HomeMy WebLinkAboutPRE 2026-0026; LINCOLN STREET HOMES; Admin Decision LetterJune 10, 2026
Kirk Moeller Architects Inc.
2888 Loker Avenue East, Suite 317
Carlsbad, CA 92010
SUBJECT: PRE 2026-0026 (DEV2025-0044)-LINCOLN STREET HOMES
APN: 204-132-22-00 & 204-132-23-00
{city of
Carlsbad
Thank you for submitting a preliminary review application for the demolition of nine (9) apartment units
and the development of 13 three-story condominium units. Including three triplexes and two duplexes.
Of the 13 units, one (1) very low-income inclusionary housing unit is proposed. Units 1-10 are 1,600
square feet and Units 11-13 are 1,300 square feet. Each unit includes a two-car garage. Two visitor spaces
are proposed. The concept project has a proposed density of 27.6 dwelling units per acre; a density bonus
will be requested. Vehicular access to the site is proposed via two driveways off Lincoln Street. Pursuant
to the information presented on the site plan, density bonus waivers will be requested for the number
of guest spaces, the requirement for common open space, and the rear yard setback. The project site
comprises two parcels, 3244 and 3256 Lincoln Street, with a combined area of 0.47 acres {20,473 square
feet).
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: Residential 19-23 dwelling units per acre (R-23)
b. Zoning: Multiple-Family Residential (R-3) and Beach Area Overlay (BAO)
c. Coastal Zone: The project site is located within the Coastal Zone and is subject to the Mello
II Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning are consistent
with the city's General Plan Land Use and Zoning for the site. The property is outside of the
California Coastal Commission's Appeals Jurisdiction.
Community Development Department
Planning Division / 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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2. The project requires the following entitlements:
3.
4.
a.
b.
C.
d.
Tentative Tract Map (CT). Pursuant to Title 20 of the Carlsbad Municipal Code (CMC), a CT
is required for the development of air space condominiums.
Planned Development Permit (PUD). Pursuant to CMC Chapter 21.45, a PD permit is
required for the development of air space condominiums.
Site Development Plan (SDP). Pursuant to CMC Chapter 21.82 and CMC Chapter 21.06, an
SDP is required for development of more than 4 units in the Beach Area Overlay Zone.
Coastal Development Permit (CDP). Pursuant to CMC Chapter 21.201, a CDP is required for
the development of air space condominiums in the Coastal Zone.
The Planning Commission will be the decision-making authority on the above-noted entitlement
applications.
Density. The density range for the R-23 General Plan Land Use Designation is 19-23 du/ac.
Minimum density= 19 du/ac
Minimum unit yield = 19 x 0.47 acres (gross) = 8.93; rounds up to 9 units pursuant to
CMC Section 21.53.230
Maximum density= 23 du/ac
Maximum unit yield = 23 x 0.47 = 10.8 units, rounds down to 10 units
Proposed Number of units: 13
Proposed Density: 13 + 0.47 = 27.6 du/ac
The proposal to construct 13 units on a 0.47-acre property has a proposed density of 27.6 du/ac
and exceeds the allowable density yield and range. Pursuant to State Density Bonus Law, a density
bonus is required.
Density Bonus Incentives/Concessions and Waivers. Pursuant to State Density Bonus Law (SDBL),
the number of incentives/concessions that can be requested varies by the amount and type of
affordable units being proposed. An unlimited number of waivers to development standards can
be requested. Please see table below for reference.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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INCOME % OF AFFORDABLE UNITS1
Very Low 5% 10% 15% 16% i:!: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.
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 for additional information on SDBL and
comments from the Housing & Homeless Services Department below.
https://www.carlsbadca.gov/home/showpublisheddocument/8169/638967418316170000
P-l(H):
https://www.carlsbadca .gov/home/showpublisheddocument/16609/638561251975170000
5. Tribal, Cultural, and Paleontological Assessments. The project is in an area of known
tribal/cultural sensitivity, and the existing homes were constructed more than 45 years ago.
Please submit tribal, historic and paleontological reports prepared by the appropriate registered
professionals. The reports shall comply with the city's Tribal, Cultural and Paleontological
Resources Guidelines. Please see the link below for additional information.
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
Commun ity Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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6. lnclusionary Housing. The project is subject to the city's lnclusionary Housing Ordinance, CMC
Chapter 21.85. Please see informational bulletin (IB-157) linked below. In addition, please see
comments from Housing and Homeless Services below for additional information .
