HomeMy WebLinkAboutPRE 2026-0028; 2035 CORTE DEL NOGAL; Admin Decision LetterMay 27, 2026
Jack Manalo
City Ventures
3121 Michelson Drive, Ste. 150
Irvine, CA 92615-5679
SUBJECT: PRE 2026-0028 (DEV206-0047) -2035 Corte Del Noga I
APN: 213-061-10-00
{'cicyof
Carlsbad
Thank you for submitting a preliminary review for the demolition of a light industrial building and the
construction of 53, three-story, 38-foot-tall residential condominium townhome units, including 7 very
low inclusionary housing units, at 2035 Corte Del Nagai. Utilizing a net acreage of 2.25 acres for the
density calculation, the proposed density is 23.5 dwelling units per acre (du/ac). The unit mix is as follows:
UiilMx
T)pa D?saiption Gragi uws= Ga~S' OKIIS' Con U\o 9' 101a Dxk s= Toca Mx
-1.-1 ~:m 2-QrTandorn 1,419 510 eo 12 17,028 900 23'/4
CJ CS-I ~2~ 2-QrS'S 1,440 480 00 3 4,320 180 6'4
C3 C8-1b :.t>cd/2 ~ 2-0:rS'S 1,453 480 00 3 '4,358 180 6¾
CJ S1 ::i,oo/2 51»'0:tVled"l_O\X fO\F\11 2,Qr S'S 1,573 404 78 13 20,449 1,014 25".4
CJ S-2 :.bedl2 51»'0:tV Tectvoa>d4033 2-QrS'S 1,723 414 78 13 22.399 1,014 2S¼
L·2 4bedl4ba 2-CwOO 1,781 491 eo 4 7,124 320 8'.4
CJ 1.-3 4bedl4ba 2-0rOO 1,870 495 81 5 9,350 405 9¾
TOia! 53 85,029 4,073 100¼
Each unit will have a two-car garage, 12 of which will be tandem . A total of 15 guest spaces are proposed,
including one accessible space. The project site, an approximately 4.39-acre (gross) lot, is located on the
northeast corner of Camino Vida Roble and Corte Del Noga I and is in Local Facilities Management Zone 5.
Access to the development is proposed via a private driveway off Corte Del Noga I.
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
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: Planned Industrial (Pl)
b. Zoning: Planned Industrial (P-M)
The property is located outside of the Coastal Zone and is not bound by a Master or Specific Plan.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
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2. The project requires the following permits:
3.
a. Tentative Tract Map (CT). Pursuant to Title 20 of the Carlsbad Municipal Code (CMC), a
tentative tract map is required for the development of air space condominiums.
b. Conditional Use Permit (CUP): Pursuant to CMC Section 21.34.020, a conditional use permit
pursuant to CMC 21.42.071, Process 3, is required for residential uses in the P-M zone. The
Planning Commission shall hear and consider the application for the conditional use permit
and shall prepare a recommendation and findings for the City Council. The City Council shall
hear the matter, and may deny, or approve/conditionally approve the conditional use permit
if all the findings of fact in CMC Section 21.42.030 are found to exist.
c. Planned Development (PD) Permit: Pursuant to CMC Section 21.42.140(8)(135), a planned
development permit for the project must be approved concurrently with the conditional use
permit, by the City Council.
Since the City Council has the authority to approve the CUP, the City Council will also be the
decision-maker for the Tentative Tract Map and Planned Development Permit.
d. Landscape Plan: A landscape plan will be required with the submittal of the application.
e. Grading Permit, Improvement Plans and Building Permit(s)
Conditionally Permitted Residential Land Use in Planned Industrial (P-M) Zone. Based upon a
preliminary review of the information/concept submitted, Planning staff have identified potential
challenges related to developing multi-family residential units in the P-M zone:
a. Housing Element Update. The City has an adopted Housing Element and is in full
compliance with having capacity for a variety of income levels. Production of above
moderate households has been exceeded. Utilizing gross acreage, the project has a
proposed density of 12.07 du/ac. You have noted a proposed density of 23.5 du/ac
utilizing net acreage. Pending additional information regarding the slopes and how the
density was calculated (see Comment No. 4 below), if the proposed density is below the
R-23 density range (19-23 du/ac), which is used in the city's housing element for lower
income households, the project's only contribution to affordable housing would be the
inclusionary housing requirements.
b. Land Use Incompatibility. The surrounding light industrial land uses include warehousing,
distribution and manufacturing uses, outdoor storage, use of hazardous materials, and
fabrication, all of which can involve truck loading and unloading. These uses are
incompatible with residential land uses since they are associated with the generation of
noise, heavy vehicle traffic, glare, potential odor and vibration, as well early morning and
late-night deliveries. This introduction could impact future industrial uses, which are
permitted by right, from being allowed in the P-M zone. Further, the introduction of a
residential land use in the P-M zone can create issues regarding pedestrian safety
including but not limited to conflicts between heavy vehicles and pedestrians, reduced
street lighting, and limited sidewalks. In addition, the residents could object to pre
existing industrial operations, which are permitted by right, and can lead to nuisance
complaints.
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Further, pursuant to Senate Bill (SB 415), effective on January 1, 2026, a "21st century
warehouse" shall comply with several new standards, which include siting and
operational requirements for buildings located near residential units. The proposal to
locate residential units could preclude locating a "21st century warehouse", a permitted
use, in the P-M zone.
c. Lack of Community Services. The site is not located near a park or a school, which is
typically considered necessary and desirable for residential units in a residential zone.
