ://www .ca rlsba dca .gov /horn e/s howp u bl is heddocu m ent/234/63 7 42597 40862 70000
12. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process for
housing projects. It is not mandatory unless applicants seek the vesting and processing benefits
offered under SB 330. Participation in the SB 330 streamline process would occur first, followed by
the formal development application process required under Government Code (Gov. Code)§§ 65940,
65941, 65941.5, and Carlsbad Municipal Code (CMC}, Section 21.42.050. Acceptance by the city of a
complete SB 330 Streamline Application (Form P-32) and fee will vest the project for 180 days in
accordance with the ordinances, policies and standards in effect at the time the SB 330 Application is
accepted.
13. The Housing Crisis Act of 2019, among other relevant state housing laws, requires housing projects
that remove or demolish a "protected unit" to provide the occupants with 1) relocation benefits (Gov.
Code§ 7260 et seq.), and 2) right of first refusal for a comparable unit available in the new housing
development (Gov. Code§ 66300 (d)(2)(D)).
"Protected units" are generally defined by Gov. Code§ 66300(d)(2)(E)(ii) as including residential units
subject to affordability restrictions, price controls, or occupied by low-income households. The formal
submittal of the project will need to include documentation regarding any existing "protected units."
Refer to the city's Housing Declaration Form (P-38) for more information about the State's potential
replacement and relocation provisions, if applicable. Please note that this form is required to be filed
to make your application complete for processing.
14. The project is subject to City Council Policy No. 84, Development Project Public Involvement. The city
has prepared an Information Bulletin on Policy 84, linked below:
https ://www .ca rlsbadca .gov /home/showpu bl isheddocu ment/19417 /6387 4167 5682230000
15. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely
impact development requirements of this project. A formal application submittal will need to include
a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to
the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric
vehicle charging, water heating and traffic demand management requirements, as set forth in the
California Green Building Standards Code and in Carlsbad Municipal Code (CMC) Chapters 18.21, 18.30
and 18.51 which is available on the city's website at the following address:
http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for grading
or building permits, the project will be required to comply with the 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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0010 (DEV2026-0019) -JEFFRESON STREET MULTI-FAMILY HOMES
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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.
16. The Village and Barrio Master Plan, Section 2.6 (A)(3)(b), states that Development sites shall be
permitted a maximum of one access point from public street. Given this standard, and the VBMP
Objective Design Standard 2.26.2.8(1) requiring main building entrances to front onto and directly
access the Primary Street's walkways, Option 1118" would be more consistent with standards within
the VBMP than Option 116".
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
https://www.carlsbadca.gov/departments/community-development/planning. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please
review all information carefully before submitting.
Land Development Engineering:
1. 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.
Given the close proximity of the proposed driveways to an existing signalized intersection, in the LMA
document, please ensure to include an analysis of sight distance, potential conflicts and any other
relevant information related to the operation of the proposed driveway(s) and the signalized
intersection at Jefferson Street/Laguna Drive".
2. After the scoping agreement has been approved or deemed not necessary by the Transportation
Division, submit a completed Transportation Analysis Need • Statement Form P-42 to Land
Development Engineering at LandDev@carlsbadca.gov prior to discretionary application submittal. If
an LMA has been deemed not necessary by the Transportation Division, please provide
correspondence from the Transportation Division indicating one is not required.
3. Depending on the CEQA determination, which is determined after the application for discretionary
permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles
Traveled Analysis Guidelines available
at https://www.carlsbadca.gov/home/showdocument?id=312.
4. 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
Community Development Department
Planning Division / 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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mitigation must be completed to satisfy state and City storm water quality requirements. The
questionnaire is located on the City of Carlsbad website.
5. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP). All
impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment.
Submit a Storm Water Quality Management Plan . 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.
6. Based on this project's general land use V-8, this project is subject to the City of Carlsbad trash capture
requirements. Incorporate trash capture measures on the project plans. Incorporate trash capture
calculations into the Storm Water Quality Management Plan.
7. Provide a Preliminary Title Report (current within the last six (6) months).
8. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report
on the site plan. If any vacations or quitclaims are planned with this development annotate on the
site plan.
9. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm hydrologic
calculations before and after development for each drainage basin.
10. A preliminary geotechnical report is required to evaluate the feasibility of the project. The preliminary
geotechnical report shall assess infiltration feasibility and provide recommendations for remedial
earthwork. 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.
11. Per CMC15.16.060 this project will require a grading permit and grading plan.
12. A separate improvement plan for work within the right-of-way is required for this project.
13. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey
Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical
control per City of Carlsbad Engineering Standards.
14. Delineate and annotate the limits of grading.
15. Delineate and annotate approximate topographic contours for existing and proposed condition.
Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and 5'
intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary.
16. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at
the project site, project frontage and within 25 feet of the boundary.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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17. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
18. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
19. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and
floor elevations.
20. Provide the method of draining each lot. Unless otherwise specified by a geotechnical engineer,
method of drainage shall comply with California Building Code (latest version) section 1804.4.
21. 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. The project frontage has been identified in the city's inventory as a vacant planting site. Coordinate
with the parks and recreation department for planting requirements per Section 11.12 of the
Carlsbad Municipal Code for additional information.
23. Show existing lot line bearing and distance.
24. This project is proposing a subdivision to create 22 units. A tentative map is required.
25. Show location and dimensions of all accessways and pathways as required for compliance with Title
24-State Accessibility Requirements.
26. Provide typical street cross sections for existing frontage streets and proposed driveways. Provide
existing right-of-way width and existing improvements and proposed improvements and dedications.
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 Jefferson Street and Laguna Drive and
laterals affecting the property.
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.
Commun ity Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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30. 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.
31. Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards, see building department form B-76.
32. 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.
33. Dedications and frontage improvements are required per CMC18.40 and CMC20.16. A 6-foot wide
public street and utility easement shall be dedicated along Jefferson Street. Public street frontage
improvements along Jefferson Street and Laguna Drive shall include 6-foot wide minimum sidewalk.
34. 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.)
35. Plot stopping sight distance at all driveways and corner sight distance at all street intersections.
36. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Public Works -Utilities:
1. Submit a sewer study for the project analyzing the existing and proposed demands on the public
sewer main in accordance with the current City of Carlsbad Engineering Standards. Offsite
improvements may be required as a condition of approval.
2. Submit a water study for the proposed project that includes 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. Offsite improvements may be required as a condition of approval.
3. Provide updated Civil Site Plan indicating utility connection locations, meter and backflow sizes, and
piping arrangements detailed up to the backflow preventers based on approved plumbing and fire
flow demands. All connections to the public utilities shall be detailed on plans in accordance with
current city engineering standards.
a. Plumbing analysis and Fire Department approved fire flow requirements shall be used to
determine the size(s) and number of potable water utility connections that are required.
b. Irrigation shall require a separate meter and backflow.
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 2024 Carlsbad Engineering Design Standards.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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Fire Department:
1. 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/stories, 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 and 26-foot-wide fire lane. Fire lane shall be clear to sky for required min.
width.
d. Hose-pull dimensions to all structures. 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. If provided, location offire riser(s) and alarm panel.
g. Ladder pad locations for all emergency escape and rescue openings. An AM&M for fire
department access deficiencies was approved by CFD on February 25, 2025 for this
proposed development.
Housing and Homeless Services:
Please see attached memorandum from Housing and Homeless Services for initial feedback on the
proposed Project.
Building Division:
1. Provide a complete Climate Action Plan (CAP) Consistency Checklists (city forms B-50).
2. Provide a note on the coversheet indicating whether the project is privately or publicly funded.
Federal guidelines shall apply for publicly funded projects.
3. For Option lB: Amend the plans to show at least ten percent (10%) but not less than one of the
Dwelling units shall comply with the following: per CBC 1102A.3.1.
a. The primary entry to the dwelling unit shall be on an accessible route.
b. At least one powder room or bathroom shall be located on the primary entry level, served
by an accessible route and shall comply with the provisions of division IV of CBC llA
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0010 (DEV2026-0019) -JEFFRESON STREET M UL Tl-FAMILY HOM ES
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c. All rooms or spaces located on the entry level shall be served by an accessible route.
d. Common use areas covered by this section shall also be accessible.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Kyle Van Leeuwen at the number below. You may also contact each department individually as
follows:
• Planning Division: Kyle Van Leeuwen, Senior Planner, at (442) 339-2611
• Land Development Engineering: Nicole Fine, Senior Engineer, at (442) 339-2744
• Public Works, Utilities (CMWD): Zac Taylor, Assistant Engineer, at (442) 339-2329
• Fire Department: Darcy Davidson, Fire Inspections, at (442) 339-2662
• Building Division: Jesse Sanchez, Building Official, at (442) 339-5338
Sincerely,
Eric Lardy
Assistant Director of Community Development
EL:KVL:cf
Enclosures:
1. Redlined Preliminary Review Exhibit, Option 1B (Utilities) -PDF
2. Redlined Preliminary Review Exhibit, Option 6 (Utilities) -PDF
3. Housing and Homeless Services Memorandum
c: Eiad and Vera H Family Trust, 11163 Breckenridge Drive, San Diego, CA 92131
Nichole Fine, Project Engineer
Darcy Davidson, Fire Prevention
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600