HomeMy WebLinkAbout2024-12-18; Planning Commission; ; Juniper Coast Homes. Consideration of a land use request to demolish two existing residential structures and construct a 21-unit, three-story, residential air-space condoMeeting Date: Dec. 18, 2024 Item 1
To: Planning Commission
Staff Contact: Kyle Van Leeuwen, Associate Planner; 442-339-2611;
kyle.vanleeuwen@carlsbadca.gov
Subject: Juniper Coast Homes. Consideration of a land use request to demolish two
existing residential structures and construct a 21-unit, three-story, residential
air-space condominium development consisting of one duplex, four triplexes,
and one four-unit structure, providing units 1,460 square feet to 2,354 square
feet in size with attached two-car garages.
Location: 270 Juniper Ave. / 204-240-22-00 / District 1
Numbers: CT 2023-0005/PUD 2023-0007/CDP 2023-0058 (DEV2023-0151)
Applicant/Representative: Kirk Moeller, 760-814-8128, kirk@kmarchitectsinc.com
CEQA Determination: ☐Not a Project ☒ Exempt ☐ IS/ND or IS/MND ☐ EIR
☐Other:
Permit Type(s): ☐SDP ☐ CUP ☒ CDP ☒ TM/TPM ☐ GPA ☐ REZ ☐ LCPA
☒Other: PUD
CEQA Status: ☐The environmental assessment IS on the Agenda for discussion
☒A CEQA determination was already issued. That decision is final and
IS NOT on the Agenda
Commission Action: ☒Decision ☐ Recommendation to City Council ☐ Informational (No Action)
Recommended Actions
That the Planning Commission ADOPT the Planning Commission Resolution (Exhibit 1) APPROVING a Tentative
Tract Map CT 2023-0005, Planned Development Permit PUD 2023-0007, and Coastal Development Permit CDP
2023-0058, based on the findings and subject to the conditions contained therein.
Dec. 18, 2024 Item #1 1 of 124
Existing Conditions & Project Description
Existing Setting
The subject site consists of one parcel totaling 0.869
acres located at 270 Juniper Ave. (Exhibit 2) and within
the Mello ii segment of the city’s Local Coastal Program
and Local Facilities Management Zone 1. The property is
currently developed with two existing residential
structures; one single-family residence (approximately
1,075 square feet) and an accessory structure
(approximately 700 square feet). Topographically, the
site is generally flat with a slight descent in elevation of
three feet from the southeast corner to the northwest
corner of the site. The site fronts Juniper Avenue to the
south and is located approximately 750 feet from
Carlsbad Boulevard and Tamarack Surf Beach to the
west.
Site Map
Table “A” below includes the General Plan and Zoning designations, Village & Barrio Master Plan (VBMP) land use
district(s), and current land uses of the subject site and surrounding properties.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan Designation Zoning Designation Current Land Use
Site Residential, 15-23 dwelling
units per acre (R-23)
Multiple-Family Residential (R-3)
w/ Beach Area Overlay (BAO)
Single-family residence
North Residential, 15-23 dwelling
units per acre (R-23)
Multiple-Family Residential (R-3)
w/ Beach Area Overlay (BAO)
Multi-family residences
South Residential, 15-23 dwelling
units per acre (R-23)
Multiple-Family Residential (R-3)
w/ Beach Area Overlay (BAO)
Multi-family residences
East Residential, 15-23 dwelling
units per acre (R-23)
Multiple-Family Residential (R-3)
w/ Beach Area Overlay (BAO)
Multi-family residences
West Residential, 15-23 dwelling
units per acre (R-23)
Multiple-Family Residential (R-3)
w/ Beach Area Overlay (BAO)
Multi-family residences
General Plan Designation(s) Zoning Designation(s)
Dec. 18, 2024 Item #1 2 of 124
Proposed Project
The applicant proposes to demolish an existing single-family residence and associated accessory structure located
at 270 Juniper Ave. and construct a 21-unit, residential air-space condominium project on an existing lot (APN
204-240-22-00) totaling 0.87 acres (37,856 square feet). This project is considered an in-fill site located within the
Mello II Segment of the Local Coastal Program and the Beach Area Overlay Zone (BAOZ). The development of the
proposed condominium project requires the approval of a Tentative Tract Map (CT 2023-0005), a Planned
Development Permit (PUD 2023-00007), and a Coastal Development Permit (CDP 2023-0058). The Tentative Tract
Map Subdivision is considered major as it involves the division of land into five or more condominiums.
The Developer is seeking a density bonus under State law, which would entitle the developer to increase the
density of the project by 20% in return for designating at least 5% of the base dwelling units (1 unit of 20 units)
affordable to very low-income households. The R-23 General Plan Land Use Designation allows for 23 dwelling
units per acre. The density bonus that is authorized by State law (Gov. Code §65915) is set on a sliding scale
based upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the
base number of units permitted pursuant to the General Plan. With the 20% density bonus, the maximum
number of residential units allowed on the site is 24 units, with one of those required to be restricted as
affordable to very low-income households (per State Density Bonus Law). The developer has chosen to build 21
units of the allowed 24 units. State law also entitles the developer to certain incentives, concessions, and
waivers under State law. The project is proposing one density bonus incentive/concession and eight density
bonus waivers and that are discussed in Exhibits 4 and 5.
In addition to the affordable unit provided for the project to be granted a density bonus under State law, the
developer is required to comply with Carlsbad’s Inclusionary Housing Ordinance. Under the inclusionary
ordinance, developments proposing a total of seven or more units must provide at least 15% of the
development's units as affordable to lower income households. Pursuant to CMC Section 21.85.070, the city
may determine that an alternative to the construction of new inclusionary units is acceptable. According to
Council Policy No. 57 (Exhibit 8), projects proposing more than seven, but no more than 50 residential units are
eligible to purchase affordable housing credits to satisfy their inclusionary housing requirements. Of the 21 units
proposed, the project will provide one on-site unit as affordable to very low-income households and will
purchase two affordable housing credits. This will satisfy the requirements of the Inclusionary Housing
Ordinance that the project provide three units as affordable to lower income households.
The proposed 21-unit condominium project is designed in three configurations, Units one (1) and two (2) are
clustered as two-family units, Units three (3) through 11 and 16 through 21 are clustered as three attached units,
and Units 12 through 15 are clustered as four attached units.
As air-space condominiums are proposed, the underlying lot will be held in common interest between the 21
property owners. The common area includes, but is not limited to, a private drive aisle, guest parking, and
common landscaped areas. All buildings are three stories with an overall building height of 29 feet 11 inches as
measured from the new finished grade. The pad height at the rear of the property has a finished grade
approximately 5 feet higher than the existing grade, similar to recent development within the neighborhood, to
accommodate gravity flow of storm water and wastewater. All units include private patios and balconies. Access
to each of the units will be provided by a 24-foot drive isle off Juniper Avenue. Each unit has an attached two-car
garage, seven of which are in tandem, and the site will provide five uncovered visitor parking spaces and a
“loading zone only” space. A general breakdown of the apartment unit types is summarized in Table “B” below.
Dec. 18, 2024 Item #1 3 of 124
TABLE B – DETAILS FOR UNIT TYPE
Units Size in SF
(excluding garage)
Bedrooms Bathrooms Tandem Garage
1,2,3,5,6,8,9,11 2,354 4 4.5 NO
4,7,10,13,14,17,20 1,460 2 2.5 YES
12,15,16,18,19,21 2,298 3 3.5 N0
The architectural design of the project is a beach contemporary style featuring rectangular massing, gable roofs,
and balconies off the second, and some third, floors to provide visual interest. Primary building materials include
white and deep grey, sand finish stucco, light and dark grey (granite and charcoal) vertical metal panels, with areas
of stacked block and PVC “teak” cladding, and doors and metal balcony railings in black. Dark gray composite
asphalt shingles cover a 3:12-pitched roof on each building. A six-foot-tall horizontal metal fence is proposed along
the east, north and west property lines.
Grading quantities include 70 cubic yards of cut, 2,850 cubic yards of fill, 2,780 cubic yards of import, and 2,575
cubic yards of remedial grading. A grading permit will be required for the project. The proposed project will
provide frontage improvements along an unimproved segment of Juniper Avenue, including a curb, gutter, and
sidewalk.
Public Outreach & Comment
The Developer has completed the Early Public Notice procedures pursuant to City Council Policy No. 84
(Development Project Public Involvement Policy). A notice of project application was mailed on Jan. 12, 2024, to
all owners of property located within a 600-foot radius and all residents within a 100-foot radius of the project
site. A two-foot-tall by three-foot-wide yellow sign was also posted at the project site on Jan. 12, 2024, notifying
all pass-by traffic of the project, which provides project name, application numbers, description, as well as both
Developer and city staff contact information. A total of 322 property owners were notified through the notice of
project application.
A total of seven comments were received as a result of the early public notice. Comments received listed
concerns regarding traffic on “narrow streets”, parking availability, number of proposed units, impact of trash
collection on the street, loss of views from building height, and impacts to wildlife on the mostly undeveloped
lot. All public comments have all been provided as an attachment to the staff report (Exhibit 9).
Response to Public Comment & Project Issues
Public comments received were responded to in a timely manner with updates on City processes and confirming
that all comments would be attached to this staff report. Public comments were also forwarded on to the
applicant. Additionally, all commentators were added to an interested parties/stakeholders list to be notified
separately of the public hearing dates in addition to the city’s public noticing procedures. Main project issues
identified in the public comments are:
•Traffic: A Local Mobility Analysis was required for the project. This analysis, which focused on multi-
modal level of service found that pedestrian level of service will improve with the installation of
sidewalk were no sidewalk currently exists and no impact to bicycle level of service is expected. The
vehicle level of service (LOS) on Juniper Avenue will not be significantly impacted by the increase in
residents. The right of way will also be clearly defined by the project improving driving conditions.
•Parking: Parking for residents of the project is provided as required by the municipal code. The project
also will provide five guest spaces. Street parking, which is typically the largest concern from neighbors
Dec. 18, 2024 Item #1 4 of 124
and is not a requirement of the project, will also be improved by the creation of frontage improvements.
As the site currently does not have frontage improvements and can make parking on the street frontage
difficult or confusing on where street parking is allowed. Over 90 feet of curb will be created by the
project, which will accommodate at least four full sized vehicles.
•Number of Units: This project is entitled to a density bonus of up to four additional units for the
dedication of one unit for very low-income households. The project only proposes one additional unit
beyond the residential density of 20 units provided by the city’s General Plan designation of Residential,
15-23 dwelling units per acre (R-23).
•Trash Collection: The applicant provided verification that trash collection for the project will occur within
the private drive isle and not within the public right-of-way. This has been confirmed by the city’s trash
collection contractor (Republic Services).
•Building Height: The building height complies with the 30-foot maximum height limit of the Beach Area
Overlay Zone, which is five feet less than R-3 zoned properties outside the overlay zone. Additionally,
there are no codified protections of views from private property within the city.
•Impacts to wildlife: The project site does not contain any native vegetation which would support habitat
for threatened or endangered species. The project is however conditioned to comply with protections
for nesting or breeding birds, including confirmation by a certified biologist prior to construction.
Project Analysis
General Plan Consistency
The project site has a General Plan Land Use designation of R-23 Residential which allows for the
development of single-family residences at a density of 15-23 dwelling units per acre (du/ac). The City of
Carlsbad General Plan includes several goals and policies that guide development and land use within the
city. A discussion of how the project is consistent with the applicable General Plan policies is summarized in
Exhibit 4.
Municipal Code Consistency
The City of Carlsbad Municipal Code, most notably Tile 21 Zoning Code, includes requirements and provisions
that guide development and land use within the city, consistent with the General Plan. The project is required to
comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC)
including the Multiple-Family Residential (R-3) zone (CMC Chapter 21.16) and the Beach Area Overlay (BAO)
zone (CMC Chapter 21.82). Specific compliance with these relevant requirements is described in Exhibit 4.
Local Coastal Program Consistency
The project site is in the Coastal Zone and requires a Coastal Development Permit. The project complies with the
Local Coastal Program (Mello II Segment), including all goals and policies of the General Plan and all zoning code
standards, as referenced above. Additional information on the Coastal Development Permit and Local Coastal
Program findings is included in Exhibit 4.
State Density Bonus
The Developer is seeking an increase in the allowable density of the project under Gov. Code §65915, the State
Density Bonus Law. This law allows a developer to increase the density on a property above the maximum limit
Dec. 18, 2024 Item #1 5 of 124
set by a city’s general plan in exchange for reserving a certain number of the new dwelling units as affordable or
other qualifying housing for at least 55 years. Developers can also have development standards waived or
revised when such deviations are needed to achieve the density allowed under State law.1 The 0.869-acre site is
located in the R-23 General Plan Land Use Designation, which permits a density range of 15 to 23 dwelling units
per acre (stated as a minimum to maximum density range). This results in a maximum base density of 19.9 units
(0.869 acres multiplied by 23 units per acre), which rounds up to 20 units for this site (pursuant to Density Bonus
Law, all density calculations are rounded up.) The density bonus that is authorized by State law is set on a sliding
scale based upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over
the number ordinarily permitted. The Developer is requesting a density bonus of up to 20% allowed under State
law, for a total of 4 additional units (20 units multiplied by 20%), but only proposes to build one of the four
additional units allowed. In exchange for the 20% density bonus, the Developer is required to designate 15% of
the 20 base maximum density units, or one unit, as affordable density bonus units. The affordable density bonus
units are required to be affordable to “very low-income households” for a period of 55 years. The developer is
proposing to construct 21 units at a density of 24.2 dwelling units per acre. The project is requesting incentives,
concessions or waivers as allowed under State Density Bonus Law. Pursuant to Carlsbad Municipal Code (CMC)
Section 21.86.060 of the Density Bonus Ordinance, a project can request incentives, concessions and waivers as
defined in State Density Bonus Law, based on the percentage of affordable units.
Specifically, the Developer is requesting one concession/incentive and eight waivers from development
standards of the Carlsbad Municipal Code as listed below and included in Exhibit 5. Pursuant to State Density
Bonus Law, the project in intitled to one concession or incentive for the project and there is no limit to the number
of waivers an applicant can request, as long as the concession/incentive or waiver does not cause a specific
adverse impact on public health or safety, an adverse impact on property listed on the California historical
register or would violate state or federal law.
Concession/Incentive
1.Concession to waive the requirement that the current water main servicing the property be upsized from
a six-inch water main to an eight-inch water main.
Waivers
1.Waiver of CMC R-3 Standard 21.16.060(A)(1)(b) requiring buildings to observe a distance from the rear
property line the equivalent of twice the required side yard (20 feet rear-yard setback).
2.Waiver of CMC R-3 Standard 21.16.050(A)(1) requiring a side yard on each side of the lot (…) not less
than ten percent of the width of the lot; provided, that such side yard shall be not less than five feet in
width and need not exceed ten feet (10 feet side yard setback).
3.Waiver of CMC Planned Development Standard 21.45.060 (Table C) (C.9) requiring community recreation
space of 150 square feet per unit.
4.Waiver of CMC Planned Development Standard 21.45.080 (Table E) (E.6) requiring a minimum 10 feet
minimum building separation.
5.Waiver of CMC Planned Development Standard 21.45.080 (Table E) (E.7) limiting the number of tandem
spaces for residential parking to 25% of units.
1 Refer to Exhibit 7 for an info-bulletin that provides more information on how State Density Bonus Law works.
Dec. 18, 2024 Item #1 6 of 124
6.Waiver of CMC Yards Standard 21.46.120 (3) limiting planting boxes and masonry planters that intrude
into required yards (and building separation for planned development projects) to 42 inches in height
and two feet of intrusion.
7.Waiver of CMC Planned Development Standard 21.45.060 (Table E) (C.6) requiring 0.25 visitor parking
spaces per each unit (requested for four-unit building only to eliminate ADA parking requirement)
8.Waiver of CMC Planned Development Standard 21.45.080 (Table E) (C.7) limiting the number of guest
parking spaces provided as tandem in the Beach Area Overlay Zone to 55% of visitor parking spaces
Inclusionary Housing Ordinance
Pursuant to CMC Chapter 21.85, Inclusionary Housing Ordinance, 15% of the total units, or three units, shall be
constructed and restricted both as to occupancy and affordability to lower-income households. Pursuant to CMC
Section 21.85.070, the city may determine that an alternative to the construction of new inclusionary units is
acceptable. According to Council Policy No. 57, projects proposing more than seven, but no more than 50
residential units are eligible to purchase affordable housing credits to satisfy their inclusionary housing
requirements. Of the 21 units proposed, the project will provide one on-site unit as affordable to very low-
income households and will purchase two affordable housing credits. This will satisfy the requirements of the
Inclusionary Housing Ordinance that the project provide three units as affordable to lower income households.
Housing Crisis Act of 2019 (HCA)
This project is subject to California Gov. Code §65589.5(j)(1), which states when a proposed housing
development project complies with the applicable, objective general plan, zoning, and subdivision standards and
criteria that were in effect at the time that the application was deemed complete, cities shall not disapprove the
project or impose a condition requiring lower density unless the city finds based on a preponderance of
evidence that the project would have a specific, adverse impact on public health and safety, or there is no
feasible method to satisfactorily mitigate or avoid such adverse impact. A “specific, adverse impact” means a
significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or
safety standards, policies, or conditions as they existed on the date the application was deemed complete; and
there is no feasible method to satisfactorily mitigate or avoid the adverse impact, other than the disapproval of
the project or the approval of the project upon the condition that it be developed at a lower density.
There is no preponderance of evidence that the project would have a specific, adverse impact on public health
and safety. The design of the site development and the types of improvement would not cause serious public
health or safety problems since the project would not degrade the levels of service on the adjoining streets,
drainage system, public facilities, and city sewer and water is available to the site or can be provided. The
project’s proposed street alignments, grades, and widths; drainage and sanitary facilities and utilities, including
alignments and grades thereof; location and size of all required easements and right-of-way; lot size and
configuration; and traffic and emergency response access were all reviewed for compliance to relevant city
policies and codes. The proposed deviations (i.e., waivers requested as part of the proposed density bonus,
which are permitted pursuant to State Density Bonus Law), supplement the Developer’s land use application to
avoid restrictive zoning limitations that would preclude the project as it has been designed and submitted to the
city.
Dec. 18, 2024 Item #1 7 of 124
Discretionary Actions & Findings
In addition to the Coastal Development Permit required for development within the Coastal Zone, the following
discretionary actions area requested. Additional information on the Coastal Development Permit and Local
Coastal Program findings is included in Exhibit 4.
Tentative Tract Map CT 2023-0005
Pursuant to Section 21.45.050, Planned Developments, approval of a Major Subdivision Map (Tentative Tract
Map) is required with the processing of a Major Planned Development Permits (five or more dwelling units).
Staff finds that the required findings for this application can be met (Exhibit 1).
Planned Development Permit PUD 2023-0007
Pursuant to Section 21.45.050, Planned Developments, approval of a Major Planned Development Permit is
required for a project proposing five or more dwelling units. Staff finds that the required findings for this
application can be met (Exhibit 1).
Environmental Review
The California Environmental Quality Act (“CEQA”), and its implementing regulations (“CEQA Guidelines”)
adopted by the Secretary of the California Natural Resources Agency, list classes of projects that have been
determined not to have a significant effect on the environment and as a result are exempt from further
environmental review under CEQA. The City Planner, through the process outlined in CMC Section 19.04.060,
completed a review of the project and potential environmental impacts associated with the project pursuant to
CEQA and determined that the project qualified for an exemption pursuant to CEQA Guidelines Section 15332 –
In-Fill Development. CEQA Guidelines Section 15332 is a Class 32 exemption for projects under five acres,
located within urbanized areas, and consistent with the General Plan and zoning regulations for the site.
This notice was posted on Sept. 23, 2024 for a period of 10-days. No appeals from the public were filed and no
letters were received from the public on the CEQA determination. Therefore, the determination that the project
is exempt from CEQA Guidelines Section 15332 – In-Fill Development, is final and is not subject to consideration
by the public or the Planning Commission. Please see Exhibit 10 for reference.
Conclusion
Considering the information above and in the referenced Exhibits, staff has found that the proposed project is
consistent with all applicable policies of the General Plan, Local Coastal Program, provisions of the Municipal
Code, and Local Facilities Management Zone 1. All required public improvements and utilities are available to
serve the proposed development. In addition, there are no environmental issues associated with the project.
The project is conditioned to ensure the proposed project’s compatibility with the surrounding properties and
that the public health, safety, and welfare of the community are maintained. The project would be required to
comply with all applicable California Building Standards Codes and engineering standards through the standard
building permit and civil improvement plan checking process. Staff recommends the Planning Commission adopt
the resolution approving the project, as described in this staff report.
Dec. 18, 2024 Item #1 8 of 124
Exhibits
1.Planning Commission Resolution (CT/PUD/CDP)
2.Location Map
3.Disclosure Statement
4.Project Analysis (General Plan, Zoning Ordinance)
5.Supplemental Application - Density Bonus Checklist
6.Informational Bulletin IB-112 – State Density Bonus Law
7.Informational Bulletin IB-157 – Inclusionary Housing Program
8.City Council Policy Statement No. 57 – Inclusionary Housing Ordinance - Alternative Means of
Compliance
9.Public Comments
10.Notice of CEQA Determination of Exemption, Sept.23, 2024
11.List of Acronyms and Abbreviations
12.Reduced Exhibits
13.Full Size Exhibits “A” – “NN” dated June 21, 2023 (on file in the Planning Department)
Dec. 18, 2024 Item #1 9 of 124
Exhibit 1
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING CARLSBAD TENTATIVE TRACT MAP,
PLANNED DEVELOPMENT PERMIT AND COASTAL DEVELOPMENT PERMIT
TO ALLOW THE DEMOLITION OF TWO EXISTING RESIDENTIAL
STRUCTURES AND THE DEVELOPMENT OF A 21-UNIT, THREE-STORY
RESIDENTIAL AIR-SPACE CONDOMINIUM PROJECT ON A 0.869-ACRE SITE
LOCATED AT 270 JUNIPER AVE., WITHIN THE MELLO II SEGMENT OF THE
LOCAL COASTAL PROGRAM AND WITHIN LOCAL FACILITIES
MANAGEMENT ZONE 1.
CASE NAME: JUNIPER COAST HOMES
CASE NO.: CT 2023-0005/PUD 2023-0007/CDP 2023-0058
(DEV 2021-0183)
WHEREAS, RREG INVESTMENT SERIES LLC SERIES 1042, “Developer/Owner,” has filed a
verified application with the City of Carlsbad regarding property described as
LOT 2 IN BLOCK “Q” OF PALISADES NO. 2, IN THE CTY OF CARLSBAD,
COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP
THEREOF NO. 1803, FILED IN THE OFFICE OF THE COUNTY RECORDER OF
SAN DIEGO COUNTY, AUGUST 25, 1924
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Planned Development
Permit, Site Development Plan, Coastal Development Permit, and Tentative Parcel Map as shown on
Exhibit(s) “A” – LL” dated Dec. 18, 2024, on file in the Planning Division, CT 2023-0005/PUD 2023-
0007/CDP 2023-0058 (DEV2023-0151) – JUNIPER COAST HOMES, as provided by Chapter 21.16, 21.45,
21.82, 21.201, and 20.12 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on Dec. 18, 2024, hold a duly noticed public
hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the
Tentative Tract Map, Planned Development Permit, and Coastal Development Permit.
PLANNING COMMISSI ON RESOLUTION NO. 7533
Dec. 18, 2024 Item #1 10 of 124
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A)That the foregoing recitations are true and correct.
B)That based on the evidence presented at the public hearing, the Commission APPROVES
CT 2023-0005/PUD 2023-0007/CDP 2023-0058 (DEV2023-0151) – JUNIPER COAST
HOMES, based on the following findings and subject to the following conditions:
Findings:
Tentative Tract Map (CT 2023-0005)
1.That the proposed map and the proposed design and improvement of the subdivision as
conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable
specific plans, Titles 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act,
and will not cause serious public health problems, in that the 21-unit residential air-space
condominium project created through the tentative tract map satisfies all the minimum
requirements of Title 20 and has been designed to comply with all applicable regulations
including the Multiple-Family Residential (R-3) Zone, the Planned Development Ordinance, and
the R-23 General Plan Land Use designation.
2.That the proposed project is compatible with the surrounding future land uses since surrounding
properties are developed and are currently designated as R-23 Residential in the General Plan.
The subject property is bordered on all sides by existing multi-family residences. Given the
existing, surrounding development, the air-space residential condominium project is
compatible with existing and future land uses.
3.That the site is physically suitable for the type and density of the development since the site is
adequate in size and shape to accommodate residential development at the density proposed, in
that the R-23 General Plan Land Use designation allows residential development at a density
range of 15 to 23 dwelling units per acre and up to 20 base units are allowed on the subject
0.869-acre parcel. Pursuant to State Density Bonus Law, the Developer proposes a 20% density
bonus to allow for the construction of up to 24 units, of which 21 units will be built. In exchange,
the Developer is required to designate 5% of the base units onsite (one unit) as affordable to
very low-income households for 55 years, earning up to 50% of the area median income (AMI).
Additionally, all required development standards and design criteria, aside from those waived
or reduced in compliance with State Density Bonus Law, required by the Multiple-Family
Residential (R-3) Zone, the Planned Development Ordinance, and the Beach Area Overlay Zone(BAOZ) are incorporated into the 21-unit residential air-space condominium project.
4.That the design of the subdivision or the type of improvements will not conflict with easements
of record or easements established by court judgment, or acquired by the public at large, for
access through or use of property within the proposed subdivision, in that the 21-unit residential
air-space condominium project has been designed and conditioned so that there are no conflicts
with established easements.
Dec. 18, 2024 Item #1 11 of 124
5. That the property is not subject to a contract entered into pursuant to the Land Conservation Act
of 1965 (Williamson Act).
6. That the design of the subdivision provides, to the extent feasible, for future passive or natural
heating or cooling opportunities in the subdivision, in that structures include operable windows
on all elevations and balconies to maximize exposure of each unit to natural light and
ventilation from nearby coastal breezes.
7. That the Planning Commission has considered, in connection with the housing proposed by this
subdivision, the housing needs of the region, and balanced those housing needs against the public
service needs of the city and available fiscal and environmental resources in that consistent with
the Inclusionary Housing Ordinance and State Density Bonus Law, the project provides 5% of
the base units onsite (one unit) as affordable to very low-income households for 55 years,
earning up to 50% of the area median income (AMI), and the applicant will enter into an
affordable housing agreement to purchase two affordable housing credits from the Tavarua
affordable housing credit bank to satisfy their remaining inclusionary housing obligation of
three affordable units prior to the issuance of a building permit. As such, the project is
conditioned to enter into an Affordable Housing Agreement to purchase two affordable housing
credits from the Tavarua affordable housing credit bank to meet the inclusionary housing
requirement.
8. The affordable housing credit bank project site is located in the same city quadrant in which the
market-rate units are located or is contiguous to the quadrant in which the market-rate units are
proposed in that the site is located in the northwest quadrant of the city which is contiguous to
the southeast quadrant where the Tavarua affordable housing credit bank is located.
9. There are sufficient housing credits available to purchase in that there currently exists 21
affordable housing credits in the Tavarua affordable housing credit bank, which exceeds the
two credits requested to meet the projects’ inclusionary housing requirement.
10. That the design of the subdivision and improvements are not likely to cause substantial
environmental damage nor substantially and avoidably injure fish or wildlife or their habitat, in
that the 21-unit residential air-space condominium project site has been previously developed
or disturbed with single-family residential development and agricultural activity and is
surrounded by existing multi-family residential development. Furthermore, the project site is
devoid of sensitive vegetation and any natural water features which would support habitat for
threatened or endangered species, and the project is conditioned to comply with protections
for nesting and/or breeding birds.
11. That the discharge of waste from the subdivision will not result in violation of existing California
Regional Water Quality Control Board requirements, in that the project has been designed in
accordance with the Best Management Practices for water quality protection in accordance
with the City’s sewer and drainage standards and the project is conditioned to comply with the
National Pollutant Discharge Elimination System (NPDES) requirements.
Dec. 18, 2024 Item #1 12 of 124
Planned Development Permit (PUD 2023-0007)
12. The proposed project is consistent with the general plan, and complies with all applicable
provisions of this chapter, and all other applicable provisions of the Carlsbad Municipal Code, in
that the R-23 General Plan Land Use designation allows residential development at a density
range of 15 to 23 dwelling units per acre and up to 20 base units are allowed on the subject
0.869-acre parcel. Pursuant to State Density Bonus Law, the Developer proposes a 20% density
bonus to allow for the construction of up to 24 units, of which 21 units will be built. In exchange,
the Developer is required to designate 5% of the base units onsite (one unit) as affordable to
very low-income households for 55 years, earning up to 50% of the area median income (AMI).
As discussed in the staff report, the project is consistent with all minimum development and
design standards applicable to the property, aside from those waived or reduced in compliance
with State Density Bonus Law, as contained in Chapters 21.16 (Multiple-Family Residential Zone
(R-3)), Chapter 21.82 (Beach Area Overlay Zone), and 21.45 (Planned Developments) of the
Carlsbad Municipal Code.
13. The proposed project will not be detrimental to existing uses, or to uses specifically permitted in
the area in which the proposed use is to be located, and will not adversely impact the site,
surroundings, or traffic, in that the 21-unit residential air-space condominium project is
compatible with existing surrounding single-family and multi-family residential uses as
permitted by the Multiple-Family Residential (R-3) Zone, and does not create any traffic or
circulation impacts as Juniper Avenue and Garfield Street are adequately designed to
accommodate the 126 Average Daily Trips (ADTs) being generated.
14. The project will not adversely affect the public health, safety, or general welfare, in that the 21-
unit residential air-space condominium project has been designed to comply with all applicable development standards to ensure compatibility with surrounding multiple-family, and
condominium, and single-family residential uses.
15. The project’s design, including architecture, streets, and site layout a) contributes to the
community’s overall aesthetic quality; b) includes the use of harmonious materials and colors,
and the appropriate use of landscaping; and c) achieves continuity among all elements of the
project, in that the 21-unit residential air-space condominium project is arranged with units
along a private drive aisle that is enhanced by decorative pavers and landscaping. The seven-
building configuration of three-story buildings with attached garages are architecturally
harmonious with each other and include a variety of exterior materials and colors that are
complementary of each other. Primary building materials include white and deep grey, sand
finish stucco, light and dark grey (granite and charcoal) vertical metal panels and dark accented
doors and balcony railings. All elements (i.e., site layout, architecture, landscaping) create
continuity in the overall project design.
