HomeMy WebLinkAboutPRE 2025-0019; 6420 EL CAMINO REAL ZC; Admin Decision LetterApril 30, 2025
DOMINIC DILUIGI
10772 THORNMINT ROAD
SAN DIEGO, CA 92127
mgmt@ssequity.com
SUBJECT:
Dear Dominic,
PRE 2025-0019 (DEV2025-0025) -6420 EL CAMINO REAL ZC
APN: 213-050-16-00
{city of
Carlsbad
VIA EMAIL AND MAIL
Thank you for submitting a preliminary review application for a land use change to consider a mixed-use
project proposed at 6420 El Camino Real. The project site, an approximately 3.3 acre parcel, currently is
undeveloped. The project description describes a mixed-use project consisting of two three-story
buildings (11,500sf and 6, 750sf), with the first floor dedicated to retail and health-related businesses (such
as a chiropractor, physical therapist, massage therapist, and gym) and the upper floors reserved for an
undisclosed number of residential units between 15-30 dwelling units per acre (du/ac). The preliminary
re.view site plan locates the two proposed buildings adjacent to existing single-family residential and an
RV storage lot all separated by a 20-foot-wide setback with surface parking oriented between the two
proposed buildings and El Camino Real. Vehicular access to the site is proposed via a right-in right-out
driveway on El Camino Real.
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 directions 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:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: R-4, Residential (0-4 dwelling units/acre)
b. Zoning: One-family Residential (R-1)
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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2. The preliminary review application proposal requires the following permits:
a. General Plan Amendment (AMEND).
To allow for a mixed-use development project on the subject site, a General Plan Amendment
(AMEND) would be required to amend the city's General Plan Land Use Map designation from R-
4, Residential (0-4 du/ac) to General Commercial (GC}. Pursuant to Table 2-4 of the General Plan,
residential dwellings are allowed as a secondary accessory use at a minimum density of 15
dwelling units per acre (based on 25 percent of developable acreage) and a maximum of 30
dwelling units per acre. This preliminary review application does not identify a number of dwelling
units being proposed; therefore, any final evaluation would be dependent on a specific project.
b. Zone Change (ZC).
To be consistent with a proposed General Plan Amendment as discussed above, a mixed-use
development project would also require a Zone Change (ZC) to the city's official zoning map from
One-Family Residential (R-1) to General Commercial (C-2).
Confirming the Preliminary Review application's list of suggested/proposed ground floor uses; the
following uses would be permitted under the proposed C-2 zoning designation:
■ Any use permitted in the C-1 Zone (CMC § 21.26.010(0) -Table A) is also permitted in the
C-2 Zone (CMC 21.28.010(0) -Table A)
■ "Chiropractor" and "Physical Therapist" falls within the following use category: Doctors,
dentists, optometrists, chiropractors and others practicing the healing arts for human
beings, and related uses such as oculists, pharmacies (prescription only}, biochemical
laboratories and x-ray laboratories (CMC § 21.26.010(0) -Table A);
■ "Gym" falls within the following use category: athletic clubs, gymnasiums, health clubs
and physical conditioning businesses (CMC § 21.28.010(0) Table A)
■ "Massage Therapist" falls within the following use category: Personal Services (CMC §
21.28.010(0) -Table A). Personal Services means uses that include, but are not limited to,
dry cleaners, beauty and barber shops, day spas, cosmetic services, nail salons,
shoe/garment repair, massage therapy, etc. (CMC § 21.04.410.1);
■ Residential uses in the C-2 Zone are permitted as a secondary accessory use to the primary
commercial use (CMC § 21.28.015). This preliminary review application does not identify
a number of dwelling units being proposed; therefore, any final evaluation would be
dependent on a specific project.
c. Tentative Tract Map (CT).
A Tentative Tract Map (CT) may be required depending on whether the retail and residential units
are being subdivided. Further information will be required.
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d. Planned Unit Development (PUD).
Planned Development Permit (PUD) shall be required for the development of airspace
condominiums (CMC Chapter 21.45). Further information will be required regarding the proposed
division of space.
e. Nonresidential Planned Development (PUD)
A Nonresidential Planned Development (PUD) shall be required for the airspace subdivision of
nonresidential units (CMC Chapter 21.47). Further information will be required regarding the
proposed division of space.
f. Scenic Corridor Special Use Permit (SUP).
A Scenic Corridor Special Use Permit (SUP) shall be required for any project located within the El
Camino Real Scenic Corridor Overlay Zone, for which the project is subject to the El Camino Real
Corridor Development Standards (linked in the comments below).
g. Site Development Plan (SDP).
