HomeMy WebLinkAboutPRE 2026-0040; ROOSEVELT HOMES; Admin Decision Letter
Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
July 31, 2026
Attn Kirk Moeller
2888 Loker Avenue East, Suite 317
Carlsbad, CA 92010
SUBJECT: PRE 2026-0040 (DEV2026-0066) – ROOSEVELT HOMES
APN 203-102-37-00
Dear Mr. Moeller,
Thank you for submitting a preliminary review application for a four unit residential project proposed at
2650 Roosevelt Street. The project site, an approximately 9,600-square-foot lot (0.22-acres), currently is
developed with a one-story single-family home built in 1963. This Preliminary Review Application, PRE
2026-0040, is proposing the demolition of an existing single-family home, followed by development of
two (2) duplex buildings for a total of four (4) condominium units at a residential density of 18.2 dwelling
units per acre (4 units ÷ 0.22 = 18.18 = 18.2 du/ac). The site plan proposes a two-lot subdivision, each lot
measuring approximately 40-feet in width by 109-feet in length (40’-0” x 109’-0”), for a total lot area of
approximately 4,360 square feet. Duplex “Building A” is proposed on a new northern lot while Duplex
“Building B” is proposed on a new southern lot. Each building is mirroring the other and is situated on
each lot with a front yard setback consisting of approximately five-feet (5’-0”) in width, a side yard setback
of approximately six-and-a-half-feet (6’-6”) in width, and a rear yard setback consisting of approximately
10 feet (10’-0”) in width. Each building is noted as being three-stories tall with a maximum building height
of 35 feet. Each unit proposes to include a private two-car garage accessed via a private 20-foot-wide (20’-
0”) common drive-aisle over the common lot line separating the two lot subdivision. Units 1 and 3 are
proposed with ground floor entries oriented towards the Roosevelt Street public right-of-way with direct
connections to the pedestrian sidewalk. Units 2 and 4 are proposed with ground floor entries, however,
each of these units are orient towards the common drive-aisle near the back of each lot. All units are
noted as being of equal size, approximately 2,400 square feet with three-bedrooms. Small private yards,
consisting of a minimum 60 square feet, are proposed for each unit situated along the side and rear of
each lot. An 11-foot-wide (11’-0”) right-of-way dedication along the Roosevelt Street frontage is
proposed. The proposed utility improvements include relocating an existing SDG&E power pole
supporting overhead lines to make room for vehicle access into and out of the project site. All units are
noted has having fire sprinklers (NFPA 13D) installed. Landscaping is included along the public right-of-
way, and within the side and rear yards of the proposed buildings. Two (2) street trees (no species listed)
are proposed along Roosevelt Street. A six-foot-tall (6’-0”) privacy fence is proposed along the side and
rear yards of the site perimeter outside of the front yard setback. A four-foot-tall (4’-0”) fence is proposed
in the front yard setback area creating a small private yard for Units 1 and 3.
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.
{city of
Carlsbad
PRE 2026-0040 (DEV2026-0066) – ROOSEVELT HOMES
July 31, 2026
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
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:
General
1. General Plan Land Use and zoning designations for the subject property are as follows:
a. General Plan: V-B, Village-Barrio
b. Zoning: Village-Barrio (V-B) Zone
c. Master Plan: The project site is located within the Village General (VG) District of the Carlsbad
Village & Barrio Master Plan (VBMP). Residential Dwellings, consisting of Two-family
(attached) are permitted in the VG District with a residential density range of 18-23 units per
acre. The proposed density of 18.2 du/ac is consistent with the VG District residential density
range.
2. The project requires the following permits:
a. Minor Subdivision (MS). A MS is required for a two (2) lot subdivision with four (4) air-space
condominiums (two (2) units per proposed lot).
b. Minor Site Development Plan (SDP). A Minor SDP is required pursuant to the provisions
outlined within Section 6.3.3.A.1.b of the VBMP (p. 6-4). This section states that a Minor SDP
is required for “New construction of two to four attached or detached dwelling units up to
5,000 square feet (excluding garages).
3. The City Planner would be the decision maker for the administrative permits listed above. Pursuant
to VBMP Section 6.3.4(A) “in all districts, the City Planner shall:
(1) Be responsible for determining whether or not a project is exempt from the permit
requirements, and, for a project exempt from a coastal development permit, maintaining a
record of exemption.