Coastal Development Permit (CDP 2023-0058)
16. That the proposed development is in conformance with the Mello II Segment of the Certified
Local Coastal Program (LCP) and all applicable policies, in that the site is designated R-23
Residential (15-23 du/ac) for multi-family residential development by the Mello II LCP. The
project consists of the demolition of two residential structures and the construction of 21 air-
space condominiums in seven separate buildings. The proposed project is compatible with the
Dec. 18, 2024 Item #1 13 of 124
surroundings existing multi-family residential structures. The three-story structures will not
obstruct views of the coastline as seen from public lands or the public right-of-way, nor
otherwise damage the visual beauty of the Coastal Zone. No agricultural uses currently exist on
the site, nor are there any sensitive resources located on-site. The proposed project is not
located in an area of known geologic instability or flood hazard. Since the site does not have
frontage along the coastline, no public opportunities for coastal shoreline access are available
from the subject site. Furthermore, the residentially-designated site is not suited for water-
oriented recreation activities.
17. The proposal is in conformity with the public access and recreation policies of Chapter 3 of the
Coastal Act in that the property is not located adjacent to the shoreline. Therefore, the 21-unit
residential air-space condominium project will not interfere with the public’s right to physical
access to the ocean and, furthermore, the residentially-designated site is not suited for water-
oriented recreation activities.
18. That the project is consistent with the provisions of the Coastal Resource Protection Overlay Zone
(Chapter 21.203 of the Zoning Ordinance) in that the 21-unit residential air-space condominium
project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm Water
Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to
avoid increased urban runoff, pollutants, and soil erosion. No steep slopes or native vegetation
is located on the subject property and the site is not located in an area prone to landslides, or
susceptible to accelerated erosion, floods, or liquefaction.
19. The project is not located in the Coastal Agriculture Overlay Zone, according to Map X of the Land
Use Plan, certified September 1990 and Agricultural Conversion Mitigation Fees are not required
in accordance with the provisions of the Coastal Agriculture Overlay Zone (Chapter 21.202 of the
Zoning Ordinance).
20. The project is not between the sea and the first public road parallel to the sea and therefore, is
not subject to the provisions of the Coastal Shoreline Development Overlay Zone (Chapter 21.204
of the Zoning Ordinance).
General
21. The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the city’s General Plan based on the facts set forth in the staff report dated Nov.
6, 2024, including, but not limited to the following:
a. Land Use & Community Design – The project makes efficient use of limited land supply
by subdividing a 0.869-acre site into 21 air-space lots to construct 21 condominiums.
The project meets all development standards (aside from those waived or reduced in
compliance with State Density Bonus Law) provides adequate parking, and the
proposed design and materials ensure the development will be compatible with the
surrounding neighborhood. Furthermore, the project provides additional housing
within the existing neighborhood by constructing 20 additional new residences (in
addition from the existing single-family residence.
Dec. 18, 2024 Item #1 14 of 124
b. Housing – Included in the 21 units proposed, the project provides 5% of those units (one
unit) as affordable to very low-income households for 55 years, earning up to 50% of
the area median income (AMI), and the applicant will enter into an affordable housing
agreement to purchase two affordable housing credits from the Tavarua affordable
housing credit bank to satisfy their remaining inclusionary housing obligation of three
affordable units prior to the issuance of a building permit.
c. Mobility – The proposed project has been designed to meet applicable circulation
requirements, which include a single driveway access point from Juniper Avenue. In
addition, the applicant will be required to pay traffic impact fees prior to issuance of a
building permit that will go towards future road improvements.
d. Public Safety – The proposed structural improvements will be required to be designed
in conformance with all seismic design standards. The proposed project is consistent
with all applicable fire safety requirements including fire sprinklers. Additionally, the
proposed project is not located in an area of known geologic instability or flood hazard
and the site is not located in an area prone to landslides, or susceptible to accelerated
erosion, floods or liquefaction.
e. Noise – The project consists of 21 residential condominiums configured in seven
separate buildings. A noise study by Birdseye Planning Group, dated October 2023 was
provided. The exterior required private recreation areas are below the maximum 60
dB(a) CNEL noise level. The windows of each residential unit will need to be closed to
meet a 45 dB(a) CNEL interior noise level. Mechanical ventilation is incorporated into
the design of the units.
22. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 1 and all city public facility policies and ordinances. The project
includes elements or has been conditioned to construct or provide funding to ensure that all
facilities and improvements regarding sewer collection and treatment; water; drainage;
circulation; fire; schools; parks and other recreational facilities; libraries; government
administrative facilities; and open space, related to the project will be installed to serve new
development prior to or concurrent with need. Specifically,
a. The project has been conditioned to provide proof from the Carlsbad Unified School
District that the project has satisfied its obligation for school facilities.
b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44 and will be
collected prior to issuance of building permit.
c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected
prior to the issuance of building permit.
d. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
23. That the project is consistent with the city’s Landscape Manual and Water Efficient Landscape
Ordinance (Carlsbad Municipal Code Chapter 18.50).
Dec. 18, 2024 Item #1 15 of 124
24. The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the city’s General Plan, based on the facts set forth in the staff report dated Nov.
6, 2024.
23. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of
this proposed subdivision, must be met prior to approval of a final map, building or grading permit
whichever occurs first.
1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the city shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or a successor in interest by the city’s approval of this Tentative Tract Map, Planned
Development Permit, and Coastal Development Permit.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Tentative Tract Map, Planned Development Permit, and Coastal
Development Permit documents, as necessary to make them internally consistent and in
conformity with the final action on the project. Development shall occur substantially as shown
on the approved Exhibits. Any proposed development, different from this approval, shall require
an amendment to this approval.
3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
4. If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this project are challenged,
this approval shall be suspended as provided in Government Code §66020. If any such condition
is determined to be invalid, this approval shall be invalid unless the City Council determines that
the project without the condition complies with all requirements of law.
5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney’s fees incurred by the city arising, directly or indirectly,
from (a) city’s approval and issuance of this Tentative Tract Map, Planned Development Permit,
Dec. 18, 2024 Item #1 16 of 124
and Coastal Development Permit (b) city’s approval or issuance of any permit or action, whether
discretionary or nondiscretionary, in connection with the use contemplated herein, and (c)
Developer/Operator’s installation and operation of the facility permitted hereby, including
without limitation, any and all liabilities arising from the emission by the facility of
electromagnetic fields or other energy waves or emissions. This obligation survives until all legal
proceedings have been concluded and continues even if the city’s approval is not validated.
6. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever
occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Tentative Tract
Map, Site Plan, conceptual grading plan and preliminary utility plan reflecting the conditions
approved by the final decision-making body. The copy shall be submitted to the City Planner,
reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no
changes were required, the approved exhibits shall fulfill this condition.
7. Prior to the issuance of a building permit, the Developer shall provide proof to the Building
Division from the Carlsbad Unified School District that this project has satisfied its obligation to
provide school facilities.
8. This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
9. This approval shall become null and void if building or grading permits are not issued for this
project within 24 months from the date of project approval.
10. Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the city that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
building permit, and that water and sewer capacity and facilities will continue to be available until
the time of occupancy. A note to this effect shall be placed on the Final Map.
11. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD
#1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1
pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the
taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
12. Developer shall submit to the city a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a Tentative Tract Map, Planned Development Permit, and
Coastal Development Permit on the property. Said Notice of Restriction shall note the property
description, location of the file containing complete project details and all conditions of approval
as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The
City Planner has the authority to execute and record an amendment to the notice which modifies
or terminates said notice upon a showing of good cause by the Developer or successor in interest.
Dec. 18, 2024 Item #1 17 of 124
13. Prior to issuance of grading permit(s), developer shall make a separate formal landscape
construction drawing plan check submittal to the Planning Division and obtain City Planner
approval of a Final Landscape and Irrigation Plan showing conformance with the approved
Preliminary Landscape Plan and the city’s Landscape Manual. Developer shall construct and install
all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be
maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation
systems shall be maintained to provide the optimum amount of water to the landscape for plant
growth without causing soil erosion and runoff.
14. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan
check process on file in the Planning Division and accompanied by the project’s building,
improvement, and grading plans.
15. Project has been granted additional units, a concession, and waivers in accordance with density
bonus provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter
21.86. Per density bonus definitions, the project had a calculation of 20 Base Units. Applicant
requested an increase in density to allow one (1) additional unit, for a total project size of 21
units. Based on the requested density bonus, applicant must provide 5% of the Base Units as
very low-income units, as defined by California Health and Safety Code Section §50053. The
project must provide one (1) density bonus very low-income affordable unit based on
calculations in Government Code §65915.
16. Prior to the approval of the final map, or where a map is not being processed, prior to the issuance
of building permits for any lots or units, the Developer shall enter into an Affordable Housing
Agreement with the city to purchase two (2) affordable housing credit from the City of Carlsbad in the Tavarua affordable housing credit bank (a combined offsite affordable housing
development) to meet the inclusionary housing requirements set forth in Chapter 21.85 of the
Carlsbad Municipal Code for residential developments. The individual credit purchase shall be
the amount in effect at the time of purchase, as established by City Council Resolution and
updated from time to time and shall be purchased at the time of building permit issuance. The
draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days
prior to the request to final the map. The recorded Affordable Housing Agreement shall be binding
on all future owners and successors in interest.
17. Prior to issuance of grading and building permits, Developer shall list the following condition on
all grading and building permit construction plans. Construction activities shall take place during
the permitted time and day per Carlsbad Municipal Code Chapter 8.48. Developer shall ensure
that construction activities for the proposed project are limited to the hours from 7:00 a.m. to
6:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturdays; no work shall be
conducted on Sundays or on federal holidays.
18. Developer shall establish a homeowner's association and corresponding covenants, conditions
and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the City Planner prior
to final tract map approval. Prior to Certificate of Occupancy, the Developer shall provide the
Planning Division with a recorded copy of the official CC&Rs that have been approved by the
Department of Real Estate and the City Planner. A “hold” will be placed on the building permit
Dec. 18, 2024 Item #1 18 of 124
(i.e., Certificate of Occupancy) to ensure that said CC&R’s are received prior to issuance of
Certificate of Occupancy. At a minimum, the CC&Rs shall contain the following provisions:
a. General Enforcement by the City: The City shall have the right, but not the obligation, to
enforce those Protective Covenants set forth in this Declaration in favor of, or in which the
City has an interest.
b. Notice and Amendment: A copy of any proposed amendment shall be provided to the City in
advance. If the proposed amendment affects the City, City shall have the right to disapprove.
A copy of the final approved amendment shall be transmitted to City within 30 days for the
official record.
c. Failure of Association to Maintain Common Area Lots and Easements: In the event that the
Association fails to maintain the “Common Area Lots and/or the Association’s Easements” as
provided in Article , Section the city shall have the right, but not the
duty, to perform the necessary maintenance. If the city elects to perform such maintenance,
the city shall give written notice to the Association, with a copy thereof to the Owners in the
Project, setting forth with particularity the maintenance which the city finds to be required
and requesting the same be carried out by the Association within a period of thirty (30) days
from the giving of such notice. In the event that the Association fails to carry out such
maintenance of the Common Area Lots and/or Association’s Easements within the period
specified by the city’s notice, the City shall be entitled to cause such work to be completed
and shall be entitled to reimbursement with respect thereto from the Owners as provided
herein.
d. Special Assessments Levied by the City: In the event the City has performed the necessary
maintenance to either Common Area Lots and/or Association’s Easements, the city shall
submit a written invoice to the Association for all costs incurred by the City to perform such
maintenance of the Common Area Lots and or Association’s Easements. The city shall provide
a copy of such invoice to each Owner in the Project, together with a statement that if the
Association fails to pay such invoice in full within the time specified, the city will pursue
collection against the Owners in the Project pursuant to the provisions of this Section. Said
invoice shall be due and payable by the Association within twenty (20) days of receipt by the
Association. If the Association shall fail to pay such invoice in full within the period specified,
payment shall be deemed delinquent and shall be subject to a late charge in an amount equal
to six percent (6%) of the amount of the invoice. Thereafter the City may pursue collection
from the Association by means of any remedies available at law or in equity. Without limiting
the generality of the foregoing, in addition to all other rights and remedies available to the
city, the city may levy a special assessment against the Owners of each Lot in the Project for
an equal pro rata share of the invoice, plus the late charge. Such special assessment shall
constitute a charge on the land and shall be a continuing lien upon each Lot against which the
special assessment is levied. Each Owner in the Project hereby vests the city with the right
and power to levy such special assessment, to impose a lien upon their respective Lot and to
bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and
his/her respective Lot for purposes of collecting such special assessment in accordance with
the procedures set forth in Article of this Declaration.
Dec. 18, 2024 Item #1 19 of 124
e. Landscape Maintenance Responsibilities: The HOAs and individual lot or unit owner
landscape maintenance responsibilities shall be as set forth in Exhibit ____________.
f. Balconies, trellis, and decks: The individual lot or unit owner allowances and prohibitions
regarding balconies, trellis, and decks shall be as set forth in Exhibit __________.
19. Prior to Certificate of Occupancy, the Developer shall submit to the City Planner a recorded copy
of the Condominium Plan filed with the Bureau of Real Estate which is in conformance with the
City-approved documents and exhibits.
20. If satisfaction of the school facility requirement involves a Mello-Roos Community Facilities
District or other financing mechanism which is inconsistent with City Council Policy No. 38, by
allowing a pass-through of the taxes or fees to individual home buyers, then in addition to any
other disclosure required by law or Council policy, the Developer shall disclose to future owners
in the project, to the maximum extent possible, the existence of the tax or fee, and that the school
district is the taxing agency responsible for the financing mechanism. The form of notice is subject
to the approval of the City Planner and shall at least include a handout and a sign inside the sales
facility, or inside each unit, stating the fact of a potential pass-through of fees or taxes exists and
where complete information regarding those fees or taxes can be obtained.
21. Developer shall submit and obtain City Planner approval of an exterior lighting plan including
parking areas. All lighting shall be designed to reflect downward and avoid any impacts on
adjacent homes or property.
22. Developer shall display a current Zoning and Land Use Map, or an alternative, suitable to the City
Planner, in the sales office or inside each unit, at all times. All sales maps that are distributed or
made available to the public shall include but not be limited to trails, future and existing schools,
parks, and streets.
23. Developer shall post a sign in the sales office, or inside each unit, in a prominent location that
discloses which special districts and school district provide service to the project. Said sign shall
remain posted until ALL of the units are sold.
24. All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the City Planner and
Building Official.
25. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so
required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of
an Outdoor Storage Plan, and thereafter comply with the approved plan.
26. Prior to issuance of a grading permit or the commencement of any ground-disturbing activities,
whichever occurs first, Developer shall:
a. Retain the services of a qualified archaeologist who shall be on-site to monitor ground
disturbing activities. In the event cultural resource material is encountered, the
archaeologist is empowered to temporarily divert or halt grading to allow for coordination
Dec. 18, 2024 Item #1 20 of 124
with the Luiseno Native American monitor and to determine the significance of the
discovery. The archaeologist shall follow all standard procedures for cultural resource
materials that are not Tribal Cultural Resources, in accordance with applicable laws and
regulations including but not limited to the Carlsbad Tribal, Cultural and Paleontological
Resources Guidelines (2017).
b. Enter into a Pre-Excavation Agreement, otherwise known as a Tribal Cultural Resources
Treatment and Tribal Monitoring Agreement, with the San Luis Rey Band of Mission Indians
or other Luiseno Native American tribe that meets all standard requirements of the tribe
for such Agreements, in accordance with applicable laws and regulations including but not
limited to the Carlsbad Tribal, Cultural and Paleontological Resources Guidelines (2017).
This agreement will address provision of a Luiseno Native American monitor and contain
provisions to address the proper treatment of any Tribal Cultural Resources and/or Native
American human remains inadvertently discovered during the course of the project. The
agreement will outline the roles and powers of the Luiseno Native American monitor and
the archaeologist.
27. Prior to removal or damage of any active nests or any tree pruning or removal operations during
the prime nesting season, that being from March 15 to May 30, a certified biologist shall survey
the trees to determine if there are any active nests within 500 feet of the area of tree removal or
pruning. If any active nests are located within 500 feet, no tree pruning or removal operations
can occur until the nests are vacated or until the end of the prime breeding season, whichever
occurs later.
In addition, prior to any tree removal or pruning operations proposed outside of the prime nesting
season but within the period of February 15 to August 31, a confirmation is required from a
certified biologist that no disturbance to active nests or nesting activities would occur.
Documentation from the certified biologist consistent with these requirements shall be submitted
to the City Planner for review and approval. A note to this effect shall be placed on the
construction or grading plans.
Engineering:
General
28. Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the proposed
haul route.
29. This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will continue
to be available until time of occupancy.
30. Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other
recorded document, addressing the maintenance, repair, and replacement of shared private
improvements within this subdivision, including but not limited to private driveways, retaining
walls, parking stalls, utilities, landscaping, enhanced paving, water quality treatment measures,
Dec. 18, 2024 Item #1 21 of 124
low impact development features and storm drain facilities located therein and to distribute the
costs of such maintenance in an equitable manner among the owners of the properties within
this subdivision. The CCR’s shall include a requirement to provide an annual verification of the
effective operation and maintenance of each structural treatment control BMP in accordance
with the BMP maintenance agreement and the SWQMP. The annual verification shall be
submitted to the enforcement official in a format as approved by the city prior to the start of the
rainy season.
31. Developer shall include rain gutters on the building plans subject to the city engineer’s review and
approval. Developer shall install rain gutters in accordance with said plans.
32. Developer shall prepare, submit and process for city engineer approval a final map to subdivide
this project. There shall be one Final Map recorded for this project. Developer shall pay the city
standard map review plan check fees.
33. Developer shall install sight distance corridors at all street intersections and driveways in
accordance with City Engineering Standards. The property owner shall maintain this condition.
34. Property owner shall maintain all landscaping (street trees, tree grates, shrubs, groundcover, etc.)
and irrigation along the parkway frontage with Juniper Avenue as shown on the Tentative Map.
Fees/Agreements
35. Developer shall cause property owner to execute and submit to the city engineer for recordation,
the city’s standard form Geologic Failure Hold Harmless Agreement.
36. Developer shall cause property owner to execute and submit to the city engineer for recordation
the city’s standard form Drainage Hold Harmless Agreement.
37. Developer shall cause property owner to submit an executed copy to the city engineer for
recordation a city standard Permanent Stormwater Quality Best Management Practice
Maintenance Agreement.
38. Developer shall cause property owner to apply for, execute, and submit, to the city engineer for
recordation, an Encroachment Agreement covering private storm drain located over existing
public right-of-way or easements as shown on the tentative map. Developer shall pay processing
fees per the city’s latest fee schedule
Grading
39. Based upon a review of the proposed grading and the grading quantities shown on the tentative
map, grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports as required by city engineer, post security and pay all applicable grading
plan review and permit fees per the city’s latest fee schedule.
40. Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to the city
engineer for review and approval. Said Plan may be required to include, but not be limited to,
Dec. 18, 2024 Item #1 22 of 124
identifying the location of the construction trailer, material staging, bathroom facilities, parking
of construction vehicles, employee parking, construction fencing and gates, obtaining any
necessary permission for off-site encroachment, addressing pedestrian safety, and identifying
time restrictions for various construction activities.
Storm Water Quality
41. Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but are
not limited to pollution control practices or devices, erosion control to prevent silt runoff during
construction, general housekeeping practices, pollution prevention and educational practices,
maintenance procedures, and other management practices or devices to prevent or reduce the
discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the
maximum extent practicable. Developer shall notify prospective owners and tenants of the above
requirements.
42. Developer shall complete and submit to the city engineer a Determination of Project’s SWPPP
Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer
shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier
level Storm Water Pollution Prevention Plan (SWPPP) to the satisfaction of the city engineer.
Developer shall pay all applicable SWPPP plan review and inspection fees per the city’s latest fee
schedule.
43. This project is subject to ‘Priority Development Project’ requirements and trash capture
requirements. Developer shall prepare and process a Storm Water Quality Management Plan
(SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP Design Manual
latest version. The final SWQMP required by this condition shall be reviewed and approved by the
city engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and
inspection fees per the city’s latest fee schedule.
44. Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc) incorporate all source control, site design, pollutant control
BMP and applicable hydromodification measures.
Dedications/Improvements
45. Developer shall design the private drainage systems, as shown on the tentative map to the
satisfaction of the city engineer. All private drainage systems (12” diameter storm drain and
larger) shall be inspected by the city. Developer shall pay the standard improvement plan check
and inspection fees for private drainage systems.
46. Prior to any work in city right-of-way or public easements, Developer shall apply for and obtain a
right-of-way permit to the satisfaction of the city engineer.
47. Developer shall prepare and process public improvement plans and, prior to city engineer
approval of said plans, shall execute a city standard Subdivision Improvement Agreement to
install and shall post security in accordance with C.M.C. Section 20.16.070 for public
improvements shown on the tentative map. Said improvements shall be installed to city standards
Dec. 18, 2024 Item #1 23 of 124
to the satisfaction of the city engineer. These improvements include, but are not limited to:
A. Curb, gutter and sidewalk and transitional AC berm.
B. Driveway approach.
C. Street pavement widening and street grind and overlay.
D. Sewer lateral, landscape irrigation service, domestic water service and fire sprinkler
service meters and backflow devices.
E. Storm drain, curb inlet and cleanouts.
Additional public improvements required in other conditions of this resolution are hereby
included in the above list by reference. Developer shall pay the standard improvement plan check
and inspection fees in accordance with the fee schedule. Improvements listed above shall be
constructed within 36 months of approval of the subdivision or development improvement
agreement or such other time as provided in said agreement.
48. Developer shall design, and obtain approval from the city engineer, the structural section for the
access aisles with a traffic index of 5.0 in accordance with city standards due to truck access
through the parking area and/or aisles with an ADT greater than 500. Prior to completion of
grading, the final structural pavement design of the aisle ways shall be submitted together with
required R-value soil test information subject to the review and approval of the city engineer.
49. Developer is responsible to ensure all existing overhead utilities servicing the subject property
are to be undergrounded as shown on the tentative map and to the satisfaction of the city
engineer. No new or relocated utility poles are allowed.
50. Developer is responsible to ensure utility transformers or raised water backflow preventers that
serve this development are located outside the right-of-way as shown on the tentative map and
to the satisfaction of the city engineer. These facilities shall be constructed within the property.
Non-Mapping Notes
51. Add the following notes to the final map as non-mapping data:
A. Developer has executed a city standard Subdivision Improvement Agreement and has posted
security in accordance with C.M.C. Section 20.16.070 to install public improvements shown
on the tentative map. These improvements include, but are not limited to:
A. Curb, gutter and sidewalk and transitional AC berm.
B. Driveway approach.
C. Street pavement widening and street grind and overlay.
D. Sewer lateral, landscape irrigation service, domestic water service and fire sprinkler service meters and backflow devices.
E. Storm drain, curb inlet and cleanouts.
B. Building permits will not be issued for development of the subject property unless the
appropriate agency determines that sewer and water facilities are available.
C. Geotechnical Caution: The owner of this property on behalf of itself and all of its successors
Dec. 18, 2024 Item #1 24 of 124
in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action
that may arise through any geological failure, ground water seepage or land subsidence and
subsequent damage that may occur on, or adjacent to, this subdivision due to its construction,
operation or maintenance.
F. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to
encroach within the area identified as a sight distance corridor as defined by City of Carlsbad
Engineering Standards or line-of-sight per Caltrans standards.
G. The owner of this property on behalf of itself and all of its successors in interest has agreed
to hold harmless and indemnify the City of Carlsbad from any action that may arise through
any diversion of waters, the alteration of the normal flow of surface waters or drainage, or
the concentration of surface waters or drainage from the drainage system or other
improvements identified in the city approved development plans; or by the design,
construction or maintenance of the drainage system or other improvements identified in the
city approved development plans.
H. There are no public park or recreational facilities to be located in whole or in part within this
subdivision. The subdivider is therefore obligated to pay park-in-lieu fees in accordance with
section 20.44.050 of the Carlsbad Municipal Code and has either paid all of said park in-lieu
fees or agreed to pay all of said park-in-lieu fees in accordance with section 20.16.070 of the
Carlsbad Municipal Code.
Utilities
52. Developer shall meet with the fire marshal to determine if fire protection measures (fire flows,
fire hydrant locations, building sprinklers) are required to serve the project
53. Developer shall install potable water and/or recycled water services and meters at locations
approved by the district engineer. The locations of said services shall be reflected on public
improvement plans.
54. The developer shall agree to install sewer laterals and clean-outs at locations approved by the city
engineer. The locations of sewer laterals shall be reflected on public improvement plans.
55. The developer shall design and agree to construct public water, sewer, and recycled water
facilities substantially as shown on the tentative map to the satisfaction of the district engineer
and city engineer.
56. The potable water service for this project shall be master-metered which shall be located within
a water easement subject to approval by the district engineer. Developer shall install private sub-
meters as necessary for all proposed units in the building. Final meter design, backflow preventer,
size, and manufacturer shall be provided to the satisfaction of the district engineer and shown on
public improvement plans.
Dec. 18, 2024 Item #1 25 of 124
57. The transformer location, as shown on the site plans, may be relocated to the front of the
property, including within the ten-foot street setback. The transformers solely serving the project
shall not be located in the public right-of-way
Code Reminders
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
1. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the
City of Carlsbad Municipal Code to the satisfaction of the city engineer.
2. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor
area contained in the staff report and shown on the tentative map are for planning purposes only.
NOTICE TO APPLICANT
An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village
Drive, Carlsbad, California, 92008, within ten (10) calendar days of the date of the Planning Commission’s
decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the appeal must be in
writing and state the reason(s) for the appeal. The City Council must make a determination on the appeal
prior to any judicial review.
NOTICE
Please take NOTICE that approval of your project includes the “imposition” of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as “fees/exactions.”
You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest
them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the
protest and any other required information with the City Manager for processing in accordance with
Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent
legal action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
Dec. 18, 2024 Item #1 26 of 124
PASSED, APPROVED, AND ADOPTED at a regular meeting of the planning Commission of the City of
Carlsbad, California, held on Dec. 18, 2024, by the following vote, to wit:
AYES: Kamenjarin, Danna, Hubinger, Meenes, Merz, Stine
NAYES: None.
ABSENT: Lafferty
ABSTAIN: None.
WILLIAM MENJARIN, Chairperson
CARLSBA LANNING COMMISSION
ATTEST:
MIKE STRONG
Assistant Director of Community Development
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CT 2023-0005/PUD 2023-0007/CDP 2023-0058
JUNIPER COAST HOMES
SITE MAP
J
SITE
Map generated on: 10/1/2024
Exhibit 2
Dec. 18, 2024 Item #1 28 of 124
Dael/Sign Envr,lope ID: 61A28345-5181-4D1 '652-E48E80308614
{_ City of Carlsbad AUTHORIATION, CONSENT, AND DISCLOSURE STATEMENT P-1(A)
Development Services
Planning Division
1635 Faraday Avenue 442-339-2600
www.carlsbadca.gov
§) APPLICATION AND ACKNOWLEDGEMENT INFORMATION
This submittal form (Part A through Part F) must be completed as part of your application with the City
of Carlsbad. Your project cannot be reviewed until this information is completed.
PART A. Owner Authorization and Consent
NOTE: This Consent and Disclosure Form must list the name of the principal owners {10% or greater) and
attach a copy of the current corporate articles, partnership agreement, or trust document, as applicable.
Provide name(s) of the person(s) authorized to sign on behalf of the organization. (A separate page may
be attached if necessary.) IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE IND/CA TE
NOT-APPLICABLE (N/A) IN THE SPACE BELOW.
This is to certify under penalty of perjury that the undersigned is/are the record owner(s) of the
property known as:
Assessor's Map Book, Page and Parcel (APN/APNs): _2 _0_4 _-2_4 _0 _-2_2_-_0_0 ___________ _
__________________________________ ;and
Street Address (if applicable): _2_7_0_J_u_n_ip_e_r_A_v _e _n_u_e ________________ _
that I/we (full legal name of all record owners) consent to the filing of the Land Use Review Application
on our property for processing by the City of Carlsbad Planning Division. I/We declare under penalty of
perjury that I/we have reviewed this Affidavit and the information is true and correct.
Name: RREG Investments Series LLC Series 104 2
Signatu,e�,.,= .. ,�,,
Name: ___________________________ _
Signature: __________________________ _
Name: ___________________________ _
Signature: __________________________ _
(For additional names, please use a separate sheet of paper)
CITY OF CARLSBAD
NOV 2 1 2023
Pagelof6 p LANN ING e)j �l�t(!)l�ev 6/2023
Exhibit 3
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Exhibit 4
PROJECT ANALYSIS
The project is subject to the following regulations:
A.General Plan (Residential 23) Land Use Designation and Density Bonus Ordinance (CMC Chapter
21.86)
B.Multiple-Family Residential (R-3) Zone, Planned Development Regulations and Beach Area Overlay
Zone (BAOZ) (CMC Chapter 21.16, 21.45, 21.82)
C.Local Coastal Program (Mello II Segment)
D.Tentative Tract Map (Title 20)
E.Inclusionary Housing Ordinance (Chapter 21.85)
F.Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 1
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
is discussed in detail within the sections below.
A.R-23 Residential General Plan Land Use Designation and Density Bonus Ordinance (CMC Chapter
21.86)
The General Plan Land Use designation for the property is R-23 Residential, which allows residential
development at a density range of 15-23 dwelling units per acre (du/ac). With a net developable acreage
of 0.869-acres the land use designation of R-23 allows a density of 13 to 20 units on the site. Table A
below identifies the permissible density range for properties located within the R-23 General Plan Land
Use designation.
TABLE A – PROPOSED DENSITY
Gross Acres Net Acres
Allowable Density Range;
Min/Max Dwelling Units per
R-23 Designation*
Project Density;
Proposed Dwelling Units
0.869 0.869 15-23 du/ac
Minimum: 13 dwelling units
Maximum: 20 dwelling units
24.17 du/ac
21 dwelling units
*For density bonus projects fractional units shall be rounded up per CMC Section 21.86.050.
The proposed project entails a request to construct a 21-unit, three-story, residential air-space
condominium project. As summarized above, the maximum base number of units for a 0.869-acre parcel
at 23 du/ac is 20 dwelling units. In order to construct 21 units, the Developer is requesting approval of a
density bonus pursuant to CMC Chapter 21.86, the Density Bonus Ordinance, and California (hereinafter
referred to as “State”) density bonus law (Government Code Section 65915). CMC Chapter 21.86 was
established as a means to implement California Government Code Section 65915 (State Density Bonus
Law) and the goals, objectives and policies of the Housing Element of the General Plan, which includes
the provision to provide housing affordable to lower- and moderate-income households.