A Site Development Plan SDP, processed according to the provisions of CMC Chapter 21.06, shall
be required for a mixed-use development project (CMC § 21.28.015).
h. Habitat Management Plan Permit (HMP).
A Habitat Management Plan Permit (HMP) may be required depending on the results of a
Biological Resources Technical Report as requested below.
Since the General Plan Amendment and Zone Change require a recommendation by the Planning
Commission and approval by the City Council, all the above-noted permits require a recommendation
by the Planning Commission and approval by the City Council (CMC § 21.54.040).
3. Planning Division staff is unable to support the conceptual request to change the General Plan Land
Use designation and zoning to allow a mixed-use development project that introduces more
residential density than what is currently allowed. To satisfy state-mandated housing requirements,
the City Council recently approved an update to the city's Housing Element which included changes
in the land use designations for 16 sites throughout the city to allow for high density residential
development. Given the significant planning efforts and environmental analysis, extensive public
outreach and, ultimately, City Council's approval that went into the development of the Housing
Element and rezone site map, new high density residential development should be focused on the
approved housing sites.
Notwithstanding the above, staff is required to accept an application to process a General Plan
Amendment and associated permits if made by the applicant, with approval from the property owner.
Ultimate decision making authority for all legislative actions is the City Council, after review and
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recommendation by the Planning Commission. If an application were to be submitted, city staff will
accept the application. However, the department can and may immediately schedule the application
for hearing with a recommendation of denial. The decision makers would have the option to accept
the recommendation or remand the project back to staff. Any General Plan Amendment and rezone
is required to be presented to the Planning Commission for recommendation and then the City Council
for decision. Furthermore, we have identified the comments contained in this letter regarding the
conceptual proposal.
4. State housing law, specifically Senate Bill 330 (the Housing Crisis Act) requires cities to ensure
development opportunities remain available throughout the housing planning period to
accommodate a jurisdiction's regional housing needs allocation, especially for lower income families.
This is referred to under SB 330 as "no net loss" of housing. As such, for any action taken by a city
that would decrease capacity such as through the loss or reduction of residential units, state law
requires an equal or greater number of replacement units be approved concurrently, or at the same
meeting as the project, to ensure there is no net loss in capacity. However, nothing in Senate Bill 330
requires a city to adopt a legislative action to amend the General Plan or Zoning Ordinance to allow
for more intensive housing where neither allows. SB 330 defines Housing Development Projects that
are mixed-use as being two-thirds residential.
5. Pursuant to CMC § 21.28.015(()(1-2), residential uses shall be constructed at a minimum density of
15 dwelling units per acre, per Table 2-4 of the general plan land use and community design element,
subject to approval of a Site Development Plan (SOP) processed in accordance with CMC
Chapter 21.06.
(1) Density and yield of residential uses shall be determined consistent with the residential
density calculations and residential development restrictions in CMC § 21.53.230 and shall be
based on 25% of the developable area. Unit yield in excess of the minimum shall be subject
to the finding in subsection (2) below. In no case shall the calculation preclude the
development of at least one dwelling unit in a mixed use development.
(2) Residential uses shall be accessory to the primary commercial use of the site. Compliance with
this provision shall be evaluated as part of the Site Development Plan (SDP).
At a minimum, 25% of the approximately 3.3 acre site could potentially yield 12 units depending on
the developable area (to be determined based on residential density calculations and residential
development restrictions in CMC § 21.53.230). [0.25 x 3.3 = 0.825 ac x 15 du/ac = 12 du]. While Table
2-4 of the general plan land use and community design element allows for up to a maximum of 30
du/ac, the above finding in CMC § 21.28.015(()(2) would need to be made to go above the minimum
density that is allowed for the site. This preliminary review application does not identify a number of
dwelling units being proposed; therefore, any final evaluation would be dependent on a specific
project.
6. The proposed project is located within the El Camino Real Scenic Corridor Overlay Zone, requiring the
processing and approval of a Special Use Permit (SUP), subject to compliance with the El Camino Real
Corridor Development Standards linked below:
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https://www.carlsbadca.gov/home/showpublisheddocument/232/637425974083470000
The intent of the El Camino Real Corridor Development Standards are to maintain and enhance the
appearance of the roadway by setting standards for setbacks, building height, grading and design.