(2) Have the authority to approve, approve with conditions, or deny minor site development plans,
minor conditional use permits, minor coastal development permits, and minor variances. The
city planner may approve minor conditional use permits up to the square footage and dwelling
unit limitations for minor site development plans specified in Section 6.3.3.A. The City
Planner’s decisions are final unless appealed to the Planning Commission.”
4. Objective Design Standards. In addition to the project’s compliance with the Village & Barrio Master
Plan, the project is also subject to the Village & Barrio Objective Design Standards (ODS) found in
Appendix E of the Master Plan. Please see the link below for additional information:
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
https://www.carlsbadca.gov/departments/community-development/planning/objective-design-
standards
Please submit completed Compliance Checklist(s) with a formal application submittal. Be sure to
demonstrate in the plans how the project complies with the ODS for the building type and
architectural style chosen. It is preferred that the completed checklists be prepared in a Microsoft
Word file so that compliance comments can be built upon over time and the final checklists can be
made part of any formal decision documents as attachments.
5. As it relates to proposed Units 2 and 4, the proposed site plan falls short of meeting the following
requirements as it relates to minimum pedestrian sidewalk widths and associated landscaping
requirements required in the ODS:
ODS Section 2.6.D.2: Pedestrian walkways shall be provided with a minimum width of
five-feet (5’) along their entire length.
ODS Section 2.6.D.2.c: Pedestrian walkways that are private, interior walkways, shall be
flanked on both sides with landscaping, including, ground cover, and shrubs a maximum
four-feet (4’) in height. At a minimum, one (1) side of the walkway shall provide trees
which shall be spaced to shade at least fifty (50%) percent of the overall walkway length
at maturity.
6. In the VG District, pursuant to ODS 2.7.2.E, private open space shall be provided at a minimum of
eighty (80) square feet per unit with a minimum dimension of six (6’) feet in any direction and at least
one (1) open space area meeting the requirements below:
• Common open space shall be provided at a minimum of twenty-five (25) square feet per unit
with a minimum dimension of ten (10) feet in any direction (not including utilities or storage
enclosures located within these spaces).
• Common open space shall be purposefully designed as active or passive recreational facilities
and include one (1) or more of the following: a pocket park, community garden, courtyard,
athletic/recreational courts or gyms, pools and spas, picnic/sitting area accessible to all
residents, and play equipment area for children. An applicant may provide common space
through an amenity not on this list if it is readily accessible by all residents for recreation and
social purposes.
7. Pursuant to ODS 2.6.B, short-term bicycle parking will need to be provided in the form of permanent
bicycle racks for at least six (6) bicycle parking spots. Racks shall be located within fifty to one hundred
(50-100) feet of the primary building entrance. Bicycle racks and associated bicycle maneuvering shall
not impede upon the public sidewalk path of travel and shall not be placed within the public right-of-
way.
8. No architectural elevations or renderings were submitted with this preliminary review, therefore, no
comments pertaining to architectural compliance with the ODS have been provided.
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
9. Landscaping. This preliminary review application did not include a conceptual landscape exhibit(s);
and thus, it was not routed for a detailed landscape review. Please note with any formal application
submittal, conceptual landscape exhibits are required and shall be prepared in accordance with the
General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016).
The exhibit package shall include a Conceptual Landscape Plan; Conceptual Water Conservation Plan;
Conceptual Fire Protection Plan; and a Conceptual Landscape Maintenance Responsibility Exhibit
(private or common). The Landscape Manual may be found on the city’s website at:
https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000
10. Electrical Transformer(s). Please submit correspondence from SDG&E indicating whether a
transformer will be required. If required, please identify the location on the plans with the required
landscape screening that meets both the Village and Barrio Master Plan requirement and SDG&E
requirements for servicing.
11. California Environmental Quality Act (CEQA). The proposed project appears to be exempt from further
environmental analysis pursuant to Section 15303 of the California Environmental Quality Act (CEQA),
titled New Construction or Conversion of Small Structures. This is a Class 3 Exemption and includes as
an example duplex or similar multi-family residential structures, totaling no more than four dwelling
units. Submittal of other environmentally related information, such as the requested technical reports
listed below, will be required for staff to document and complete the exemption process.
In addition, the exemption cannot be used when any of the exceptions listed in Section 15300.2 of
the CEQA Guidelines and Chapter 19.04 of the Carlsbad Municipal Code apply. City staff will not be
able to complete the assessment and determine whether the New Construction or Conversion of Small
Structures exemption applies without. The additional information and documentation requested in
this letter will be necessary to complete the formal environmental evaluation for the project, pursuant
to Section 15060 of the CEQA Guidelines.
