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HomeMy WebLinkAboutPRE 2024-0065; MULTI-FAMILY RESIDENTIAL DEVELOPMENT; Admin Decision Letter{'cicyof Carlsbad January 22, 2025 ATIEH KAENI SUBTRAKT STUDIO 119 E. AVENI DA SAN JUAN SAN CLEMENTE, CA 92672-3232 SUBJECT: PRE 2024-0065 (DEV2024-0135)-MULTIFAMILY RESIDENTIAL DEVELOPMENT APNs 203-172-03-00 Dear Mr. Kaeni, Thank you for submitting a preliminary review application for the demolition of an existing single-family home and the construction of a seven-unit, three-story multi-family residential development with one level of underground parking at 367 Beech Avenue (Assessor Parcel Numbers 203-172-03-00). The 0.19- acre project site is developed with a one-story single-family home. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminary review does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning Division Comments: General 1. 2. The current General Plan and zoning designations for the properties are as follows: a. General Plan: Village-Barrio (V-B) b. Zoning: Village-Barrio (V-B) c. Master Plan: The project is located within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). The permitted density.is 28 to 35 dwelling units per acre. d. . Coastal Zone: The project site is located within the boundaries of the Coastal Zone and outside the appealable jurisdiction. Required Permits. The following permits will be required: a. Site Development Plan. Pursuant to VBMP Section 6.3.3(8), an SDP is required for new construction of 5 or more residential units. b. Tentative Tract Map. If the units will be for sale (i.e., condominiums instead of apartments), a tentative tract map will be required. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2024-0065 (DEV2024-0135)-MULTIFAMILY RESIDENTIAL DEVELOPMENT January 22, 2025 Pa e 2 3. 4. 5. 6. c. Coastal Development Permit. Pursuant to VBMP Section 6.3.4(8) and (C), the Planning Commission will make a recommendation to the City Council. The City Council is the final decision-making authority for coastal development permits. As City Council approval is required for the CDP, the Minor SDP (and CT, if applicable) will also be considered by the City Council. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process for housing projects. It is not mandatory unless applicants seek the vesting and processing benefits offered under SB 330. Participation in the SB 330 streamline process would occur first, followed by the formal development application process required under Government Code (Gov. Code)§§ 65940, 65941, 65941.5, and Carlsbad Municipal Code (CMC) § 21.42.050. Acceptance by the city of a complete SB 330 Streamline Application (Form P-32) and fee will vest the project for 180 days in accordance with the ordinances, policies and standards in .effect at the time the SB 330 Application is accepted. Protected Units. Per the Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition of a "protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code§ 7260 et seq .), and 2) right of first refusal for a comparable unit available in the new housing development. (Gov. Code § 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code § 66300(d)(2)(E)(ii) as including residential units subject to affordability restrictions, price controls, or occupied by low income households. The formal submittal of the project will need to include documentation regarding any existing "protected units.". Please see link to Housing Declarations, Form P-38, below. https://www.carlsbadca.gov/home/showpublisheddocument/13862/638207099023970000 Land Use. Pursuant to Table 2-1 of the VBMP, multiple-family dwellings are permitted uses. However, pursuant to Figure 2-2 of the VBMP, the subject parcel is in a use restriction area of the VC District. Specifically, residential uses cannot be located on the ground floor and commercial space shall occupy more than one-half of the habitable space on the ground floor and shall span at least 80 percent of the building frontage. The conceptual project, which does not include commercial area on the ground floor, does not comply. Density. The density range for the VC district is 28-35 dwelling units per acre. Units permitted for 0.19-acre parcel: 5 or 6 dwelling units (exclusive of a density bonus request): Minimum density = 28 du/ac: Minium unit yield = 28 x 0.19 = 5.32; rounds down to 5 units (can round down per Carlsbad Municipal Code Section 21.53.230, Table A) Maximum density= 35 du/ac: Maximum unit yield = 35 x 0.19 = 6.65; rounds down to 6 units (required to round down per Carlsbad Municipal Code Section 21.53.230, Table A) Conceptual project: The conceptual proposal to construct 7 multi-family units exceeds the maximum allowable residential density. A density bonus will be required. Please see link to Informational Bulletin, IB 112, for additional information regarding density bonus projects. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0065 (DEV2024-0135)-MULTIFAMILY RESIDENTIAL DEVELOPMENT January 22, 2025 Pa e 3 7. https://www.carlsbadca.gov/home/showpublisheddocument/8169/638600078695630000 lnclusionary Housing Requirement. Pursuant to CMC Chapter 21 .85, lnclusionary Housing Ordinance, and Informational Bulletin IB-157, all residential developments proposing 7 or more housing units are required to provide at least 15% of the total number of units (including density bonus units) to be restricted for low-income households. Based on the proposal to construct 7 units, one inclusionary housing unit shall be provided onsite. Due to the conceptual nature of the project, the project was not reviewed by the Housing & Homeless Services Department. Please see link to IB-157 below for additional information regarding the inclusionary housing requirements. https://www.carlsbadca .gov/home/showpublisheddocument/9634/637897580094270000 Please note, if the project is redesigned to provide 6 units, an inclusionary unit will not be required. Instead, an in-lieu inclusionary housing fee will be required. The current fee is $15 per square foot of net building area for each market rate .unit. 8. VBMP Objective Design Standards (ODS). In addition to the standards contained in the VBMP, the proposed multi-family project will likely be required to comply with the ODS for the VBMP. The ODS standards for projects in the Coastal Zone are anticipated to be approved by the Coastal Commission in May 2025. Please note that there are architectural styles associated with the various subdistricts that will need to be identified and the proposed designed adhered to. Please review your design against the ODS and revise where any non-compliance might occur. Please see links below for reference and apply the standards to the final design, as applicable. Please inc.lude a detailed compliance analysis with the project submittal. 9. VBMP ODS: https://www.carlsbadca.gov/home/showpublisheddocument/13754/638312276242470000 IB 302, Objective Design Standards: https://www.carlsbadca .gov/home/showpublisheddocument/18333/638603458786370000 Parking/AB 2097. Assembly Bill 2097 (AB 2097), effective January 1, 2023, which added Government Code §65863.2, effectively eliminated parking requirements in new residential and commercial developments when located within a half mile of a major transit stop. The project is within one-half mile of Carlsbad Village Train Station and therefore the project qualifies for AB 2097. The intent of AB 2097 is to provide flexibility for project design, concurrent with planning studies that have shown that parking should be market driven. Developers could still voluntarily provide onsite parking, but the number of parking spaces provided will be based on builder preference and market demand, not by city-established minimum parking standards. For additional information on AB 2097, please see the City of Carlsbad Information Bulletin, IB-131, located at the following link: https://www.carlsbadca.gov/home/showpublisheddocument/12218/638083521809200 000 Irrespective of proximity to public transit, state law allows the city to continue to apply minimum parking standards for electric vehicle (EV) charging stations as well as required parking spaces accessible to persons with disabilities (ADA). Please determine the number of required EV capable Community Deve lopment Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0065 (DEV2024-0135)-MULTIFAMILY RESIDENTIAL DEVELOPMENT January 22, 2025 Pa e 4 spaces and EV charging stations, accessible spaces and accessible EV charging stations required pursuant to CMC 18.21.040, and the California Building Code Title 24 Part 2. Show, dimension and label the location of these spaces on the plans to show compliance. Please note, EV and ADA spaces required for retail spaces must be made available to the retail spaces. Parking dimension in a parking structure. If a parking structure is proposed, pursuant to CMC Section 21.44.060, Table D, the minimum dimension for parking stalls in a parking garage are 8.5 feet x 20 feet, exclusive of supporting columns/posts. In addition, a back-up distance of 24 feet and 5-foot turning bump-out is required at the end of a stall series (i.e., dead end). Please also ensure an area is striped for "No Parking" to allow room for cars to pull-into and safely back-up and turn-around . With the project submittal, please demonstrate compliance with these standards. 10. Setbacks. The project shall be designed to comply with the following setbacks. Front: Minimum of O feet, maximum of 5 feet to building (at the ground floor). Additional depth permitted where area includes a plaza, courtyard, or outdoor dining. Additional depth is also permitted to accommodate electrical transformers, utility connections, meter pedestals, and similar equipment only if other locations are infeasible as determined by the decision-maker. Side: O feet Rear: O feet 11. Open Space. A minimum of 60 square feet of private open space per residential unit shall be provided with a minimum dimension of 6 feet in any direction. As less than 11 units are proposed, there is no requirement for common open space. 12. Lot Coverage: There is no minimum or maximum lot coverage in the VC district. 13. Building Height. The maximum allowable building height in the VC district is 45 feet and four stories. If ground floor commercial is included in the design (which is required), the minimum ground floor plate height shall be 14 feet. If a 4-Story building is proposed: a. A maximum of 30 percent of the fourth story street facing fa~ade can have a O foot setback (as measured from the property line). The remaining 70 percent shall be set back a minimum of 10 feet (as measured from the property line). b. The total square footage of enclosed fourth floor space shall not exceed 80 percent of the largest enclosed floor space below (floors one, two, or three). However, in no case shall the fourth floor enclosed space exceed the amount of third floor enclosed space. 