The legislative intent of State Density Bonus Law is to increase the production of affordable housing by
requiring local agencies to grant an increase to the maximum allowable residential density over the
Dec. 18, 2024 Item #1 35 of 124
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
otherwise maximum eligible density. The density bonus that is authorized is set on a sliding scale based
upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the
number ordinarily permitted. Likewise, State Density Bonus Law provides for a progressive approach to
incentives or concessions, allowing up to four incentives or concessions in some cases. It also includes
incentivization in the form of waivers from development standards, which do not count as incentives or
concessions, and are unlimited.
In this instance, to support the implementation of the project, the Developer is requesting a 20% density
bonus pursuant to State Density Bonus Law. In exchange for the 20% density bonus, the Developer is
required to designate 5% of the 20 base maximum density units, or one unit, as affordable density
bonus units. The affordable density bonus units are required to be affordable to “very low-income
households” for a period of 55 years. The developer has chosen to build 21 units of the allowed 24 units
In addition to the affordable unit provided for the project to be granted a density bonus under State law,
the developer is required to comply with Carlsbad’s Inclusionary Housing Ordinance. Under the
inclusionary ordinance, developments proposing a total of seven or more units must provide at least
15% of the development's units as affordable to lower income households. Pursuant to CMC Section
21.85.070, the city may determine that an alternative to the construction of new inclusionary units is
acceptable. According to Council Policy No. 57, projects proposing more than seven, but no more than
50 residential units are eligible to purchase affordable housing credits to satisfy their inclusionary
housing requirements. Of the 21 units proposed, the project will provide one on-site unit as affordable
to very low-income households and will purchase two affordable housing credits. This will satisfy the
requirements of the Inclusionary Housing Ordinance that the project provide three units as affordable to
lower income households.
Density bonus law stipulates that a request for a density bonus does not constitute a valid basis on
which to find a proposed housing development project is not compliant with a general plan. In addition,
State Density Bonus Law explicitly requires the city to consider “the density allowed under the land use
element of the general plan” in determining maximum allowable residential density. Therefore, the
proposed density of the Project complies with the R-23 General Plan Land Use Designation.
Incentives, Concessions or Waivers
The project is requesting incentives, concessions or waivers as allowed under State Density Bonus Law1
and implemented by CMC Chapter 21.86 – Density Bonus Ordinance. A project can request incentives
and concessions as defined in State Density Bonus Law, based on the percentage of affordable units.
Incentives or Concessions
An incentive or concession may include any of the following:
•A reduction in site development standards or a modification of zoning code or architectural design
requirements (excluding State Building Standards), that results in identifiable, financially sufficient
and actual cost reductions. A reduction/modification to standards or requirements may include, but
is not limited to, a reduction in minimum lot size, setback requirements, and/or in the ratio of
vehicular parking spaces that would otherwise be required.
1 Refer to Exhibit 6 for an info-bulletin that provides more information on how State Density Bonus Law works.
Dec. 18, 2024 Item #1 36 of 124
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
•Other regulatory incentives or concessions that result in identifiable, financially sufficient and actual
cost reductions.
•The city council may, but is not required to, provide direct financial incentives, including the provision
of publicly owned land, or the waiver of fees or dedication requirements.
In order to deny the requested incentive or concession, the city would have to make any of the following
findings in writing based upon substantial evidence:
•The concession or incentive does not result in identifiable and actual cost reductions, consistent
with those defined above, to provide for affordable housing costs.
•The concession or incentive would have a specific, adverse impact, based upon public health and
safety or on any real property that is listed in the California Register of Historical Resources and for
which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact
without rendering the development unaffordable to low-income and moderate-income households.
•The concession or incentive would be contrary to state or federal law.
The Developer is requesting one concession as discussed in Exhibit 5. Staff has found no substantial
evidence that any of the above findings apply in this case
Waivers
In addition to incentives or concessions, waiver or reduction of development standards that would
“have the effect of physically precluding the construction of a density bonus housing development at
the density or with the incentives or concessions permitted by” can also be considered. There is no limit
on the number of waivers or reductions of development standards that may be granted, and the
granting of a waiver or reduction shall neither increase nor decrease the number of incentives or
concessions to which the project is entitled. Waivers or reductions of development standards shall be
granted by the city unless certain findings can be made. In order to deny the requested waivers or
reductions, the city would have to make any of the following findings in writing based upon substantial
evidence:
•The standard(s) requested to be waived or reduced will not have the effect of physically precluding
the construction of a housing development at the densities or with the incentives or concessions
permitted by this chapter.
•The requested waiver or reduction of development standards would have a specific adverse impact
(a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written
public health or safety standards, policies, or conditions as they existed on the date the application
was deemed complete) upon public health and safety or on any real property that is listed in the
California Register of Historical Resources, and for which there is no feasible method to satisfactorily
mitigate or avoid the specific adverse impact.
•The waiver or reduction of development standards would be contrary to state or federal law.
Dec. 18, 2024 Item #1 37 of 124
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
The Developer is requesting eight waivers as discussed in Exhibit 5. Staff has found no substantial
evidence that any of the above findings apply in this case.
General Plan Compliance
In addition to the above, the project also complies with the other Elements of the General Plan as
outlined in Table “B” below:
TABLE B – GENERAL PLAN COMPLIANCE
Element Use, Classification, Goal, Objective, or
Program Proposed Uses & Improvements Comply?
Land Use Goal 2-G.3
Promote infill development that makes
efficient use of limited land supply,
while ensuring compatibility and
integration with existing
uses. Ensure that infill properties
develop with uses and development
intensities supporting a cohesive
development pattern.
Policy 2-P.7
Do not permit residential development
below the minimum of the density
range except in certain circumstances.
The proposed 21-unit residential infill
development makes efficient use of
the existing lot in that it increases the
number of units from one to 21. A 21-
unit development is compatible with
the surrounding development.
The 21-unit residential project density
of 24 du/ac is above the minimum R-
23 Residential density range of 15
dwelling units per acre.
Yes
Mobility Policy 3-P.5
Require developers to construct or pay
their fair share toward improvements
for all travel modes consistent with the
Mobility Element, the Growth
Management Plan, and specific impacts
associated with their development.
The proposed project has been
designed to meet all circulation
requirements, including vehicular
access to and from Juniper Avenue. In
addition, the applicant will be required
to pay any applicable traffic impact
fees, prior to issuance of a building
permit, that will go toward future road
improvements.
The proposed project includes the
improvement of curb, gutter and
Yes
Dec. 18, 2024 Item #1 38 of 124
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Element Use, Classification, Goal, Objective, or
Program Proposed Uses & Improvements Comply?
sidewalk along the Juniper Avenue
frontage where there are currently no
frontage improvements. The site will
update the frontage to current
development standards.
Noise Goal 5-G.2
Ensure that new development is
compatible with the noise
environment, by continuing to use
potential noise exposure as a criterion
in land use planning.
Policy 5.P.2
Require a noise study analysis be
conducted for all discretionary
development proposals located where
projected noise exposure would be
other than “normally acceptable.”
The project consists of 21 residential
air-space condominiums configured in
duplex, triplex, and four-unit
buildings. A noise study prepared for
the project (Birdseye Planning Group
in October 2023) concluded the
project complies with the Noise
Guidelines Manual and applicable
General Plan policies. No project-
specific conditions are required.
Yes
Housing Program 2.1
The Inclusionary Housing Ordinance
requires that a minimum of 15 percent
of all ownership projects of seven units
or more be restricted and affordable to
lower income households.
The project proposes 21 units, with
5% of those units (one unit) to be
designated as affordable to very low-
income households for 55 years,
earning up to 50% of the area median
income (AMI), and the applicant will
enter into an affordable housing
agreement to purchase two affordable
housing credits from the Tavarua
affordable housing credit bank to
satisfy their remaining inclusionary
housing obligation of three affordable
units prior to the issuance of a
building permit. The project is
conditioned to enter into an
Affordable Housing Agreement to
purchase two affordable housing
credits from the Tavarua affordable
Yes
Dec. 18, 2024 Item #1 39 of 124
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Element Use, Classification, Goal, Objective, or
Program Proposed Uses & Improvements Comply?
Goal 10-G.1
New housing developed with diversity
of types, prices, tenures, densities, and
locations, and in sufficient quantity to
meet the demand of anticipated city
and regional growth and to meet or
exceed the city’s established Regional
Housing Needs Allocation (RHNA).
housing credit bank to meet the
inclusionary housing requirement.
This housing development will help
ensure the city achieves its goal of
contributing housing with diversity of
types, prices, tenures, densities, and
locations, and in sufficient quantity to
meet the demand of anticipated city
and regional growth and to meet or
exceed the city’s established Regional
Housing Needs Allocation (RHNA).
Per Government Code Section 65863
(aka No Net Loss Law) a city cannot
approve new housing at significantly
lower densities or at different income
categories than was projected in the
RHNA of the Housing Element without
making specific findings and
identifying other sites that could
accommodate these units and
affordability levels “lost” as a result of
the approval. The so-called “no net
loss” provisions apply when a site is
included in the jurisdiction’s Housing
Element’s inventory of sites and is
either rezoned to a lower residential
density or is approved at a lower
residential density than shown in the
Housing Element.
The project site is not identified in the
City’s General Plan Housing Element
Residential Sites Inventory. Because
the provision of “no net loss” applies
to housing located on any site listed in
Dec. 18, 2024 Item #1 40 of 124
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Element Use, Classification, Goal, Objective, or
Program Proposed Uses & Improvements Comply?
the City’s Housing Element, the City
does not need to determine if this
project or a decision related to this
project would be subject to No Net
Loss Law and its remedies.
Public
Safety
Goal 6-G.1
Minimize injury, loss of life, and
damage to property resulting from fire,
flood, hazardous material release, or
seismic disasters.
Policy 6-P.6
Enforce the requirements of Titles 18,
20, and 21 pertaining to drainage and
flood control when reviewing
applications for building permits and
subdivisions.
Policy 6-P.34
Enforce the Uniform Building and Fire
codes, adopted by the city, to provide
fire protection standards for all existing
and proposed structures.
Policy 6-P.39
Ensure all new development complies
with all applicable regulations
regarding the provision of public
utilities and facilities.
The proposed structural
improvements will be required to be
designed in conformance with all
seismic design standards. In addition,
the proposed project is consistent
with all the applicable fire safety
requirements including fire sprinklers.
Furthermore, the project has been
conditioned to develop and
implement a program of “best
management practices” for the
elimination and reduction of
pollutants which enter into and/or are
transported within storm drainage
facilities.
Yes
Dec. 18, 2024 Item #1 41 of 124
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
B.Multiple-Family Residential (R-3) Zone, Planned Development Regulations and Beach Area
Overlay Zone (BAOZ) (CMC Chapter 21.16, 21.45, 21.82)
The proposed project is required to comply with all applicable land use and development standards of the
Carlsbad Municipal Code (CMC) including the Multiple-Family Residential (R-3) Zone (CMC Chapter 21.16),
Planned Developments (CMC Chapter 21.45), and the Beach Area Overlay Zone (BAOZ) (CMC Chapter
21.82). Table “C” below shows how the project complies with the applicable requirements of the R-3 zone
and Planned Development standards.
TABLE C – R-3 ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED/ALLOWED PROPOSED
Front Yard Setback 10 feet minimum* 10 feet
Side Yard Setback 10 feet minimum 8 feet, 2.5 inches**
Rear Yard Setback 20 feet minimum 7 feet, 1.5 inches*
Building Height 30 feet maximum
(BAOZ Maximum) 30 feet
Lot Coverage 60 percent 55.7 percent
Parking Two-car garages Two-car garages
*12.45.080, Planned Development Standards (Table E (E.5))
**State Density Bonus Law waiver
The project is required to comply with the development standards of the Beach Area Overlay (BAO) zone.
The proposed project meets all applicable requirements of the BAO zone as demonstrated in Table B
below. CMC Section 21.82.040 requires that a site development plan be approved in order for any building
permits or other entitlements to be issued for any use in the BAO zone. However, a site development plan
is not required if the project is processed as a Planned Development for five or more units.
TABLE D – BAO ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED/ALLOWED PROPOSED
Building Height 30 feet for roof pitch ≥3:12 or
24 feet for roof pitch <3:12
30 feet (w/ ≥3:12 pitched roof)
Visitor Parking 0.25 space per unit
(round up to 7 spaces)
6 Visitor Spaces*
*State Density Bonus Law waiver
Dec. 18, 2024 Item #1 42 of 124
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
C.Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203)
1.Mello II Segment of the Certified Local Coastal Program and all applicable policies
The proposed site is in the Mello II Segment of the Local Coastal Program (LCP) and is not located
within the appealable area of the California Coastal Commission. The project site has an LCP Land
Use designation of R-23 Residential and Zoning of R-3, which are consistent with the city’s General
Plan and Zoning. The project’s consistency with the R-23 Residential General Plan Land Use
designation is analyzed in Section “A,” Table “A” and “B” above.
The project consists of the demolition of one existing residential unit and accessory structure and
the construction of a 21-unit air-space condominium project. The proposed project is compatible
with the surrounding development of multi-family residential structures. The three-story
structures will not obstruct views of the coastline as seen from public lands or the public right-of-
way, nor otherwise damage the visual beauty of the Coastal Zone. No agricultural uses currently
exist on the previously developed site, nor are there any sensitive resources located on-site. The
proposed project is not located in an area of known geologic instability or flood hazard. Since the
site does not have frontage along the coastline, no public opportunities for coastal shoreline
access are available from the subject site. Furthermore, the residentially designated site is not
suited for water-oriented recreation activities.
2.Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone
(CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city’s Master
Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional
Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil
erosion. The subject property does not include steep slopes (equal to or greater than 25 percent
gradient) nor native vegetation. In addition, the site is not located in an area prone to landslides,
or susceptible to accelerated erosion, floods, or liquefaction.
D.Subdivision Ordinance (Title 20)
The Land Development Engineering Division has reviewed the proposed Major Subdivision and has
found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the
city’s Subdivision Ordinance (Title 20) for Major Subdivisions. The subdivision is considered major
because it involves the division of land into five or more condominiums (21 air-space condominiums
proposed). The proposed project will improve the frontage infrastructure along Juniper Avenue,
including a curb, gutter, and sidewalk. The project has been conditioned to install all infrastructure-
related improvements and the necessary easements for these improvements concurrent with the
development.
Consistent with San Diego Gas and Electric policies and requirements regarding the placement of new
electrical transformers, the draft resolution includes condition #57 allowing transformers to be
relocated to the front on the project site. The condition specifies that the new location shall be outside
of the public right-of-way.
Dec. 18, 2024 Item #1 43 of 124
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
E.Inclusionary Housing Ordinance (CMC Chapter 21.85)
Pursuant to CMC Chapter 21.85, Inclusionary Housing Ordinance, 15 percent of the total units, or three
units, shall be constructed and restricted both as to occupancy and affordability to lower-income
households. Pursuant to CMC Section 21.85.070, the city may determine that an alternative to the
construction of new inclusionary units is acceptable. According to Council Policy No. 57, projects
proposing more than seven, but no more than 50 residential units are eligible to purchase affordable
housing credits to satisfy their inclusionary housing requirements. Of the 21 units proposed, the project
will provide one on-site unit as affordable to very low-income households and will purchase two
affordable housing credits. This will satisfy the requirements of the Inclusionary Housing Ordinance that
the project provide three units as affordable to lower income households.
F.Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant
of the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table “F” below.
TABLE F – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Demand Compliance
City Administration 70.74 sq. ft./du Yes
Library 37.73 sq. ft./du Yes
Wastewater Treatment 20 EDU = 5,000 GPD Yes
Parks 0.14 acre Yes
Drainage 0.15 CFS Yes
Circulation 120 ADT Yes
Fire Station No. 1 Yes
Open Space N/A N/A
Schools Carlsbad (E=2.34 /M=1.24/HS = 1.58) Yes
Sewer Collection System 20 EDU Yes
Water 5,250 GPD Yes
Dec. 18, 2024 Item #1 44 of 124
1
270 Juniper Coast Homes – CDP 2023-0058
Supplemental Application - Density Bonus Program
Project Name
Juniper Coast Homes (the “Project”) CDP 2023-0058
Project Location
Street Address: 270 Juniper Avenue, Carlsbad, CA 92008 (the “Site”) APN:
204-240-22-00
Site Description
The .869-acre Site currently contains one (1) vacant and unoccupied single family residential
dwelling unit and a two-story detached vacant accessory structure. The Project Site is
surrounded by multifamily residential uses to the north, south, east, and west. Access is
provided via Juniper Avenue.
The Site is designated R-23 Residential (R-23) in the General Plan and is zoned R-3. Both the
general plan and zoning allow multifamily residential uses on the Project Site. All the properties
surrounding the Site are similarly designated for residential uses in the General Plan.
Project Description:
The Project proposes the demolition of an existing single-family residence and a detached two-story
accessory structure to construct 21 three-story condominium townhome units. The condominium buildings
consist of one duplex, five triplexes, and one four-unit structure with units ranging in size from 1,460 –
2,354 square feet. Residential units will feature two-, three-, and four-bedroom floorplans. All units will
include a two-car garage on the first floor. Five visitor parking spaces are also provided. A 5% density
bonus is requested in exchange for the construction of one deed restricted affordable unit for very low-
income families. Although the inclusion of the affordable unit affords the project a 20% density bonus, the
Project does not utilize all of the bonus density provided by state law. The Project proposes to satisfy the
City of Carlsbad inclusionary housing requirements through the construction of one affordable unit on site
and the purchase of two affordable housing credits.
Density Bonus Calculations (Government Code Section 65915(f)(2)/Carlsbad Municipal Code
Chapter 21.86)
Base Maximum Density: 23 du/ac
Base Maximum Units: .869 ac x 23 = 19.98 or 20 (round up per CMC Section
21.86.040(G))
Affordable Units: 5% of base units; 5% x 20 = 1 (VLI affordable unit
(50% AMI)
Density Bonus Units: 20 x 20% = 4 density bonus units
Total Proposed units: 21 units (24 possible)
Exhibit 5
Dec. 18, 2024 Item #1 45 of 124
2
Inclusionary Housing Requirement (Carlsbad Municipal Code Chapter 21.85)
Total proposed units: 20
Inclusionary units: 20 x 15% (City Council Policy 57 Section 2(c)) = 3
inclusionary units (one on site; two credits)
Parking
All residential units will have a two-car garage on the ground floor. Five visitor parking spaces
are provided. Access is taken from a new private drive aisle along Juniper Avenue.
Waivers Requested
1. Waiver of rear and side yard setback requirements found within CMC Section
21.45.080(E)(5), 21.16.050, and permitted intrusions into required yards pursuant
to 21.46.120.
The proposed project would include a reduced rear yard setback of 7’-1” and a reduced
side yard setback of 8’-2”. Further, the proposed project will include planter boxes that
intrude 4’-9” into the required yard. Increasing the rear and side yard setbacks and
limiting intrusions into the required yards would reduce the Project’s developable floor
area, and thus, would physically preclude the implementation of the project as proposed
at the densities permitted by CMC Chapter 21.86 and California Government Code
Section §65915. This waiver does not result in a specific adverse impact upon public
health and safety, the physical environment, or a listed historical property.
2. Waiver of community recreational space requirements found within CMC Section
21.45.060(C)(9) and 21.45.080(E)(8)
The proposed project provides private recreation space for all units via second and third
floor decks. In total, the project provides 2,310 SF of recreational amenities. However,
providing 150 SF of common community recreational space would reduce total lot area
that could be available for residential development, and thus, would physically preclude
the implementation of the project as proposed at the densities permitted by CMC
Chapter 21.86 and California Government Code Section §65915. This waiver does not
result in a specific adverse impact upon public health and safety, the physical
environment, or a listed historical property.
3. Waiver of visitor parking requirements found within CMC Section 21.82.060
The project provides five visitor parking spaces. The provision of an additional parking
space would reduce the Project’s developable floor area, and thus, would physically
preclude the implementation of the project as proposed at the densities permitted by
CMC Chapter 21.86 and California Government Code Section §65915. This waiver does
not result in a specific adverse impact upon public health and safety, the physical
environment, or a listed historical property.
Dec. 18, 2024 Item #1 46 of 124
3
4. Waiver of building separation requirements found within CMC section
21.45.080(E)(6)
The project proposes 8’ minimum separation between buildings. Providing 10’ of
building separation would further reduce the lot area available for residential
development and would physically preclude the implementation of the project as
proposed at the densities permitted by CMC Chapter 21.86 and California Government
Code Section §65915. 8’ of building separation satisfies minimum fire and engineering
standard. This waiver does not result in a specific adverse impact upon public health
and safety, the physical environment, or a listed historical property.
5. Waiver of restrictions on tandem garages found within CMC section 21.45.080(E)(7)
The project proposes that 33% of units will include a tandem garage. Adherence to the
25% maximum found within the CMC would require additional floor space to be
dedicated to parking, and thus, would reduce the developable floor area. Reduced floor
area would physically preclude the implementation of the project as proposed at the
densities permitted by CMC Chapter 21.86 and California Government Code Section
§65915. This waiver does not result in a specific adverse impact upon public health and
safety, the physical environment, or a listed historical property.
Incentive Requested
6. Modification of engineering standards related to the size of water and sewer facilities
The Project prepared a water and sewer analysis that demonstrates that the existing
water and sewer system can adequately serve the proposed Project. However, City of
Carlsbad engineering standards, Volume 2, Section 3.2.2 suggests that City water
facilities should be of a minimum size. Similarly, City of Carlsbad engineering
standards, Volume 1, Section 6.2 suggests that sewer facilities should be of a minimum
size. The existing water and sewer facilities within Juniper Avenue do not meet City
standards for diameter. This incentive will result in actual identifiable cost savings to
support the provision on the very low-income housing unit.
Dec. 18, 2024 Item #1 47 of 124
Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov
Density Bonus IB-112
This bulletin outlines the development allowances
provided under Govt. Code §65915, commonly
referred to as state density bonus law. The bulletin is
only intended to summarize the key provisions of
state law rather than cite them in total. The
document has been updated to include recent state
legislation, including AB 1287, the “middle-income
homes density bonus law,” which became effective
January 1, 2024.
BACKGROUND
State density bonus law allows a developer to
increase density (total number of homes) allowed on
a property above the maximum set under a city’s local land use plan (Carlsbad General Plan) by as
much as 100%. In addition, qualifying applicants can
also receive reductions in required development
standards such as setbacks and height limits when
those standards prevent the applicant from achieving the density allowed under state law. Other tools
include reduced or no parking requirements for
certain project types.
In exchange for these benefits, a certain number of
the new dwelling units within the development
project must be reserved for lower-income
households, seniors, or the other eligible affordable
housing projects.
Pursuant to Government Code §65915(a)(1), each
jurisdiction must adopt an ordinance that specifies
how compliance with density bonus law will be
implemented. Failure to adopt an ordinance does not
relieve the city from complying with state density
bonus law. As such, the city’s adopted ordinance,
Carlsbad Municipal Code §21.86, references state
mandates where appropriate (as opposed to
repeating state code requirements) and focuses more
on the permit processing requirements for density
bonus applications.
ELIGIBILITY
Any housing development that proposes five or more
units and incorporates at least one of the following is
eligible for a density bonus. Note: Accessory Dwelling
Units (ADUs) may be included as part of a single-family
or multi-family development, but ADUs do not count
towards/against the total density allowed under state
density bonus. Refer to info-bulletin IB-111 for more
on ADUs.
•At least 5% of the housing units are restricted to
very low-income residents.
•At least 10% of the housing units are restricted to
low-income residents.
•At least 10% of the units in a for-sale housing
development are restricted for moderate-
income.
•100% of the housing units (other than manager’s
units) are restricted affordable with a maximum
of 20% of the units being moderate.
•At least 10% of the housing units are rent
restricted at the very low-income level for
transitional foster youth, disabled veterans, or
homeless persons.
•At least 20% of the housing units are for low-
income college students in housing dedicated for
full-time students at accredited colleges.
•The project donates at least one acre of land to
the city for very low-income units, and the land
Exhibit 6
Dec. 18, 2024 Item #1 48 of 124
Page 2 of 7 IB-112_State Density Bonus Law_Updated: March 2024
has the appropriate permits and approvals and
access to needed public facilities.
•The project is a senior citizen housing
development; in which case, no affordable units
are required.
•The project is a mobile home park that is age-
restricted to senior citizens; in which case, no
affordable units are required.
AFFORDABILITY DURATION
State density bonus law establishes how long an
affordable unit must stay affordable.
•Affordable rental units must be restricted at the
targeted income level group for at least 55 years.
•Affordable for-sale units must be restricted at the
targeted income level group for at least 30 years,
which starts after the initial sale of the affordable
unit. Affordable units may be sold at a market
price to other than targeted households provided
that the sale results in an equity sharing
agreement with the city.
DENSITY BONUS CALCULATIONS
Despite the city’s rounding requirements under CMC
§21.53.230 (Table A), for projects utilizing density
bonus, Government Code §65915(q) requires that
each component of any density calculation resulting in
fractional units shall be separately rounded up to the
next whole number. In other words, all density related
calculations must be rounded up.
Base Density Calculation
Step one in calculating density bonus is to calculate
the project’s base density, which represents the
number of dwelling units allowed under the city’s
General Plan, per acre of property. Calculating base
density under density bonus is no different from how
the city calculates density for standard residential
development projects, with the following exceptions:
•While the city uses developable (or net) acreage
in determining density, density bonus law
requires cities to use gross acreage. This
allowance was clarified in an HCD technical
assistance letter dated July 26, 2023.
•While the city utilizes a “mid-range” density
calculation for determining the allowable number
of units on a property, state law requires that
density bonus be calculated based upon the
maximum density allowed under the city’sGeneral Plan and zoning ordinance for the
subject property.
•Pursuant to SB-330 (Housing Crisis Act of 2019),
the city is prohibited from enforcing housing
caps. As such, the housing caps in the city’s
Growth Management Plan (GMP) cannot be
applied to new housing development projects.
Refer to IB-132 for more information on SB-330
and Reso No. 2021-074 for the city’s suspension
of the GMP cap limits and performance standard
moratorium provisions.
Density Bonus Calculation
Step two in calculating density bonus is to calculate
the project’s density increase, which represents the
number of units allowed in addition to the base
density units. These additional dwelling units are set
per a sliding scale, based upon two primary factors:
•The percentage of units in the project that will be
set aside (reserved) as affordable; and,
•The household income category of those
affordable units (i.e., very low, low, or moderate
income).
For convenience, a Density Bonus Table is included on
page six of the city’s Density Bonus Report (Form
P-1(H)). As you will see from the table, the number of
affordable units (far left column) and the level of
affordability (top row) greatly influence the number of
density bonus units that can be granted.
For example, a project that reserves 10% of its units as affordable for very low-income families is eligible for a
32.5% density bonus, as opposed to a density bonus of
only 20% if those same affordable units were reserved
for low-income families. Refer to info-bulletin IB-137
(Carlsbad’s Housing Plan) for more information on
household income and affordability.
Dec. 18, 2024 Item #1 49 of 124
IB-112_State Density Bonus Law_Updated: March 2024 Page 3 of 7
INCLUSIONARY HOUSING CALCULATIONS
To help provide local affordable housing, the city in
1993 adopted an inclusionary housing ordinance
(§21.85), which established the legal basis for
requiring affordable (inclusionary) housing units in
new residential development in the city.
For more information, refer to info-bulletin IB-157
(Inclusionary Housing Program). While the city’s
inclusionary regulations are separate from density
bonus law, there are a few important provisions in the
city’s inclusionary ordinance that directly affect
density bonus projects, as reflected below.
•The city’s inclusionary requirements apply to all
proposed development projects that include
residential units. This means that projects
subject to the state density bonus law/city’s
density bonus ordinance (§21.86), must also
comply with the city’s inclusionary housingordinance (§21.85).
•Projects proposing seven or more housing units
are required to restrict at least 15% of the total
proposed units for low-income households. The
total proposed units include base density and
density bonus units.
•When calculating inclusionary requirements,
fractional units resulting in less than 0.5 are
rounded down to the next whole number.
•The required affordable inclusionary units satisfy
the required affordable density bonus units.
The city’s application of its inclusionary code is
consistent with AB 2345 and the Department of
Housing & Community Development’s (HCD)
technical assistance letter dated September 2, 2022 to the City of West Hollywood.
THEORETICAL EXAMPLE
Sometimes showing the math helps folks better
understand how density bonus works. The following is
a theoretical example on how these different density
calculations are applied.
SECONDARY DENSITY BONUS
AB 1287 (Alvarez, 2023) amended state density bonus
law by requiring jurisdictions to award an additional
(or second) density bonus for projects that have
allocated a certain amount of affordable housing for
very-low income, low-income, or moderate-income
units, as summarized in the section below.
Minimum Eligibility
The proposed density bonus project must comply with
one of the following affordability requirements to be
eligible for an additional density bonus.
•A minimum of 15% of the base units are reserved
for very low-income households; or
•A minimum of 24% of the base units are reserved
for low-income households; or
•A minimum of 44% of the base units are reserved
for moderate-income households.
A property 1.003 net acres in size has a zoning
designation of R-15 (11.5 to 15 dwelling units per
acre). Under density bonus, this results in a maximum
base density of 15.05 units for this site (1.003 acres
multiplied by 15 units per acre), which rounds up to 16
units.
The applicant proposes that 3 of the 16 units will be
reserved for low-income households. This results in
18.7% of the units that will be reserved as affordable
housing (3 affordable units divided by 16 base density
units), which rounds up to 19%.
Based on the sliding scale found in the Density Bonus
Table in the Density Bonus Report (Form P-1(H)), with
19% of the affordable units reserved for low-income
families, the project’s base density can increase by
33.5% or 5.36 units (16 base density units multiplied by
33.5%), which rounds up to 6 density bonus units for a
total of 22 units for this project.
To satisfy the city’s inclusionary ordinance, a total of
3.3 affordable low-income units are required for this
project (15% inclusionary requirement multiplied by 22
total units), which rounds down to 3 units.
In this example, the 3 affordable low-income units
satisfy the requirements under state density bonus law
as well as the city’s inclusionary housing ordinance.
Dec. 18, 2024 Item #1 50 of 124
Page 4 of 7 IB-112_State Density Bonus Law_Updated: March 2024
Density Increase
Under state law, the city must grant the developer an
additional density bonus if additional units are set
aside for either very low or moderate-income
households. Like traditional density bonus calculations,
the secondary density bonus is also on a sliding scale,
based on the project’s base density.