The applicant shall submit will-serve letters and demonstrate how the unanticipated
residential units will meet all the community service/facility standards.
d. Potential for Insufficient Infrastructure. Pending the results of the water and sewer
studies, upgrades in the sewer or water lines may be needed to provide adequate service
to the site. See comments below from Utilities regarding the need for further
study/evaluation.
e. Very High Fire Hazard Severity Zone (VHFHSZ). The project site is in the Very High Fire
Hazard Severity Zone. Pursuant to General Plan Public Safety Element Policy 6-P.60:
" ... When feasible, require new residential development to be located outside of
the Very High Fire Hazard Severity Zone {VHFHSZ). Should new residential
development be located in VHFHSZ's, then require that it be built to the current
California Building Code and Fire Code."
In addition, the city's Hazard Mitigation Plan (Carlsbad Annex), specifically Section 6.2.1,
includes an action to "support and maintain a comprehensive approach to reduce the
possibility of damage and losses due to structure fire/wild/and fire. 11
Preliminarily, planning staff does not support locating additional residential units in the
VHFHSZ. Please see Fire comments below for additional information.
f. Lack of Primary Industrial Use Onsite. Pursuant to CMC Section 21.42.140(8)(135),
residential uses such as multi-family dwellings which serve to house the employees of
businesses located in the P-M zone may be conditionally permitted in the P-M zone
subject to the following findings:
a. A planned development permit for the project has been approved, or is approved
concurrently with the conditional use permit, by the City Council.
b. The residential development is an integral part of an industrial park or large
industrial use.
c. The residential development is designed to be compatible with the industrial use it
serves by means of landscaping, open space separations, etc.
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d. The industrial development served by the residential development shall provide for
convenient and efficient vehicle, bicycle or pedestrian transportation to and from
the residential development.
e. The maximum allowable density for the residential development shall be established
by the City Council but in no event shall the density exceed 40 dwelling units per acre
The project shall provide clear information justifying how the above-market units are
integrally tied to the industrial park.
g. Erosion of P-M zone/Spot Zoning. Locating a residential land use in the middle of a light
industrial zone is viewed as "spot zoning," has the potential to be precedent-setting and
would be inconsistent with the intent of the zone. Pursuant to CMC Chapter 21.34.010:
D § 21.34.01 O Intent and purpose.
The intent and purpose of this chapter is to accomplish the following:
(1) Allow the location of business and light industries engaged primarily in research and/or testing, compatible light
manufacturing, and business and professional offices; allow certain commercial/ retail uses which cater to, support, or are
accessory to the uses allowed in this zone; and allow flexibility for other select uses (i.e., athletic clubs/gyms, churches, daycare
centers, recreation facilities, etc.) when found to be compatible with the P-M zone through the issuance of a conditional use
permit;
(2) Promote an attractive and high-quality design in developments which upgrades the city's natural environment and identity;
(3) Provide for the phasing of development which is coordinated with the development of public improvements and services;
( 4) Encourage reduced energy consumption by building design and by allowing, in certain cases, compatible residential
development which provides housing for employees of this zone;
(5) Provide for alternative transportation modes for employees of this zone by a combination of bus facilities, ride-share
programs, and pedestrian and bicycle circulation systems.
(Ord. 9693 § 1, 1983; Ord. CS 224 §XXXI, 2013; Ord. CS-225 §X, 2013)
Planning staff acknowledges that the P-M zone allows for the submittal of a conditional
use permit to develop a residential land use; however, for the reasons noted above, the
proposal faces challenges and potential inconsistencies. Please be aware that in addition
to the findings provided in CMC Section 21.42.140(8)(135), the project will be required to
meet the findings for a Conditional Use Permit, which include that the use is "necessary
and desirable" and the "use is not detrimental to existing uses."
0 § 21.42.030 Findings of fact.
A. A minor conditional use permit or conditional use permit may be granted only if the following facts are found to exist in re1-,,;ird
thereto:
1. That the requested use is necessary or desirable for the development of the community, and is in harmony with the
various elements and objectives of the general plan, including, if applicable, the certified local coastal program, specific
plan or master plan;
2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the zone in which the
proposed use is to be located;
3. That the site for the proposed conditional use is adequate in size and shape to accommodate the yards, setbacks, walls,
fences, parking, loading facilities, buffer areas, landscaping and other development features prescribed in this code and
required by the City Planner, Planning Commission or City Council, in order to integrate the use with other uses in the
neighborhood;
4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use.
Notwithstanding the above-noted items, if a formal application is submitted, staff has provided the
following comments to be considered.
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4.
5.
6.
Density.
a. The concept project proposes a density of 23.5 du/ac. As noted on the site plan, the net
acreage, 2.25 acres, was utilized to determine the density. To confirm the net acreage is
correct, please refer to CMC Section 21.53.230, Residential Density Calculations. In
addition, please include a slope analysis map prepared pursuant to CMC Section
21.95.130, Hillside Mapping Procedures, with the formal application.
lnclusionary Housing. Please see comments from the Housing & Homeless Services Department
for information regarding the inclusionary housing requirements.