14. The following technical studies/reports, beyond those listed as required in Development Permit Application Form P-2, shall be required with a formal submittal. Each of the studies/reports shall be provided in hardcopy (2 copies each) and digital (.pdf): a. Air Quality Analysis. b. Historical, Cultural and Paleontological (3 separate reports). The development of the proposed project will require demolition of an older single-family home and excavation in an Community Deve lopment Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0065 (DEV2024-0135)-MULTIFAMILY RESIDENTIAL DEVELOPMENT January 22, 2025 Pa e 5 area of the city known to have a high sensitivity as it relates to (1) architectural history, (2) archeological resources, and (3) paleontological resources. Please direct your consultant to the city's Tribal, Cultural and Paleontological Resources Guidelines. Please note that any archeological pedestrian survey of the site for the cultural resources study shall also include a Native American monitor during the survey. The city's Tribal, Cultural and Paleontological Resources Guidelines may be found on the city's website at: https://www.carlsbadca .gov/home/showpublisheddocument/254/637425976516870000 c. Noise Study: A noise study shall be submitted for any residential project requiring a discretionary permit containing five or more dwelling units or any multiple-family dwelling units located within or 500-feet beyond the 60 dB(A) CNEL noise contour line of the Noise Contour Map as part of the Carlsbad General Plan . This project meets both of the above qualifications, in that the multiple-family project is proposing 17 dwelling units and the property is approximately 266 feet beyond the 60 dB(A) CNEL contour line. Please provide a noise study in compliance with the City of Carlsbad Noise Guidelines. The city's Noise Guidelines Manual may be found on the city's website at: https:ljwww.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000 The City's General Plan Noise Element (Chapter 5) may be found on the city's website at: https://www.carlsbadca.gov/home/showpublisheddocument/3426/637434861102600000 This does not represent an exhaustive list. Additional Planning-related studies may be required . In addition, there may be other studies requested by the reviewing City Departments and Divisions listed below. 15. As it relates to both the site and building design, please see Village & Barrio Master Plan (VBMP), section 2.7.1 (I) on pg . 2-40 as it relates Ground Floor Street Frontage Uses: New ground floor street frontage uses permitted within the boundaries of the use restriction area identified on Figure 2-2 shall occupy more than one-half of the habitable space developed on the ground floor and shall span at least 80 percent of the building frontage. (VBMP, Section 2.7.1 (1)(1)). Up to 20 percent of a building frontage may be used for a lobby or entryway to uses above or behind ground floor street frontage uses. (VBMP, Section 2.7.1 (1)(2)). 16. This preliminary review application did not include a preliminary landscape exhibit(s); and thus, it was not routed for landscape review. Please note with a formal application submittal, conceptual landscape exhibits are required and shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The exhibit package shall include a Conceptual Landscape Plan; Conceptual Water Conservation Plan; Conceptual Fire Protection Plan; and a Conceptual Landscape Maintenance Responsibility Exhibit (private or common). The Landscape Manual may be found on the city's website at: https://www.carlsbadca .gov/home/showpublisheddocument/234/637425974086270000 Commun ity Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0065 (DEV2024-0135)-MULTIFAMILY RESIDENTIAL DEVELOPMENT January 22, 2025 Pa e 6 17. Due to the conceptual nature of the proposal, no detailed comments were provided on the site plan. Please refer to the link below for details on what should be included on the site plan submitted with a formal development application. Development Permits, P-2: https://www.carlsbadca.gov/home/showpublisheddocument/16155/638475754241670000 18. Early Public Notice and Stakeholder Outreach. The project is subject to City Council Policy Statement No. 84, Development Project Public Involvement. Please review policy 84, as early public noticing and stakeholder outreach requirements have recently been updated. An early public notice is required to be prepared by the applicant and mailed to all owners and a notice sign is required to be posted onsite by the applicant within 30 days of the application submittal date. In addition, the applicant is required to complete enhanced stakeholder outreach to further engage the community on their project. Project applicants shall conduct at least one in- person public outreach meeting with the community. Additional meetings are encouraged and recommended but not required. The Draft Development Project Public Involvement Package must be submitted at the time of the application submittal. Applicants are encouraged to begin engaging and soliciting public input prior to application submittal, however outreach conducted prior to submittal does not satisfy the requirements of the policy. 19. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on To the extent that new GHG reduction requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the effective requirements even if different than what is proposed in the project's planning approvals. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading or building permits, the applicant may be required to submit and receive approval of a Consistency Determination or an Amendment application for the project through the Planning Division. All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at https://www.