12. CEQA Memorandum. As part of a formal application submittal, please supplement the required
Environmental Impact Assessment, Form P-1(D), to also include an analysis of any requested
exemption, including findings to support the exceptions listed in Section 15300.2 of the CEQA
Guidelines and Chapter 19.04 of the Carlsbad Municipal Code. Please cite required technical reports
to support said determination and include as an appendix to the back of the document. Prior to
making a CEQA determination on any formal application submittal, a draft CEQA determination will
need to be posted to the City’s Website for public review.
13. Historical, Cultural and Paleontological Report(s). The existing structure proposed to be demolished
is over 45 years old. In addition, project grading may potentially impact cultural, archeological, and or
paleontological resources. Please prepare a comprehensive report consistent with the California
Environmental Quality Act and the city’s Tribal, Cultural, and Paleontological Resources Guidelines,
which can be found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
14. Noise Analysis. As follows, it is determined that a Noise Analysis would NOT be required for a four (4)
unit residential project. This determination, however, does not exempt any future construction from
the California Green Building Code Standards as it relates to Noise.
Pursuant to the City of Carlsbad’s Noise Guidelines Manual (July 2013):
A noise report shall be required for all residential projects within the following noise
referral zones (refer to the Carlsbad Future 2010 Noise Contour Map Figure-I or see the
1000’ scale map1 provided at the back of this document):
a. Residential projects requiring a discretionary permit containing five or more
dwelling units or any multiple family dwelling units located within or 500-feet
beyond the 60 dB(A) CNEL noise contour line of the Noise Contour Map approved
as part of the Carlsbad General Plan.
b. Within the McClellan-Palomar Airport 60 dB(A) and above CNEL Noise contour line
as shown on the “McClellan-Palomar Airport Compatibility Policy Map: Noise”
(see Appendix E).
As it relates to the above, staff’s review of the project site location reveals, 1) the project is NOT
located within any of the referral zones referenced in the Carlsbad Future 2010 Noise Contour Map
at the back of the Noise Guidelines Manual, 2) the proposed project is NOT a residential project
containing five (5) or more dwelling units, and 3) the proposed project location is NOT within the
McClellan-Palomar 60dB(A) and above CNEL noise contour line.
Additionally, as it relates to compliance with the City of Carlsbad’s General Plan Noise Element, the
project site is located well outside of the 60-65 db(A) CNEL noise contour associated with both Existing
and Future 2035 Transit Noise for both Railroad and Interstate 5 corridors. More specifically, the
project site is located:
• 578 feet outside of the closest 60-65 dB(A) CNEL noise contour associated with the Existing
Transit Noise Contour for Rail;
• 806 feet outside of the closest 60-65 dB(A) CNEL noise contour associated with the Existing
Transit Noise Contour for Interstate 5;
• 570 feet outside of the closest 60-65 dB(A) CNEL noise contour associated with the 2035
Transit Noise Contour for Rail; and
• 791 feet outside of the closest 60-65 dB(A) CNEL noise contour associated with the 2035
Transit Noise Contour for Interstate 5.
Pursuant to General Plan, Table 5-1: Land Use Compatibility for Community Noise Environments,
multifamily Residential is considered “normally acceptable” where located outside of 60-65 dB(A)
CNEL contour. Consideration of a residential project in this location would be consistent with General
Plan Policy 5-P.1 in that the project location would not be locating a noise-sensitive use (e.g. school,
hospital, places or worship, or homes) where noise levels are considered “normally unacceptable” or
higher.
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
Lastly, the requirement to NOT require a Noise Analysis for a residential project in this location would
be consistent with General Plan Policy 5-P.2 in that the location of the project site is within an area
where noise levels are considered “normally acceptable” and the project consist of four or fewer
residential units.
15. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process for
housing projects. It is not mandatory unless applicants seek the vesting and processing benefits
offered under SB 330. Participation in the SB 330 streamline process would occur first, followed by
the formal development application process required under Government Code (Gov. Code) §§ 65940,
65941, 65941.5, and Carlsbad Municipal Code (CMC) § 21.42.050. Acceptance by the city of a
complete SB 330 Streamline Application (Form P-32) and fee will vest the project for 180 days in
accordance with the ordinances, policies and standards in effect at the time the SB 330 Application is
accepted.
16. 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.”