For reference, the secondary density bonus allowances
have been included in the Density Bonus Table found
on page six of the city’s Density Bonus Report (Form P-
1(H)). To help illustrate how this secondary density
bonus is applied, let us relook at the previous
theoretical example.
It is important to highlight that AB 1287 caps the
affordable set aside at 50%. For projects that allocate
the maximum of moderate-income units (44%), they
would only be eligible to set aside another 6% of very-
low income or moderate-income units to receive an
additional bonus of 23.75% or 22.5%, respectively.
REMOVAL OF EXISTING RENTAL UNITS
Under density bonus law, projects that include the
demolition or removal of affordable rental units are
ineligible for density bonus unless the units are
replaced concurrent with the development of the
project. This provision applies to the following types of
rental units:
• Units subject to recorded restrictions
• Units subject to rent control
• Units occupied by very low- or low-income
households
If household rental income cannot be determined, the
city may assume households are occupied by low-
income households in the same proportion as low-
income renters in the city, consistent with AB 2556.
Additionally, under state law the affordable units
required under density bonus may also be used to
satisfy any replacement unit requirements. This
allowance was clarified in an HCD technical assistance
letter dated December 14, 2023.
DEVELOPMENT STANDARD DEVIATIONS
Traditional development projects must be designed to
comply with city established development standards
and design regulations such as building height
limitations, setback requirements, minimum parking
ratios, and on-site open space directives.
However, under state density bonus law, applicants
can deviate from these development standards when
found that the standards prevent the applicant from
achieving the density allowed under the state law.
There are two types of tools available to applicants:
• Incentives & Concessions
• Waivers
Instead of 3 units, the applicant now proposes
that 5 of the 16 units will be reserved for low-
income households. This results in 31.2% of the
units that will be reserved as affordable housing,
which rounds up to 32%.
With 32% of the affordable units reserved for
low-income households, the project’s base
density can increase by 50% or 8.0 units (16 base
density units multiplied by 50%), for a total of 24
units.
Since more than 24% of the base units are being
reserved for low-income households (31.2%, specifically), this project is eligible for a second
density bonus. In this example, the applicant
proposes to reserve an additional 15% of the
base units for moderate-income households,
which results in 2.4 units (16 base density units
multiplied by 15%) that rounds up to 3 units.
With 15% of the affordable units reserved for
moderate-income households, the project’s base
density can increase by an additional 50% or 8.0
units (16 base density units multiplied by 50%).
As a result, the total project size increases to 32
total units, 8 of which will be restricted
affordable.
Dec. 18, 2024 Item #1 51 of 124
IB-112_State Density Bonus Law_Updated: March 2024 Page 5 of 7
Incentives & Concessions
Incentives and concessions, as defined under state
density bonus law, allow a developer to deviate from
those requirements when modifying such regulations
would provide “identifiable and actual cost
reductions” to provide for affordable housing costs
and rents. This requirement was clarified in the court
decision of Schreiber v. City of Los Angeles (later
codified as part of the passage of AB 1287) and the
sections below reflect the holdings in that case.
Application
A few key considerations regarding the application of
incentives or concessions:
• Under the government code, the terms
“incentives” and “concessions” are used
interchangeably. As such, the city considers them
one in the same (“incentives/concessions”).
• A density bonus project is entitled to
incentives/concessions even without a request
for a density bonus --- if a developer provides the
affordable housing specified under density bonus
law, they are eligible for incentives/concessions.
• The city applies incentives/concessions to the
development standards or design regulations
requiring deviation, not to the individual
situation.
For example, say a project proposes three
separate buildings with each building requiring
an increase in the city’s maximum building
height standard. In this example, the city would
require one incentive/concession for this
deviation, even though the deviation applies to
three separate buildings.
If that same project requires a deviation from
the building height and rear yard setback
standards, the city will require two
incentives/concessions since these are
considered two different development
standards.
• Pursuant to the Schreiber case, which was later
codified as part of the passage of AB 1287, a
developer is not required to provide financial
evidence (i.e., pro forma) documenting that a
requested incentive/concession will result in
actual cost reductions. However, applicants need
to reasonably document “why” the requested
incentive/concession will reduce affordable
housing development costs. As such, the city
requires applicants to provide reasonable
documentation to show that a requested
incentive/concession will result in identifiable
cost reductions to provide for affordable housing
costs or rents.
Number Authorized
The number of incentives/concessions that can be
requested by a developer varies by the amount and
type of affordable units being proposed, as reflected
below.
INCOME % OF AFFORDABLE UNITS1
Very Low 5% 10% 15% 16% ≥80%
Low 10% 17% 24% --- ≥80%
Moderate 10% 20% 30% 45% 20%
Student2 20% --- --- --- ---
Incentives 1 2 3 4 53
1 The % of a project’s affordable units must be at least equal to the listed %.
2 Lower-income student in a dedicated student housing development.
3 To qualify for 5 incentives, a project must reserve at least 80% of the units for lower income households (very low, low, or combination thereof). The
remaining 20% may be reserved for moderate income households. The
applicant shall also receive a height increase of up to three additional stories, or 33 feet.
As noted in footnote #1, when determining the
appropriate number of incentives/concessions, a
project’s percentage of affordable units must be “at
least” equal to the percentages shown in the table
above (§65915(d)(2)). In other words, the percentages
in the table are minimums.
So, in the case of the theoretical example project that
reserved 19% of the units for low-income, the
applicant is eligible to receive two
incentives/concessions. If affordable units are
provided to satisfy the city’s inclusionary housing
obligation above required density bonus affordable
units, the total number of affordable units count
Dec. 18, 2024 Item #1 52 of 124
Page 6 of 7 IB-112_State Density Bonus Law_Updated: March 2024
when determining the number of
incentives/concessions allowed.
Grounds for Denial
Under the Schreiber case, 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.
Waivers
Density bonus law offers another form of assistance to
developers, separate from concessions/waivers, in the
form of “waivers.” A waiver is a modification or
reduction to established development standards or
design regulations when those requirements
potentially cause the construction of the development
project physically infeasible, if not approved.
Application
A few key considerations regarding waivers.
• Waivers do not count as an incentive/concession
and can be used in concert (combined) with
incentives/concessions.
• 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 with an exhibit showing the site
and developable envelope.
Number Authorized
Unlike concessions/incentives, applicants are
entitled to waive any established development
standards or design regulations that would physically
preclude the development from achieving the
allowances authorized under density bonus law. In
other words, there is no limit in the number of
waivers an applicant can request.
Grounds for Denial
The city is not required to grant or otherwise
authorize a waiver if it finds that the requested
deviation or modification causes a specific adverse
impact on public health or safety and cannot be
mitigated, would have an adverse impact on property
listed on the California historical register, or would
otherwise violate state or federal law.
Like incentives/concessions, the city must include a
showing of substantial evidence when making a
finding of denial on a waiver request.
PARKING ALLOWANCES
Despite the city’s parking requirements under CMC
§21.44, the city may not require more than the
following parking ratios for a density bonus project
(including parking for persons with disabilities):
Unit Type Required Parking
Studio 1 space
One Bedroom 1 space
Two Bedroom 1.5 spaces
Three Bedroom 1.5 spaces
Four Bedroom 2.5 spaces
Dec. 18, 2024 Item #1 53 of 124
IB-112_State Density Bonus Law_Updated: March 2024 Page 7 of 7
State law further limits parking requirements for
specified projects as reflected below.
• 0.5 spaces per unit for projects with at least 11%
very low income, 20% lower income, or 40%
moderate income, when located within ½ mile of
accessible major transit stop, which in the city is
the Carlsbad Village Coaster Station or Poinsettia
Coaster Station.
• No parking spaces are required for projects
meeting the following:
o 100% affordable to lower income residents,
within ½ mile of a major transit stop, which
in the city is the Carlsbad Village Coaster
Station or Poinsettia Coaster Station.
o 100% senior or special needs rental project
affordable to lower income, either with
paratransit service or within ½ mile of an
accessible bus route that operates at least
eight times per day.
o Rental supportive housing development
that is 100% affordable to lower income households.
Parking requirements may be satisfied by providing
individual parking stalls or in tandem, so long as the
stalls are provided onsite.
Requesting these parking standards does not count as
an incentive/concession or waiver; however, an
applicant may request further parking standard
reductions using the incentive/concession or waiver
allowances.
DENSITY BONUS APPLICATIONS
The city’s Density Bonus Ordinance can be found in
CMC §21.86 and applicants should follow the permit
submittal requirements and processes set forth in the
Land Use Review Application (Form P-1).
Pursuant to changes in state density bonus law that
went into effective in 2019, the city developed a
supplemental form outlining the information that
must be submitted for a complete density bonus
application; referred to as the Density Bonus Report
Form P-1(H). This includes project location, property
description, project description, density calculations,
and information on any requested
incentives/concessions or waivers.
Once a development application is determined to be
complete, the city, under state law, will notify the
applicant of the level of density bonus and parking
ratio the development is eligible to receive.
PROJECTS IN THE COASTAL ZONE
When a density bonus project is proposed in the
coastal zone, legislation that went into effect in 2019
attempted to strike a balance between the state goals
of promoting housing and protecting the coast.
Density bonuses, incentives/concessions, waivers, and
parking reductions are to be permitted so that they
are consistent with both density bonus law and the
California Coastal Act. Granting of a density bonus or
an incentive does not require a general plan, zoning, or
local coastal plan amendment.
YOUR OPTIONS FOR SERVICE
To schedule an appointment to submit an application
or to learn more about density bonus, please contact
the Planning Division at 442-339-2600 or via email at
Planning@carlsbadca.gov.
NOTE: State density bonus law is regularly updated
and revised by the state legislature and the city may
not be able to timely update this bulletin to reflect
the most current provisions. Please refer to current
state law (§65915 et seq.).
Dec. 18, 2024 Item #1 54 of 124
Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov
Inclusionary Housing Program
IB-157
When housing prices spiked in the 1990s, many cities
looked for ways to help make housing more affordable.
One such tool that many jurisdictions implemented was
INCLUSIONARY HOUSING REGULATIONS. Under these laws,
developers are required to set aside a certain number of
units within their residential development project and
make them affordable to lower income households.
As part of their inclusionary housing program, many
cities also included provisions that allow developers to
deviate from the strict adherence of the policy, so long
as it is found that the alternative means of compliance
meets the intent of the jurisdiction’s inclusionary
housing policies, and is consistent with the housing
affordability and fair housing choice goals specified in its
long-range housing plan.
This info-bulletin provides an overview of Carlsbad’s
Inclusionary Housing Program and describes how it helps
address affordable housing needs while advancing
equitable development goals consistent with the city’s
adopted Housing Element.
NEED FOR LOCAL INCLUSIONARY HOUSING
The state faces a serious housing problem that not only
threatens its economic security, the lack of access to
affordable housing can have a direct impact upon the
health, safety, diversity, and welfare of Carlsbad
residents. To retain a healthy livable environment and
meet state mandated housing goals, more needs to be
done to accommodate locally available and affordable
housing stock.
To help address this need, the city’s inclusionary housing
ordinance, originally adopted in 1993, established the
legal basis for requiring affordable (inclusionary) housing
units in new residential development in the city. The law
applies to all proposed development projects that
include residential units and requires that a minimum of
15% of the units within a project be affordable to lower-
income households.
Since its implementation, the inclusionary housing
ordinance has proven to be extremely effective. From
1995 to 2020, the city produced 19,026 housing units, of
which roughly 13% were made affordable through this
program. And it is anticipated that the city will generate
over 500 additional affordable units over the next eight-
year period.
HOUSEHOLD INCOME & AFFORDABILITY
We hear this a lot --- How do we make housing more
affordable? The term “affordable housing” can be used
to describe housing that receives some form of
subsidy/restriction that forcibly keeps rents and
mortgages low. It can also mean housing that’s naturally
affordable simply because of market supply and demand.
In order to make a meaningful difference in providing
affordable housing, the solution should not be looked at
as an “either-or” approach between privately produced
housing and subsidized housing…it requires both.
To help understand what qualifies as affordable, the U.S.
Department of Housing and Urban Development (HUD)
establishes income ranges for different household types,
which they have grouped into five “income categories:”
extremely low, very low, low, moderate and above-
moderate household income. The household income for
each of these categories is based on a percentage of the
region’s Area Median Income or AMI.
Carlsbad falls within the San Diego County region, which
has an AMI of $95,100 (2021) per year for a four-person
household. In comparison, the city’s actual median
income is closer to $108,000, but under state law the city
must use the county AMI. To help illustrate, the table
below shows the income levels for a family of four.
Exhibit 7
Dec. 18, 2024 Item #1 55 of 124
Page 2 of 6 Inclusionary Housing Program IB-157 (March 2022)
Income Category % of AMI Household Income1,2
Extremely Low <30% <$28,500
Very Low 30 - 50% $28,500 - $47,600
Low 51 - 80% $47,600 - $76,000
Moderate 81 - 120% $77,000 - $114,100
Above Moderate >120%>114,100
1 AMI as of April 2021 was $95,100 for family of four; 2 Figures rounded.
For housing costs to be considered affordable, a family’s
monthly rent/mortgage payment should not exceed 30%
of the gross annual household income of any given
income category. So, a low-income family of four with a
gross annual income of $55,000 should pay no more
than $1,375 per month for housing.
For a rental unit, total housing costs include the monthly
rent payment as well as consideration for a utility
allowance. With for-sale units, total housing costs
include the mortgage payment, homeowner association
dues, property taxes, mortgage insurance and any other
related assessments.
To learn more about HCD and housing, please see our
Info-Bulletin: Carlsbad Housing Plan (IB-137).
INCLUSIONARY HOUSING REQUIREMENTS
The city’s Inclusionary Housing Ordinance (CMC §21.85)
was passed by the City Council in 1993, and established
the legal basis for requiring inclusionary housing in new
residential development in the city. The following
provides a summary of key standards required under the
ordinance for new residential development in the city.
Number of units required
•All residential development projects proposing seven
or more housing units are required to provide at
least 15% of the total units (including density bonus
units) to be restricted for low-income households.
For projects proposing six or fewer units, refer to
Alternative #1 under the “Alternative Means of
Compliance” section of this info-bulletin.
•Inclusionary unit requirements apply to all
residential development projects (rental or for-sale
product), including mixed-use projects.
•When calculating, fractional units ≥0.5 must be
rounded up to the next whole number.
Example: An applicant proposes to satisfy its
inclusionary requirements for a 112-unit residential
development by reserving 15% of the units for low-
income households, or 17 units (112 X 0.15 = 16.8,
rounded up to 17). The remaining 95 units (112 units
minus 17) may be sold at market rate.
Duration units protected
•Inclusionary rental units shall remain restricted and
affordable to the designated income group for not
less than 55 years.
•Inclusionary for-sale units shall remain restricted and
affordable to the designated income group for not
less than 30 years.
Development standards
•Inclusionary units should be located throughout the
development rather than clustered in one area.
•The inclusionary units must be indistinguishable
from the market-rate units in the development, at
least outwardly.
•The inclusionary units must be constructed prior to
or concurrent with development of the market-rate
units, and prior to final building permit approval of
the market-rate units.
•Residents of the inclusionary units must have access
to the same amenities – such as pool, fitness center
and parking – as residents of the market-rate units.
•The inclusionary units must include a similar mix and
number of bedrooms as the market-rate units.
•When ten or more inclusionary units are required, at
least ten percent of those required units must
provide at least three bedrooms.
•To the extent possible, projects using for-sale units to
satisfy inclusionary requirements shall be designed to
be compatible with conventional mortgage financing
programs.
Dec. 18, 2024 Item #1 56 of 124
Inclusionary Housing Program IB-157 (March 2022) Page 3 of 6
ALTERNATIVE MEANS OF COMPLIANCE
The city understands that various constraints may
frustrate a developer’s ability to meet the strict letter of
the city’s inclusionary housing regulations. As such, the
ordinance allows for the City Council to authorize
“alternative means of compliance” when it is found that
the alternative meets the intent of the city’s Inclusionary
Housing Ordinance (CMC §21.85) and the goals and
policies of the city’s 2021-2029 Housing Element.
Council Policy Statement No. 57 (Policy 57) lists those
alternatives that have been found to meet the intent of
the city inclusionary code and help address its affordable
housing needs. These alternative means of compliance
are summarized in the sections below, but please refer
to Policy 57 for the specific requirements.
Alternative #1: Payment of in-lieu fee
Rather than constructing the inclusionary unit as part of
the development project, applicants proposing ≤six units
may instead pay a fee.
•$8,529 for a new single-family detached home
•$15 per square foot of net building area for each
proposed market-rate unit.
The rates above are effective 2022. Please check the
city’s Fee Schedule for the most current rates.
“Net building area” means the aggregate gross floor area
of all the unrestricted dwelling units within a
development, excluding areas outside the dwelling unit’s
habitable space such as garages, carports, parking areas,
porches, patios, open space, and excluding common
areas such as lobbies, common hallways, stairways,
elevators and equipment spaces.
Collected in-lieu fees are deposited into the city’s
Housing Trust Fund, and applied towards the furthering
of the city’s affordable housing needs pursuant to
Council Policy Statement No. 90 (Policy 90).
Alternative #2: Varying housing affordability
In addition to providing more housing available for low
income families, the city also recognizes a need to
increase housing stock for other targeted and needed
housing affordability levels such as moderate, very low-
and extremely low-income households. As such, so long
as the total average gross income restriction for the
required inclusionary units does not exceed 80% of the
AMI, the makeup of the inclusionary units can be
comprised on any combination of income categories.
Alternative #3: Increases in residential density
While not specific to the city’s inclusionary housing
ordinance, sometimes there is a request from a property
owner to increase their residential density above what is
authorized under the city’s current land use plans. In
exchange for the increased density, the city will require
that any future development on the site meet the
following additional inclusionary housing requirements.
•At least 20% of the total residential units are
restricted for low-income households; or,
•A least 15% of the total residential units are
restricted for low-income households and an
additional 10% are restricted for moderate-income
households; or,
•At least 15% of the total residential units are
restricted for very low-income households.
Dec. 18, 2024 Item #1 57 of 124
Page 4 of 6 Inclusionary Housing Program IB-157 (March 2022)
This has been applied to properties that received an
increase in residential density as part of the 2015
General Plan update and the 2021-29 Housing Element.
Alternative #4: Reduction credit
Residential development (for-sale or rental product) can
reduce its inclusionary housing obligations from 15% to
12.5%, under the following conditions.
•All affordable units must be made available to very
low- or extremely low-income households.
•Affordable units are located on the same site as the
market-rate units.
•No financial assistance from the city is provided.
• Example: “A 78-unit residential development is proposed, which requires that 15% of the units be
reserved for low-income (12 units). If the developer
voluntarily agrees to make inclusionary units available
to very low-income households, then the developer
may receive an incentive reduction credit. Under this scenario, 10 units in a 78-unit development projects
equates to 12.8%, which meets the minimum
inclusionary housing requirement.
Alternative #5: Use of accessory dwelling units
Pursuant to CMC §21.85.070.B, construction of up to 15
accessory dwelling units (ADU) can be used to satisfy
inclusionary housing requirements. Refer to our info-
bulletin on ADUs (IB-111) for additional information. The
standards below provide additional specifications for
when this allowance can be used.
•The project proposes ≥200 residential detached
dwelling units.
•The ADU may be an attached or detached product
type (Junior ADU prohibited) .
•The ADUs shall have an affordability term (≤80% AMI
with rents ≤70% AMI) of at least 30 years.
Notwithstanding the above, for projects proposing ≤six
units, the in-lieu fee may be waived if a detached or
attached ADU or Junior ADU is constructed concurrent
with construction of the market-rate unit, deed
restricted for low-income households for 30-years, and
occupied by income-qualified families.
Alternative #6: Off-site construction
Circumstances may arise in which the public interest
would be better served by allowing some or all of the
required inclusionary units to be developed at an
alternative site. This is referred to as a “Combined
Inclusionary Housing Project” or “Combined Project.” To
qualify, the following requirements must be met.
•The inclusionary calculation requirements shall be
based on the total number of market-rate units to be
provided, as opposed to the total number of
residential units in the project. See example below.
Example: An applicant proposes to satisfy its
inclusionary requirements for a 112-unit project by
building 15% of the units for low-income households
off-site. This leaves 85% of the units for market rate, for
a total residential unit count of 132 units (112 ÷ 0.85 =
131.8, rounded to 132). Using the total residential unit
count, the number of inclusionary units required is 20
(132 X 0.15 = 19.8, rounded to 20).
•The decision-making authority of the permit
application may approve a Combined Project subject
to the following findings.
o The site has not or will not receive a density
increase or density bonus.
o Site conditions make it physically infeasible to
accommodate the inclusionary units on-site.
o Significant price and product type disparities
make it financially infeasible to accommodate
the inclusionary units on-site.
o There is a documented lack of development
capacity to deliver affordable housing on-site.
o The off-site option provides greater financial
feasibility/cost effectiveness than the on-site.
o The off-site option provides better access to
jobs, schools, transit, and services.
o The off-site option supports housing goals and
policies in the city’s Housing Element.
Dec. 18, 2024 Item #1 58 of 124
Inclusionary Housing Program IB-157 (March 2022) Page 5 of 6
Notwithstanding, the City Council shall retain final permit
approval authority, including approval of the Affordable
Housing Agreement, on any Combined Project that
requires financial assistance from the city.
Alternative #7: Inclusionary housing credit bank
For projects that build inclusionary units in excess of
code requirements, and where the city is financially
participating in the project, the city can sell those excess
units in the form of credits to other developers to satisfy
their inclusionary requirement. The proceeds from the
credit sales are deposited into the city’s Housing Trust
Fund and redistributed pursuant to Policy 90.
• Bank Creation. The City Council may approve the
creation of an inclusionary housing credit bank,
subject to the following findings.
o The inclusionary units are in excess of the
minimum number of units required under the
city’s Inclusionary Housing Ordinance; or
o The inclusionary units are part of a 100%
affordable housing project; and
o The inclusionary units are constructed and
received final inspection; and
o The city financially contributed to the
construction of the project.
• Credit Purchase Eligibility. Projects proposing more
than seven, but no more than 50 residential units
are eligible to purchase credits.
• Credit Price. The price for each inclusionary unit
shall be determined by dividing the city’s financial
contribution by the total number excess
inclusionary units, subject to annual CPI
adjustments.
• Credit Bank. Applicants must pay the credit price of
available credits from the oldest established
inclusionary housing bank that is located within the
same city quadrant in which the market-rate units
are located, or if none available, sites which are
contiguous to the quadrant in which the units are
proposed.
• Credit Purchase Ratio – The amount of credits to
be purchased shall be based on the following.
o 7 to 20 units: 1.0 credit/inclusionary unit
o 21 to 35 units: 1.5 credits/inclusionary unit
o 36 to 50 units: 2.0 credits/inclusionary unit
• Credit Purchase Approval. The decision-making
authority of the development project is authorized
to approve credit purchases, so long as the findings
below are met. Should a request to purchase credits
occur after discretionary approval, the Community
Development Director or the Housing & Homeless
Services Director shall have the authority to approve
credits, subject to the same findings.
o The project site is located within the same
Growth Management Plan quadrant that the
housing credit is located, or if nonavailable, sites
which are contiguous (share a common boarder)
with the quadrant in which the units are
proposed.
o Sufficient housing credits available to purchase.
• Credit Price Payment. Payment of credit purchases
shall be due prior to recordation of the final map or
issuance of a building permit, in situations where the
project does not include a subdivision. If the project
entitlements expire, credits will be made available to
another eligible project(s).
Dec. 18, 2024 Item #1 59 of 124
Page 6 of 6 Inclusionary Housing Program IB-157 (March 2022)
Alternatives not listed, but may be considered
The City Council may approve other alternatives means
of compliance not listed in Policy 57 when evidence is
provided that the alternative helps achieve relevant
Housing Element policies and goals and assists the city in
meeting its state housing requirements.
As part of the City Council’s consideration, the applicant
must also show why compliance with current
inclusionary housing regulations would be infeasible or
present unreasonable hardship in light of such factors as
project size, site constraints, market competition, price
and product type disparity, available financial subsidies,
and approved alternatives listed in Policy 57.
AFFORDABLE HOUSING AGREEMENTS
An Affordable Housing Agreement (AHA) is a legally
binding agreement between the developer and the city
to ensure that the inclusionary requirements of a
residential development are satisfied. CMC §21.85.140
provides the specific requirements of the AHA, but the
more significant components are listed below.
• A project condition shall be added to projects
subject to the inclusionary ordinance and Policy 57
requiring that an AHA be reviewed, approved, and
recorded prior to Final Map or issuance of building
permits, whichever is first.
• Among other items, the AHA must include the
number of required inclusionary units, the unit sizes,
location, affordability tenure, required findings,
terms and conditions of affordability and unit
production schedule.
• The AHA and all relevant terms and conditions shall
be recorded against the entire development.
• The AHA shall bind all future owners and successors
in interest for the term of years specified therein.
APPROVAL AUTHORITY
The approval authority for the development project
subject to these standards is as follows:
• The decision-making authority for the underlying
permit application(s) shall have the authority to
approve projects found consistent with Policy 57.
• Development projects that propose an alternative
means of compliance that is not specifically provided
for in the CMC or Policy 57 shall be considered by
the Housing Commission for a recommendation to
the City Council.
• Approval authority of the AHA is as follows:
o AHA that are consistent with CMC §21.85 and
Policy 57 and do not request financial assistance
from the city shall first be considered by the
Affordable Housing Policy Team for a
recommendation to the H&HS Director.
o Affordable Housing Agreements that propose a
deviation(s) to Policy 57 or request financial
assistance shall first be considered by the
Affordable Housing Policy Team and Housing
Commission for a recommendation to the City
Council, which has the authority to issue final
approval of the alternative.
YOUR OPTIONS FOR SERVICE
To schedule an appointment or to learn more about this
program, please contact the Planning Division at 442-339-
2600 or via email at Planning@carlsbadca.gov or the
Housing & Homeless Services Department at 442-339-
4721 or via email at Housing@carlsbadca.gov.
Dec. 18, 2024 Item #1 60 of 124
City Council
POLICY STATEMENT
Policy No.
Date Issued
57
3-22-22
Resolution No. 2022-078
Subject: lnclusionary Housing Ordinance-Alternative Means of Compliance
Purpose
Carlsbad Municipal Code (CMC) §21.85.100, of the city's lnclusionary Housing Ordinance, sets
forth the City Council's abHityto make available certain allowances and provisions for
development applications that would result in meeting the city's affordable housing needs. To
assist in achieving this end, the City Council developed this policy to provide alternatives means
of compliance for meeting the city's growing affordable housing needs. The provisions
contained in Policy No. 57 (Off-site and Combined lnclusionary Housing Projects), Policy No. 58
(Sale of Affordable Housing Credits)i and Policy No. 68 (lnclusionary Housing Incentive Credit
Schedule) have been combined into this revis_ed Policy No. 57. Policy Nos. 58 and 68 were then
subsequently rescinded to have a single City Council Policy that administers the inclusionary
housing program.
Background
The city's lnclusionary Housing Ordinance (CMC §21.85) was passed by the City Council in April
1993 and established the legal basis for requiring inclusionary housing in new residential
development in the city. Under the program, all residential developments are required to
. comply with the code, projects with seven or more units are required to restrict 15 percent of
the total number of homes as affordable to lower income households. This obligation is fulfilled
through construction of rental or ownership units, or through other alternative means of
compliance.
Statement of policy
It is the policy of the City Council that the following Alternative Means of Compliance satisfy the
intent and requirements of CMC §21.85, 2021-2029 Housing Element Goals 10-G.2 and 10-G.4,
and Housing Element Policies 10-P.13 and 10-P.35.
1.In-Lieu Fee
Pursuant to CMC §21.85.110, developments proposing a total of six or fewer units may
satisfy their affordable housing obligation through payment of inclusionary housing in-lieu
fees. As an alternative for property owners who are constructing one single-family
residence on a single lot, an Accessory Dwelling Unit (detached or attached) or Junior
Accessory Dwelling Unit may be constructed concurrent with construction of the market
rate unit. The ADU or JADU must be deed restricted for occupancy by income and rent
qualified low-income households for 30-years.
2.lndusionary Affordability Requirement and Credit Adjustment
Exhibit 8
Dec. 18, 2024 Item #1 61 of 124
City Council Policy Statement
March 22, 2022
Page 2
CMC §21.85.030.B states that not less than 15% of the total units in a residential
development of seven or more units shall be restricted to "lower-income households."
Household income qualification is defined as 80% or below of the area median income for
San Diego County. The affordability is set at the 70% income level for rental households
and 80% for ownership units. To assist the city in providing housing at varying affordability
levels (e.g., moderate, low-, very-and extremely low-income), developers shall have the
following options for satisfying the inclusionary ordinance:
a. At least 15% of t he total units are restricted for low-income households (default
requirement as defined in CMC §21.85.020); or,
b. At least 15% of the total units are restricted at any combination of income
categories (e.g., moderate, low, very low, and/or extremely low-income) as long as
the total average gross income restriction does not exceed 80% of the area median
income for San Diego County as determined annually by the U.S. Department of
Housing and Urban Development (affordable housing levels are defined in CMC
§21.85.020); or,
c. A residential development can receive an incentive credit of 1.2 per inclusionary
unit, thereby reducing the inclusionary housing requirement from 15% to 12.5% 1,
under the following conditions.
1. All affordable units must be made available to very low or extremely low-
income households, or combination thereof.
2. The units are located on the same site as the market-rate units.
3. No financial assistance from the city is required.
3. Use of Accessory Dwelling Units
Pursuant to CMC §21.85.070.B, an applicant may construct up to 15 accessory dwelling
units (ADU) to satisfy their inclusionary requirements. The standards below provide
additional specifications for when this allowance can be used.
a. The project proposes 200 or more residential detached units; and,
b. The ADUs are an attached or detached housing product type; and,
c. The ADU shall have an affordability term (low-income) of at least 30 years; and,
1 Example. An applicant proposes a 78-unit residential development, which requires that 15% of the units be reserved for low-
income (12 inclusionary units). If the above standards are applied, the inclusionary units can be adjusted by 1.2, thereby
reducing the total number of affordable units from 12 to 10 (12 divided by 1.2 equals 10). Under this scenario, 10 units in a 78-
unit development projects equates to 12.8%, which meets the minimum inclusionary housing requirement of 12.5%.
Dec. 18, 2024 Item #1 62 of 124
City Council Policy Statement
March 22, 2022
Page 3
d. The property owner shall be required to income qualify the tenant under 80% of the
area median income for San Diego County and restrict rents to not exceed the
affordable rent for 70% of the area median income for the unit size.