7.
https://www.carlsbadca .gov/home/showpublisheddocument/9634/637897580094270000
Development Standards.
a. Building Height: Pursuant to CMC Section 21.82.050, no newly constructed residential
structure in the BAO shall exceed 30 feet if a minimum 3:12 roof pitch is provided or 24 feet
if less than a 3:12 roof pitch is provided. Per the definition of Building Height, CMC Section
21.04.065, the height of the building should be from existing grade or finished grade,
whichever is lower. The plans submitted do not include elevations of the proposed structure
with the existing grade; therefore, compliance with height standards cannot be evaluated.
b. Setbacks: Pursuant to CMC Section 21.45.080, Table E, the required setbacks are as follows:
• Front: 10 feet for structure; 20 feet for direct entry garage. As designed, the project
complies.
• Side: 10 feet. Setbacks are not dimensioned on all side property lines; therefore,
compliance cannot be verified.
• Rear: 20 feet. As designed, the project does not comply.
c. Parking: Pursuant to CMC Section 21.45.080, Table E, two spaces per unit are required for
units with two or more bedrooms. The requirement can be met with a two-car garage, a one
car garage and one uncovered space or two separate one-car garages. In addition, up to 25%
of the units can propose a tandem two-car garage. The project proposes a two-car garage
for each, which complies with the Planned Development Ordinance. Please note, the ·
minimum dimension is 20 feet by 20 feet, free and clear of obstructions.
d. Visitor Parking: Pursuant to CMC Section 21.45.060, Table C, 0.25 spaces are required per
unit. For 13 units, 3 visitor spaces are required. The project offers two (2) visitor spaces and
therefore does not comply. The minimum required width is 8.5 feet, and the minimum area
is 170 square feet. Please include dimensions for the visitor spaces on the site plan to verify
compliance.
e. Drive Aisles: Pursuant to CMC Section 21.45.060, Table C, the minimum drive aisle width shall
be 24 feet to allow cars to back up safely out of the garages. All drive aisles shall be enhanced
with decorative pavement. Please specify the material of the enhanced drive aisle with the
project submittal.
f. Lot coverage: Pursuant to CMC Section 21.45 .080, Table E, the maximum allowable lot
coverage is 60%. Based on information presented on the cover sheet, the proposed lot
coverage is 48.3%. As designed, the concept project complies.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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8.
g. Private Recreation Space: Pursuant to CMC Section 21.45.080, Table E, multifamily dwellings
within the R-23 General Plan Land Use designation shall provide a minimum of 60 square
feet of private recreation space. The minimum dimension is six (6) feet. As the site plan does
not show dimensions for the private yards or any details for the decks, compliance cannot
be verified.
h. Community Recreation Space. Pursuant to CMC Section 21.45.060, Table C, multifamily
dwellings within the R-23 General Plan Land Use designation shall provide 150 square feet
per unit. As 13 units are proposed, 1,950 square feet of community recreation area is
required. No community recreation area is shown; the cover sheet noted a density bonus
waiver will be requested. Notwithstanding the above, Planning staff recommends some form
of community recreation area in the front yard such as a grilling/BBQ area.
Citywide Objective Design Standards (ODS). Basic concept architectural exhibits were not
included with the preliminary review application. Please be aware that a formal proposal will be
subject to citywide 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.
Citywide ODS:
https://www.carlsbadca.gov/home/showpublisheddocument/13768/638201047511900000
Citywide ODS checklist:
https://www.carlsbadca.gov/home/showpublisheddocument/15323/638332233693100000
Objective Design Standards Processing Guide:
https://www.carlsbadca.gov/home/showpublisheddocument/15321/638331501903600000
9. Stakeholder Outreach. The project will be subject to City Council Policy Statement No. 84,
Development Project Public Involvement. 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 is required. Please see link to Implementation Guide below for
additional information.
https ://www .ca rlsbad ca .gov /home/showp u bl ished d ocu me nt/19417 /6387 4167 5682230000
10. SB 330 Streamline Application Process. 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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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11.
12.
ordinances, policies and standards in effect at the time the SB 330 Application is accepted. The
city's SB-330 information bulletin can be found on line at:
https://www.carlsbadca .gov/home/showpublisheddocument/8166/637725763890630000
Existing/Protected Units: Per the Housing Crisis Act of 2019 (SB 330), any project that includes
the removal or demolition of a "protected unit" is required 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." Please see comments from the Housing and Homeless Services Department below for
more information.
Landscaping. 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.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=24086
13. Climate Action Plan (CAP). 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:
https://www .ca rlsbadca .gov/ de pa rtme nts/ envi ran menta I-susta i na bi I ity/ cl imate-actio n-pla n
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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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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.
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. 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 R-23, this project is subject to the City of Carlsbad trash
capture requirements. Incorporate trash capture measures on the project plans and
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
Community Development Department
Planning Division / 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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9.