The proposed project is located within Area 4 of the El Camino Real Corridor stretching from the
College Boulevard intersection to Cassia Road. Research facilities, business parks and the airport
dominate this central portion of the city. In addition to the Chapter 1 -Design Guidelines, there are
eleven (11) development standards associated with Area 4, which the project must be found to be
consistent. As it relates to compliance with the eleven (11) development standards, the proposed use
and design raises concern in the following areas:
a. Design Theme: "Campus type" research, business, service center. How does a proposal such
as this fit into and support the scenic corridor overlay design theme? No description or
architectural elevations were submitted with this preliminary review.
b. Signs: A freestanding monument sign shall not exceed five feet above street grade, and 24
square feet in area.
c. Building Height: Maximum of 35 feet from pad grade, using City's adopted formula for
measuring building height. The building height of the proposed building would need to
comply with Carlsbad Building Height definition (Zoning Ordinance Section 21.04.065). For
assistance in determining how to measure building height, please see the Planning Division
handout entitled "Guide to Measuring Building Height".
d. Grading. No cut or fill shall exceed 15 feet from original grade.
e. Setback from roadway (ROW boundary): Minimum 30 feet. Some method of screening must
be incorporated into this setback which can include earthen berms, decorative walls, or heavy
landscaping, or a combination of the three. In no case can a 6 foot tall wall or parking area
encroach closer than 25 feet from the El Camino Real right-of-way.
7. The proposed land use change to a higher intensity land use may present some compliance issue with
the city's Parking Ordinance that you should be aware of, especially given the narrow shape of this
parcel and the setback requirements from El Camino Real. Please review the city's Parking Ordinance
(CMC Chapter 21.44) for specific requirements. Please note that for multiple-family dwellings
(apartments only) there are requirements for both "visitor parking" and also for "covered parking".
For condominium projects, please see the Planned Development Ordinance, CMC Chapter 21.45 . If an
enclosed parking garage is part of a future site design proposal, please review CMC § 21.44.060(A)3-
Table D for the minimum parking garage standards.
8. The subject parcel is located within the McClellan-Palomar Airport Influence Area (AIA). New
development within the AIA must be reviewed for consistency with the adopted land use
compatibility plan for the airport, in this case the McClellan-Palomar Airport Land Use Compatibility
Plan (ALUCP), adopted on January 25, 2010 and later amended on March 4, 2010 and December 1,
2011. Please see the link below for review of the McClellan-Palomar Airport Land Use Compatibility
Plan:
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https://www.carlsbadca.gov/home/showpublisheddocument/226/637446617757230000
Please be advised, Airport Land Use Commission (ALUC) approval is required for any proposed change
in land use given the subject parcel's location within the AIA. Preliminary review of the proposed land
use change against the ALUCP revealed the following:
a. Exhibit 111-1 -Compatibility Policy Map: Noise. The subject parcel is located outside of the 60
db CNEL noise exposure range per Exhibit 111-1. Pursuant to the ALUCP Section 3.3.3(a) on
page 3-19: "The threshold for evaluation is the projected 60 dB CNEL contour. This contour
defines the noise impact area of the Airport. All land uses located outside of this noise contour
are consistent with the noise compatibility policies."
b. Exhibit 111-2 -Compatibility Policy Map: Safety. Pursuant to Exhibit 111-2, the subject parcel is
located in Zone 6 (Traffic Pattern Zone). Pursuant to Table 111-2 (Pgs. 3-45 through 3-52),
residential projects with a density range between 15 and 30 du/ac are considered compatible
within Safety Zone 6 with no Floor Area Ratio (FAR) restrictions. Similarly, commercial uses
are also considered compatible within Safety Zone 6 with no FAR restrictions.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. The subject parcel is
located within the 7:1 Transitional Surface contour of Exhibit 111 -3. Any formal submittal of a
project under the ALUCP would require compliance with the Federal Aviation
Administration's (FAA) Federal Aviation Regulations (FAR) Part 77, Objects Affecting
Navigable Airspace. With any formal application submittal and before city staff could consider
an application complete, submittal of FAA aeronautical studies in accordance with the FAA's
FAR Part 77, Subpart C, shall be submitted indicating the FAA's issuance of a "determination
of no hazard to air navigation". These documents will be needed to accompany an application
to the Airport Land Use Commission as part of any formal land use change.
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The subject parcel is located within the
Overflight Notification Area. Pursuant to the ALUCP Policy 3.6 -Overflight Compatibility
Policies for McClellan-Palomar Airport, real estate disclosures and overflight notification
documents would need to be recorded.
e. Exhibit 111-5 -Compatibility Policy Map: Airport Influence Area. The subject parcel is located
within Review Area 2 of the Airport Influence Area. Review Area 2 consists of locations beyond
Review Area 1 but within the airspace protection and/or overflight notification areas . Limits
on the heights of structures, particularly in areas of high terrain, are the only restrictions on
land uses within Review Area 2. The recordation of overflight notification documents is also
required in locations within Review Area 2 (see also subsection d) discussion above).
f. Exhibit 111-6 -Compatibility Policy Map: Avigation Easement Area and Overflight Notification
Areas. The subject parcel is located outside of the Avigation Easement Area but is located
within the Airport Overflight Notification Area. As noted above in subsection d), real estate
disclosures and overflight notification documents need to be recorded .