17. New requirements related to the city’s goals to reduce greenhouse gas (GHG) emissions will likely
impact development requirements of this project. A formal application submittal will need to include
a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to
the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric
vehicle charging, water heating and traffic demand management requirements, as set forth in the
California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and
18.51 which is available on the city’s website at the following address:
http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for grading
or building permits, the project will be required to comply with the effective requirements even if
different than what is proposed in the project’s planning approvals. GHG reduction requirements may
impact, but are not limited to, site design and local building code requirements. If incorporating new
GHG reduction requirements results in substantial modifications to the project after planning
approvals are obtained, then prior to issuance of grading or building permits, the applicant may be
required to submit and receive approval of a Consistency Determination or an Amendment
application for the project through the Planning Division.
18. Please note that the PRE application was not routed to the Parks and Recreation Department for
review. With a formal application submittal, the project will need to be routed to the Parks and
Recreation Department for comments relating to the planting of any proposed street trees within the
public right-of-way. Prior to making a formal application submittal, city staff would encourage you to
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
contact Nick Stupin (Nick.Stupin@carlsbadca.gov) in the Parks and Recreation Department, to discuss
any potential requirements their department might have as it relates.
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 Division:
1. Depending on the CEQA determination, which is determined after the application for discretionary
permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles
Traveled Analysis Guidelines available at:
https://www.carlsbadca.gov/home/showdocument?id=312.
2. Please provide a Preliminary Title Report (current within the last six (6) months) with any formal
application submittal.
3. Please annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Report on the proposed site plan(s). If any vacations or quitclaims are planned with this development
annotate on the site plan.
4. A Preliminary Hydrology Study, including map and calculations, is required with a formal application
submittal 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.
5. A Preliminary Geotechnical Report is required with a formal application submittal to evaluate the
feasibility of the project along with remedial requirements. Additionally, if infiltration will be utilized
on the project site, provide geotechnical recommendations to support this design. 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.
6. Per Section 15.16.060 of the Carlsbad Municipal Code, it appears this project will require a grading
permit and grading plan.
7. A separate improvement plan for work within the right-of-way is required for this project.
8. 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.
9. Please delineate and annotate the limits of grading.
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
10. Please delineate and annotate approximate topographic contours for existing and proposed
condition. Provide one-foot (1’) contours for slopes less than 5%; two-foot (2’) intervals for slopes
between 5% and 10%, and five-foot (5’) intervals for slopes over 10%. Extend contours a minimum 25
feet beyond the project boundary.
11. On the site plan, please 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.
12. Please delineate the location of all existing and proposed buildings, walls, fences and permanent
structures onsite and within 25 feet of the site.
13. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards.
14. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations.
15. Please 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.
16. This preliminary review application is proposing a subdivision to create four (4) dwelling units with
two (2) duplexes. A Tentative Parcel Map is required as part of a formal project application.
17. Please provide typical street cross sections for Roosevelt Street. Provide existing right-of-way width
and existing improvements and proposed improvements and dedications.
18. Please show all existing and proposed utilities and callout size for: water, sewer, storm drain,
underground dry utilities, overhead lines, traffic signals, street lights in Roosevelt Street and laterals
affecting the property.
19. All transformers and electrical facilities solely serving this project site shall be located onsite and
outside of the public right-of-way
20. Public potable water and sewer mains along the project frontage 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.
21. Please 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.
22. Please provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
properties, existing and proposed grades onsite, fences and location of structures onsite and on
adjacent properties.
23. A three-inch (3”) AC grind and overlay is required for half street of Roosevelt Street at the project
frontage.
24. Please remove all private improvements out of the public right-of-way and dedication area.
25. Please 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.)
26. Please be sure to relocate any vehicle gate(s) a minimum twenty-feet (20’) from the travel way, bike
lane and pedestrian path of travel so that approaching vehicles will not queue in the public right-of-
way of Roosevelt Street.
27. Please plot stopping sight distance at all driveways and corner sight distance at all street intersections.
28. 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.
Housing & Homeless Services:
1. Existing Residential Units. The application proposes to demolish an existing residential unit and is
subject to the Government Code Sections 66300, 66300.5, 66300.6 (“Housing Crisis Act”). Please
address the following:
a. Provide evidence to demonstrate the use of the property for the past five (5) years.
b. Was the property owner occupied or rented?
c. Please provide names and contact information for who occupied the property and dates of
occupancy.