State Density Bonus Law (SDBL) & Incentives/Concessions and Waivers. The project description
indicates that seven very low-income units (or 13.2% of total number of units) are proposed;
however, the site plan identifies only six affordable units. This discrepancy will need to be resolved
in a revised preliminary review application or formal development application.
Pursuant to State Density Bonus Law (SDBL), even if a project does not request a density bonus,
if a developer provides the minimum affordable housing requirements, the project is eligible for
incentives/concessions and waivers. While an unlimited number of waivers to development
standards can be requested, the number of incentives/concessions that can be requested varies
by the amount and type of affordable units being proposed. Please see table below for reference.
INCOME % OF AFFORDABLE UNITS1
Very Low 5% 10% 15% 16% ~80%
Low 10% 17% 24%
Moderate 10% 20% 30% 45% 20%
Student2 20%
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.
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7.
With the development application, please submit Form P-l(H), Density Bonus Report. Please
include exhibits substantiating why requested waivers are necessary and how implementation
of the standard would physically preclude the development.
Please see link to the city's Informational Bulletin fo r additional information on SDBL and
comments from the Housing & Homeless Services Department below.
https://www .ca rlsbadca .gov /ho me/showpublisheddocu ment/8169/638967 418316170000
P-l(H):
https://www.carlsbadca .gov/home/showpublisheddocument/16609/638561251975170000
Planned Development Ordinance. Pursuant to CMC Section 21.42.140(8)(135), a Planned
Development Permit is required. Therefore, the project is subject to the Planned Development
Ordinance CMC Section 21.45.060 -General Development Standards and 21.45.080 -
Development standards for condominium projects.
a. The setbacks are as follows:
i. Secondary Arterial (Camino Vida Roble): 30 feet, fully landscaped
ii. Local (Corte Del Nagai): 20 feet, fully landscaped
iii. Interior Property Line: 10 feet, fully landscaped
b. Drive-Aisles
i. A minimum width of 20 feet is required . However, please be advised, additional width
may be required for vehicle/emergency vehicle maneuvering area .
ii. No parking shall be permitted within the minimum required width of a drive-aisle.
iii. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of
garages, carports or uncovered parking spaces (this may include driveway area, drive
aisles, and streets). Please be aware that will require the drive aisle width to be 24
feet.
iv. Parkways and/or sidewalks may be required.
v. No more than 24 dwelling units shall be located along a single-entry drive-aisle.
vi. All drive aisles shall be enhanced with decorative pavement.
c. Unit Parking. Pursuant to CMC Section 21.45.080, Table E, units with two or more bedrooms,
require two (2) spaces per unit (one of which must be covered). The minimum dimension for
a one-car garage is 12 feet by 20 feet and the minimum dimension for a two-car garage is 20
feet by 20 feet, free and clear. The project proposes two-car garages for each unit, 12 of which
are tandem garages. Please note, tandem parking is not allowed pursuant to the Planned
Development Ordinance. The project would require a redesign to comply.
d. Visitor Parking
i. Visitor parking shall be provided at a ratio of 0.25 spaces per unit where fractional
parking spaces shall be rounded up to the nearest whole number.
ii. This concept project includes 53 units; therefore 14 visitor parking spaces are
required (53 x 0.25=13.25 rounded up to 14). A total of 15 visitor parking spaces are
proposed.
iii. For more than 25 units, up to 25% of visitor parking may be provided as compact
spaces (8 feet by 15 feet). No overhang is permitted into any required setback area
or over sidewalks less than 6 feet wide.
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iv. Visitor parking spaces must be located no more than 300 feet as measured in a logical
walking path from the entrance of the unit it could be considered to serve.
v. Visitor parking proposed on drive-aisles must be provided in parking bays that are
located outside the required minimum drive-aisle width.
vi. A minimum of 24 feet of back-up area shall be provided for the visitor stalls.
vii. Open parking areas should be screened from adjacent residences and public rights
of-way by either a view-obscuring wall, landscaped berm, or landscaping, except
parking located within a driveway.
e. Community Recreational Space
i. The project is not located within the RH/R-23 general plan designation. Therefore 200
square feet or a total of 10,600 square feet (200 x 53 = 10,600} of community
recreational space is required.
ii. As this project proposes 50 or more dwelling units, the community recreational space
shall be provided as both passive and active recreational facilities for a variety of age
groups (a minimum of 75% of the area allocated for active facilities).
iii. Community recreational space shall be located and designed to be functional, usable,
and easily accessible from the units it is intended to serve.
iv. Credit for indoor recreation facilities shall not exceed 25% of the required community
recreation area.
v. Required community recreation areas shall not be in any required front yard and may
not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes
of 5% or greater, or walkways (except those walkways that are clearly integral to the
design of the recreation area).
vi. In addition to required resident and visitor parking, recreation area parking shall be
provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units
located more than 1,000 feet from a community recreation area.
vii. The location of recreation area parking shall be subject to the same location
requirements as for visitor parking, except that required recreation area parking shall
not be located within a driveway(s).
viii. Examples of recreation facilities include, but are not limited to, the following:
Swimming pool area, children's playground equipment, spa, courts (tennis,
racquetball, volleyball, basketball), recreation rooms or buildings, horseshoe pits,
pitch and putt, grassy play areas with a slope of less than 5% (minimum area of
5,000 square feet and a minimum dimension of 50 feet), any other facility
deemed by the City Planner to satisfy the intent of providing active recreational
facilities.