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g. Pursuant to Chapter 2, Policy 2.6.1, any proposal to change the land use designation for this
site will require an Airport Land Use Commission (ALUC) review and determination of
consistency. A copy of a completed FAA FAR Part 77 shall accompany an "Application for
Determination of Consistency.
9. Pursuant to Carlsbad Municipal Code (CMC) Chapter 21.85, the city's lnclusionary Housing Ordinance,
all residential development projects proposing seven (7) or more housing units are required to
designate at least 15% of the total units proposed on site as affordable to low-income households. In
addition, pursuant to Informational Bulletin (IB) No. 157, which provides guidance on the city's
lnclusionary Housing Program, any project which proposes an increase in density is subject to
additional inclusionary housing requirements. For additional information on the city's lnclusionary
Housing Program, please refer to IB-157 linked below:
https://www.carlsbadca.gov/home/showpublisheddocument/9634/638600230107830000
10. No architectural exhibits were included with the preliminary review application; therefore, no
comments regarding design of proposed buildings are included. A formal proposal, if submitted, will
be subject to city-wide Objective Design Standards (ODS). Please see the link below for reference and
revise the conceptual project design as appropriate.
https://www.carlsbadca.gov/home/showpublisheddocument/13768/638201047511900000
11. This preliminary review application did not include a preliminary landscape exhibit(s); and thus, it was
not routed for landscape review. Please note that with a formal proposal, if submitted, 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
12. A formal proposal, if submitted, will need to include two (2) hard copies of each of the following
technical studies/exhibits:
a. Biological Study. Biological study of the site in compliance with the City of Carlsbad's Habitat
Management Plan {HMP} and Guidelines for Biological Studies. The city's HMP can be found on line
at:
https://www.carlsbadca.gov/home/showpublisheddocument/224/637446616709600000.
The Guidelines for Biological Studies can be found on line at:
https://www.carlsbadca.gov/home/showpublisheddocument/1604/637819050500430000
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b. Cultural Resources/Paleontological Studies. The development of the proposed project will require
excavation in an area of the city known to have sensitivity as it relates to archeological and
paleontological resources. Please direct your consultant(s) 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 include a Native American monitor during the survey.
The guidelines may be reviewed at the Planning Division front counter or found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
d. Noise Study. Please review the City of Carlsbad Noise Guidelines Manual and the policies and
standards for residential noise in the General Plan. The city's Noise Guidelines Manual can be
found online at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094
Additional technical reports, including but not limited to analysis of Vehicle Miles Travelled,
Geotechnical, Air Quality and GHG, may also be required for staff to make a determination in
accordance with the California Environmental Quality Act (CEQA).
13. 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 Chec;klist (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 are 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.
If an application is directed to be considered by the City Council, the project will need to be processed
under the California Environmental Quality Act. Some of the technical studies above will help inform
an initial study that will likely be requested under CEQA Guidelines. This area is in a zone where the
average Vehicle Miles Travelled is above the required threshold of less than 15 percent of the city-
wide average VMT per capita. Therefore, the VMT impact must be mitigated to a level of less than
significant or an Environmental Impact Report (EIR) would be required. An EIR amending the General
Plan may be required to study larger areas of the city in order to maintain the validity and consistency
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of the city's Housing Element Implementation and Public Safety Element Update (Final EIR State
Clearinghouse No. 2022090339), including requiring a subsequent or supplemental EIR.
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
https://www.carlsbadca.gov/departments/community-development/planning. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please
review all information carefully before submitting.
Land Development Engineering:
1. Please 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 a 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. A Transportation Demand Management (TDM) plan may be required depending on the number of
employee vehicle trips the project will generate. Calculate the gross employee ADT using the
generation rates from Table 2-2 of the TOM Handbook. The TOM Handbook is available on the city's
website at the following address:
https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000
Show calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TOM plan
with your application for discretionary permits.
4. 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. These guidelines are available on the city's website at the following
address:
https://www.carlsbadca.gov/home/showdocument?id=312.
5. Please 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.
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6. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP). All
impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment.