Refer to Section 1 of this policy on the use of an ADU to satisfy inclusionary requirements
on a single lot to be developed with one single-family residence.
4. Combined lnclusionary Housing (Off-Site Compliance)
Circumstances may arise in which the public interest would be better served by allowing
some or all inclusionary units associated with a proposed residential development project
to be produced and operated at an alternate off-site(s) location. This alternative is
described as a "Combined lnclusionary Housing Project" or "Combined Project."
a. lnclusionary Housing Calculation
The inclusionary housing calculation requirement shall be based on 15% of the total
number of market-rate units to be provided on-site and the inclusionary/affordable
units to be provided off-site.2
b. Required Findings
Consistent with CMC §21.85.080.B, the City Council delegates approval authority of
any proposed Combined Projects to the decision-making authority of the proposed
development project so long as the findings below are met. Notwithstanding, the
City Council shall retain final approval authority of the Affordable Housing
Agreement on any Combined Project that requires financial assistance from the city.
The findings below shall be included as part of the Affordable Housing Agreement
decision documents.
1. The site has not or will not receive a density increase or density bonus to
increase the number of total residential units permitted on the master
development site.
2. Site conditions make it physically infeasible t o accommodate the inclusionary
units on-site.
3. Significant price and product type disparities make it financially infeasible to
accommodate the inclusionary units on-site.
2 Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit project by building 15% of the total units
for low-income households off-site. If the 112 units are to remain as the total market-rate units on the site, the total number of
residential units needs to be recalculated before calculating the required number of inclusionary units to be provided off-site. If
85% of the total units for market rate are now 112 units then the "total residential unit count" is recalculated and becomes 132
units (112 + 0.85 = 131.8, rounded up to 132). Using t he new total residential unit count of 132 units the total number of
inclusionary units required for this project becomes 20 units (132 X 0.15 = 19.8, rounded to 20), which results in an off-site
inclusionary housing compliance requirement of 17.9% for this project (20 + 112 = 17.85%).
Dec. 18, 2024 Item #1 63 of 124
City Council Policy Statement
March 22, 2022
Page4
4. There is a documented lack of development capacity to deliver affordable
housing on-site.
5. The off-site option provides greater financial feasibility and cost effectiveness _
than the on-site alternative.
6. The off-site option provides better access to jobs, schools, transit, and
services.
7. The off-site option supports affordable housing goals and policies as
expressed in the city's Housing Element.
5. lnclusionary Housing Credit Purchase Program
In certain circumstances, it may be in the city's best interest to financially invest in
projects or ventures that further increase the availability and overall number of affordable
housing units in the city. Pursuant to §21.85.090, inclusionary units created which exceed
the final requirement for a project may, subject to City Council approval in the affordable
housing agreement, be utilized by a developer to satisfy other inclusionary requirements
for which it is obligated or market the units to other developers as a combined project
subject to the requirements of Section 21.85.080.
a. Affordable Housing Credit Bank -Establishment
1. Bank Establishment
Consistent with §21.85.090, this policy authorizes the establishment of an
affordable housing credit bank where affordable units that are constructed in
excess of inclusionary requirements can be purchased from the city by
qualifying developers to satisfy their respective .inclusionary housing
requirements. The City Council shall approve the creation of an affordable
housing credit bank, subject to the following findings.
i. The affordable units intended for purchase are in excess of the
minimum number of units required under the city's lnclusionary
Housing Ordinance; or
ii. The affordable units intended for purchase are part of a 100% affordable
housing project; and
iii. The affordable excess units are constructed and received final
inspection; and
iv. The city financially contributed to the construction of the affordable
housing project that the affordable excess units are a part.
This policy does not authorize a developer t o sell excess affordable units that
Dec. 18, 2024 Item #1 64 of 124
City Council Policy Statement
March 22, 2022
Page 5
are constructed without city financial assistance. However, developers may
pursue approval for such an action, consistent with CMC §21.85.090 and
Section 6 of this policy.
2. Credit Pricing
The price for each unit (credit) shall be determined by dividing the "local
financial contribution" by the total number of affordable units that are in
excess of inclusionary requirements. The local (city's) financial contribution
shall consist of all city financial assistance . provided to the project (e.g.,
loans, expenditures, hard/soft costs, and accrued interest). The credit price
shall be adjusted annually by the Consumer Price Index (CPI) and set by the
City Council as part of their annual approval of the Master Fee Schedule.
b. Affordable Housing Credit Bank-Administration
1. Project Eligibility
Projects proposing more than seven, but no more than 50 residential units
are eligible to purchase affordable housing credits to satisfy their
inclusionary housing requirements. Projects greater than SO residential
uni.ts may pursue approval of eligibility to purchase affordable housing
credits consistent with CMC §21.85.070 and Section 6 of this policy.
2. Credit Purchase Ratio
The amount of credits to be purchased shall be based on the following
scale.
i. 7 to 20 units -1.0 credit for each required inclusionary unit
ii. 21 to 35 units -1.5 credits for each required inclusionary unit
iii. 36 to 50 units -2.0 credits for each required inclusionary unit
3. Credit Purchase Findings
Authority to approve a credit purchase from an established affordable -
housing credit bank shall be given to the decision-making authority of the
proposed development permit, so long as the findings below are met. Should
a request to purchase credits occur after discretionary approval, the
Community Development Director and the Housing & Homeless Services
Director shall have the authority to approve credits, subject to the findings
below. If the findings can be made, the Community Development Director, or
designee shall determine via a substantial compliance determination that the
credit purchase satisfies the project condition to construct the inclusionary
unit, without the need to process an amendment to the permit.
Dec. 18, 2024 Item #1 65 of 124
City Council Policy Statement
March 22, 2022
Page 6
i. The affordable housing credit bank project site is located in the same
city quadrant in which the market-rate units are located, or is
contiguous to the quadrant in which the market-rate units are
proposed; and,
ii. There are sufficient housing credits available to purchase.
4. Proximity to Bank
CMC §21.85.080 states that the credit purchase must be from an affordable
housing credit bank that is within the same city quadrant, or contiguous
quadrant in which the proposed market-rate units are proposed. This policy
shall clarify that "contiguous" includes quadrants that share a common border
(e.g., the northeast and southwest quadrants are considered contiguous to
the northwest quadrant because they share a common border).
5. Credit Payment
Considering how credit pricing is established (Section S.a.2), it is
anticipated that the credit purchase price will vary. As such, applicants must
pay the credit price of available credits from the oldest affordable housing
credit bank project that is located within the same city quadrant in which the
market-rate units are located, or is contiguous to the quadrant in which the
market-rate units are proposed. Funds from housing credit deposits/purchases
shall be deposited to the Housing Trust Fund.
i. Payment of housing credit purchases shall be due prior to recordation
of the final map or issuance of a building permit, in situations where
the project does not include a subdivision.
ii. Payments shall be deposited to the Housing Trust Fund pursuant to
Council Policy No. 90.
iii. If the project entitlements or above-mentioned due dates expire, the
credits will be made available to another project{s), subject to this
process.
6. Other Alternative Means of Compliance not Specified
The City Council may approve, pursuant to CMC §21.85.070, alternatives that are not
authorized by this policy where the proposed alternative supports specific housing
element policies and goals and assists the city in meeting its state housing· requirements.
Alternatives may include, but are not limited to, acquisition and rehabilitation of
affordable units, conversion of existing market-rate units to affordable units, construction
of special needs housing projects or programs {e.g., shelters, transitional housing), the
Dec. 18, 2024 Item #1 66 of 124
City Council Policy Statement
March 22, 2022
Page 7
construction of accessory dwelling units, or the purchase of housing credits for projects
greater than 50 residential units.
7. Approval Authority
Approval authority for development projects subject to this policy is as follows:
a. The decision-making authority for the underlying permit application(s) shall have the
authority to consider and approve projects found consistent with this policy; this
includes consideration and approval of the findings for Combined lnclusionary
Housing Projects (Section 5.b.3).
b. Development projects that propose an alternative means of compliance that is not
consistent with this policy shall be considered by the City Council, after review and
recommendation of the Affordable Housing Policy Team and the Housing
Commission.
c. A project condition shall be added to all projects subject to this policy requiring that
an Affordable Housing Agreement, consistent with §21.85.140, be reviewed,
approved, and recorded prior to Final Map or issuance of building permits,
whichever comes first. Approval authority of the Affordable Housing Agreement is as
follows:
1. Affordable Housing Agreements that are consistent with §21.85 and this policy
and do not request financial assistance from the city shall be considered for
approval by the Housing and Homeless Services Director, after review and
recommendation of the Affordable Housing Policy Team.
2. Affordable Housing Agreements that propose a deviation(s) to this policy or
include a request for financial assistance shall be considered by the City Council,
after review and recommendation of the Affordable Housing Policy Team and
the Housing Commission.
Related Policy
a. Policy No. 90
Dec. 18, 2024 Item #1 67 of 124
From:Cyndy + George Jaeger
To:Kyle Van Leeuwen
Cc:Cyndy + George Jaeger
Subject:270 Juniper Avenue, Carlsbad property
Date:Friday, January 12, 2024 2:10:39 PM
Attachments:270 Juniper 1.jpg270 Juniper 2.jpgTenant Parking Sign1.jpgTenant Parking Sign2.jpg
January 12, 2024
Dear Mr. Van Leeuwen,
We own the property across the street from 270 Juniper Avenue, Carlsbad, CA with
the newly proposed construction and have a question on sidewalks. In 1998, my
father had to pay $15,000 to have a sidewalk put in front of the property at 285
Juniper Avenue, Carlsbad, CA. We are asking if the properties at 270 Juniper Avenueand 301 Juniper Avenue will be required to install sidewalks put in front of those new
construction properties?
Our sidewalk and the sidewalk at the end of Juniper's dead end next to the railroad
tracks are the only properties with sidewalks, none of the other new constructions onthe street have had to put in sidewalks.
THE QUESTION IS THIS: When is the city going to finish the sidewalks on both
sides of the street on Juniper Avenue that began in 1998? Can you please let the
property owners and also the tenants renting all the multiple units on Juniper Avenue
what the Plan is for WHEN you will be installing sidewalks on both sides of the street?
It has become a serious traffic jam during the day especially on weekends and every
day between May and September. With cars parked on both sides of the street,
Juniper becomes a one-lane street. Cars stop and wait for a car in the other directionto pass. This has become a danger for pedestrians and cars pulling out of driveways
that we have witnessed a number times, including ourselves with our young
grandchildren. We are hoping there is not a serious accident before we get your
attention. (The attached photos must be in the early evening on a weekday when the beach
goers have gone home as there are less than 1/3 of the cars usually parked on the
street.)
In the meantime, do we need to apply for a sign for tenant parking only, or can we just
put a sign up? (See attached photos at 3710 Garfield Street, Carlsbad, at the corner
of Juniper Avenue.) How did that property qualify to obtain that sign?
Looking forward to your responses on the sidewalks and tenant parking sign,
George and Cyndy Jaeger
285 Juniper Avenue, Carlsbad, CA 92008
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Early Notice Correspondence
Exhibit 9
Dec. 18, 2024 Item #1 68 of 124
From:Jim Dawson
To:Kyle Van Leeuwen
Subject:2 proposed project at 270 Juniper ave Carlsbad
Date:Tuesday, January 16, 2024 9:20:23 AM
Hello Mr. Van Leeuwen
I am writing in protest for the proposed project on Juniper by Kirk Moeller Architects
I live in the 16 unit complex next door at 252 Juniper. As stated we have 16 units on a lot that
is just slightly smaller than the lot at 270, less than 300 sq ft I believe. We are very crowdedhere with contant parking problems when everyone gets home from work. We have 16 all 2
bedroom units.
The proposed 21 units with most if not all 3 bedroom units is way over congested for ourarea,. In our area 3 bedrooms means at least 3 cars. We don't see many families, just more
rooms rented out. There is not enough parking provided. Not even close. The lack of parkingwill just spill over onto our already over crowded area. During most weekends and all Summer
months, our guests have to sometimes park blocks away as spaces along the street quickly fillup.
This developer first talked to our HOA about 19 units, THAT is way too many and now they
are just getting greedy with no concern with what's livable in Carlsbad neighborhoods. Pleasedon't approve this project as it stands.
JIm Dawson Casa De La Playa HOA
--
Jim Dawson Broker Associate
ALLISON JAMES ESTATES & HOMES 951-522-6399
BRE#01895841
blueskyjimi@gmail.com WWW.JIMDAWSONREALESTATE.COM
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Dec. 18, 2024 Item #1 69 of 124
From:S R
To:kirk@kmarchitectsinc.com; Kyle Van Leeuwen
Subject:Application for 270 Juniper Ave, Carlsbad 92008
Date:Wednesday, January 17, 2024 8:38:14 PM
Hi Kirk and Kyle,
I am a current resident at 318 Juniper Ave and I am writing due to a concern about the
application for Juniper Coast homes. Our street is already struggling with limited streetparking and adding 21 homes on a lot of that size is going to be a tremendous burden. I
suggest that whatever plan is approved please have at least one visitor parking space per unitin addition to the two car garage for each unit. Many of the complexes already existing on our
street were built over 30 years ago when it was not predicted that the area would become socrowded. If we could add more parking for our own complexes, we would, but unfortunately
our lots are not big enough. I implore you not to make this problem worse by putting so manyunits on one lot with only six visitor parking spaces. Even studio or one bedroom households
will likely have two cars to begin with, so an extra visitor spot for each unit is essential (forvisitors such as family or friends, contractors and other workers, or a third car if a unit has a
child of driving age, etc) otherwise Juniper Coast Homes will create an unnecessary burden onour street.
Thank you for your consideration and help in preventing this problem from worsening. Feelfree to contact me at any time regarding parking or other issues in the neighborhood.
Suzanne Raspa
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Dec. 18, 2024 Item #1 70 of 124
From:Harry Joseph
To:Kyle Van Leeuwen
Subject:270 Juniper Ave Proposed 21 Unit complex
Date:Monday, January 29, 2024 2:41:15 PM
Attachments:image003.jpg
Hello Mr. Van Leeuwen
I am writing in regarding the project on Juniper by Kirk Moeller Architects
I live in the 16-unit complex next door at 252 Juniper B1. I purchase my Condo in 1988 and have
enjoyed living here from day one. Through the years we have become more and more congested
and parking especially during summer is a major problem. I am one of 16 units the largest best 1392
SF and the other 8 at 988 SF. During the summer parking is overrun and we sometimes lose our
individual parking to people that don’t live in the complex. During most weekends and all Summer
months, our guests have to sometimes park blocks away as spaces along the street quickly fill up.
I feel the 21 proposed units with garages and one space is too many units. I see all the time the
garages are storage rooms are rented and with 21 homes and another 12 behind us is too many
units. During summer months we will not be able to find any parking and our lot will have even
more encroachment. I have lived here 30 years and the number of fender benders and jockeying for
stalls is a recipe for non-peaceful beach life.
I believe 21 units are too many units and the number should be reduced.
Harry Joseph
(760) 815-0420
.
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Dec. 18, 2024 Item #1 71 of 124
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Dec. 18, 2024 Item #1 72 of 124
From:Jerry Ricketts
To:Kyle Van Leeuwen
Cc:Darren Hall; Jimmy Dawson
Subject:270 Juniper Ave. Proposed Development
Date:Sunday, February 11, 2024 3:24:26 PM
Dear Mr. Van Leeuwen,
I recently received the Jan. 31, 2004 dated notice of the informational meeting to be held on Feb. 28th from architect Kirk
Moeller.
First, let me say that I am not opposed to development in our city (generally speaking) but let’s look at a few details:
1) The size (square footage) of this proposed project is almost identical to our’s (252-258 Juniper) right next door. We have
16 residences in our 4 buildings…all two stories. Each of our residents have a (1) car garage and an additional single parking
space for each unit that then gives each resident a total of (2) with (3) additional visitor parking spaces. Parking issues is by
far our biggest problem and impacts the quality of life for our residents as we and are guests have to “hunt” for parking on our
street. I speaking not only as a resident but as a board member with our HOA.
Now this proposal is for (7) buildings (all 3 stories) and a total of (21) residences.
Let’s think about what that means!
The purchase price of each of these units will be over 2 million dollars…that translates to multiple adults renting out rooms in
these (3) bedroom units as we don’t have a lot of single families that can afford to live on Juniper. So when I read this
proposal and understand that each residence will have a (2) car garage with an additional (6) total parking spaces for this huge
development I know that the “powers that be” don’t have any idea of what we on Juniper Avenue are dealing with when it
comes to parking and our "quality of life”.
Being next door at 254 Juniper Avenue, I know that Mr. Moeller (nor the developer) live on Juniper Avenue and just how we
will all be impacted if this proposed development project get “green lighted” and approved by the city of Carlsbad. Would
you want the size of this proposed development next door on Juniper Avenue?? I think not!
I very much protest this project as proposed as it is short sighted with no concern with the quality of the lives we live on
Juniper Avenue.
Jerry Ricketts
HOA Board Member and owner
(951) 756-2166
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Dec. 18, 2024 Item #1 73 of 124
From:leahcrane@me.com
To:Kyle Van Leeuwen
Cc:David Rick; Planning; Christian Gutierrez; Council Internet Email
Subject:270 Juniper Ave, Proposed Development Concerns
Date:Wednesday, March 20, 2024 1:11:28 PM
Attachments:Screenshot 2024-01-24 at 9.35.40 AM.jpeg
Dear Kyle VanLeeuwen, Carlsbad City Council Members, and members of the planning commission,
I am writing this note regarding the proposed property development “Juniper Coast Homes” by Rincon Homes,
located at 270 Juniper Avenue, Carlsbad, CA 92008.
My husband and I have owned and lived in a townhome at Casa de la Playa on the adjacent lot at 258 Juniper
Avenue for more than 20 years. While the changes in this neighborhood during that period have been exponential,
this is the first time we are writing to the city regarding a property development proposal.
We believe the new project as it is currently proposed at 270 Juniper Avenue should NOT BE APPROVED in its
current form and ask you to consider the following:
1. 21 units is more than the MAXIMUM ALLOWABLE DENSITY for this lot. The allowable density on 0.869 AC
is 19.98 Units. Adding 21 units to this lot is too DENSE for this parcel. Please consider building fewer units on this
lot. The pricing at the beach is more than enough to cover the costs of the land and still provide a profit for the
developers, even at a much lower density of homes.
Consider that Rincon Homes paid 7.5 million dollars for this original, largely undeveloped lot. While I am not a
developer, There is a lot of room to make a profit, even with fewer, larger units. 14 units x 2.5 million dollars would
still yield 35 million dollars for this property, or consider that 10 x 4 million dollars units would yield 40 million
dollars.
2. PROPOSED WAIVERS & CONCESSIONS ARE TOO GREAT. Developers are asking to waive the rear and
side yard setbacks, reduce common area open space, reduce private open space, reduce the distance between
buildings, and eliminate the street frontage sidewalk construction. Please DO NOT ALLOW THIS.
These concessions will not only make these buildings less enjoyable to live in for new residents but also greatly
affect existing neighbors. Other recently built properties in our coastal community show that 30-foot-high structures
built on infill grades at close proximity near the edges of the property lines not only further invade existing privacy
but also block sunlight, vital coastal breezes, and airflow for all neighboring residents.
Additionally, by reducing private space and common area space in this development, any new complex residents
will inevitably use neighboring and adjacent properties for their pets to go to the bathroom.
Finally, eliminating street frontage sidewalk construction seems regressive as a policy and bad for the neighborhood.
These waivers are not in the best interests of the Carlsbad community.
3. I question why this plan calls for 63 INDIVIDUAL TRASH CANS INSTEAD OF DUMPSTERS. It seems
inconceivable that a multi-unit, multi-million dollar residential development at this density does not require
dumpsters. Please consider the amount of space 63 individual trash cans would take up on the street in front of this
development. There is no way that 21 units with three bins each ( compost, recyclables, and trash), totaling 63
individual cans, will fit on the street in front of the complex on trash pick-up days. Using individual cans will impact
neighboring properties as well as any on-street parking.
4. BEACH PARKING will be affected by a complex of this density, especially because most residents in the coastal
zone utilize at least one garage stall for beach-related items like surfboards, golf carts, electric bicycles, etc. I think
this will be especially true for the proposed interior units with single-wide, double-deep garages. Please consider
reducing units overall and adding more guest parking to this property.
Dec. 18, 2024 Item #1 74 of 124
Additionally, I don’t think this project adequately and accurately considers the current or projected daily trips for
cars in our neighborhood. While 0.25 visitor spaces per unit meet the state's requirements, as longtime residents of
this street, we know it is NOT adequate for the number of cars likely to be at each unit. I invite you to look at the
attached map that shows the current increase in development by Rincon and the likely increase on the number of
cars on this block alone.
At Casa de la Playa, on the west side of 270 Juniper, we have 16 townhomes on a slightly larger parcel of land. With
those 16 units, our complex provides 41 parking spaces (one car garage, one reserved space per unit, and 9 visitor
spaces). Even so, parking is a massive problem for our residents and guests, especially during the summer and on
weekends. Resident parking often bleeds onto the neighboring streets, providing valuable parking access for visitors
seeking to enjoy Carlsbad's Beach amenities.
5. Safer Together Carlsbad, visibility impacts, street setbacks, and neighboring driveways.
Again, 16 units exist on the adjacent complex to the west, and the parcel to the east is also a multi-unit complex. The
proposed new buildings will significantly affect visibility for pedestrians, cyclists, and drivers when pulling out of
our driveways unless you include protective measures to lower fences and improve sight lines to the street.
Matching all new buildings to the existing setbacks on the north side of Juniper would increase safety for
pedestrians and cyclists and reduce the impact of the proposed development on existing vehicle sight-lines.
-------------------------
Finally, while we appreciate that development is a certainty for our neighborhood at the beach, thoughtful housing
solutions that complement our current neighborhood structures are crucial. I encourage the planning commission
and City of Carlsbad council members to walk around our Tamarack beach community near Garfield Avenue. Zig-
zag your way through the neighborhood, walk up and down Redwood, Hemlock, Juniper, Cherry, Acacia, Maple,
Chestnut, Sycamore, Walnut, and Pine Oak streets, and consider the lasting impact these developments have on our
Village by the Sea.
Development approvals impact current and future members of our community; please consider the legacy of your
choices when you are giving these permissions.
I welcome any questions and I thank you for your time and consideration.
Leah Crane
Homeowner, 258 Juniper Ave. B8
.
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Dec. 18, 2024 Item #1 75 of 124
From:Carey Fox
To:Kyle Van Leeuwen; Planning
Subject:Comments on upcoming project at 270 Juniper
Date:Thursday, May 9, 2024 8:45:00 AM
Hi
I live at 318 Juniper Ave., Apt. 2, Carlsbad CA 92008
My family has owned the unit I live in for nearly 20 years. I live here with my two children.
It’s hard for me to give feedback on this project without being very angry. And I also am very
busy so I know this is going to come off as unpolished and I ask that you can hear what I amsaying and take my concerns seriously anyway.
The proposed building will literally take away the sun and the sky from my home. All of our
windows face west - where we now see beautiful sunsets I will be looking at a wall or awindow. And I don’t understand why our city doesn’t seem to feel that is important for the
quality of life for my children and myself and the 7 other homes in my complex that will besimilarly affected.
Ultimately I don’t think anyone cares about our personal loss - and that of course is
frustrating. So I am going to mention some other issues and concerns I have about the projecton Juniper and hope that you will take those into consideration.
- we basically live on a one way street - the amount of people they plan to put there will lead
to constant traffic - multiple times a day as I drive to Garfield I have to pull off to the side tolet cars pass. This will be a problem all the time but also will be impossible as they start
construction
- this will lead to many 30 day renters in our community which is not respectful to any of us aspermanent residents - the people who stay here short term do not respect our communities and
tend to be loud and leave unnecessary garbage
- there are currently a lot of birds and animals on the property that is meant to be developed.How do you account for what could be rare bird nesting and also what happens to the many
rabbits and other wild life on that land?
- this housing is not affordable. If you wanted to address housing issues you should firstaddress the extreme issues in housing prices. Your allowing short term (30 day rentals)
increases housing prices. The refusal to consider a rental cap in line with actual workingwages allows housing prices to soar in ways that are unattainable for people who have
historically called this area their home.
As it stands now this project will only benefit the people who can afford this type of housingand will negatively impact our community.
- there are no parks on this side of the train tracks. All of us walk to pine Ave park to take our
kids to a local park. Why would you not use an existing green space as an option to better ourcommunity and provide a beautiful area for children, dogs, and community members? I am
Dec. 18, 2024 Item #1 76 of 124
around number 300 or something on the community garden wait list - this would make awonderful space for a community garden.
Rincon is already ripping up so many lots around our home. They have somehow been
allowed cart blanche to redesign the look and feel of our community.
I don’t know how you fix this - but this project is a disaster and my family and neighbors aredevastated at the way Carlsbad is catering to developers.
-Carey Fox
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Dec. 18, 2024 Item #1 77 of 124
From:Planning
To:Kyle Van Leeuwen
Cc:Cynthia Vigeland
Subject:FW: Comment on: CT 2023-0005/PUD 2023-0007/CDP 2023-0058 - JUNIPER COAST HOMES
Date:Tuesday, November 5, 2024 10:46:10 AM
From: Carey Fox <careygfox@gmail.com>
Sent: Tuesday, November 5, 2024 10:43 AM
To: Planning <planning@carlsbadca.gov>
Subject: Comment on: CT 2023-0005/PUD 2023-0007/CDP 2023-0058 - JUNIPER COAST HOMES
Hi - I am a resident at 318 Juniper Ave. My family owns our property and have owned it for
nearly 30 years. I live there with my husband and our two young children. We love the coastal
Carlsbad community near the village. It has been sad to see how much new modern
developments have changed the landscape of the area and how much of our community is for
short term renters vs. people who live, work, attend school, and are really a part of where we
live.
It is disheartening to see that developments continue to get approved that are not only
unpleasant in the amount of space they take up but also in their purpose. The constant addition
of housing that is in no way accessible for the majority of people and is often used as income
properties to short term renters is hurting our neighborhoods. Rincon's expectation to put in
one very low priced affordable unit and then the rest of the inflated units in no way helps the
housing crisis the majority of people are facing. A responsible project would prioritize many
affordable units and housing opportunities for more economically diverse needs.
I have said this in previous emails but the plans for the property at 270 Juniper will cut out the
sun and sky from my home and all the other West facing units in my development. It is very
upsetting that Carslabd is not concerned with protecting my neighbors and my living
environment. Imagine all of your windows that have been open to air flow and sunshine being
suddenly blocked by a massive structure. Where is our compensation for losing something
vital to our everyday lives? I believe it will also reduce the value of all of our properties to be
next door to a massive build.
Juniper Ave. is basically a one way street as it is. If you have spent any time on that street at
nearly any time of day you know that you have to pull off to the side to let other cars pass. The
addition of so many units and new cars will be a huge mess making it difficult everytime we
come and go - which for someone like me who is juggling two different schools and kid's
activities multiple times a day. The flow of traffic will be disastrous.
Rincon have proved to be bad actors. Their last project on Juniper Ave. led to a lot of garbage on
our streets during the building process. Their employees and contractors take up space, are
loud, and not respectful of our street.
Rincon is not respectful of the rules and procedures- we saw over the summer when they
began moving trucks and land on that property when they were not supposed to be there. I
personally called and complained and appreciated that the city took swift action to rectify the
Dec. 18, 2024 Item #1 78 of 124
situation.
I believe Rincon knew they did not have the permits and were not supposed to be doing that
work and did it anyway. That is disrespectful of the city and of our community.
I believe many of these 21 units will be purchased and used for short term rentals. This is a
growing problem. We have issues with traffic, noise, increased garbage from people who come
here for short periods of time and have no allegiance to our communities or the safety of our
children.
I will forever be angry that the city didn't see this land as an opportunity to expand our
greenspaces and community gardens. Our closest park is Pine Ave park - which is still
necessary for my family to cross the train tracks to access. Our closest dog park is across El
Camino Real. This space could have been used as a community space if you had made efforts
to secure the land and allow for something beautiful and connecting to exist - but instead a few
people are going to make a lot of money.
I could not be more disappointed.
Sincerely,
Carey Fox
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Dec. 18, 2024 Item #1 79 of 124
With another large apartment building and no space to move safely. Please make an exception
if that is what is required and protect this small street.
Thank you
Janis Ryan
318 Juniper Ave. #2
Carlsbad, CA 92008
Janryanprevention@mac.com
Janryan.consultant@gmail.com
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From: Janis Ryan <jebr0202@icloud.com>
Sent: Thursday, November 7, 2024 8:05 PM
To: Planning <planning@carlsbadca.gov>
Subject: Comment on: CT 2023-0005/PUD 2023-0007/CDP 2023-0058 - JUNIPER COAST HOMES
I am respectfully requesting that this project be reconsidered for its density given the width of
Juniper Avenue. Daily juniper drivers must take turns driving down the road because there is
only room for a single car with cars parked on both sides.
Juniper is a short narrow street houses and apartments have coexisted OK but this density will
be the tipping point that will make entry and exit dangerous for pedestrians who have no
sidewalk, drivers, and children and animals. Please honor the history of this small quiet street
in Carlsbad as a place where quality of life has changed even adapted but it is in danger now.
Dec. 18, 2024 Item #1 80 of 124
CEQA DETERMINATION OF EXEMPTION
Subject: This California Environmental Quality Act (CEQA) Determination of Exemption is in compliance
with Carlsbad Municipal Code Section 19.04.060. An appeal to this determination must be filed
in writing with the required fee within ten (10) calendar days of the City Planner's decision
consistent with Carlsbad Municipal Code Section 21.54.140.
Project Number and Title: CT 2023-0005/PUD 2023-0007 /CDP 2023-0058 (DEV2023-0151) -JUNIPER
CO AST HO MES
Project Location -Specific: =27'-0=--=--'Ju=n-'-'-i-=-pe=r'--'A�v'""'e"'"n""'u'""e ____________________ _
Project Location -City: =C=ar'""ls"'"b""a""d'-------Project Location -County: =Sa""n'-'--=D.:...:ie=g=o ____ _
Description of Project: Demolition of an existing single-family residence and a detached two-story
accessory structure, followed by the construction of 21 three-story condominium units. The condominium
buildings consist of one duplex, five triplexes, and one quadplex (four-unit structure), with units ranging
in size from 1,460 to 2,354 square feet and contain two, three, or four bedrooms. All units include a first
floor, two-car garage. Five visitor parking spaces are also provided. All units, garages, and parking spaces
will be accessed from a central drive isle that extends north from Juniper Avenue. A 5% density bonus is
requested, with the dedication of one unit for very-low-income households (1 unit).