Passive:
Benches, barbecues, community gardens, grassy play areas with a slope of less
than 5%
ix. Provide an exhibit showing the location of all existing and proposed community
recreational areas and providing square footages.
f. Lighting adequate for pedestrian and vehicular safety shall be provided.
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8.
9.
g. Storage Space
i. 480 square feet of separate storage space is required per unit
ii. If all storage for each unit is in one area, the space may be reduced to 392 cubic feet.
iii. Required storage space shall be separately enclosed for each unit and be conveniently
accessible outdoors.
iv. Required storage space may be designed as an enlargement of a covered parking
structure provided it does not extend into the area of the required parking stall and
does not impede the ability to utilize the parking stall (for vehicle parking).
v. A garage (12' x 20' one-car, 20' x 20' two-car, or larger) satisfies the required storage
space per unit.
vi. This requirement is in addition to closets and other indoor storage areas.
P-M Development Standards. The project is also subject to the following development standards
of the underlying P-M zone, in addition to the Planned Development Ordinance standards listed
above.
a. Building Height: 35 feet. Protrusions described in CMC section 21.46.020 are allowed up to a
maximum height of45-feet. Building height above 35 feet may be permitted through approval
of a minor site development plan processed in accordance with the provisions of CMC Chapter
21.06. Building height is measured from existing or proposed grade, whichever is lower, to
the peak of the roof.
b. Walls and Fences: A wall or fence located in any part of a required setback area shall not
exceed six (6) feet in height. A wall or fence located in any required front setback or side street
area shall not exceed 36 inches in height.
c. Landscaping in Parking Areas: A minimum of 10% of the required parking area, inclusive of
driveways, shall be landscaped subject to the approval of the City Planner. Landscaping in the
building setback areas shall not count towards meeting this requirement.
d. Lot Coverage: All buildings, including accessory building structures, shall cover not more than
50% of the area of a lot. Open parking areas shall not be counted in determining lot coverage.
Hillside Development. The project site has manufactured slopes exceeding 15 feet in height and
a gradient of 15%. Therefore, the development is subject to the development standards of the
Hillside Development Regulations Ordinance, CMC Chapter 21.95. Since the project site was
developed with an approved grading permit, a Hillside Development Permit is not required.
However, any new development is required to comply with the hillside development standards,
CMC Section 21.95.140.
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Slope 2014 -4 categories, generalized
0-15%Slope
■ 15-25% Slope
■ 25-40% Slope
■ 40% and Greater Slope
Please submit a slope analysis and multiple cross sections. In addition, please be aware of the
following standards:
C. Development of Manufactured Slopes of Over Forty Percent Gradient.
1. Manufactured slopes which have a gradient of greater than forty percent and an elevation differential of greater than
fifteen feet shall be subject to the following development standards.
a. Development of Uphill Perimeter Slopes.
(i) The following types of development on or into an uphill perimeter manufactured slope shall be limited to a
maximum of six vertical feet as measured from the existing grade at the toe of slope:
(A) Main building(s);
(B) Accessory buildings; and
(C) Retaining walls.
(ii) Decks may be constructed upon an uphill perimeter manufactured slope up to the required building setback(s)
of the underlying zone.
b. Development of Downhill Perimeter Slopes.
(i) For nonresidential projects only, the following types of development over a downhill perimeter manufactured
slope shall be limited to a maximum of six vertical feet as measured from the existing grade at the top slope:
(A) Decks; and
(B) Retaining walls.
(ii) Deck surface areas shall be allowed to extend to the same point that a six-foot vertical retaining wall would be
permitted.
(iii) No main or accessory building may encroach over the top/edge of a downhill perimeter slope.
c. The manufactured slope standards within this section do not apply to manufactured slopes which are not located
along perimeter property lines (including intervening manufactured slopes between split level pads which are
located on a single lot).
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10.
11.
I. Slope Edge Building Setbacks (pursuant to this chapter).
1. Slope edge building setbacks shall be sufficient to eliminate or significantly reduce views of vertical building forms which
would be visually incompatible with hillside landforms. Notwithstanding the building setback requirements of the
underlying zone, all main and accessory buildings that are developed on hilltops and/or pads created on downhill
perimeter slopes of greater than fifteen feet in height shall be set back so that the building does not intrude into a 0.7
foot horizontal to one foot vertical imaginary diagonal plane that is measured from the edge of slope to the building. For
all buildings which are subject to this slope edge building setback standard, a profile of the diagonal plane shall be
submitted with all other development application requirements.
City-Wide Objective Design Standards (ODS). Basic concept architectural exhibits were included
with the preliminary review application. Please be aware that a formal proposal will be subject to
city-wide Objective Design Standards (ODS). Please see the links below for reference and revise
the conceptual project design as appropriate. Please complete the checklist and submit with the
submittal of the application .
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
McClellan Palomar Airport Land Use Compat ibility Plan (ALCUP). -The project site is located
within the McClellan-Palomar Airport Influence Area (AIA). New development within the AIA must
be reviewed for consistency with an adopted land use compatibility plan for the airport.