10.
11.
12.
13.
14.
15.
capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm
hydrologic calculations before and after development for each drainage basin.
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.
Per CMC Section 15.16.060 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-foot intervals for slopes between 5% and
10%, and 5-foot 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, street lights, 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. The trees along the Lincoln Street 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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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21. 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.
22. Show existing lot line bearing and distance.
23. Show proposed parcel on the site plan. Provide proposed parcel. This project is proposing a
subdivision to create 13 condominium units. A TENTATIVE TRACT map is required.
24. 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.
25. Delineate and annotate all proposed driveways and driveway widths.
26. Driveways that exceed more than 150 feet in 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 depart ment requirements.
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 Lincoln Street 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.
30. Coordinate with CMWD for possible Sewer Study requirements for new development based on
City of Carlsbad Sewer Master Plan Update 2019, Section 4.2 Design Criteria.
31. Coordinate with CMWD for Water Study requirements for the new development based on City
of Carlsbad Potable Water Master Plan 2019, Section 4.2 Design Criteria.
32. 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.
33 . 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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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34. developer shall apply for a provisional source control permit with Encinas Wastewater District.
35. Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards, see building department form B-76.
36. 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.
37. A 3-inch AC grind and overlay may be required for half street of Lincoln Street.
38. 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.)
39. Plot stopping sight distance at all driveways.
40. Address the comments on the attached redlined plan.
41. 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.
Utilities Department:
1. Submit a water study for the proposed project that includes domestic meter and fire sizing
criteria, as well as analysis 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.
2. 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.
3. Update Civil Site Plan to identify all existing and proposed water and sewer utility connections;
and meter and backflow sizes with piping arrangements detailed up to the back flow preventers.
All connections to the public utilities shall be detailed on plans in accordance with current city
engineering standards.
4. Public potable water main along project frontages must meet minimum design diameter and
material as specified in City of Carlsbad Engineering Standards Vol. 2 Chapter 3. Water main
replacement and upsizing shall be required along the project's frontage as a condition of
approval. If developer agrees to replace the entire 480-ft of water main in Lincoln Street
between Pine and Walnut Avenues, the developer shall be entitled to reimbursement for all but
the 150-ft portion along the project's frontage.
Parks Department:
No landscape plans were included in the preliminary plans. Please be aware of the following:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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1.
2.
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 complies with the requirements
and identified policies (Section 2).
a. Preliminary Concept Plans are covered in Section 3.
A total of five (5) existing street trees are within the Right-of-Way and 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. For removal requests, please contact the Parks Maintenance division at
pa rksma i ntena nce@ca rlsbadca .gov
Please see links to the following documents for additional information:
1. Community Forest Management Plan
2. Landscape Manual
Fire Department:
1. Fire access road exceeds 150 feet, turnaround required, and 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 feet.
a. Aerial apparatus access minimum road width is 26 feet.
2. Fire access roadways shall be designed, constructed, and maintained to support the imposed
loads of fire apparatus with a total weight of 75,000 pounds. The surface shall be designed,
constructed, and maintained to provide all-weather driving capabilities. A letter or statement,
wet-stamped and signed by a registered engineer, shall be provided on the plans certifying that
any new roadway meets this 75,000-pound, all-weather requirement.
3. 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. If aerial fire apparatus (ladder truck) access is required, show aerial apparatus access points
to the roof.
d. 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.
e. Firefighter access walkways shall be provided to all exterior doors, and access points to each
building must be a minimum of five feet in width.
f. 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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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accordance with the approved Form P99-F.
g. Location of fire riser(s) and alarm panel.
h. Ladder pad locations for all emergency escape and rescue openings.
4. Sleeping rooms below the fourth story (i.e., floors 1-3) 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 . Ladder pads for EEROs shall meet the following
requirements:
a. A ladder pad shall be provided to access every EERO above ground level.
b. 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.
c. Ladder pad shall be sized 6 feet by 6 feet minimum to allow for 3 feet of working space in
front, behind, and around the ladder.
d. Ladder Pad Surface. 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.
e. Clearly show all ladder pads on the plans
5. Submit completed P-99F form to determine fire flow requirements, and to determine number
and location of required hydrants. Please note this must be completed prior to submittal of a
formal application for the city for the project. A completed, city-reviewed P-99F, shall accompany
a formal project application to the Planning Division.
Building Division:
1. Provide a completed Climate Action Plan (CAP) Consistency Checklists (city form B-50) and
identify all required elements on the plans.