Name of Public Agency Approving Project: -"C""'it.,_y"""o"""f """C=a'--'-rls=b""a'""d'--_______________ _
Name of Person or Agency Carrying Out Project: '--'R-'--'-IN-'-'C"-'O"-'N--'---'-H'""O'--'-M-'-'-=ES�------------
Name of Applicant: KIRK MO ELLER, KIRK MO ELLER ARCHITECTS INC
Applicant's Address: 2888 LO KER AVE EAST, SUITE 220, CARLSBAD, CA, 92010
Applicant's Telephone Number: -'-'(7'--'6'-=0CL.)"""8""'1 �4""'-8""1=2=8 ___________________ _
Name of Applicant/Identity of person undertaking the project (if different from the applicant above):
Exempt Status: Categorical Exemption: Class 32, Section 15332 (In-Fill Development Projects)
Reasons why project is exempt: The project is consistent with the general plan as well as the zoning
ordinance in terms of land use, density, and development standards. The project is within the city limits,
is less than five acres in size, and is surrounded by urban uses. Because the site contains only non-native
and ornamental vegetation, the site has no value as habitat for endangered, rare, or threatened species.
Approval of the project would not result in any significant effects relating to traffic (as verified by the
Vehicle Miles Traveled Analysis prepared by LO S Engineering, Inc. dated September 9, 2024, Exhibit 1),
noise (as verified by the Noise Study prepared by Birdseye Planning Group dated O ctober 2023, Exhibit
2), air quality (as verified by the Air Quality/Greenhouse Gas Study by Birdseye Planning Group dated June
2024, Exhibit 3), or water quality. Finally, the site can be adequately served by all required utilities and
public services.
Dec. 18, 2024 Item #1 81 of 124
Dec. 18, 2024 Item #1 82 of 124
Dec. 18, 2024 Item #1 83 of 124
Dec. 18, 2024 Item #1 84 of 124
LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 11
This is a list of acronyms and abbreviations (in alphabetical order) that are commonly used in staff
reports.
Acronym Description Acronym Description
APA American Planning Association LCPA Local Coastal Program Amendment
APN Assessor Parcel Number LOS Level of Service
AQMD Air Quality Management District MND Mitigated Negative Declaration
BMP Best Management Practice NCTD North County Transit District
CALTRANS California Department of Transportation ND Negative Declaration
CC City Council PC Planning Commission
CCR Conditions, Covenants and Restrictions PDP Planned Development Permit
CEQA California Environmental Quality Act PEIR Program Environmental Impact Report
CFD Community Facilities District PUD Planned Unit Development
CIP Capital Improvement Program ROW Right of Way
COA Conditions of Approval RWQCB Regional Water Quality Control Board
CofO Certificate of Occupancy SANDAG San Diego Association of Governments
CT Tentative Parcel Map SDP Site Development Plan
CUP Conditional Use Permit SP Specific Plan
DIF Development Impact Fee SWPPP Storm Water Pollution Prevention Program
DISTRICT City Council Member District Number TM Tentative Map
EIR Environmental Impact Report VBMP Village & Barrio Master Plan
EIS Environmental Impact Statement (federal) ZC Zone Change
EPA Environmental Protection Agency
FEMA Federal Emergency Management Agency
GP General Plan
GPA General Plan Amendment
GIS Geographic Information Systems
HCA Housing Crisis Act 2019
IS Initial Study
Dec. 18, 2024 Item #1 85 of 124
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JUNIPER COAST HOMES
RESIDENTIAL DEVELOPMENT
270 JUNIPER AVENUE
CARLSBAD, CALIFORNIA
Dec. 18, 2024 Item #1 86 of 124
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10' 20'0 40'SITE PLAN
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POR LOT 10
BLOCK QMAP 1803
LOT 9BLOCK QMAP 1803
LOT 8BLOCK QMAP 1803
N 5
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PROJECT SITE
A = 37,856 SF
= 0.869 AC
APN: 204-240-22
LOT 1
LOT 1
MAP 7961
LOT 1
PM 7248
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30.0'30.0'
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JUNIPER AVE
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GRAPHIC SCALE: 1" = 30'
0 30' 60' 90'
PLAN VIEW - SITE LAYOUT
SCALE: 1" = 30' HORIZONTAL
JUNIPER COAST HOMES
270 JUNIPER AVENUE
6
PLSA 4052-01
GENERAL NOTES
SHEET INDEX
REFERENCED DRAWINGS
OWNER INFORMATION
SUBDIVIDER INFORMATION
LEGAL DESCRIPTION
SITE ADDRESS
TOPOGRAPHY
BENCHMARK
SITE ACREAGE
EARTHWORK / PROJECT GRADING
ACCESS
ENGINEER OF WORK
PREPARED BY
CT 2023-0005 / CDP 2023-0058 / PUD 2023-0007
TENTATIVE TRACT MAP / COASTAL DEVELOPMENT
PERMIT / PLANNED UNIT DEVELOPMENT
JUNIPER COAST HOMES
TOM ST. CLAIR FOR:RREG INVESTMENT SERIES, LLC SERIES I0425315 AVENIDA ENCINASCARLSBAD CA, 92008PH: (888) 357-3553
270 JUNIPER AVENUE APN: 204-240-22CARLSBAD, CA 92008
TOPOGRAPHY OBTAINED BY FIELD SURVEY ON JULY 6, 2023PREPARED BY: PASCO, LARET, SUITER & ASSOCIATES
TYLER LAWSON, PE #80356 DATE
LOT 2 OF BLOCK "Q" OF PALISADES NO.2, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OFCALIFORNIA, ACCORDING TO MAP THEREOF NO. 1803 FILED IN THE OFFICE OF THE COUNTY RECORDER
OF SAN DIEGO COUNTY, AUGUST 25, 1924.
GROSS: 37,856 SF (0.869 AC) TOTAL EXISTING SITE IMPERVIOUS AREA: 1,715 SF (0.039 AC)NET DEVELOPABLE: 37,856 SF (0.869 AC) TOTAL EXISTING SITE PERVIOUS AREA: 36,141 SF (0.830 AC)
*EXISTING IMPERVIOUS AREA: 1,715 SF (0.039 AC) DISTURBED AREA (ONSITE): 37,856 SF (0.869 AC)*PROPOSED IMPERVIOUS AREA (ONSITE): 24,683 SF (0.567 AC) *PROPOSED PERVIOUS AREA (ONSITE): 13,173 SF (0.302 AC)PROPOSED IMPERVIOUS AREA (ROW): 1,591 SF (0.037 AC) *PROPOSED LANDSCAPE PERCENTAGE (ONSITE): 34.8%PROPOSED IMPERVIOUS AREA (TOTAL): 26,742 SF (0.603 AC) DISTURBED AREA (ROW) 2,021 SF (0.046 AC)OVERALL DISTURBED AREA 39,877 SF (0.915 AC)
*AREAS WITHIN LIMITS OF PROPOSED ONSITE DISTURBED AREA
CUT: 70 CY MAX CUT HEIGHT: 2.5 FTFILL: 2,850 CY MAX FILL HEIGHT: 5.1 FTIMPORT: 2,780 CYREMEDIAL: 2,575 CY
VOLUME OF CUT (PER PRELIM GRADING PLAN): 70 CYVOLUME OF OTHER EXCAVATIONS: N/A
TOTAL GRADED AREA: 37,856 SF (0.869 AC)70 CY / 0.869 AC = 81 CY / ACRE
*PROJECT DOES NOT PROPOSE TO GRADE, ERECT, OR CONSTRUCT INTO OR ON TOP OF A NATURAL OR
MANUFACTURED SLOPE WHICH HAS A GRADIENT OF FIFTEEN PERCENT OR MORE, THEREFORE HILLSIDEDEVELOPMENT STANDARDS PURSUANT TO C.M.C. 21.95.140(D)(2) DO NOT APPLY TO THIS PROJECT
THESE QUANTITIES ARE APPROXIMATE AND ARE SUBJECT TO CHANGE BASED ON FINAL ENGINEERINGDESIGN AND DETAILING
JUNIPER AVENUE, A PUBLIC ROAD
PREPARED BY:PASCO, LARET, SUITER & ASSOCIATES1911 SAN DIEGO AVE,SAN DIEGO, CA 92110PH: (858) 259-8212
PREPARED ON:OCTOBER 19, 2024
LAND USE RESIDENTIAL
NUMBER OF LOTS 1 LOTS
SEWER DISTRICT CITY OF CARLSBAD WASTEWATER DIVISIONWATER DISTRICT CARLSBAD MUNICIPAL WATER DISTRICT
SCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICTELECTRIC SAN DIEGO GAS & ELECTRIC
TELEPHONE AT&TCATV TIME WARNER CABLE
DRAINAGE BASIN / HYDROLOGIC AREA AGUA HEDIONDA / LOS MONOS
FIRE CITY OF CARLSBAD
AVERAGE DAILY TRAFFIC GENERATED (21UNITS * 6 ADT / UNIT) = 126 ADT PROPOSEDAM PEAK HOUR TRIPS 2 INBOUND / 8 OUTBOUND
PM PEAK HOUR TRIPS 8 INBOUND / 3 OUTBOUND
PROPOSED DENSITY 21 UNITS / 0.869 AC = 24.2 DU / AC
PROPOSED # OF UNITS 21 UNITSEXISTING # OF UNITS TO BE DEMOLISHED 1 UNIT / 866 SF (LIVE ABLE AREA)
ZONING DESIGNATION R-3 RESIDENTIALLAND USE DESIGNATION R-23 RESIDENTIAL
SEWER GENERATION RATES 21 EDU * (0.8 * 200 GAL/DAY) = 3,360 GPD
WATER GENERATION RATES 185 GPD / DU (RES. - MIXED USE) * 21 DU = 3,885 GPD
Q100 PRE-DEVELOPMENT 0.15 CFS
Q100 POST-DEVELOPMENT (UNMIT / MIT) 3.60 CFS / 0.15 CFS
2-1/2 INCH DISK IN THE SOUTHEAST CORNER OF A VAULT ADJACENT TO THE NORTHEAST CORNER OF
THE NORTHBOUND COAST HIGHWAY 101 BRIDGE OVER THE AGUA HEDIONDA LAGOON 0.1 MILES SOUTHOF TAMARAK AVENUE, 38-FT EAST OF THE EDGE OF PAVEMENT BY A SINGLE PARKING SPACE FOR THE
FACILITY, BASED ON POINT NUMBER 141, PER ROS 17271.ELEVATION = 26.52DATUM = NGVD 29
TENTATIVE MAP TITLE SHEET 1PRELIMINARY DEMO PLAN & OFFSITE DRAINAGE IMPR. 2PRELIMINARY GRADING PLAN 3SECTIONS AND DETAILS 4-5
CR 14995PM 12335MAP 12987MAP 1747PM 16289MAP 1803
CR 15001
1
10/19/2024
EXISTING EASEMENT INFORMATION
NO EXISTING EASEMENT INFORMATION PER PTR PREPARED BY CHICAGO TITLE COMPANYDATED OCTOBER 11, 2023 ORDER NO.: 73723003045
PROPOSED EASEMENT INFORMATION
NO PROPOSED EASEMENTS
DENSITY CALCULATIONS
GROSS ACREAGE = 37,856 SF / 0.869 ACRESLESS BEACHES = 0 SF / 0 ACRES
LESS PERMANENT BODIES OF WATER = 0 SF / 0 ACRESLESS FLOODWAYS = 0 SF / 0 ACRESLESS SIGNIFICANT WETLANDS = 0 SF / 0 ACRESLESS SIGNIFICANT WOODLAND HABITATS = 0 SF / 0 ACRESLESS LAND SUBJECT TO MAJOR POWER TRANSMISSION EASEMENTS = 0 SF / 0 ACRESLESS RAILROAD TRACK BEDS = 0 SF / 0 ACRESNET ACRES = 37,856 SF / 0.869 ACRES
SLOPES AREA (SF / ACRES)DENSITY (DU)*DWELLING UNITS
0% - 25%37,856 SF / 0.869 ACRES 15-23 13.04 - 19.9925% - 40% 0 SF / 0 ACRES 15-23 0
40% +0 SF / 0 ACRES 15-23 0
*PER THE LAND USE ELEMENT - R-23 RESIDENTIAL: 15-23 DWELLING UNITS PER ACRE
BASE UNITS ALLOWED = 19.99
BASE DENSITY PER = 20.0DENSITY BONUS ROUND UP
5% UNITS AS "VERY LOW" = 20.0 * 0.05 = 1 UNITAFFORDABLE DENSITY BONUS UNITS
20.0% DENSITY BONUS = 20.0 * 0.2 = 24.0 UNITSFOR 5% "VERY LOW"AFFORDABLE UNITS
PER DENSITY BONUS ROUND UP = 24.0 TOTAL UNITS
PROPOSED UNITS = 21.0 UNITS
21 RESIDENTIAL UNITS PROPOSEDPROPOSED MARKET RATE RESIDENTIAL UNITS = 20.0
PROPOSED "VERY LOW AFFORDABLE UNITS = 1.0TOTAL PROPOSED UNTIS = 21.0
PM 16596MAP 7961PM 7248DWG 117-2
DWG 123-7DWG 170-6
LEGEND
EXISTING PROPERTY BOUNDARY
ADJACENT PROPERTY LINE / RIGHT-OF-WAY
CENTERLINE OF ROAD
ADJACENT LOT LINE
SETBACK LINE
EXISTING CONTOUR
PROPOSED CONTOUR
PROPOSED BUILDING FOOT PRINT
PROPOSED FLOW LINE
PROPOSED DIRECTION OF FLOW
PROPOSED AC SAWCUT
PROPOSED LIMITS OF GRADING
150-FT CALTRANS SIGHT DISTANCE VIEW COORIDOR
PROPOSED MASONRY RETAINING WALL PER SDRSD C-3
PROPOSED 6" PCC CURB AND GUTTER PER SDRSD G-2
PROPOSED PCC PAVEMENT
PROPOSED RAISED PLANTER BMP
PROPOSED PERVIOUS PAVERS BMP
PROPOSED 3" AC GRIND AND OVERLAY
PROPOSED AC PAVEMENT (6" AC / 4" AB)
PROPOSED 6" PVC STORM DRAIN
PROPOSED 10" PVC STORM DRAIN
PROPOSED 12" PVC STORM DRAIN
PROPOSED 6" FIRE SERVICE PER CMWD W-7 & W-9
PROPOSED 2" DOMESTIC WATER SERVICE PER CMWD W-4
PROPOSED 1" IRRIGATION SERVICE PER CMWD W-3
PROPOSED 6" PVC SEWER LATERAL AND CLEANOUT PERCITY OF CARLSBAD S-7
PROPOSED 12" X 12" BROOKS BOX
PROPOSED 18" X 18" BROOKS BOX
PROPOSED 36" X 36" BROOKS BOX
PROPOSED 6" AREA DRAIN
PROPOSED 6" STORM DRAIN CLEANOUT
PROPOSED TYPE A CURB INLET PER SDRSD D-1
PROPOSED PCC DRIVEWAY PER SDRSD G-14A
100
100
SD SD
W W
W
IRR
S S
SETBACKS
BASIS OF BEARING
THE CALIFORNIA COORDINATE SYSTEM OF 1983 (CCS-83), ZONE 6, EPOCH 1991.35, GRID BEARING N 66°04' 32" E BETWEEN STATION "CLSB-141" AND STATION "CLSB-119" AS SAID STATIONS ARE PUBLISHED IN
THE CITY OF CARLSBAD SURVEY CONTROL NETWORK PER RECORD OF SURVEY MAP NO. 17271, FILEDIN THE OFFICE OF THE SAN DIEGO COUNTY RECORDER ON FEBRUARY 8, 2002.
VICINITY MAP
NOT TO SCALE
RREG INVESTMENT SERIES, LLC SERIES I0425315 AVENIDA ENCINAS
CARLSBAD CA, 92008PH: (888) 357-3553
PER R-3 ZONE
FYSB = 20-FTSYSB = 10-FT (10% OF LOT WIDTH, BUT NOT MORE THAN 10-FT)
RYSB = 20-FT (TWICE THE LENGTH OF SYSB)
PROPOSED (UNDER DENSITY BONUS)
FYSB = 10-FTSYSB = 8.2-FTRYSB = 7.1-FT
J:\ACTIVE JOBS\4052 RINCON-270 JUNIPER\CIVIL\DRAWING\DISCRETIONARY PLANS
NOTE:
THIS IS A TENTATIVE TRACT MAP OF A CONDOMINIUMPROJECT DEFINED BY SECTION 1350 OF THE CIVILCODE OF THE STATE OF CALIFORNIA. THE PROJECTCONTAINS A MAXIMUM OF 21 AIRSPACE RESIDENTIALCONDOMINIUM UNITS.
Dec. 18, 2024 Item #1 114 of 124
DEN
S
E
TRE
E
S
DEN
S
E
TRE
E
S
ASPH
DEN
S
E
TRE
E
S
DEN
S
E
TRE
E
S
AS
P
H
DEN
S
E
TRE
E
S
DEN
S
E
TRE
E
S
DEN
S
E
TRE
E
S
DEN
S
E
TRE
E
S
DENSE
TREES
DEC
K
ASPH ASPH
ASPH
DE
C
K
BERM
T
CONC
DEN
S
E
TRE
E
S
U/C
CONC
DEN
S
E
TRE
E
S
50.8
51.1
51.3
51.5
50.4
50.3
51.4
51.5
49.3
49.7
50.2
51.6 51.4
52.5
50.7
50.9
50.5
51.5
54.855.2
55.2
55.3
54.7
50.8
51.1
51.1
51.2
51.1
51.2
51.1
51.0
50.9
50.7
50.7
51.7
52.5
51.3
52.6
55.5
55.5
54.8
54.3
53.3
51.6
52.4
52.1
53.4
51.8
51.2
50.4
52.452.1
52.5
50.2
51.5
51.250.9
51.5
55.6
48.4
48.5
XXXXX
X X X X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
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X X X X X X X X X X X X X X X X X X X X X
X
X
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X
X
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X X X X X X X X X X X X X X X X X X X X
XXX
X
X X
X
55
55
55 55 55
55
5
5
55
54
54
545454
54
53
53 53
53
53
52
52
52
52
52
52
52
52
52
51
51
51
51
51
51
51 51
51
51
51
51
51
50
50
50
50
5049
49
49
///
///
///
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//////
///
RO
W
RO
W
RO
W
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
W
G
G
G
G
G
G
G
G
G
G
G
G
G
POR LOT 10
BLOCK Q
MAP 1803
LOT 9
BLOCK QMAP 1803
LOT 8
BLOCK Q
MAP 1803
N 5
5
°
5
8
'
4
5
"
E
1
2
2
.
4
8
'
N 34°01'58" W 309.10'
N
5
5
°
5
8
'
2
2
"
E
1
2
2
.
4
6
'
N 34°02'11" W 309.11'
PROJECT SITE
A = 37,856 SF
= 0.869 AC
APN: 204-240-22
LOT 1
LOT 1MAP 7961
LOT 1PM 7248
30.0'30.0'
60.0'
JU
N
I
P
E
R
A
V
E
EXISTING STRUCTURETO BE REMOVED
EXISTING STRUCTURETO BE REMOVED
EXISTING FENCE TOBE REMOVED
EXISTING STORM DRAININLET TO BE REMOVED
EXISTING FIREHYDRANT TOREMAIN
EXISTING STRUCTURETO REMAIN
EXISTING FENCE TOBE REMOVED
EXISTING AC PAVEMENT
TO REMAIN
EXISTING OFF SITE STORMDRAIN AND INLET TO REMAINSEE NOTE THIS SHEET
EXISTING FENCE TOREMAIN
EXISTING PCC CURB TOREMAIN
EXISTING STRUCTURETO REMAIN
EXISTING FENCE TOREMAIN
EXISTING FENCE TOREMAIN
EXISTING AC PAVEMENT
TO REMAIN
EXIST LOCALHIGH POINT;(~51.2 FS)
EXISTING STORM DRAIN
PIPE DISCHARGING INTOPROPERTY TO BE REMOVED
DENS
E
TRE
E
S
DEN
S
E
TREE
S
DEN
S
E
TRE
E
S
ASP
H
DENS
E
TRE
E
S
DENS
E
TREE
S
DEN
S
E
TRE
E
S
DEN
S
E
TRE
E
S
DENSETREES
ASPH ASPH
CONC
DENS
E
TRE
E
S
U/C
DEN
S
E
TRE
E
S
50.4
50.3
51.4
51.5
49.3
49.7
50.2
51.6 51.4
52.5
50.7 50.9
50.5
51.5
50.8 51.1
2 51.1
0 50.9
50.7
50.7
51.7
52.5
51.3
54.3
53.3
51.6
52.4
52.1
53.4
51.8
51.2
50.4
52.452.1
52.5
50.2
1.5
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X X X X X X X X X X X X
X
X
X
X
X X X X X X X X X X X X X X
X
55 55 55
55
54
54545453
53 53
53
53
52
52
52
52
52
52
52
52
51
51
51
5151
51 51
51
51
5151
51
50
50
50
50
///
///
///
//////
RO
W
RO
W
RO
W
S
S
S
S
S
S
W
W
W
W
W
W
G
G
G
G
G
GXXXX
X X X X X X X X X X X
XXXXXX
PROPOSED UNLINED
PERVIOUS PAVERS; 4,622 SF
JU
N
I
P
E
R
A
V
E
N 34°01'58" W 309.10'
N 34°02'11" W 309.11'
N 5
5
°
5
8
'
4
5
"
E
1
2
2
.
4
8
'
N 5
5
°
5
8
'
2
2
"
E
1
2
2
.
4
6
'
PROPOSED LINED PERVIOUS
PAVERS; 5,509 SF
PROPOSED UNLINED PERVIOUS
PAVERS BOUNDARY WITHADDITIONAL STORAGE PERDETAIL SHEET 5;A= 650 SF
GRAPHIC SCALE: 1" = 20'
0 20' 40' 60'PLAN VIEW - PRELIMINARY DEMO PLAN
SCALE: 1" = 20' HORIZONTAL
JUNIPER COAST HOMES
270 JUNIPER AVENUE
6
PLSA 4052-01J:\ACTIVE JOBS\4052 RINCON-270 JUNIPER\CIVIL\DRAWING\DISCRETIONARY PLANS
2
DEMOLITION NOTES
EXISTING SURVEY MONUMENT TO BE PROTECTED INPLACE. SURVEY MONUMENTS DISTURBED OR DESTROYEDSHALL BE REPLACED BY A LICENSED SURVEYOR AND ACORNER RECORDER SHALL BE FILED WITH THE COUNTY
SITE NOTES
1. ALL UTILITIES SHOWN HEREON PER BEST AVAILABLE
RECORD INFORMATION.
2. ALL EXISTING ONSITE STRUCTURES TO BE DEMOLISHEDUNLESS OTHERWISE NOTED.
3. ALL EXISTING ONSITE TREES TO BE REMOVED UNLESSOTHERWISE NOTED.
1
LEGEND
EXISTING PROPERTY BOUNDARY
ADJACENT PROPERTY LINE / RIGHT-OF-WAY
CENTERLINE OF ROAD
ADJACENT LOT LINE
EXISTING CONTOUR LINE
EXISTING FLOW LINE
EXISTING DIRECTION OF FLOW
DRIVE AISLE BELOW EXISTING BUILDINGHABITABLE SPACE (51.4 FF) USED FOR
SURFACE STORAGE VOLUME(AREA ~ 5,000 SF)
PLAN VIEW - UNLINED PAVER EXHIBIT
SCALE: 1" = 30' HORIZONTAL
GRAPHIC SCALE: 1" = 30'
0 30' 60' 90'
LEGEND
UNLINED PERVIOUS PAVER BOUNDARY
UNLINED PREVIOUS PAVER W/ ADDITIONAL
GRAVEL STORAGE BOUNDARY
UNLINED PERVIOUS PAVERS
LINE PERVIOUS PAVERS
EXISTING OFFSITE STORM DRAIN PIPE NOTE:CONNECT EXISTING OFFSITE STORM DRAIN DISCHARGING ONTOPROJECT SITE TO PROPOSED BROOKS BOX. SEE SHEET 3
Dec. 18, 2024 Item #1 115 of 124
DENSE
TREES DENSE
TREES
DENSE
TREES
DENSE
TREES
DENSE
TREES
DENSE
TREES
50.4
50.3
51.4
51.5
49.3
49.7
50.2
51.6
51.4
52.5
50.7
50.9
50.5
51.5
51.6
52.4
52.
1
53.4
51.
8
51.
2
50.4
52.452.
1
52.
5
50.2
X
X
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
OE OE OE O
OE OE OE OE
X
X
X
X
///
///////////////
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X
XX
X X
TREES
5555
5555
55
50
50
50
50
50
50
50
50
51
51
5151
51
52
53
51
52
53
51
52
53
52
53
51
X X X X X X X X X X X X X
XXX
X X X X X X X X X X
XX
X X X X X X X X X X
XX
X X X X X X X X X X
XX
X X X X X X X X
X
X
XXXXXXXXXXXXXXXXXXXX
X X X X
S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S
W
I
W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W
W
W
W
W
W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W
W
W
W
W
S
W
W
S
W
W
S
S
S
S
S
S
W
W
S
W
W
S
W
W
S S
W
W
S
S
S
W
W S
S
S
S
W
W S
S
S
S
W
W
S
S
S
S
W
WS
S
W
W S
S
JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT
SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
SD
SDSDSDSDSD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
A
C
C
B
B
D D
1.0%
4.4
%
1.0
%
LOT 1
MAP 7961
LOT 1
MAP 7248
POR LOT 10
BLOCK Q
MAP 1803
LOT 9
BLOCK Q
MAP 1803
LOT 8
BLOCK Q
MAP 1803
N 5
5
°
5
8
'
4
5
"
E
1
2
2
.
4
8
'
N 34°01'58" W 309.10'
N 5
5
°
5
8
'
2
2
"
E
1
2
2
.
4
6
'
N 34°02'11" W 309.11'
1.0
%
1.0%1.0%
UNIT 1FF = 52.3
PAD = 51.8
GF = 51.8
UNIT 2
FF = 52.3
PAD = 51.8
GF = 51.8
UNIT 3
FF = 53.3PAD = 52.6
GF = 52.6
UNIT 4
FF = 53.3PAD = 52.6
GF = 52.6
UNIT 5
FF = 53.3PAD = 52.6
GF = 52.6
UNIT 6FF = 54.1
PAD = 53.4
UNIT 7
FF = 54.1
PAD = 53.4
UNIT 8
FF = 54.1
PAD = 53.4
GF = 53.4
UNIT 9
FF = 54.9
PAD = 54.2
UNIT 10
FF = 54.9
PAD = 54.2
UNIT 11
FF = 54.9
PAD = 54.2
GF = 54.2
UNIT 12
FF = 54.9
PAD = 54.2
GF = 54.2
UNIT 13
FF = 54.9
PAD = 54.2
UNIT 14
FF = 54.9
PAD = 54.2
UNIT 15
FF = 54.9
PAD = 54.2
UNIT 16
FF = 53.5
PAD = 52.8
GF = 52.8
UNIT 17
FF = 53.5
PAD = 52.8
GF = 52.8
UNIT 18
FF = 53.5
PAD = 52.8
GF = 52.8
UNIT 19
FF = 52.7PAD = 52.0
GF = 52.0
UNIT 20
FF = 52.7PAD = 52.0
GF = 52.0
UNIT 21FF = 52.7
PAD = 52.0
GF = 52.0
1.0%
GF = 54.2 GF = 54.2 GF = 54.2
9.2
%
7.6
%
1.8
%
4.25%
GF = 53.4 GF = 53.4
7.4
%
2.0
%
2.5%
4.25%
1.9
%
7.6
%
7.4
%
1.8
%
5.
6
%
1.8
%
0.
5
%
1.0
%
0.5
%
1.0
%
0.5
%
1.0
%
1.0
%
1.0
%
2.5%
4.25%
4.25%
1.0
%
0.5
%
20
.
0
'
8.5'
20
.
0
'
8.5'
20
.
0
'
8.5'
20
.
0
'
8.5'
24
.
0
'
24
.
0
'
9.0'16.0'8.5'8.0'
1.0%1.0%
54.35 FG
(51.0 FG)
(50.0 FG)
(52.0 FG)
(50.0 FG)
(~55.0 FG)
(51.0 FG)
50.9 FS
51.0 FS
54.2 FS
53.4 FS
52.1 FS 52.0 FS54.2 FS
54.2 FS
EX. CATCH BASIN TO REMAINCONNECT EX. 6" STORM
DRAIN TO PROPOSED INLET(~50.5 FG)
(~51.0 FG)
(~55.5 FG)(~55.3 FG)(55.0 FG)
51.5 FS54.0 HP/FL
53.35 FL
52.55 FL
51.95 FL
54.2 FS
53.2 FL
53.4 FS
52.35 FL
52.8 FS
52.8 FS
52.6 FS 52.6 FS
51.75 FL
52.0 FS
52.0 FS
51.8 FS
51.8
FS
51.55 FL
54.4 FS/HP
54.4 FG/HP
54.05 FS 53.8 FS
53.95 FS
53.6 FS
53.25 FS 53.0 FS
53.15 FS 52.8 FS
52.45 FS 52.2 FS
52.35 FS
52.0 FS
53.85 FS
52.9 FS
53.3 FS54.2 FS
52.55 FS
52.2 FS
52.65 FS
52.4 FS
EX. EDGE OF ACPAVEMENTEX. AC PAVEMENTDRIVEWAY
53.9 FS
53.0 FS
54.1 TW@FG(50.0 BW@FG)49.4 TFH = 4.7'
54.7 TW@FG(52.0 BW@FG)51.4 TFH = 3.3'
54.9 TW@FG
(50.0 BW@FG)49.5 TF
H = 5.4'
53.8 TW@FG(50.5 BW@FG)47.8 TFH = 3.3'
(55.5 TW@FG)54.2 BW@FG52.0 TFH = 1.3'
(55.5 TW@FG)
54.7 BW@FG54.2 TFH = 1.3'
53.1 TW52.9 TW@FG(51.0 BW@FG)47.8 TFH = 3.3'
52.5 TW
52.0 TW@FG(51.0 BW@FG)
47.8 TFH = 2.7'
52.4 TW
51.85 TW@FG(51.0 BW@FG)
47.1 TFH = 3.6'
51.45 FS
55.6 TW(55.3 TW@FG)
52.1 BW@FG50.5 TF
H = 3.2'
54.7 TW(54.0 TW@FG)52.0 BW@FG48.8 TFH = 2.7'
56.0 TW(55.5 TW@FG)52.8 BW@FG
51.5 TFH = 2.7'
129 SF BMPPLANTER #1;54.8 FG
80 SF BMPPLANTER #2;54.8 FG
80 SF BMPPLANTER #3;55.6 FG
80 SF BMP
PLANTER #4;55.6 FG80 SF BMPPLANTER #5;56.4 FG
70 SF BMP
PLANTER #6;56.4 FG
70 SF BMPPLANTER #7
57.2 FG
98 SF BMPPLANTER #8;57.2 FG
129 SF BMPPLANTER #9;
55.0
80 SF BMPPLANTER #10;55.0 FG80 SF BMPPLANTER #11;55.8 FG
140 SF BMPPLANTER #12;
55.8 FG
86 SF BMPPLANTER #13;
57.2 FG
86 SF BMPPLANTER #14;57.2 FG
PROP. 6" PVT PVCSEWER LATERAL
@1.0%
PROP. 6" PVT PVCSEWER LATERAL @1.0%
9.0
%
PROP. DRY UTILJOINT TRENCH
51.3 RIM45.85 IE
PROP. DRY UTILJOINT TRENCH
54.05 RIM49.8 IE
50.85 IE@LAT49.65 IE@MAIN
END OF SEWERLAT; 51.1 IE
END OF SEWERLAT; 49.95 IE
END OF SEWERLAT; 49.7 IE
49.7 IE@LAT48.5 IE@MAIN
54.2 FG 54.2 FG 54.2 FG 54.2 FG
BUILDINGOVERHANG (TYP.)