Preliminary review of this project against the ALUCP revealed the following:
a. Exhibit 111-1 -Compatibility Policy Map: Noise. The project site is located outside of the
60 db CNEL noise exposure range per Exhibit 111-1. Pursuant to the ALUCP Section 3.3.3(a)
on page 3-19: "The threshold for evaluation is the projected 60 dB CNEL contour. This
contour defines the noise impact area of the Airport. All land uses located outside of this
noise contour are consistent with the noise compatibility policies."
b. Exhibit 111-2 -Compatibility Policy Map: Safety. The project site is located within Safety
Zone 6 (Traffic Pattern Zone) per Exhibit 111-2. Pursuant to Table 111-2 (Pgs. 3-45 through 3-
52), residential development greater than 20 du/ac is permitted without limitations to
residential density or floor air ratio in Safety Zone 6.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. The project site is
located outside the 7:1 Transitional Surface contour of Exhibit 111-3. Therefore, compliance
with the Federal Aviation Administration's (FAA) Federal Aviation Regulations (FAR) Part
77, Objects Affecting Navigable Airspace. FAR Part 77 regulations are not applicable.
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the
Overflight Notification Area. Pursuant to the ALUCP Policy 3.6 -Overflight Compatibility
Policies for McClellan-Palomar Airport, real estate disclosures and overflight notification
documents would need to be recorded as a condition of approval.
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e. Exhibit 111-5 -Compatibility Policy Map: Airport Influence Area. The project site is located
within Review Area #1 of the Airport Influence Area. Review Area #1 consists of locations
where noise and/or safety concerns may necessitate limitations on the types of land use
actions. Please see discussions above in subsection a) and b).
Please see link below for the McClellan-Palomar Airport Land Use Compatibility Plan:
https://www.carlsbadca.gov/home/showpublisheddocument/226/637446617757230000
11. Environmental Technical Studies. The following technical studies/reports shall be required with a
formal submittal. Each of the studies/reports shall be provided in hard copy (2 copies each) and
digital. A CEQA determination will be made after the application is deemed complete, at which
point staff may request additional technical studies/documentation. Additional fees will be
collected if an initial study is required.
a. Noise Analysis -The subject building is located within the 60-65 (yellow) and 65-70 (orange)
Community Noise Equivalent Level (CNEL) existing and future noise contours per the city's
Noise Element Figures 5-2 and 5-3. For multi-family residential this is
acceptable/conditionally acceptable.
With the project submittal, please submit a noise analysis prepared by a registered
acoustician demonstrating compliance with the city's Noise Guidelines Manual and the
General Plan Noise Element. Specifically, the interior noise shall be attenuated to 45 dBA or
less and the required community recreation areas comply with the 60 dBA exterior noise
standard. The study should be prepared in accordance with the requirements outlined in
the City of Carlsbad's Noise Guidelines Manual and General Plan Noise Element.
The Noise Guidelines Manual may be accessed on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
The City of Carlsbad's General Plan Noise Element is found in Chapter 5 and may be
accessed on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/3426/63743486110260000
Q
b. Air Quality Analysis -Please submit an Air Quality Analysis prepared by a registered
professional consistent with the requirements of CEQA, specifically Appendix G, the
Environmental Checklist Form.
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c. 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
14. Stakeholder Outreach. The project will be subject to City Council Policy Statement No. 84,
Development Project Public Involvement, Enhanced Stakeholder Outreach will be required. A
notice sign is required to be posted onsite by the applicant, and early public notice is required to
be prepared by the applicant and mailed to all owners located within a 600-foot radius of the
property. In addition, since more than 10 residential units are proposed, enhanced stakeholder
outreach, including the preparation of a follow-up summary report are required. Please see link
to Implementation Guide below for additional information.
15.
https://www.carlsbadca.gov/home/showpubl isheddocu ment/19417 /6387 4167 5682230000
Landscape Plans. No conceptual landscape exhibits were included with this preliminary review
submittal; therefore, no comments regarding compliance with the City of Carlsbad's Landscape
Manual Policies and Requirements have been provided . Formal submittal of an application to the
City's Planning Division for a Planned Development Permit will need to include conceptual
landscape plans. Landscape plans shall be designed in accordance with the City of Carlsbad's
Landscape Manual Policies and Requirements. Review of City of Carlsbad's Landscape Manual can
be found on the City of Carlsbad Community Development Department's website at:
http://www.ca rls bad ca .gov/ civica x/fi I e ban k/b lo bd lo ad .aspx? Blob I 0=24086
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:
Prior to formal application for the project permit submittal, the following items must be adequately
resolved/addressed, unless otherwise noted :
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.
PRE 2026-0028 (DEV206-0047) -2035 Corte Del Noga I
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Page 13
2.
3.
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.
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.
4. Based on a preliminary analysis it appears that this project may be 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.
5. Based on this project's general land use Pl (Planned Industrial), this project is subject to the City
of Carlsbad trash capture requirements. Incorporate trash capture measures on the project plans.
Incorporate into storm water quality management plan, Form E-35.
6. Provide a Preliminary Title Report (current within the last six (6) months).
7. 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.
8. 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.
9. 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.
10. Per CMC15.16.060 this project will require a grading permit and grading plan .
11. A separate improvement plan for work within the right-of-way is required for this project.
12. 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.
13. Delineate and annotate the limits of grading.
14. 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.
PRE 2026-0028 (DEV206-0047) -2035 Corte Del Noga I
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Page 14
15. 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.
16. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
17. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
18. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
19. 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.
20. Show existing lot line bearing and distance.
21. Show proposed parcel on the site plan. Provide proposed parcel. This project proposes a
subdivision to create one lot with 53 attached town homes. A TENTATIVE TRACT MAP is required.
22. Provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements and proposed improvements and
dedications.
23. Delineate and annotate all proposed driveways and driveway widths.
24. Driveways that exceed more than 150' length shall have a turnaround designed for a 3-point turn
of a passenger vehicle. Additionally, applicant shall coordinate with the fire department to ensure
width and grade of driveway meets fire department requirements.
25. Provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
26. Show all existing and proposed utilities and callout size for: water, sewer, storm drain,
underground dry utilities, overhead lines, traffic signals, streetlights in Norte Del Noga! and
Camino Vina Roble and laterals affecting the property.
27. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way
28. 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.
29. Provide a Water Study for the new development based on City of Carlsbad Potable Water Master
Plan 2019, Section 4.2 Design Criteria.
30. 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
PRE 2026-0028 (DEV206-0047) -2035 Corte Del Noga I
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Page 15
for water and Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be
required as a condition of development.
31. 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.
32. Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards, see building department form B-76.
33. 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.
34. Dedications and frontage improvements are required per CMC18.40 and/or CMC20.16. A 10 foot
wide public street and utility easement shall be dedicated, and public street frontage
improvements shall include 6 foot wide Sidewalk and parkway with a slope not to exceed 2%
within the 10 foot dedication.
35. 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.)
36. Plot stopping sight distance at all driveways.
37. Construct a bus stop that includes, but is not limited to, a shelter, bench, and trash can along
Camino Vida Roble.
38. Address the comments on the attached red lined plan.
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.
Traffic Division:
1.
2.
Provide a trip generation for the project consistent with the latest City of Carlsbad Transportation
Impact Analysis Guidelines.
Per the previous comment, if the project meets the required trip generation thresholds for a Local
Mobility Analysis report, please send a Scoping Agreement directly to
nick.gorman@carlsbadca.gov per the latest City of Carlsbad Transportation Impact Analysis
Guidelines. The scoping agreement is provided in Appendix A of the TIA guidelines.
Utilities Department:
1. Submit a sewer analysis for this proposed project analyzing existing and proposed demands on
the public sewer main in accordance with the current City of Carlsbad Engineering Standards.
2. Submit a water study, analyzing existing and proposed demands for the public water distribution
system. Water study must include domestic service and fire service sizing criteria, as well as
modeling of public distribution system in response to on-site water demands per the current
PRE 2026-0028 (DEV206-0047) -2035 Corte Del Noga I
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Page 16
Carlsbad Engineering Standards and fire flow requirements per CFC Table B105.1 as modified by
the City of Carlsbad Fire Department.
It is noted that a zoning change is being processed for this residential project. CMWD shall
require privatization of the existing on-site water main with elimination of the existing
connection through the neighboring parcel (APN 213-061-11-00). This will require CMWD water
modeling of the proposed development impacts of the proposed water system modifications
and the resulting impact on the neighboring parcel's required fire service requirements, at the
developer's expense.
3. Due to the proposed site re-development and zoning change, CMWD shall require privatization
of on-site water main as a condition of approval. Privatization of the on-site water mains shall
require the following:
a. Confirmation of the dedication of the CMWD Water Easement shown on Dwg 309-SA by
providing a Preliminary Title Report.
b. Submitting a CMWD Hydraulic Modeling request for assessing the water service impacts to
the neighboring parcel resulting from severing the existing water main connection (as
indicated in Item 1 above).
4. Updated Civil Site Plans shall identify all existing public utilities mains along project frontages and
identify proposed utility connection locations on site plans. Reclaimed water is available at this
location and shall be required for on-site irrigation demands.
Parks Department:
1. This project is subject to the City of Carlsbad Landscape Manual. (identified in Section 1 of the
manual) For future submittals please ensure that a submittal comply with the requirements and
identified policies. (Section 2)
a. Preliminary Concept Plans are covered in Section 3.
2. Identified existing trees within the Right-of-Way should have a note to "Protect in place". This
protection typically extends to the dripline of the tree. If tree roots are identified during
construction in areas adjacent to the Right of Way, please consult with the Carlsbad city arborist
before further action. Tree protection shall be erected during the construction phase.
a. For removal requests, please contact the Parks Maintenance section.
i. All street tree removal requests must be mailed to:
City of Carlsbad
Parks Maintenance
Attn: Trees Supervisor
1166 Carlsbad Village Drive
Carlsbad, CA 92008
ii. Or emailed to parksmaintenance@carlsbadca.gov
Please see links below for additional information:
a. Community Forest Management Plan
b. Landscape Manual
Fire Department:
1. Fire Master Plan. Upon project submittal, please include a Fire Master Plan for review. The plan
shall include, at a minimum, the following elements:
PRE 2026-0028 (DEV206-0047) -2035 Corte Del Noga I
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Pa e 17
2.
3.
4.
5.
• Square footage, height/stories, construction type, and occupancy type of all buildings.
• Fire department access roads and dimensions, road surface material, and access gates (if
any).
• If aerial fire apparatus (ladder truck) access is required, show aerial apparatus access points
to the roof.
• Show 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.
• Firefighter access walkways shall be provided to all exterior doors, and access points each
building and must be a minimum of five feet in width.
• Fire 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) and alarm panel.
• Ladder pad locations for all emergency escape and rescue openings.