If the unit is currently occupied, the Housing & Homeless Services Department will contact the
resident to obtain Income Certifications Forms (P-38B) to determine the project’s replacement
housing requirements, including the provision of a protected unit, and tenant’s eligibility for housing
assistance and benefits.
If Housing & Homeless Services determines the existing unit is protected, additional noticing
provisions apply. The Housing Crisis Act requires that the applicant provide occupants with notice that
they are allowed to remain in their units until six (6) months before the start of construction activities
if the project includes a protected unit. 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.
If the unit is currently vacant, it is possible that the project may still be considered a protected unit
and subject to replacement housing requirements. The occupancy for the past five (5) years will
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
determine if replacement housing requirements are applicable. If the incomes of occupants is not
known, it shall be rebuttably presumed that low-income and very low income renter households
occupied the unit in the same proportion of low-income and very low income renter households to
all renter households within the jurisdiction, as determined by the most recently available data from
the United States Department of Housing and Urban Development’s Comprehensive Housing
Affordability Strategy database.
2. Inclusionary Requirement. This project is subject to Chapter 21.85 of the Carlsbad Municipal Code, as
a residential development of less than seven (7) units, therefore the inclusionary requirements may
be satisfied through the payment to the city of an in-lieu fee. Project will be conditioned to pay an in-
lieu fee as identified in the Master Fee Schedule prior to final map or building permit, whichever is
earlier. If the project provides an affordable protected unit, that unit satisfies the inclusionary
requirement and a fee would not be applicable.
Fire & Life Safety:
1. Please provide building height for all buildings. If aerial fire apparatus (ladder truck) access is required
(roof height greater than thirty-feet (30’)), please show aerial apparatus access points to the roof for
both buildings.
2. Please 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 ten-feet (10’) from the edge of the curb. Hose-pull
measurement is required to be no greater than 150-feet (150’) to all portions of the exterior of the
first floor of any structure.
3. Firefighter access walkways shall be provided to all exterior doors and access points for each building
and must be a minimum of five-feet (5’) in width. Please show locations of exterior doors and access
walkways to those doors and all emergency escape and rescue openings.
4. Please show ladder pad locations for all emergency escape and rescue openings, and for EEROs
located on the second and third floors.
Building Division:
1. No comments.
Public Works – Utilities Division:
1. Existing six-inch (6″) ACP water main along project frontage will need to be upsized to eight-inch (8″)
PVC to meet current City of Carlsbad Engineering Design Standards.
2. Project will be conditioned to pay an additional special sewer capacity fee as a proportionate share of
sewer capacity improvements required for the collection system. Please note that this fee is currently
set at $4,761 per EDU and is subject to change based on the most current Master Fee Schedule (Fiscal
Year) at time of construction.
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
3. Please submit a Water Study for the proposed project that includes domestic meter and fire sizing
criteria, as well as modeling of the public distribution system in response to on-site water demands
(domestic, irrigation, and fire) per the applicable NFPA fire flow requirements the current CMWD
Potable Water Master Plan. Water study to size single master meter for anticipated demands, include
plumbing calculations or WFU counts in meter sizing estimate.
4. Please provide an updated Civil Site Plan indicating utility connection locations, meter and backflow
sizes, and piping arrangements detailed up to the back flow preventers based on approved plumbing
and fire flow demands. All connections to the public utilities shall be detailed on plans in accordance
with current City of Carlsbad Engineering Design Standards.
a. Plumbing analysis and Fire Department approved fire flow requirements shall be used to
determine the size(s) and number of potable water utility connections that are required.
b. Irrigation will require a separate meter and backflow.
5. Proposed Ground floor layout shall preserve suitable locations and space for all required utility
connections, meters, and backflow devices in conformance with current Engineering Standards.
Please identify locations and detail fire service, water, irrigation, and sewer connections at property
line for the new development in compliance with current City of Carlsbad Engineering Design
Standards.
Applicant Questions/City Responses:
1. GFA and the SDP trigger. How does the city calculate gross floor area for the VBMP Section 6.3.3 5,000
SF Site Development Plan threshold - specifically, do garages count toward GFA? Based on that
methodology, confirm the complete entitlement path for two duplex buildings (4 units total): our read
is a Tentative Parcel Map plus applicable Village review.
Planning Division Response: Garages are excluded from the gross floor area (GFA) calculation for
purposes of determining the applicable permit processing type as it specifically relates to a Minor Site
Development Plan (VBMP, Section 6.3.3.A.1.b)
2. Minor SDP. If an SDP is triggered, confirm it processes as a Minor SDP approved by the City Planner at
staff level, and whether a Planning Commission hearing is needed.