BUILDINGOVERHANG (TYP.)
BUILDINGOVERHANG (TYP.)
STRUCTURALCOLUMN (TYP.)
STRUCTURALCOLUMN (TYP.)
STRUCTURALCOLUMN (TYP.)
1515
15
15
15
PROPOSED FENCE PERSEPARATE LANDSCAPE
PLAN (TYP.)
PROPOSED FENCE PERSEPARATE LANDSCAPEPLAN (TYP.)
PROPOSED FENCE PER
SEPARATE LANDSCAPEPLAN (TYP.)
54.8 FS
54.8 FS54.8 FS54.8 FS
54.8 FS
54.8 FS54.8 FS
54.0 FS
54.0 FS 54.0 FS 53.2 FS
53.2 FS
53.2 FS
52.2 FS 52.2 FS
52.6 FS
52.6 FS
52.6 FS
53.4 FS
53.4 FS
53.4 FS
54.2 FG54.2 FG54.2 FG54.2 FG
49.65 IE@LAT48.45 IE@MAIN
END OF SEWERLAT; 49.1 IE
2.0
'
END OF SEWERLAT; 51.25 IE
53.9 FG
54.2 FG
54.15 FL
54.0 FL 53.7 TG52.4 IE
1% MIN
1%
M
I
N
53.4 FG 53.4 FG
53.7 TG
52.35 IE
53.7 TG52.1 IE
53.9 FG
53.8 TG51.8 IE
53.9 FS
53.1 FG
52.9 TG51.3 IE 53.1 FG
52.9 TG
51.25 IE
52.9 TG51.1 IE
53.4 FG 53.4 FG
52.9 TG51.05 IE
53.1 FG
53.1 FS
53.0 FL
52.9 TG50.8 IE
52.6 FG 52.6 FG 52.6 FG 52.6 FG
52.3 FL
52.1 TG50.5 IE 52.3 FG
52.1 TG50.45 IE
52.1 TG50.2 IE
52.1 TG49.9 IE
52.3 FG
52.1 TG50.15 IE
52.3 FS
52.2 FG
51.5 FL
51.3 TG
50.0 IE51.8 FG
51.8 FG 51.8 FG
51.5 FG
51.3 TG50.05 IE
51.4 TG50.35 IE
5%MIN
5%
MI
N
5%
MI
N
5%MIN
5%
MI
N
5%
MI
N
5%MIN
5%
MI
N
5%
MI
N
5%
MI
N 5%MIN
53.7 TG52.05 IE
54.2 FL
1%
M
I
N
53.9 FG53.7 TG52.8 IE 53.7 TG52.65 IE
53.7 TG52.85 IE
53.9 FG53.7 TG52.6 IE 53.7 TG52.45 IE
54.1FG
3.5%
53.7 TG52.4 IE
5%
MI
N5%MIN 5%
MIN
5%
MI
N
52.8 TG51.65 IE 52.8 FG
1.1%
LOADINGZONE
54.2 FS
54.1 FS
53.9 FS
53.1 FG
52.5 TG51.5 IE 52.8 FG52.8 FG 52.8 FG 52.8 FG
5%MIN
5%
MI
N 5%MIN
5%
MI
N 5%MIN
5%
MI
N 5%MIN
5%
MI
N
52.6 FG
52.0 FG 52.0 FG 52.0 FG 52.0 FG
52.5 TG51.3 IE
52.6 FG
52.5 TG51.25 IE
52.5 TG51.1 IE
52.6 FG
52.3 FS
52.4 TG50.65 IE
52.5 TG50.95 IE
52.0 FG
51.7 TG50.2 IE
51.7 TG
50.3 IE51.8 FG
51.7 TG
50.35 IE
51.7 TG50.5 IE
51.8 FG 51.7 TG50.55 IE
53.7 TOPOF SLOPE
53.6 FS51.7 TG
50.7 IE
51.8 FG
53.9 TG
53.1 IE
53.8 FG 53.7 TG52.2 IE
53.9 FG
1.0
%
54.0 FS
2%MIN
2%MIN
2%MIN
2%MIN
2%MIN
2%MIN
2%MIN 2%MIN 2%MIN
3.9
%
5.6
%
7.3
%
5.6
%
3.9
%GB
3.8
%
5.5
%
3.9
%
5.6
%
3.7
%
5.
4
%
3.8
%
49.45 IE@LAT48.25 IE@MAIN
END OF SEWERLAT; 49.95 IE
49.25 IE@LAT
48.05 IE@MAIN
END OF SEWERLAT; 49.7 IE
49.05 IE@LAT47.85 IE@MAINEND OF SEWERLAT; 49.3 IE
48.9 IE@LAT
47.7 IE@MAIN
END OF SEWERLAT; 49.1 IE
48.65 IE@LAT47.45 IE@MAIN
END OF SEWERLAT;48.9 IE
48.4 IE@LAT47.2 IE@MAIN
END OF SEWER
LAT; 48.85 IE
END OF SEWER
LAT; 48.75 IE
48.3 IE@LAT47.1 IE@MAIN 48.2 IE@LAT47.0 IE@MAINEND OF SEWERLAT 48.45 IE 48.1 IE@LAT
46.9 IE@MAIN
END OF
SEWERLAT;48.35 IE
48.0 IE@LAT46.8 IE@MAIN
END OF SEWERLAT; 48.45 IE
47.85 IE@LAT46.65 IE@MAINEND OF SEWERLAT; 48.1 IE
47.65 IE@LAT46.45 IE@MAIN
END OF SEWER
LAT; 48.1 IE
47.05 IE@LAT46.35 IE@MAIN47.8 IE@LAT
46.2 IE@MAIN
END OF SEWERLAT; 47.5 IE
END OF SEWERLAT; 48.05 IE
47.3 IE@LAT
46.1 IE@MAIN
END OF SEWERLAT; 46.95 IE
5%MIN
5%
MI
N
5
%
MI
N 5%
MIN
5%MIN 5%MIN
5%
MI
N
6
6
5 3
4
18
17
18
17
19
19
19
19
19 19
19
19
19 19
19
19
19
19
19
19
19
19
19
19
20
20
20 20
20
20
20 20 20 20
20
20
20
20
20
20
20
20
20
58.2 TW57.2 TW@FG54.2 BW
58.2 TW57.2 TW@FG
54.0 BW
57.9 TG52.7 IE 57.9 TG
52.0 IE
58.2 TW57.2 TW@FG53.85 BW
58.2 TW57.2 TW@FG54.0 BW
57.4 TW56.4 TW@FG53.9 BW
57.4 TW56.4 TW@FG52.9 BW
52.9 TG51.6 IE
57.1 TG
51.9 IE
54.1 TG51.2 IE
57.4 TW
56.4 TW@FG53.0 BW
57.4 TW
56.4 TW@FG53.1 BW
56.6 TW
55.6 TW@FG53.1 BW
56.6 TW55.6 TW@FG52.3 BW
56.3 TG51.1 IE
56.6 TW55.6 TW@FG52.3 BW
56.3 TG50.4 IE
56.6 TW55.6 TW@FG52.3 BW
55.5 TG50.3 IE
55.5 TG49.8 IE
55.8 TW54.8 TW@FG
52.3 BW
3.9
%
5.7
%
51.8 TG50.85 IE
55.8 TW54.8 TW@FG
51.5 BW
55.8 TW54.8 TW@FG51.8 BW
51.0 TG/FL
49.0 IE IN WEST48.7 IE OUT EAST
52.5 RIM
50.75 IE
53
52
53.7 TW53.7 BW53.0 TF
51.4 TG50.4 IE
57.9 TG52.7 IE
58.2 TW57.2 TW@FG54.0 BW
58.2 TW57.2 TW@FG54.2 BW
58.2 TW
57.2 TW@FG53.7 BW
58.2 TW
57.2 TW@FG53.8 BW
57.9 TG51.85 IE
56.8 TW55.8 TW@FG
52.6 BW
56.8 TW
55.8 TW@FG52.8 BW
56.5 TG48.75 IE 56.5 TG
48.15 IE
56.8 TW55.8 TW@FG52.5 BW
56.0 TW55.0 TW@FG51.8 BW
55.7 TG48.05 IE
55.7 TW
54.7 TW@FG51.8 BW
56.0 TW55.0 TW@FG52.0 BW56.8 TW
55.8 TW@FG52.3 BW
2 2
7
7
7
10
9
11
10
14
16
1616
16
16
16
16
16
16
16
16 16
16
8
8
8
8
8
8
8
8 8
8
22
22 22 22 22 22 22
22
222222222222
21
21 1
14END OF
SEWER LAT;47.55 IE
19
PROPOSEDTRANSFORMERPAD
GF = 54.2 GF = 54.2
2%MIN
2%MIN 2%MIN
2%MIN
2%MIN
2%MIN
2%MIN
15
1
1
31
1
5.0' MIN.
5.0' MIN.
5.0' MIN.5.0' MIN.
5.0' MIN.
5.0' MIN.
5.0' MIN.
5.0' MIN.5.0' MIN.
2%MIN
2%MIN
20
20
8.2
'
FY
S
B
8.2
'
SY
S
B
10.0' FYSB
7.1' RYSB
5.0
'
49.5 IE@LAT48.3 IE@MAIN
33
53.9 FS
53.6 FS
52.7 TG51.9 IE
3.5%
3.3
%
1.1
%
51.8 RIM47.6 IE
26
54.0 FS
54.1FG
53.8 TG52.8 IE 53.8 FS
1.3%
47.6 IE IN
53.3 TG52.3 IE
48.6 IE IN
48.6 IE IN
51.5 TG47.7 IE OUT50.4 IE IN49.5 IE IN 29
5%MIN
55.7 TG47.45 IE
51.5 RIM49.6 IE21
50.5 TG48.5 IE OUT
48.6 IE IN
53.35 RIM47.85 IE
54.0 RIM49.8 IE
46.0 IE IN44.45 IE OUT
EMERGENCYOUTLET;44.45 IE IN49.9 IE OUT
12" PVC
SD
35
35
34
54.0 RIM51.75 IE
53.4 TW@FG(50.5 BW@FG)47.8 TFH = 2.9'
46.75 IE@LAT46.05 IE@MAIN
14 33 29
47.6 IE IN
47.6 IEOUT
21 54.1 FS 53.3 FS 52.5 FS
52.5 FS
52.3 FG
1.0
%
1.0
%
1.0
%35
36
37 10" PVCSD
VISITORPARKING
20
.
0
'
20
.
0
'
30
30
30
30
52.3 FG
SUB DRAIN
50.9 IE
SUB DRAIN
51.0 IE SUB DRAIN
50.9 IE
26
SUB DRAIN52.8 IE
26
14
51.8 FG
51.8 RIM
49.2 IE IN49.1 IE OUT
49.7 IE OUT
52.0 RIM49.5 IE IN
49.4 IE OUT49.5 IE OUT
52.2 RIM49.75 IE
53.4 FG
38
38
38 38
52.3 RIM50.0 IE
51.8 RIM49.3 IE21
16
30
55.8 TW54.8 TW@FG51.6 BW
NS
E
EE
S
51.
6
52.
1
53.
4
XX
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
C
GGGGGGGGGGGG
X X X X X X XXXXX
X
DE
N
S
E
TR
E
E
S
55
52
51
53 54
52
53
S S S S S S S S S S S S S S S S S S S SWWWWWWWWWWWWWWWWWWWW
G G G G G G G G G G G G G G G G G G G
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
IR
R
IR
R
IR
R
IR
R
W
W W W W
W
W W W W SD
SD
SD SD SD SD
3.0'
5.0'
A
4.4%
JUNIPER AVENUE
4.4%1.0%1.0%
10
.
0
'
4.0
'
30
.
0
'
20
.
0
'
6.0
'
LA LALA
ROW ROW
LA
CL CL
32
EXISTING GAS MAIN
PER SDGE
EX. 12" C.M.P STORMDRAIN @0.5% PERDWG. 123-7
EX. GRATED SD INLETTO BE REMOVED(50.5 TG)
(47.5 IE)
(50.4 FS)
(51.6 FS)50.46 FS
PROP. TYPE B SD CURBINLET; CONNECT TO EX.SD INLET50.5 RIM50.4 FL49.5 IE IN NORTH47.7 IE OUT EAST
51.5 FS 53.65 FL
50.75 FL
(51.0 FG)50.9 FS
51.0 FS
52.1 FS
52.0 FS
(54.0 FG)
51.45 FS
PROP. FIRE WATERSERVICE
PROP. DOMESTIC
WATER SERVICE
PROP. IRRIGATION
WATER SERVICE
12
13
4
3 5
25
25
24
11
PROPOSED STORM DRAIN; PERENCROACHMENT AGREEMENT
23
23
1
1
EX. 6" VC SEWER MAIN
PER DWG. 117-2
EX. 6" AC WATER MAIN
PER DWG. 170-6
EX. PUBLIC STREET
LIGHT TO REMAIN
27
27
(54.0 FL)
45.5 IE@LAT
(44.8 IE@MAIN)
28
51.35 RIM47.5 IE IN NORTH47.5 IE IN WEST47.45 IE OUT EAST
50.65 IE33
910
1" IRR. SERVICE 50.5 BP6" VC SEWER MAIN 45.05 TP
2" DOM. SERVICE 50.5 BP6" VC SEWER MAIN 45.0 TP
6" DOM. SERVICE 50.2 BP6" VC SEWER MAIN 44.95 TP
1" IRR. SERVICE 49.7 BP
12" CMP SD 48.3 TP
2" DOM. SERVICE 49.7 BP12" CMP SD 48.3 TP
6" FIRE SERVCIE SERVICE49.5 BP;12" CMP SD 48.25 TP
6" PVC
13
LIMITS OF PROPOSED GRIND AND
OVERLAY; C&G TO EDGE OFPAVEMENT
(51.1 FS)
12" RCP SD 47.6 IE6" PVC SEWER LAT 45.7 IE
53.5 RIM
47.3 IE IN NORTH47.25 IE IN EAST
47.2 IE OUT
3212" RCP
12" PVC
J:\ACTIVE JOBS\4052 RINCON-270 JUNIPER\CIVIL\DRAWING\DISCRETIONARY PLANS
SE
E
B
E
L
O
W
F
O
R
I
M
P
R
O
V
E
M
E
N
T
S
W
I
T
H
I
N
J
U
N
I
P
E
R
A
V
E
N
U
E
R
O
W
GRAPHIC SCALE: 1" = 10'
0 10' 20' 30'
PLAN VIEW - PRELIMINARY GRADING PLAN
SCALE: 1" = 10' HORIZONTALPROJECT SITE: SEE ABOVE FOR ONSITE IMPROVEMENTS
PLAN VIEW - PRELIM GRADING EXHIBIT
SCALE: 1" = 10' HORIZONTAL
JUNIPER COAST HOMES
270 JUNIPER AVENUE
6
PLSA 4052-01
CONSTRUCTION NOTES
EXISTING SURVEY MONUMENT TO BE PROTECTED INPLACE. SURVEY MONUMENTS DISTURBED OR DESTROYEDSHALL BE REPLACED BY A LICENSED SURVEYOR AND A
CORNER RECORDER SHALL BE FILED WITH THE COUNTY
PROPOSED 6" PVC SEWER LATERAL W/ 12" CAST IRON LIDPER CITY OF CARLSBAD S-7 W/ BACKWATER VALVE
PROPOSED 2" DOMESTIC WATER SERVICE, METER ANDBACKFLOW PER CMWD W-4 & W-6
PROPOSED 1" IRRGATION SERVICE, METER ANDBACKFLOW PER CMWD W-3 & W-6
PROPOSED 6" FIRE SERVICE W/ RDPA PER CMWD W-9
PROPOSED PCC RIBBON GUTTER SEE DETAIL SHEET 4
PROPOSED PERVIOUS PAVERS SEE DETAIL SHEET 4
PROPOSED 6" AREA DRAIN BY NDS OR APPROVED EQUAL
PROPOSED 6" PCC CURB AND GUTTER PER SDRSD G-2
PROPOSED 4" PCC SIDEWALK SDRSD G-7
PROPOSED PCC DRIVEWAY PER SDRSD G-14A
PROPOSED AC PAVEMENT SAWCUT SEE DETAIL SHEET 4
PROPOSED 2" AC GRIND AND OVERLAY
PROPOSED 12" X 12" BROOKS BOX OR APPROVED EQUAL
SITE NOTES
1. ALL UTILITIES SHOWN HEREON PER BEST AVAILABLE RECORD
INFORMATION.
2. ALL EXISTING ONSITE STRUCTURES TO BE DEMOLISHED UNLESSOTHERWISE NOTED.
3. ALL EXISTING ONSITE TREES TO BE REMOVED UNLESS OTHERWISE NOTED.
4. ALL ONSITE WATER, SEWER, AND STORM DRAIN FACILITIES TO BEPRIVATELY MAINTAINED.
5. HARDSCAPE SHALL DRAIN AWAY FROM PROPOSED STRUCTURES ATMINIMUM OF 2.0% FOR 10 FEET, AND LANDSCAPE FOR A MINIMUM OF 5.0%IN ACCORDANCE WITH THE 2016 CALIFORNIA BUILDING CODE SECTION
1804.4. ANY DEVIATION SHALL REQUIRE RECOMMENDATION FROMPROJECT GEOTECHNICAL ENGINEER.
6. TRASH FROM EACH UNIT WILL BE PICKED UP WITHIN THE DRIVE ISLE;
TRASH TRUCK SHALL USE FIRE TURN AROUND.
PROPOSED MASONRY RETAINING WALL PER SDRSD C-3
PROPOSED PRE-CAST BMP PLANTER BOX BY TOURNESOL
OR APPROVED EQUAL
PROPOSED PRIVATE 2" DOMESTIC WATER SERVICE
PROPOSED PRIVATE 6" FIRE SERVICE
PROPOSED 4" PVC SEWER LATERAL @2.0% MIN. W/ 12"CLEANOUT PER CITY OF CARLSBAD S-7 W/ BACKWATERVALVE
APPROXIMATE POC FOR PROPOSED 1" DOMESTIC WATERSERVICE PER CITY OF CARLSBAD W-4
PROPOSED 6" STORM DRAIN CLEANOUT BY NDS ORAPRPROVED EQUAL
PROPOSED BROOKS BOX RAISED PLANTER
BIOFILTRATION EMERGENCY OUTLET SEE DETAIL SHEET 4
PROPOSED TRENCH RESURFACING PER CITY OFCARLSBAD GS-26 AND GS-28
PROPOSED TYPE-B CURB INLET PER SDRSD D-1 W/STORMTEK ST3 TRASH CAPTURE DEVICE
150-FT STOPPING SIGHT DISTANCE VIEW CORRIDOR PERCALTRANS HIGHWAY DESIGN MANUAL
PROPOSED REM TRITON TDAM FILTERTDAM12-PK-PERF-FTC (TRASH CAPTURE BMP) PLACED IN
SIDE OF BROOKS BOX
PROPOSED 6" AC BERM
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
3
27
PROPOSED 15-FT DIAMETER CANOPY TREE WELL BMPPER DETAIL SHEET 5
PROPOSED LIMITS OF BELOW GRADE STORM WATERDETENTION VAULT V1 W/ IMPERVIOUS LINER ON SIDES
AND BOTTOM - NO INFILTRATION PER GEOTECH LETTER6/7/24; STORMTANK ST18 MODULES; 50.1 TOP OF VAULT;
47.1 BOT OF VAULT
PROPOSED PERVIOUS PAVER 6" PERFORATED PVCSUBDRAIN
PROPOSED 36" X 36" BROOKS BOX CLEANOUT W/INTERLOCKING LID
PROPOSED TYPE A CLEANOUT PER SDRSD D-9
PROPOSED LIMITS OF GRAVEL LAYER WRAPPING
DETENTION VAULT
PROPOSED 24" X 24" BROOKS BOX
PROPOSED 18" X 18" BROOKS BOX CLEANOUT W/INTERLOCKING LID
PROPOSED 36" X 36" BROOKS BOX CLEANOUT W/INTERLOCKING LID
PROPOSED LIMITS OF STORAGE VAULT V2 W/ IMPERVIOUS
LINER ALONG SIDES BUT OPEN TO INFILTRATION ONBOTTOM PER 6/7/24 GEOTECH LETTER; PRINSCO HS290
STORMWATER CHAMBER SYSTEM; A = 1,120 SF; 50.45 TOPOF VAULT; 43.7 BOT OF VAULT SEE DETAILS SHEET 6
28
29
30
31
32
33
34
35
36
37
PROPOSED 6" PVC PERFORATED STORMDRAIN AT 1.0%; DISCHARGE INTO GRAVELSTORAGE LAYER SEE DETAIL SHEET 5
38
Dec. 18, 2024 Item #1 116 of 124
X
PL
UNIT 9
FF = 54.9
PAD = 54.2
PROPOSED 6" PVC SEWERLATERAL @1.5%; 49.3 IE
DASHED LINE REPRESENTSAPPROXIMATE EXISTINGGRADE
UNIT 14
FF = 54.9
PAD = 54.25.3%5.3%
PROPOSED PCC RIBBONGUTTER PER DETAIL
THIS SHEET
PROPOSED RETAININGWALL PER SDRSD C-3
PROPOSED FENCINGPER SEPARATELANDSCAPE PLAN
PROPOSED PRIVATE 2"
DOMESTIC WATER SERVICE
PROPOSED PRIVATE
6" FIRE SERVICE
PROPOSED PERVIOUS
PAVERS PER DETAILTHIS SHEET
PL
PROPOSED 6" PVC
STORM DRAIN; 52.5 IE
5%MIN 5%MIN
53.9 FG
X
PROPOSED FENCINGPER SEPARATELANDSCAPE PLAN
PROPOSED RETAININGWALL PER SDRSD C-3
53.8 FG
PROPOSED BUILDINGOVERHANG; FLOORS
ABOVE SEE SEPARATEBUILDING PLANS
PROPOSED 6" PVCSTORM DRAIN; 52.2 IEPROPOSED 6" PVCSTORM DRAIN; 52.0 IE
14.3'
9.3'24.0'8.2'
54.5 TW54.2 TW@FG(52.9 BW)54.5 TW54.2 TW@FG(50.6 BW)53.3 FL54.2 FS 54.2 FS
5.0'5.0'
PROPOSED JOINTUTILITY TRENCH
X
PL
UNIT 20
FF = 52.8
PAD = 52.01.9%4.0%
PL
5%
MIN
51.8 FG X
PROPOSED FENCINGPER SEPARATELANDSCAPE PLAN
14.3'
9.3'
24.0'8.2'
54.5 TW(54.9TW@FG)52.0 BW
UNIT 2
FF = 52.5
PAD = 51.8
PROPOSED FENCINGPER SEPARATELANDSCAPE PLAN
PROPOSED BUILDINGOVERHANG; FLOORS
ABOVE SEE SEPARATEBUILDING PLANS
DASHED LINE REPRESENTSAPPROXIMATE EXISTING
GRADE
PROPOSED PCC RIBBONGUTTER PER DETAILTHIS SHEET
PROPOSED RETAININGWALL PER SDRSD C-3
PROPOSED PRIVATE 2"DOMESTIC WATER SERVICE
PROPOSED PRIVATE
6" FIRE SERVICE
PROPOSED PERVIOUSPAVERS PER DETAILTHIS SHEET
PROPOSED JOINTUTILITY TRENCH PROPOSED RETAINING
WALL PER SDRSD C-3
52.2 TW51.8 TW@FG(51.1 BW)
PROPOSED 6" PVC SEWERLATERAL @1.5%; 48.5 IE
51.5 FL51.8FS
52.0FS
PROPOSED 12" PVC STORM
DRAIN @1.0%; CONNECT TODETENTION VAULT 48.5 IE
PROPOSED 6" PVCSTORM DRAIN; 48.6 IE
PROPOSED 6" PVCSTORM DRAIN; 48.7 IE
PROPOSED 6" PVC
STORM DRAIN; 50.2 IE
51.6 FG
5%MIN
5.0'5.0'
PROPOSED DETENTION VAULTPER DETAIL SHEET 5
PL
7.1'UNIT 11
FF = 54.9
PAD = 54.2
UNIT 10
FF = 54.9
PAD = 54.2
UNIT 9
FF = 54.9
PAD = 54.2
UNIT 6
FF = 54.1
PAD = 53.4
UNIT 7
FF = 54.1
PAD = 53.4
UNIT 8
FF = 54.1
PAD = 53.4
UNIT 5
FF = 53.3
PAD = 52.6
UNIT 4
FF = 53.3
PAD = 52.6
UNIT 3
FF = 53.3
PAD = 52.6
UNIT 2
FF = 52.6
PAD = 51.8
UNIT 1
FF = 52.6
PAD = 51.8
PROPOSED FENCINGPER SEPARATELANDSCAPE PLAN DASHED LINE REPRESENTSAPPROXIMATE EXISTING GRADE
PROPOSED RETAININGWALL PER SDRSD C-3
54.7 TW54.4 TW@FG(49.7 BW)
X
53.8 FL
58.2 TW57.2 TW@FG53.8 BW
57.4 TW
56.4 TW@FG53.8 BW
57.4 TW56.4 TW@FG53.0 BW
56.6 TW
55.6 TW@FG53.0 BW
56.6 TW54.6 TW@FG52.2 BW
55.8 TW54.8 TW@FG
52.2 BW
55.8 TW
54.8 TW@FG50.8 BW
53.0 FL 52.2 FL
50.5 TC50.0 FL
58.2 TW57.2 TW@FG54.4 BW54.4 FG/HP
2%
MAX
PROPOSED CAST IN
PLACE RAISED PLANTERPER STRUCTURALDESIGN (TYP.)
PROPOSED CAST INPLACE RAISED PLANTERPER STRUCTURALDESIGN (TYP.)
PL
10.0'
6.0'
10.0'
4.0'
10.0'
4.0'
10.0'
4.0'3.0'
PROPOSED 4" PCC
SIDEWALK PERSDRSD G-7
10.0'
5.0'
PROPOSED RAISED PLANTER
BIOFILTRATION BMP (TYP.);SEE DETAIL THIS SHEET
PROPOSED RAISED PLANTER
BIOFILTRATION BMP (TYP.);SEE DETAIL THIS SHEET
PROPOSED RAISED PLANTERBIOFILTRATION BMP (TYP.);SEE DETAIL THIS SHEET
PROP. 6" PVC STORMDRAIN; 52.4 IE
PROP. 6" PVC STORM
DRAIN; 50.35 IE PROP. 6" PVC STORMDRAIN; 50.95 IEPROP. 6" PVC STORMDRAIN; 51.1 IE
PROPOSED 6" CURBAND GUTTER PERSDRSD G-2
X
FENCE PER SEPARATE LANDSCAPEPLANS; COMBINED WALL AND FENCE
HEIGHT NOT TO EXCEED 6' FROMLOWEST ADJACENT GRADE
TW PER PLAN = TOP OFWALL AT FINISH SURFACE
0.5' MIN COVER OVERFOOTING PER SDRSD TYP.
BW PER PLAN = BOTTOM OFWALL AT FINSIHED GRADE
*H = EXPOSED WALL HEIGHT
= TW - BW
4" PERFORATED FRENCH DRAIN
12" 8" PONDING
DEPTH
14"
11" LAYER OF 3/4"
CLEAN CRUSHED ROCK;**SEE NOTE BELOW
4" THICK CHOCKET COURSEOF 3/8" PEE GRAVEL
18" THICK LAYER OFENGINEERED SOIL; *SEE
NOTE BELOW
STRUCTURALLY
DESIGNED RAISEDPLANTER BOX; DESIGN
BY OTHERS
PLANTER WATERPROOFING;IMPERVIOUS LINER ALONG THE
SIDES AND BOTTOM OF THE BASIN
ROOF DOWNSPOUT PIPE TO
CONVEY STORMWATER TOBMP PLANTERS 1-14
DEEP ROOTED, DENSE,DROUGHT TOLERANT
PLANTING SUITABLE FORWELL-DRAINED SOIL
12" X 12" CATCH BASIN BY BROOKS
PRODUCTS OR APPROVED EQUALFOR EMERGENCY OVERFLOW
FLOW CONTROL ORIFICEPLATE; 0.5" ORIFICE
WHERE APPLICABLE;***SEE NOTE BELOW
6" PVC OUTLETPIPE (TYP.)
3"
6" DIAMETER
PERFORATEUNDERDRAIN PIPE
PLANTER WATERPROOFINGIMPERVIOUS LINER
FS ELEV.PER PLAN
TW ELEV. =BMP FG + 12"
3" HARDWOODMULCH
CLEANOUT /
INSPECTION PORT
4" FREEBOARD
*BIOFILTRATION "ENGINEERED SOIL" LAYER SHALL BE MINIMUM18" DEEP "SANDY LOAM" SOIL MIX WITH NO MORE THAN 5% CLAY
CONTENT. THE MIX SHALL CONTAIN 50-60% SAND, 20-30%COMPOST OR HARDWOOD MULCH, AND 20-30% TOPSOIL.