Show width of all drive aisles. The minimum width of a fire access roadway is 24 feet and shall be
a minimum of 26 feet in width if required for aerial fire department apparatus (ladder truck).
Provide building heights. Fire Apparatus Access Roads shall meet requirement for aerial apparatus
access when the distance from grade plane to highest level of the roof exceeds 30 ft.
Very High Fire Hazard Severity Zone. The project site is in a Very High Fire Hazard Severity Zone
and shall meet building construction and defensible space requirements in accordance with the
California Wildland-Urban Interface Code.
Secondary Access. Multiple-family residential projects having more than SO dwelling units shall
be provided with two separate and approved fire apparatus access roads. Show secondary
emergency vehicle access roads road.
Housing & Homeless Services Department
Housing & Homeless Services staff have completed a review of the above-referenced Preliminary Review
application for completeness and accuracy. In brief, the proposal consists of construction of a new, 53-
unit attached town home community located at 2035 Corte Del Noga I, of which 7 units would be restricted
to very low-income households. The town homes would consist of a mix of three-and four-bedroom units
ranging in size between 1,400 and 1,870 square feet. The project site is currently developed with an
occupied office building and is in the P-M zone. The applicant would seek approval of a conditional use
permit for residential use in the P-M zone, as well as incentives or concessions, and/or waivers or
reductions of development standards, as provided by state density bonus law.
We offer the following comments based on the information provided in the Preliminary Review
application:
1) Density, Unit Count and Affordability Requirements -Residential density ranges are established in
the city's General Plan Land Use and Community Design Element (LUCD Element). The LUCD Element
designates the project site for Planned Industrial (Pl) use, a category for which no density range is
established. Instead, residential use and project-specific density may be established through approval
of a conditional use permit up to 40 du/acre (and subject to other findings) by the City Council (CMC
PRE 2026-0028 (DEV206-0047) -2035 Corte Del Noga I
May 27, 2026
Page 18
21.42.140(8)(135)). The project proposes a total of 53 dwelling units on 2.25 net acres, for a net
density of 23.6 du/ac. Given that the proposed density is less than the Zoning Ordinance's otherwise
maximum allowable density, the analysis below treats the total number of proposed units as "base"
units.
The project description indicates that 7 very low-income units will be provided; note however, that
the site plan identifies only 6 affordable units. This discrepancy will need to be resolved in a revised
preliminary review application or formal development application. The table below assumes 7
affordable units is the applicant's intention.
Affordability Basis for Determination Required affordable units
Requirement Requirement
Density Bonus Government Code 7 affordable units/53 Applicant proposes 7 very low-income
Section 65915 total (and base) units units, which equate to 13.2% of the
= 13.2% total project. To be eligible for state
density bonus benefits, at least 5% of
project units must be affordable to
very low-income households. Project
would meet this threshold.
lnclusionary Carlsbad Munici~al 53 base units x 12.5% City Council Policy No. 57 provides an
Housing Code 21.85; City = 7 units alternative means to satisfy the
Council Policy No. 57 inclusionary housing requirement by
providing 12.5% very low-income
housing units. The proposal for 7 very
low-income units would satisfy this
requirement*.
Housing Crisis Government Code To be determined. To be determined.
Act Section 66300, Applicant shall affirm
66300.5, 66300.6. that no one currently
or within the past 5
years has lived on the
subject property.
* Site plan identifies only 6 affordable units. This finding assumes project description of 7 affordable units
is the applicant's intention. Future submittals must resolve the discrepancy.
2) Density Bonus -Applicant intends to apply for unspecified incentives/concessions, and waivers in
accordance with density bonus provisions found in Government Code §65915 and Carlsbad Municipal
Code Chapter 21.86. The provision of 7 very low-income units would satisfy the requirement and can
request up to 2 incentives/concessions, and 1 or more waivers.
A Density Bonus Report (Form P-1H) was not included with the Preliminary Review application. This
report will be required with future submittals to, among other things, specify the
incentives/concessions and/or waivers being sought.
Per CMC 21.86.090, an affordability housing agreement shall be recorded on the property and
enforceable for a minimum period of 55 years.
3) lnclusionary Housing Requirement -Project is subject to Carlsbad Municipal Code Chapter (CMC)
21 .85, requiring 15% of the total residential units to be affordable to low-income households, or
alternatively, 12.5% percent of the total residential units be affordable for very-low-income
PRE 2026-0028 (DEV206-0047) -2035 Corte Del Noga I
May 27, 2026
Page 19
households (City Council Policy No. 57). The project proposes 7 very low-income units which satisfies
the inclusionary housing requirement (53 x 12.5% = 7).
Per CMC 21.85.040 (D), the inclusionary units shall be provided in the same tenure as the market rate
units, consistent with California Civil Code 714.7. Affordable housing cost shall be determined
according to Health & Safety Code 50052.5 (for-sale) and 50053 (rental). The preliminary application
does not specify whether units will be individually sold or rented. Future submittals must so state.
Per CMC 21.85.040(G), the internal and external design of the affordable units shall be reasonably
consistent or compatible with the design of the total project development in terms of appearance,
materials and finished quality. Interior finishes and amenities may differ from those provided in the
market rate units, but neither the workmanship nor the products may be of substandard or inferior
quality as determined by the city.