Planning Division Response: The proposed project would require the following permits:
a. Minor Subdivision (MS). A MS is required for a two (2) lot subdivision with four (4) air-space
condominiums (two (2) units per proposed lot).
b. Minor Site Development Plan (SDP). A Minor SDP is required pursuant to the provisions
outlined within Section 6.3.3.A.1.b of the VBMP (p. 6-4). This section states that a Minor SDP
is required for “New construction of two to four attached or detached dwelling units up to
5,000 square feet (excluding garages).
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
The City Planner would be the decision maker for a project requiring a Minor Subdivision and Minor
Site Development. Pursuant to VBMP Section 6.3.4(A) “in all districts, the City Planner shall:
(1) Be responsible for determining whether or not a project is exempt from the permit
requirements, and, for a project exempt from a coastal development permit, maintaining a
record of exemption.
(2) Have the authority to approve, approve with conditions, or deny minor site development plans,
minor conditional use permits, minor coastal development permits, and minor variances. The
city planner may approve minor conditional use permits up to the square footage and dwelling
unit limitations for minor site development plans specified in Section 6.3.3.A. The City
Planner’s decisions are final unless appealed to the Planning Commission.”
3. ODS applicability to two-family buildings. The City's materials describe the Village & Barrio objective
design standards as applying to multifamily and mixed-use development but not two-family
residential. Confirm whether two 2-unit (duplex) buildings are subject to Appendix E in full, in part, or
not at all.
Planning Division Response: The objective design standards apply exclusively to multifamily and
mixed-use residential developments that consist of at least two (2) attached dwelling units (VBMP,
Appendix E, Chapter 1, Section 1.3, Page E-2).
4. ODS waivers outside density bonus. Confirm that the four objective design standard waivers available
outside of density bonus law are available to this project.
Planning Division Response: A project applicant may request up to four (4) waivers to the applicable
design standards provided in Appendix E without the requirement for an additional application
(VBMP, Appendix E, Chapter 1, Section 1.4, Page E-2).
5. Entry orientation. Confirm that street-facing entries for the front units (Units 1 and 3) and side/court-
facing entries for the rear units (Units 2 and 4) comply outright with ODS 2.6.2.B.1 / 4.6.B.1, consistent
with the City's approval of the same configuration at 3215 Tyler Street.
Planning Division Response: No. They are not. The proposed site plan provided in this preliminary
review application is inconsistent with the site configuration that is shown in the City Council’s
approval at 3215 Tyler Street. Furthermore, it doesn’t appear that this site can accommodate a
similarly designed project. A site configuration shown with a duplex unit to the front and duplex unit
to the rear on one (1) lot accessed by a centralized driveway separating two (2) buildings does not
generally meet the intent of the design styles outlined in the Objective Design Standards (ODS). ODS
Section 4.6.B.1 being referenced here is discussing one (1) identifiable common entry within a
selected frontage type that shall be raised or at grade at the primary street. ODS Section 2.6.2.B.1
being referenced here is discussing the “primary building’s main entrance” and that it “shall front on
the street and access the Primary Street’s Walkway.” Both sections are talking about a common entry.
Unit 1 is not the main entrance to Building A. To design and build a project of this site configuration
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
would require a wider lot and side yards that can accommodate the requirements for minimum
pedestrian sidewalk widths and landscaping requirements as required in the ODS:
ODS Section 2.6.D.2: Pedestrian walkways shall be provided with a minimum width of
five-feet (5’) along their entire length.
ODS Section 2.6.D.2.c: Pedestrian walkways that are private, interior walkways, shall be
flanked on both sides with landscaping, including, ground cover, and shrubs a maximum
four-feet (4’) in height. At a minimum, one (1) side of the walkway shall provide trees
which shall be spaced to shade at least fifty (50%) percent of the overall walkway length
at maturity.
6. 50% floor area facing the street. Confirm the calculation methodology for ODS 2.6.2.A.1 as applied to
a building with a front/rear tandem unit arrangement.
Planning Division Response: ODS 2.6.2.A.1 reads as follows:
“Fifty (50%) percent or more of the Primary Building’s floor area shall face onto a primary
and/or secondary street(s).”