**3/4" CRUSHED ROCK LAYER SHALL BE A MINIMUM OF 11" BUTMAY BE DEEPENED TO INCREASE THE INFILTRATION ANDSTORAGE ABILITY OF THE DETAIL
***FLOW CONTROL W/ 0.5" ORIFICE APPLICABLE TO BMP-12
FL + 0.05'FL
SOIL SUBGRADE
PERVIOUS PAVERSPER DETAIL THISSHEET0.05'
3.0'
1.5'1.5'
VARIES
PERVIOUS PAVERSPER DETAIL THISSHEET VARIES
PCC RIBBON
GUTTER
12" M
A
X
*3
"
ORIFICE PLATE: MIN. SQUAREDIMENSIONS 1.0 FT GREATER THANPIPE DIA. HOT DIP GALVANIZEDPLATE AFTER HOLES HAVE BEEN
DRILLED; CONNECT TO INSIDE OFWALL OF OUTLET STRUCTURE
MIN. 6" (TYP.)
INFLOW PIPEFROM STORAGE
LAYER (PER PLAN)
0.5" ORIFICE FORBMP 12 AND 15
3/8" DIA.HOLE (TYP.)
NOTE: ORIFICE AND FLANGECONNECTION TO CONCRETESHALL BE FILLED WITH 30DUROMETER NEOPRENE RING
*3" OFFSET FOR BMP 12;0" OFFSET FOR BMP 15
GU
T
T
E
R
L
I
N
E
SA
W
C
U
T
L
I
N
E
3.0' MIN
2.0' MIN
6" PCC CURB & GUTTERPER SDRSD G-2
STRUCTURAL SECTION 4" ACOVER 6" CLASS II AB OVER NATIVE
SUBGRADE COMPACTED TO 95%REL. COMP.
COLD PLAIN AND OVERLAY (2" MIN.DEPTH) TO PROVIDE SMOOTHTRANSITION
EXISTING AC PAVEMENT
3.0'2.0'
5.0'
10.5'
BEDDING COURSE-2" THICK OF 18" TO 38"(NO.8) AGGREGATE (SUBGRADE)
APPROVED PERVIOUS PAVERS
W/ MIN. 38" VOID
CHOKER COURSE-4" THICK OF 38" TO 12"(NO.57) CRUSHED ROCK (SUBGRADE)MIN. 6" THICK OF 34" CRUSHEDROCK (SUBGRADE)
SLOPE PERVIOUS PAVER STORAGELAYERS TOWARDS RIBBONGUTTER; SEE NOTE THIS SHEET
6" PERFORATED PVCSUBDRAIN MIN. 1.25' THICK OF 34" CRUSHEDROCK (STORAGE LAYER);THICKNESS VARIES SOIL SUBGRADE
% PERPLAN% PERPLAN
PCC RIBBON GUTTERPER DETAIL THIS
SHEET
IMPERMEABLE LINER (MIRAFI 30-MIL140N) OR APPROVED EQUAL)ADJACENT TO BUILDING; 5.5-FTFROM EDGE OF STRUCTURE
5.5'
VARIES1.5' MIN.
PROP. 4" PCC SIDEWALK
PER SDRSD G-7
PROP. 6" PCC CURBAND GUTTER PERSDRSD G-2
SOUTH
ROW
PROPOSED AC
PAVEMENT SAWCUT
CLPL
10.0'
3.5'
0.5'
10.0'
4.5'5.5'
20.0'20.0'
EX. 6" VC SEWER MAINPER DWG 117-2
EX. 6" AC WATER MAINPER DWG 170-6
EX. 12" CMP STORMDRAIN PER DWG 123-7
60.0'
2.0%(1-2%)(1-2%)(1-2%)
EX. 6" PCC CURBAND GUTTER
EX. 4" PCCSIDEWALK
NORTHROW
6.0'
DENS
E
TREE
S
ASP
H
DENSE
TREE
S
DENS
E
TREES
DENSE
TREES
DENS
E
TREES
DENSETREES
K
ASPH ASPH
BERM
DENSE
TREES
DENS
E
TREES
51.5
50.4
50.3
51.4
51.5
49.3
49.7
50.2
51.6 51.4
52.5
50.7 50.9
50.5
51.5
54.855.2
55.3
50.8
51.1
51.1 51.2
51.1
51.2
51.1
51.0 50.9
50.7
50.7
51.7
51.3
54
53
51.6
52.4
52.1
53.4
51.8
51.2
50.4
52.452.1
52.5
50.2
51.5
55.6
X
X
X
X
X
X X X X X X X
X
X
X X X X X X
55 55 55
54
545454535353
53
53
52
52
5252
52
52
51
51
51
5151
51 51
51
51
5151
51
50
50
50
50
X X
X X X X
XX
S
S
S
G
G
G
G
S S S S S S
W W W W WWWWWW W
JTJTJTJTJTJT
SDSDSDSDSD
SD SD SD SD SDSD
SD SD SD SD
SD
SD
A A
C
C
B
B
GF = 51.8
GF = 52.0
PROPOSED STORMTANKSTORAGE MODULES
LIMITS OF GRAVELSURROUNDING MODULESGF = 51.8
GF = 52.0
36" X 36" BROOKS BOXCLEANOUT WITHINTERLOCKING LID; SEEDETAILS A & B THISSHEET
51.8 RIM47.6 IE;CONNECT TOSTORM DRAIN INJUNIPER AVE
CONNECT TO DETENTIONVAULT; 48.6 IE
CONNECT TODETENTION VAULT;47.6 IE
PROPOSED PERVIOUS PAVERSPER DETAIL SHEET 4 PROPOSED JOINTTRENCHPROPOSED 6" PRIVATEPVC SEWER "TRUNKLINE"AT 1.0%
51.3 RIM46.7 IE
PROPOSED 2" PRIVATEDOMESTIC WATERSERVICE
PROPOSED 6" FIRESERVICE
51.0 TG48.8 IE OUT EAST
PROPOSED PCC RIBBONGUTTER
PROPOSED 12"PVC STORMDRAIN; 47.7 IE 2.5' X 2.3'WEIR; 49.9 IEORIFICE PLATEPER DETAILSHEET 47.6 IE6" PVC OUTLETFROM TANKMODULE SYS;47.6 IE
LIMITS OF STORAGEMODULES; 821 CF STORAGE
6" PVC SD TOPUBLIC SD CO
D D
WATER PROOFIMPERVIOUSLINER WRAPPINGSIDES ANDBOTTOM OF BASIN
JUNIPER AVE
SIT
E
HEMLOCK AVE
GA
R
F
I
E
L
D
S
T
CA
R
L
S
B
A
D
B
L
V
D
TAMARACK AVE
REDWOOD AVE
ACACIA AVE
RA
I
L
R
O
A
D
CHESTNUT AVE
MAPLE AVE
1/2 MILE RADIUSFROM PROJECT SITE
PAVER NOTES:-ALL AGGREGATE MUST BE CLEAN/WASHED AND FREE OF FINES (SAND, SILT, ETC.)-THE PAVERS SHALL NOT BE SEALED ONCE THE VOID FILLER HAS BEEN ADDED-EACH COURSE SHALL BE VIBRATORY COMPACTED BEFORE PLACEMENT OF NEXT COURSE-PAVERS TO BE LINED WHEN LESS THAN 5.5-FT FROM A PROPOSED STRUCTURE-SPECIAL APPROVAL REQUIRED FOR USE IN HIGHLY EXPANSIVE SOIL-SUBDRAIN MAY BE REQUIRED
-SLOPE GRAVEL SUBGRADE AWAY FROM STRUCTURES AT 5.0% MIN. FOR 10-FT MIN.; LAY 3-INCHGRAVEL STORAGE LAYER FLAT FOR 5-FT ON EACH SIDE OF RIBBON GUTTER EDGE
UNIT 15FF = 54.9
PAD = 54.2
UNIT 16
FF = 53.5PAD = 52.8
11 11DASHED LINE REPRESENTSAPPROX. EXISTING GRADE
1:1 ZONE OF INFLUENCE
STORAGE VAULT V2; PRINSCO HS290STORMWATER CHAMBER SYSTEM; A = 1,120 SF;50.45 TOP OF VAULT; 43.7 BOT OF VAULT; OPENBOTTOM TO ALLOW INFILTRATION INTO NATIVESOIL SEE DETAILS SHEET 6
1:1 ZONE OF INFLUENCEPERVIOUS PAVERS PERDETAIL THIS SHEET
58.2 TW
57.2 TW@FG53.8 BW 56.8 TW
55.8 TW@FG52.8 BW
1.1%2.9%
54.1 FS 53.9 FS
53.2 FS
54.0'
6.0'17.0'24.5'6.5'
11.8'12.3'
1.3'2.8'
18" X 18" BROOKS BOXEMERGENCY OUTLETSTRUCTURE; 44.45 IE IN49.9 IE OUT
TOP OF FOUNDATION
STONE 44.45
IMPERMEABLE LINERSLOPED AT 5% AWAYFROM STRUCTURE
44.45 IE IN
49.9 IE OUT
J:\ACTIVE JOBS\4052 RINCON-270 JUNIPER\CIVIL\DRAWING\DISCRETIONARY PLANS
JUNIPER COAST HOMES
270 JUNIPER AVENUE
6
PLSA 4052-01
SECTION C-C
NOT TO SCALE
SECTION B-B
NOT TO SCALE
SECTION A-A
NOT TO SCALE
4
TYPICAL DETAIL - PERVIOUS PAVERS
NOT TO SCALE
TYPICAL DETAIL - PCC RIBBON GUTTER
NOT TO SCALE
TYPICAL DETAIL - RETAINING WALL
NOT TO SCALE
TYPICAL DETAIL - AC PAVEMENT SAWCUT
NOT TO SCALE
TYPICAL DETAIL - ORIFICE PLATE
NOT TO SCALE
TYPICAL DETAIL - RAISED PLANTER BMP
NOT TO SCALE
TYPICAL SECTION - JUNIPER AVENUE
NOT TO SCALE
PLAN VIEW - SECTION KEY MAP
SCALE: 1" = 60'
TRANSPORTATION NETWORK KEY MAP
NOT TO SCALE
LEGEND
EXISTING BUS STOP
BIKE LANE ON
TAMARACK AVE
BIKE LANE ONCARLSBAD AVE
SECTION D-D
NOT TO SCALE
SECTION SCALE NOTE: ALL SECTION VIEWSDRAWN TO RELATIVE SCALE, HOWEVER, REFER
TO PLAN VIEW FOR SCALED DIMENSIONS
Dec. 18, 2024 Item #1 117 of 124
STREET FLOW
COMPACTEDSUBGRADE ROOTBALL
48"
4"
SPLASH PAD PERSDC GS DS GS-5.06
UNCOMPACTED SUBGRADE
#4 @18" O.C.BOTH WAYS, TYP.
9"
12"
3"
3" SHREDDEDHARDWOOD MULCH
1" GUTTER DEPRESSION@CURB CUT
6" PCC C&G PER
SDRSD G-2
6" SAND FILTER
LAYER
48" DEEP STRUCTURALSOIL PER SD 1.02 + 1.03
30 MIL PLASTICLINER
2.0%
2.0%
5"
6.0'
PL
10.0'
6.0' LIMITS OF STRUCTURAL SOIL
ROOT CONTROL BARRIERPER SDRSD L-06
SIDEWALKUNDERDRAINPER GS-5.04
14"
EXPANSION JOINT, PERL-03 (TYP.)MATCH EX. GROUNDELEVATION
TREE GRATED FRAME BY URBANACCESSORIES OR APPROVE EQUAL 3.0' TREE
GRATE FRAME
JUNIPER
AVENUE PROJECT
SITE4.0'
1:1 ZONE OF
INFLUENCE
LA
LA
PROPOSED LANDSCAPEAREA PER SEPARATELANDSCAPE PLANS
PROPOSED 4" PCC
SIDEWALK
REMOVE AND REPLACE EXISTING
PCC CURB AND GUTTER PERSDRSD G-2
PROPOSED 6" PCCCURB AND GUTTER
1.5
%
ROOT BALL
PL
6.0
'
S
I
D
E
W
A
L
K
4.0
'
L
A
N
D
S
C
A
P
E
A
R
E
A
10
.
0
'
P
A
R
K
W
A
Y
#4 X 8" SMOOTHDOWELS @18" O.C.GREASED ON ONE END(TYP.)
TREECANOPY
30 MIL PLASTIC LINER;ADHERE LINER TO LIMITSOF STRUCTURAL SOIL
1.5'
R = 6"
4.0
'
3.5
'
T
R
E
E
G
R
A
T
E
F
R
A
M
E
14.0' TREE GRATE FRAME
SIDEWALK UNDERDRAIN
PER GS-5.04
ROOT CONTROL BARRIERPER SDRSD L-06
SPLASH PADPER GS-5.06
JUNIPER AVENUE
EXPANSION JOINTS(TYP.)
PROJECT
SITE
A
A
B
B
1.5
%
LIMITS OF STRUCTURALSOIL
15.0' LIMITS OF SOIL
SIDEWALK UNDERDRAINPER GS-5.04
2
.
5
'
1
.
0
'
1
.
0
'
C
C
18" CURB CUT OPENINGCENTERED AT TREE WELLLOCATION AS SHOWN ON SHEET 4
4
.
5
'
G
U
T
T
E
R
D
E
P
R
E
S
S
I
O
N
6" PCC C&G PERSDRSD G-02
GUTTER LIP 6" PCC C&GSDRSD G-2
R=6"(TYP.)
GUTTER LIP
ROOTBALL
DEEP ROOT TREEBUBBLER PER
SDRSD DWG I-4
UNCOMPACTED SUBGRADE
3" MULCH
15.0' LIMITS OF ENGINEERED SOIL
14.0' TREE GRATE FRAME
PROPOSED LANDSCAPEAREA PER SEPARATE
LANDSCAPE PLANS
9" X 30" TREEGRATE SUPPORT
4" X 8 SMOOTH DOWELS @ 18" OC,GREASED ON ONE END, TYP. ALLSIDES PER SDC GS DS GS-1.02 TREE GRATED FRAME BY URBANACCESSORIES OR APPROVE EQUAL
#4 @ 18" O.C. BOTH WAYSPER SDC GS DS GS-1.02
INSTALL 30 MIL PLASTICIMPERMEABLE LINER
ROOT BARRIER PERSDRSD L-6
6" SAND FILTERLAYER
48" DEEP STRUCTURALSOIL PER SD 1.02 + 1.03
TOP OF 6"PCC C&G TOP OF 6"PCC C&G
4.5'
FLOWLINE(PER PLAN)
FLOWLINE
(PER PLAN)1" GUTTER
DEPRESSION @TREE WELL1" VERTICAL GUTTER
TRANSITION OVER 1'HORIZONTAL
1.5' CURB CUT OPENING 1.0' 1.0'
7"1"
2.5'
NSE
TREE
S
51.
5
51.
6
5
51.
8
X
X
X
X
X
X
X
X
X
X
X
X
X
52
5
2
51
S S S S S S S S S S S S S S S S S
W
W
W
W
W W W W W W W W W W W W W
W W W W W W W W W W W W W
W
W
W
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
S
S
S
S
JT
JT
JT
JT
JTJTJTJTJTJTJTJTJTJTJT
SD SD SD
SD
SD
SD
SD
GF = 51.8
GF = 52.0
PROPOSED STORMTANK
STORAGE MODULES
LIMITS OF GRAVELSURROUNDING MODULES
GF = 51.8
GF = 52.0
36" X 36" BROOKS BOX
CLEANOUT WITHINTERLOCKING LID; SEE
DETAILS A & B THISSHEET
51.8 RIM47.6 IE;CONNECT TOSTORM DRAIN INJUNIPER AVE
CONNECT TO DETENTIONVAULT; 48.6 IE
CONNECT TODETENTION VAULT;
47.6 IE
PROPOSED PERVIOUS PAVERSPER DETAIL SHEET 4
PROPOSED JOINTTRENCH
PROPOSED 6" PRIVATEPVC SEWER "TRUNKLINE"
AT 1.0%
51.3 RIM
46.7 IE
PROPOSED 2" PRIVATE
DOMESTIC WATER
SERVICE
PROPOSED 6" FIRE
SERVICE
51.0 TG48.8 IE OUT EAST
PROPOSED PCC RIBBON
GUTTER
PROPOSED 12"PVC STORMDRAIN; 47.7 IE
2.5' X 2.3'WEIR; 49.9 IE
ORIFICE PLATE
PER DETAILSHEET 47.6 IE
6" PVC OUTLETFROM TANK
MODULE SYS;47.6 IE
LIMITS OF STORAGE
MODULES; 821 CF STORAGE
6" PVC SD TOPUBLIC SD CO
WATER PROOFIMPERVIOUSLINER WRAPPINGSIDES ANDBOTTOM OF BASIN
2.0'
MIN.
6" PVC STORM DRAIN CONNECT PUBLIC
STORM DRAIN IN JUNIPER AVE; 47.6 IE OUT
36" X 36" BROOKS BOX CLEANOUT
WITH INTERLOCKING LID;51.8 RIM
47.6 IE PERVIOUS PAVERS PER
DETAIL SHEET 4 PERVIOUS PAVER GRAVEL
STORAGE LAYER
STORM TANK ST18
MODULES 95% VOIDS
GRAVEL LAYER SURROUNDING
STORM TANK MODULES
2.5' X 2.3' WEIR;49.9 IE
PERMEABLE GEOTEXTILE FABRIC
LAYER (LAYFIELD LP6 OR APPROVEDEQUAL); SURROUNDING MODULES
AND SURROUNDING GRAVEL LAYER
0.5'
MIN.
47.6 EL
47.1 EL
IMPERVIOUS LINER WRAPPING
SIDES AND BOTTOM OF
STORAGE VAULT
ORIFICE PLATE W/ 0.5" ORIFICE 47.6
IE; DRILLED INTO OVERFLOW WEIR
PER DETAIL SHEET 4
6" PVC STORM DRAINCONNECT PUBLIC STORM
DRAIN IN JUNIPER AVE;47.6 IE OUT
36" X 36" BROOKS BOX CLEANOUT
WITH INTERLOCKING LID;51.8 RIM
47.6 IE
PERVIOUS PAVERS PER
DETAIL SHEET 4
PERVIOUS PAVER GRAVEL
STORAGE LAYER
STORM TANK ST18
MODULES 95% VOIDS
2.5' X 2.3' WEIR;49.9 IE
PERMEABLE GEOTEXTILE FABRIC
LAYER (LAYFIELD LP6 OR APPROVED
EQUAL); SURROUNDING MODULES
AND SURROUNDING GRAVEL LAYER
ORIFICE PLATE W/ 0.5" ORIFICE
47.6 IE; DRILLED INTO OVERFLOW
WEIR PER DETAIL SHEET 4
6" PVC OUTLET PIPE FROM STORM
TANK MODULE SYSTEM TO CONNECTTO OUTLET STRUCTURE; 47.6 IE
IMPERVIOUS LINER WRAPPINGSIDES AND BOTTOM OF
STORAGE VAULT
1%
CHOKER COURSE-4" THICK OF 38" TO 12"(NO.57) CRUSHED ROCK (SUBGRADE)
MIN. 6" THICK OF 34"CRUSHED ROCK
(SUBGRADE)
SOIL SUBGRADE
BEDDING COURSE-2" THICK OF 18" TO 38"(NO.8) AGGREGATE (SUBGRADE)
6" PERFORATED SUBDRAIN
CONNECT TO BROOKS BOX
PCC RIBBON GUTTERPER DETAIL SHEET 4
MIN. 1.25' THICK OF 34" CRUSHED
ROCK (STORAGE)
50'
51.5 TG
50.4 IE IN49.5 IE IN
47.7 IE OUT
12" X 12" BROOKS BOXCONNECT TO STORAGE
VAULT V1
1%1%
CONNECT 6" STORM DRAIN TO
BROOKS BOX; 49.5 IE IN49.4 IE OUT49.5 IE OUT
CONNECT 6" STORM DRAIN TOBROOKS BOX; 49.2 IE IN
49.1 IE OUT49.7 IE OUT
SLOPE PAVER SUBGRADE AT 1%
TOWARDS JUNIPER AVENUE
BOTTOM OF STORAGELAYER 48.9
6" PERFORATED PVC SD WRAPPEDIN GEOTEXTILE FILTER FABRIC
DISCHARGING TO GRAVELSTORAGE; SLOPED AT 1.0%
6" SOLID WALL STORM DRAINCONNECT TO DOWN STREAM
BROOKS BOX
6" SOLID WALL STORM DRAINCONNECT TO DOWN STREAM
BROOKS BOX
6" PERFORATED PVC SD WRAPPED IN
GEOTEXTILE FILTER FABRIC DISCHARGINGTO GRAVEL STORAGE; SLOPED AT 1.0%
J:\ACTIVE JOBS\4052 RINCON-270 JUNIPER\CIVIL\DRAWING\DISCRETIONARY PLANS
JUNIPER COAST HOMES
270 JUNIPER AVENUE
6
PLSA 4052-01
5
SECTION C-C CURB CUT @ TREE WELL SDC GS DS GS 5.01
NOT TO SCALE
PLAN VIEW - CURB CUT @ TREE WELL SDC GS DS GS-5.01
NOT TO SCALESECTION A-A TREE WELL W GRATE MODIFIED SDC GS DS
SD-1.02 & 1.03 (MODIFIED FOR 6' WIDE SIDEWALK)
NOT TO SCALE
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NOT TO SCALE
SECTION B-B TREE WELL W GRATE MODIFIED SDC GS DS
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NOT TO SCALE
DETAIL - DETENTION VAULT
SCALE: 1"= 10'
DETAIL A - BROOKS BOX OUTLET STRUCTURE
NOT TO SCALE
DETAIL B - BROOKS BOX OUTLET STRUCTURE
NOT TO SCALE
TYPICAL DETAIL - PERVIOUS PAVERS STORAGE
NOT TO SCALEDec. 18, 2024 Item #1 118 of 124
J:\ACTIVE JOBS\4052 RINCON-270 JUNIPER\CIVIL\DRAWING\DISCRETIONARY PLANS
JUNIPER COAST HOMES
270 JUNIPER AVENUE
6
PLSA 4052-01
6
18" X 18" BROOKS BOXEMERGENCY OUTLETSTRUCTURE 44.45 IE IN
36" X 36" BROOKS BOXINLET; 46.0 IE IN44.75 IE OUT
43.7 BOTTOM
VAULT
50.45 TOP VAULT
46.0 IE IN
46.0 IE IN
49.9 IE OUT
36" X 36" BROOKS BOXINLET; 46.0 IE IN44.45 IE OUT
44.45 TOP OF STONE
44.75 IE
Dec. 18, 2024 Item #1 119 of 124
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DIAL TOLL FREE1 - 800 - 422 - 4133
AT LEAST TWO DAYSBEFORE YOU DIG
T.M.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
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C A R L S B A D , C A 9 2 0 0 8
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PLANT LEGEND
Dec. 18, 2024 Item #1 120 of 124
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10/31/26
Dec. 18, 2024 Item #1 121 of 124
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Signature10/31/26
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Signature10/31/26
Dec. 18, 2024 Item #1 123 of 124
Exhibit 13
Full Size Exhibits “A” – “NN” dated June 21, 2023
(On file in the Planning Division.)
Dec. 18, 2024 Item #1 124 of 124
From:S R
To:Planning
Subject:Juniper Coast Homes Comments for Dec 18 Meeting
Date:Saturday, December 14, 2024 7:37:13 PM
To the Planning Commission:
I sent two emails to Kyle Van Leeuwen in January 2024 regarding Juniper Homes
Coast Project, however although I received a response to both, only one of theemails (the one focusing on parking concerns) seems to have been included in themeeting agenda for December 18, 2024. Below you will find the comments from
the second email so they may be presented to the planning commission as well.
Thank you.
1. My previous email focused on concerns about lack of visitor parking. In additionto ensuring that there is at least one visitor spot per unit, it would also be helpful tofind ways to ensure that garages are used for parking cars and not for other uses
such as storage or creating additional living space. Here are some suggestions:
Having enough space in the complex so that each unit has a driveway in front of thegarage where their visitors could park. If each complex could fit two cars inside thegarage (for the owners/tenants) AND two cars on each driveway (for
visitors/contractors), then fewer additional visitor spots may be needed.
Create additional space inside of each unit or in separate locked areas for storage so
that garages are not filled to the brim with storage items. I have seen issues withparking in other complexes where people use their garages for storage and then
there is an overflow of cars in the visitor spaces because the owners/residents are
using those spaces for their daily parking needs.
Instead of garages, use covered carports to ensure that “garage” space is being usedfor cars.
Garage doors that are see-through (such as glass) so that the garage is not converted
into living space (as is common recently due to rise in Air B&B and other vacation
rentals).
2. I noticed that one unit was specified as an Affordable Housing Unit. Will
ownership of this unit be retained by the builder and the unit rented on a yearly
basis? How will these tenants be screened?
3. So much of Carlsbad's historic charm and open space has already been taken
away. It is truly a shame that the orchard and fruit trees will be removed for thisproject. Is there a way to retain some of the trees or otherwise incorporate moreopen, park-like space into the plans for this project?
4. Other than a six foot decorative fence, I see no other barrier between this new
complex and the pre-existing complexes on either side. Please include somelandscaping such as arborvitae or other tall trees. Adding trees along the easternedge would help.
7. If there is any way to limit the height of these buildings, please consider this. The
growing number of large multi-family properties in this neighborhood hasprogressively reduced our ocean views and taken away from the neighborhood'scharm. Furthermore, the population here is aging and it is becoming increasingly
difficult for people to find ranch-style homes. A complex with units that have both a
kitchen and bedroom on the ground floor would be highly desirable in this area.
This would allow the units to be accessible to more people with disabilities (ratherthan only one or two units being fully accessible) as well as elderly individuals who
still want to be close to the beach they have grown to love without having to climb
multiple sets of stairs. This would help ensure that full-time residents of Carlsbad
will be the ones purchasing and living in these units, rather than the units beingsublet or converted to short term vacation rentals.
Suzanne Raspa, PT, DPT, CSCS
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
From:S R
To:Planning
Subject:Important Comments re Juniper Coast Homes for December 18 Meeting
Date:Saturday, December 14, 2024 8:00:15 PM
To The Planning Commission:
I implore you, if there is any way to adjust this project (such as through city funding or by
opting not to approve the plans) to reduce the number of residential housing units for this plotof land to less than four and using the remaining space for a park, please act now before it is
too late! It is a tragedy that so much of Carlsbad's open space is being taken away. The factthat an orchard with fruit trees is being replaced by another set of luxury condos is yet another
example of the city's charm being taken away. The average individual or family would not beapproved for the low income unit, nor could they afford any of the other multi million dollar
units on this property. But all residents of Carlsbad (low and high income and everyone inbetween) can enjoy a park, especially one with a community garden (so few residents have
their own outdoor space)! In addition, many species of wildlife will be disrupted anddisplaced by this project, including racoons, coyotes, cats, rabbits, birds, and other animals, all
of which I have seen inhabiting this property.
We also have neighbors nearby on Chinquapin Ave who have spoken at previous communitymeetings about issues with these types of new developments on their street, which have led to
ongoing sewage problems and offensive smells due to the infrastructure of Carlsbad notinitially designed for such high density housing. This is another example of why this project
should not be approved.
Furthermore, the builders have already shown disrespect of our community by not beingcourteous of the limited space on our street with prior projects and by making changes to the
land of the proposed Juniper Coast Homes (I have noticed changes in the soil/topography) andmoving their trucks onto the property before obtaining the permits to do so (the city did
address this once a neighbor reported it but it shows a disrespect for the community that is athigh risk of worsening if the project is approved).
Thank you for your time and consideration.
Suzanne Raspa, PT, DPT, CSCS
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
Kyle Van Leeuwen, Associate Planner
Planning Division
Dec. 18, 2024
Juniper Coast Homes
CT 2023-0005/PUD 2023-0007/CDP 2023-0058
ITEM 1 - Project Site
270 Juniper Ave.
•0.869 AC (37,856 SF)
•R-23 GP Land Use
•R-3 Zoning
•Mello II Segment
•Beach Area Overlay
ITEM 1 – Project Proposal
•Demolition: Single-Family Residence &
Accessory Structure
•Construct Seven New Structures
•21 Three-Story Condominiums
•Density Bonus – One Additional Unit,
One Unit Very-Low Income
•1 Concession / 8 Waivers
ITEM 1 - Site Plan
7 New Structures
•5 Triplexes
•1 Duplexes
•1 Four-Unit Building
•Three Floor Plans
•Two Car Garages
(7 Tandem Design)
•5 Guest Parking Spaces
•1 Loading Space
•Fire Turnaround Units Size in SF
(excluding garage)Bedrooms Bathrooms Tandem Garage
1,2,3,5,6,8,9,11 - (8)2,354 4 4.5 NO
4,7,10,13,14,17,20 - (7)1,460 2 2.5 YES
12,15,16,18,19,21 - (6)2,298 3 3.5 N0
Density Bonus Calculation
ITEM 1 – Project Proposal
55
•Base Density:
23 DU/AC X 0.869 AC = 20 Units (19.98)
•1 Unit Very-Low-Income or 5% of Base Units
•5% Very-Low Dedication = 20% Bonus Density
•20% of 20 Units = Up to 4 Additional Units
•24 Units allowed – 21 Units Proposed
STATE DENSITY
BONUS LAW
Concession/Incentive
ITEM 1 – Project Proposal
66
1.Concession to waive the requirement that the
current water main servicing the property be
upsized from a six-inch water main to an
eight-inch water main.
STATE DENSITY
BONUS LAW
Waivers of Dev. Standards
ITEM 1 – Project Proposal
77
1.Waiver of 20-foot rear-yard setback.
2.Waiver of 10-foot side yard setback.
3.Waiver of community recreation space
requirement, 150 sf per unit.
4.Waiver of 10-foot minimum building separation.
STATE DENSITY
BONUS LAW
Waivers of Dev. Standards (Con’t)
ITEM 1 – Project Proposal
88
5.Waiver of 25% limit on tandem garage spaces for
residential parking.
6.Waiver of yard-intrusion limits for planting boxes
and masonry planters.
7.Waiver of visitor parking requirement for four-unit
building.
8.Waiver of 55% limit of compact visitor parking
spaces.
STATE DENSITY
BONUS LAW
ITEM 1 - Elevations
ITEM 1 – Renderings
ITEM 1 – RECOMMENDATION
ADOPT a resolution APPROVING the Tentative
Tract Map, Planned Development Permit, and
Coastal Development Permit, based on the
findings and subject to conditions.