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown . Please review all information carefully before submitting. land Development Engineering Division Comments, Jose Sanchez, jose.sanchez@carlsbadca.gov Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442 -339-2600 PRE 2024-0065 (DEV2024-0135}-MULTIFAMILY RESIDENTIAL DEVELOPMENT January 22, 2025 Pa e 7 1. Contact Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov, a division of the Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are used to determine if a Local Mobility Analysis (LMA} is required and the scope of analysis. If an LMA is deemed necessary, first, work with Transportation Division staff to obtain an approved scoping agreement. After the scoping agreement has been approved, submit the approved Scoping Agreement as an appendix within the LMA that is to be prepared per the most recent Transportation Impact Analysis Guidelines. 2. After the scoping agreement has been approved or deemed not necessary by the Transportation Division, submit a completed Transportation Analysis Need Statement Form P-42 to Land Development Engineering at LandDev@carlsbadca.gov prior to discretionary application submittal. If an LMA has been deemed not necessary by the Transportation Division, please provide correspondence from the Transportation Division indicating one is not required. 3. Depending on the CEQA determination, which is determined after the application for discretionary permits is submitted, a Vehicle Miles Traveled (VMT} analysis may be required per the Vehicles Miles Traveled Analysis Guidelines available at: https ://www .ca rlsbadca .gov /home/ showdocume nt?id=312. 4. Complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide you and the city in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire is located on the City of Carlsbad website. 5. Based on a preliminary analysis it appears that this project will be a Standard Project. Complete the Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on the conceptual grading and drainage plans. 6. Based on this project's general land use Village-Barrio, this project is subject to the City of Carlsbad trash capture requirements. Incorporate trash capture measures on the project plans. PREPARE A PRELIMINARY TRASH CAPTURE STORM WATER QUALITY MANAGEMENT PLAN, Form E-35A. 7. Provide a Preliminary Title Report (current within the last six (6) months). 8. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report on the site plan. If any vacations · or quitclaims are planned with this development annotate on the site plan. 9. A preliminary geotechnical report is required to evaluate the feasibility of the project. Guidelines for preliminary geotechnical studies are available on the City of Carlsbad Engineering website. 10. Per CMC15 .16.060 this project will require a grading permit and grading plan. 11. A separate improvement plan for work within the right-of-way maybe required for this project. 12. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control per City of Carlsbad Engineering Standards. Community Deve lopment Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0065 (DEV2024-0135)-MULTIFAMILY RESIDENTIAL DEVELOPMENT January 22, 2025 Pa e 8 13. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan. 14. Delineate and annotate approximate topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and 5' intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary. 15. On the site plan, show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. 16. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards . 17. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and floor elevations. 18. Provide the method of draining. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 19. Delineate all retaining walls that will be utilized on the project site and show top of wall and bottom of wall elevations, including at the highest and lowest points. Indicate maximum height of retaining wall measured from bottom of footing to top of wall and maximum height measured from finish surface to top of wall. 20. Provide a cross section to show the existing and proposed ground, the proposed wall, the footing and remedial excavation. Provide a temporary construction easement or permission to grade letter from adjacent owner to construct walls on their property or delineate and annotate proposed temporary shoring walls. 21. Delineate location of all existing and proposed buildings, walls, fences and permanent structures onsite and within 25 feet of the site. 22. The project frontage has been identified in the city's inventory as a vacant planting site. Coordinate with the parks and recreation department for planting requirements per Section 11.12 of the Carlsbad Municipal Code for additional information. 23 . Show existing lot line bearing and distance. 24 . Provide typical street cross sections for existing frontage streets and proposed streets. Provide existing right-of-way width and existing improvements and proposed improvements and dedications. 25 . Delineate and annotate proposed driveways and driveway width. 26 . Show truck turning radii. Plot turning radii per Caltrans figure 404.5B and/or 404.SF. 27. Provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces. 28 . Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, streetlights in Beech Avenue and laterals affecting the property. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0065 (DEV2024-0135)-MULTIFAMILY RESIDENTIAL DEVELOPMENT January 22, 2025 Pa e 9 29. All transformers and electrical facilities solely serving this project site shall be located on site and outside of the public right-of-way 30. Obtain a letter from SDG&E confirming their approval of any proposed transformer location and stating that no additional off-site facilities will be necessary for this project. Please also include all existing and proposed dry utilities and the services that will supply power to the proposed transformer. 31. A Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update 2019, Section 4.2 Design Criteria may be required, CMWD to make final determination. 32. A Water Study for the new development based on City of Carlsbad Potable Water Master Plan 2019, Section 4.2 Design Criteria may be required, CMWD to make final determination. 33. Public potable water and sewer mains along project frontages must meet minimum design diameter and material as specified in City of Carlsbad Engineering Standards Vol. 2 Section 3.2.2 for water and Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition of development, CMWD to make final determination. 34. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation services, and sewer laterals for the new development in compliance with City of Carlsbad Engineering Standards requirements. 35 . Replace existing water service with a new PVC tee, meter and backflow per CMWD standard drawing W-5. 36. • Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services standards. 37. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent properties, existing _and proposed grades on-site, fences and location of structures on-site and on adjacent properties. 38. Frontage improvements are required per CMC18.40 and/or CMC20.16. Public street frontage improvements shall include curb and gutter, sidewalk, driveway, utility relocation, etc. 39. A 311 AC grind and overlay required for HALF STREET WIDTH OF Beech Ave._ 40. Clarify if this will be rental apartments or for sale condominiums. 41. Show shoring walls along the property perimeter. 42. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.) 43. Plot stopping sight distance at all driveways. 44. This project may require off site grading improvements for the construction of shoring/retaining walls along the property perimeter. Submit a copy of a recorded easement or an agreement for Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2024-0065 (DEV2024-0135)-MULTIFAMILY RESIDENTIAL DEVELOPMENT January 22, 2025 Pa e 10 the offsite work from the owners of the affected properties with your application for a discretionary or grading permit will be required. 45. Address the comments on the attached red lined plan. 46 . Please be advised that a more in-depth review of the proposed development will occur with the discretionary permit application when a more complete design of the project is provided. Public Works Utilities Design Department Comments (Markus Mohrle) 1. Submit a Water Study Analysis for the project that includes domestic meter and fire sizing criteria, per the current Carlsbad Engineering Design Standards and applicable NFPA fire flow requirements. 2. Submit a Sewer Study Analysis for existing and proposed demands for the public sewer main. Note: Commercial and residential units shall require separate sewer laterals, and if there is potential for a food service facility to occupy the commercial space compliance with FOG requirements shall be required (CMC 13.06). 3. Project Plans shall be updated to identify all buried utilities in Beech Avenue right of way along project frontage. Existing and proposed utility connections shall be properly located and sized for proposed demands and shall be labeled with current standard detail references. 4. Proposed Ground floor layout shall preserve suitable locations and space for all required utility connections, meters, and backflow devices in conformance with current Engineering Standards. Identify locations and detail fire service, water, and sewer connections at property line for the new development in compliance with current Carlsbad Engineering Design Standards. 5. Public potable water mains along project frontages must meet minimum design diameter and material as specified in City of Carlsbad Engineering Standard Vol. 2 Section 3.2.2, and thus upsizing shall be required as a condition of development along project frontage. Building Division Comments: Conceptual approval. Multiple submittal documents shall be required for Building Permit application and plan review. Carlsbad Fire Department Comments (Darcy Davidson, darcy.davidson@carlsbadca.gov ): 1. Show building height, and if applicable, location of Aerial Fire Apparatus Access road. Aerial Fire Apparatus Access roads shall be provided when the distance from grade plane to highest level of the roof exceeds 30 ft. The aerial access road must be a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building. No overhead utility and power lines shall be located over the aerial fire apparatus obstructions. 2. Provide documentation that hydrants are provided in the quantity and spacing described in California Fire Code (CFC) Appendix and prove that they can deliver the amount of water required by CFC Appendix B. Complete a P-99F form and submit to the fire permit technician. The hydrant shall be located at least 40 feet from the building(s) it serves. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600