Presumably if all four (4) units are each 2,400 square feet, and each unit is equally stacked
over the floor area below as shown on the site plan, then it is conceivable that the two Units
1 and 3, located along the primary street frontage, are meeting the fifty-percent (50%) floor
area requirement. More information regarding the overall project design would need to be
submitted with a formal project application to confirm.
7. Front-yard fence. Confirm a 4' front-yard fence complies with the Section 5.7 fence/hedge standards
as proposed (the prior application required waivers here).
Planning Division Response: No. A four-foot-tall (4’-0”) fence located in the front yard setback would
not be permitted. This ODS was corrected in a City Planner Determination Letter dated November
2025 to reflect general zoning standards for fences/walls/hedges when located in the front yard
setback. The corrected ODS, as it relates to Section 5.7 Fence and Hedge standards, is provided below:
“Fence and hedge frontages shall be clearly delineated with permeable fencing, low walls
or landscaping to a minimum of three-feet (3’-0”) height and maximum three-feet and 6
inches (3’-6”) height located in the front yard setback parallel to the sidewalk; maximum
of six-feet (6’-0”) height above the adjacent sidewalk if perpendicular to the front sidewalk
in the side yard setback (e.g. corner lots).”
8. Density basis. Confirm density is computed on pre-dedication (gross) lot area - 9,600 SF / 0.22 AC -
supporting 4 units at the applicable Village General density range.
Planning Division Response: Yes, unless it is discovered that the site includes undevelopable land
types as noted in CMC Section 21.53.230 (VBMP, Chapter 2.4, Page 2-10), which would then require
that those specific land types and their respective acreages to be excluded from the density
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
calculation. In the case of this project, we are not aware of any specific land types that would need to
be excluded from the density calculation per CMC Section 21.53.230. Furthermore, the Village
General (VG) General Plan Land Use designation has a density range of 18-23 dwelling units per acre
(du/ac). Based on a lot area of 0.22 acres (pre-dedication), a four (4) unit project would have project
density of 18.1 dwelling units per acre, which would be consistent with the allowable density range
of 18-23 du/ac.
9. Setback datum. Confirm the 5' front setback is measured from the new 11' street/utility easement
dedication line and confirm the current VG district setback standards (including any front setback
maximum).
Planning Division Response: Yes. The front yard setback, for placement of a new building, would need
to be measured from the new 11-foot (11’-0”) dedication that is required along Roosevelt Street.
10. Frontage cross-section. Confirm the 11' dedication with 10' sidewalk per the Village Street standard,
and whether the city requires or permits street trees in wells/grates within the sidewalk, since that is
the only planting area available inside the dedication.
Engineering Division Response: Dedications and frontage improvements are required per the Carlsbad
Municipal Code. Roosevelt Street is identified as a Village Street in the Mobility Element of the city’s
General Plan. Per Engineering Standards Table B, the street right-of-way is required to be 72-feet
wide. An 11-foot-wide public street and utility easement shall be dedicated, and public street frontage
improvements shall include a 10-foot-wide sidewalk to create a half-street width of 36-feet.
Additionally, the project frontage has been identified in the city’s inventory as a vacant planning site.
Please coordinate with the Parks and Recreations Department for any planting requirements or
additional information per Section 11.12 of the Carlsbad Municipal Code. Based on previous project
approvals along Roosevelt Street, street trees have been permitted to be constructed adjacent to the
curb with city approved tree grates.
11. Recorded easements. Confirm whether the City will require an SDG&E letter approving improvements
over the 1/13/1966 public utilities easement (Doc 7461 O.R.), or a quitclaim, and how the 10/13/1977
8' public sidewalk easement (Doc 77-420936) is treated relative to the new dedication.
Engineering Division Response: Yes, please provide a letter from SDG&E showing the existing
easement on the southerly side of the project and approving the proposed improvements over their
easement. If SDG&E does not approve of the proposed improvements, a quitclaim may be warranted.
The existing 8-foot wide public sidewalk easement is for pedestrian use only and does not include
public street and public utility purposes. Developer can dedicate public street and utility easement on
top of the existing pedestrian easement.
12. Storm water classification. Confirm the project qualifies as a Standard Project (not a Priority
Development Project) per the Form E-34 determination, with trash capture requirements addressed
through the standard forms and a certified capture device.