The sample elevations provided do not appear to correspond to specific buildings on the site plan or
floor plan details. Perhaps they are only illustrative of the proposed exterior architecture, but it is
unclear which elevations, if any, represent the exterior treatment of the affordable units. This should
be clarified in future submittals.
Per CMC 21.85.040(H), bedroom count and unit sizes of affordable units must be commensurate with
market-rate units. The 6 (see above comment re: discrepancy with project description) affordable
units shown on the site plan are at the lower end of living square foot area range but within the market
unit range. All are 3-bedroom units, whereas 9 of the 47 market rate units have 4 bedrooms. To
comply with this requirement, at least one 4-bedroom unit shall be designated for a very low-income
household.
Per 21.85.140(A), the development must execute an affordable housing agreement.
4) Affordable Unit Distribution -CMC 21.85.040(J) and California Health and Safety Code Section 17929
("AB 491") require the affordable units to be distributed equitably throughout the project and require
that "occupants of the affordable housing units ... shall have the same access to the common
entrances ... areas and amenities."
Six of the proposed affordable units are clustered in two buildings toward the back of the
neighborhood, away from the primary entrance. A seventh proposed affordable unit is not identified
on the plan. Plans need to be revised to identify all 7 proposed affordable units and disperse them
throughout the development.
Building Division:
1. Provide a completed Climate Action Plan (CAP) Consistency Checklists (city form B-50). Address
conformance with all elements on the plans including:
a. Energy Efficiency
b. Photovoltaic Systems
c. Water Heating
d. Electric Vehicle Charging
2. Provide the following building data on the first sheet:
a. Identify the occupancy group of the buildings in accordance with CBC 302.
b. Note on plan that the buildings will be equipped with automatic fire sprinkler. CBC 107 .2.1.
c. Identify the type of construction of the buildings in accordance with CBC Table 601.
PRE 2026-0028 (DEV206-0047) -2035 Corte Del Noga I
May 27, 2026
Page 20
3. Clarify if buildings will be classified as covered multifamily dwellings and if requirements of CBC
Ch. 11A will be applicable.
4. If project qualifies as covered multifamily dwelling. 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 11A
c. All rooms or spaces located on the entry level shall be served by an accessible route.
d. Common use areas shall also be accessible.
5. New buildings located in a Fire Hazard Severity Zone or Wildland Urban Interface Fire area shall
comply with 2025 CA WUI Code. Please note that building construction shall comply with Chapter
5.
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: Jose Sanchez, Associate Engineer, at 442-339-5486
• Fire Department: Darcy Davidson, Fire Division Chief at 442-339-2662
• Public Works-Utilities Division: Markus Mohrle, Senior Engineer, at 442-339-2322
Sincerely,
ERIC LARDY, AICP
Assistant Director of Community Development
EL:SH:mh
Attachments: Utilities redlines
c: 2035 Equicap Carlsbad LLC, 6310 Greenwich Dr., Unit 210, San Diego, CA 92122
Laserfiche/File Copy
Data Entry
Memorandum
DATE 5/13/2026
To:
From:
Via
Re:
Shannon Harker (Senior Planner, Community Development)
Markus Mohrle (Senior Engineer, Utilities Department)
Keri Martinez (Principal Engineer, Utilities Department)
PRE2026-0028 -Preliminary Review for 2035 Corte Del Nagai
Planning Division Request for Preliminary Review
Issues of Concern:
C cityof
Carlsbad
1. Submit a sewer analysis for this proposed project analyzing existing and proposed demands on the
public sewer main in accordance with the current City of Carlsbad Engineering Standards.
2. Submit a water study, analyzing existing and proposed demands for the public water distribution
system. Water study must include domestic service and fire service sizing criteria, as well as
modeling of public distribution system in response to on-site water demands per the current
Carlsbad Engineering Standards and fire flow requirements per CFC Table B105.1 as modified by the
City of Carlsbad Fire Department.
It is noted that a zoning change is being processed for this residential project. CMWD shall require
privatization of the existing on-site water main with elimination of the existing connection through
the neighboring parcel (APN 213-061-11-00). This will require CMWD water modeling of the
proposed development impacts of the proposed water system modifications and the resulting
impact on the neighboring parcel's required fire service requirements, at the developer's expense.
3. Due to the proposed site re-development and zoning change, CMWD shall require privatization of
on-site water main as a condition of approval. Privatization of the on-site water mains shall require
the following:
a. Confirmation of the dedication of the CMWD Water Easement shown on Dwg 309-5A by
providing a Preliminary Title Report.
b. Submitting a CMWD Hydraulic Modeling request for assessing the water service impacts to
the neighboring parcel resulting from severing the existing water main connection (as
indicated in Item 1 above).
4. Updated Civil Site Plans shall identify all existing public utilities mains along project frontages and
identify proposed utility connection locations on site plans. Reclaimed water is available at this
location and shall be required for on-site irrigation demands.
Please provide the following information and/or document(s) with the requested number of copies as
specified.
Public Works
Utilities Department
5950 El Camino Real I Carlsbad, CA 92008 I 442-339-2722 I 760-431-2658 fa x
# of Submittal Admin.
Information/Document Copies Form Purposes
Only
Water Analysis 1 PDF
Sewer Analysis 1 PDF
Updated Civil Site Plan 1 PDF
Attachments: 1 Site Plan Markup
888.456.5849 1 ktgy.com No.20250960 (2) 15 ,0
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