2. Under the Project Summary section, provide the following building data:
a) Identify the occupancy group of the building(s) in accordance with CBC 302.
b) Identify the type of construction of the building(s) in accordance with CBC Table 601
3. Revise the site plan to show the following:
a) Property lines and the distance between the buildings and the property lines. CBC
107.2.6
b) Show an imaginary line between the buildings on the same lot per CBC 705.3. The
exterior wall rating and opening protection shall be in accordance with CBC 705.5 and
705.8.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0026 (DEV2025-0044)-LINCOLN STREET HOMES
June 10, 2026
Pa e 13
Housing & Homeless Services Department
Housing & Homeless Services staff completed a review of the above-referenced pre-application for
completeness and accuracy. The Housing & Homeless Services team has found that additional details are
needed about existing property conditions so staff may review the project to determine compliance with
state and local housing laws.
1) Existing Residential Units -The application proposes to demolish existing residential units and
subject to the Government Code Sections 66300, 66300.5, 66300.6 ("Housing Crisis Act"). The
property contains nine (9) apartment units, all of which are proposed to be demolished as part
of the application. Applicant must complete Housing Declarations Form (P38) to describe the
number and bedroom count of existing units and number and bedroom count of proposed units.
The Housing & Homeless Services Department will contact each resident to obtain Income
Certifications Forms (P-38B) to determine the project's replacement housing requirements,
including the project's number of protected units, and tenants eligible for housing assistance and
benefits. Applicant should be aware that if the city is unable to verify the incomes of the existing
occupants or occupants within a five-year period preceding the application date, then, the city
must apply an assumed percentage to determine the required number of protected units. The
percentage is based on the total number of lower-income renters in the city.
Additionally, the Housing Crisis Act requires that the applicant provide .fill occupants with notice
that they are allowed to remain in their units until six (6) months before the start of construction
activities. The notice must also explain that existing occupants are entitled to return to their unit
at the prior rental rate should the project not proceed. Applicant must provide documentation
to verify compliance with the Housing Crisis Act prior to project approval.
2) Total Units and Affordability
Affordability Basis for Determination Required affordable
Requirement Requirement units
Density Bonus Government Code 11 base units x 9% = Applicant is providing 1
Section 65915 1 unit very low-income unit to
satisfy this requirement
lnclusionary Carlsbad Municipal 11 base units x 12.5% Applicant is providing 1
Housing Code 21.85 = 1 unit very low-income unit to
satisfy this requirement
Housing Crisis Government Code Project must replace To be determined.
Act Section 66300, protected units
66300.5, 66300.6.
Affordable housing cost for affordable units is determined by California Health and Safety Code
Section 50052.5.
3) 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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0026 (DEV2025-0044) -LINCOLN STREET HOMES
June 10, 2026
Pa e 14
21.86. The provision of one (1) very low-income unit satisfies the requirement {9% of base units,
11 x 9% = 1 unit). Provision of one (1) very low-income unit on-site satisfies this requirement.
Per 21.86.090. The affordability housing agreement will be recorded on the property for and
enforceable for a period of 55 years.
4) lnclusionary Requirement-Project is subject to Carlsbad Municipal Code Chapter (CMC) 21.85,
requiring either 15% of the total residential units to be affordable to low-income households or
12.5% percent of the total residential units be affordable for very-low-income households. The
project is proposing one very low-income unit which satisfies the lnclusionary requirement (11 x
12.5% = 1). Provision of one (1) very low-income unit on-site satisfies this requirement.
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.
Per 21.85.040 (G), the internal and external design of the affordable units shall be reasonably
consistent or compatible with the design of the total project development in terms of
appearance, materials and finished quality. Interior finishes and amenities may differ from those
provided in the market rate units, but neither the workmanship nor the products may be of
substandard or inferior quality as determined by the city.
Per 21.85.040(H), bedroom count and unit sizes of affordable units to be commensurate with
market-rate units.
Per 21.85.140. A., the development must execute an affordable housing agreement.
5) Affordable Unit Distribution -Applicant should be aware that State law (Health and Safety Code
Section 17929 ("AB 491")) requires the affordable units to be distributed equitability throughout
the project and requires that "occupants of the affordable housing units ... shall have the same
access to the common entrances ... areas and amenities."
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0026 (DEV2025-0044) -LINCOLN STREET HOMES
June 10, 2026
Pa e 15
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, Project Engineer, at (442) 339-5486
• Fire Department: Darcy Davidson, Fire Inspections, at (442) 339-2662
• Utilities Department: Markus Mohrle, at 442-339-2322
• Housing & Homeless Services, Nicole Piano-Jones, at (442) 339-2191
Sincerely,
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Principal Planner
RE:SH:CF
Enc: Engineering redlines
c: Soo Family Trust, 2361 Via Subria, Vista, CA 92084
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600