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
Engineering Division Response: Based on a preliminary analysis it appears that this project will be a
Standard Project. However, the applicant must provide Form E-34 with the discretionary application
and must quantify all replaced or proposed impervious surface on the project site as well as at the
project frontage. Additionally based on this project’s General Plan Land Use designation of Village
Barrio (V-B), this project is subject to the City of Carlsbad trash capture requirements. Please
incorporate trash capture measures on the project plans and prepare a Preliminary Trash Capture
Storm Water Quality Management Plan with any discretionary application submittal.
13. Adjacent parcel coordination. The prior application was asked for a coordination letter with the
adjacent owner regarding driveway improvements. Confirm whether that requirement applies to this
project and, if so, what it needs to cover.
Engineering Division Response: Any changes to the existing driveway for the adjacent parcel will
require coordination with the adjacent property owner. The adjustment of the curb and gutter at the
southerly boundary at the property frontage will necessitate the revision to the existing driveway. The
existing driveway width must meet the minimum width of 12-feet per City of Carlsbad engineering
standards. The driveway must be ADA accessible. It appears that there is an existing pedestrian
easement, document number 77-420937 dated October 13, 1977 on the adjacent parcel that would
facilitate a G-14C type driveway. The existing fence and gate will need to be relocated outside of the
pedestrian easement.
14. Building height and aerial access. Confirm that buildings at or under 30' in height are not subject to
the aerial ladder-truck access requirement from Roosevelt Street, and confirm the height
measurement methodology the Fire Department applies.
Fire Department Response: Where the vertical distance between the grade plane and the highest roof
surface exceeds thirty-feet (30’), approved aerial fire apparatus access roads shall be provided to a
minimum of one (1) full side of a building.
15. Sprinkler standard. Confirm NFPA 13D applies to a 3-story two-family dwelling (rather than 13R),
including any local amendments.
Fire Department Response: CFD does not have any local amendments to sprinkler requirements for
residential buildings. The requirement for 13D versus 13R depends on many factors, including the
building's occupancy classification, separation between units, and building height. 13D is generally
appropriate for one- and two-family dwellings (Group R-3).
16. Power. Confirm that no undergrounding of the existing power pole or overhead lines will be required,
and that the only requirement is underground service from the pole to the buildings.
Engineering Division Response: Because project frontage is less than 600-feet, the project is not
subject to undergrounding dry utilities at the project frontage. However, as a condition of
development the developer shall cause owner to execute, for recordation, a city standard Local
Improvement District Agreement to pay fair share contributions for undergrounding of all existing
overhead utilities and installation of street lights, as needed, along the subdivision frontage, should a
future district be formed. The developer is required to relocate existing power poles or lines that
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
conflict with the proposed development. Additionally, all dry utility services to support the proposed
development are required to be underground.
17.Water main. The prior 8-unit application was conditioned to upsize the existing 6" ACP main to 8" PVC
along the frontage. Confirm whether that condition would apply to a 4-unit, fully sprinklered project,or whether a hydraulic analysis demonstrating adequate fire flow at the nearest hydrants would
resolve it.
Utilities Division Response: Existing 6-inch (6″) ACP water main along project frontage will need to be
upsized to 8-inch (8″) PVC to meet current City of Carlsbad Engineering Standards.
18.Trash storage. Confirm that individual cart storage within each garage (outside the required 20' x 20'
clear parking area), with no separate trash enclosure, is acceptable subject to a Republic Services will-
serve letter.
Planning Division Response: Chapter 6.08 of the Carlsbad Municipal Code covers requirements for
discretionary projects consisting of five (5) or more residential units. For a four (4) unit project, if the
proposed garages can accommodate the minimum interior dimensions for a two-car garage, and
provide adequate space to store trash, recycling, and yard waste bins, it would be acceptable to utilize
the garage for individual cart storage. However, formal application submittal will need to include a
“Will Serve” Letter from the contracted waste hauler demonstrating their willingness and ability to
serve the project from the private drive aisle (not the public street).
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jason Goff at the number below. You may also contact each department individually as follows:
•Planning: Jason Goff, Senior Planner, at (442) 339-2643
•Land Development Engineering: Nicole Fine, Project Engineer, at (442) 339-2744
•Fire & Life Safety: Darcy Davidson, Fire Marshal at (442) 339-2662
•Building: Jesse Sanchez, Building Official at (442) 339-2091
•Public Works-Utilities: Zac Taylor, Associate Engineer at (442) 339-2329
Sincerely,
ERIC LARDY, AICP
Assistant Director of Community Development
EL:SN:JG:cf
c: Nicole Fine, Project Engineer
Darcy Davidson, Fire & Life Safety
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