Submit a Storm Water Quality Management Plan. Review the Hydromodification Exemption Map and
Potential Critical Coarse Sediment Yield Area Map on the City website to see if this criterion applies
to your project. The post construction stormwater treatment BMPs shall be shown on a conceptual
grading plan and drainage plan with the discretionary application.
Also, be aware that an increase in impervious area due to off-site public street frontage improvements
will require pollutant control BMPs in addition to private on-site improvements. Refer to the City of
Carlsbad BMP Design Manual and the County of San Diego Green Street Standard Drawings for criteria
and treatment designs to consider.
7. Based on the project site's R-4 Residential General Plan Land Use designation, this project would not
be subject to trash capture requirements. However, if the property's General Plan Land Use
designation were amended to a General Commercial (GC} designation, the project would be subject
to the City of Carlsbad trash capture requirements. Refer to Chapter 4 of the Carlsbad BMP Design
Manual for trash capture criteria. Incorporate trash capture measures on the project plans and into
the Storm Water Quality Management Plan, Form E-35.
8. Please provide a Preliminary Title Report (current within the last six (6) months).
9. 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.
10. A 30-foot-wide private access easement to Jasper Way exists per File No. 2006-0813909 recorded
November 15, 2006. This easement, however, restricts access to residential developments only. To
develop a nonresidential development such as this, a new private access easement must be recorded.
Eliminate the access on El Camino Real.
11. The ultimate right-of-way width for El Camino Real (ECR) is 126 feet. The majority of ECR along the
property frontage is 108 feet (45 feet from street centerline to the subject property line). Please plot
the proposed public street and utility easement dedication (18 ft) along the project frontage to
establish a half street width of 63 feet for a full right-of-way width of 126 feet. Install street frontage
improvements. Improvements shall include curb, gutter, sidewalk, streetlights, street pavement with
striping, curb inlet, and full decorative pavement with landscape and irrigation in the existing raised
median, all along the entire property frontage. Striping shall include a bike lane. Include relocation of
utilities (i.e. fire hydrant) as needed.
12. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Please show the 100-year storm
hydro logic calculations before and after development for each drainage basin. A sump condition exists
on El Camino Real along the property frontage. This drainage appears to flow overland eastward to
an existing headwall inlet onsite to a public 24-inch pipe that laterally crosses El Camino Real
westward. A public curb inlet will be needed to replace the existing onsite inlet. Show removal of the
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existing onsite RCP and inlet that is no longer needed. Include an analysis in the hydrology study.
13. 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.
14. Per CMC § 15.16.060 this project will require a grading permit and grading plan.
15. An improvement plan for work within the right-of-way is required for this project.
16. 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.
17. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
18. Delineate and annotate approximate topographic contours for existing and proposed condition.
Provide 1-foot contours for slopes less than 5%; 2-foot intervals for slopes between 5% and 10%, and
5-foot intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
19. On the site plan, show and identify all existing surface improvements screened back (pavement,
streetlights, utilities, adjacent driveways, vaults, transformers, etc.) at the project site, project
frontage and within 25 feet of the boundary.
20. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards.
21. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations.
22. Please provide the method of draining each lot. Unless otherwise specified by a geotechnical
engineer, the method of drainage shall comply with California Building Code (latest version) section
1804.4.
23. Please show existing lot line bearing and distance.
24. Please show location and dimensions of all accessways and pathways as required for compliance with
Title 24 -State Accessibility Requirements.
25. Please 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.
26. Driveways that exceed more than 150-feet in length shall have a turnaround designed for a three-
point turn of a passenger vehicle. Additionally, applicants shall coordinate with the Fire Department
to ensure width and grade of driveway meets Fire Department requirements.
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27. Please show truck turning radii through the parking lot drive isles. Plot turning radii per Caltrans figure
404.5F for bus turns which provides an equivalent turn for trash trucks and fire trucks.
28. Please provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
29. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, streetlights in El Camino Real and Jasper Way and laterals
affecting the property. For construction plans, refer to DWG 177-3 (Storm drain and 16-inch ACP),
DWG 923-6 (20-inch DIA water pipe), DWG 394-1 (24-inch steel water pipe), DWG 414-4 (12-inch
recycled water pipe), DWG 457-8 (8-inch water pipe in Jasper Way), DWG 442-6 (6-inch reclaimed
water pipe in Jasper Way).
30. All transformers and electrical facilities solely serving this project site shall be located onsite and
outside of the public right-of-way.
31. Please obtain a letter from SDG&E confirming their approval of the proposed transformer location
and stating that no additional off-site facilities will be necessary for this project. Please also include
all existing and proposed dry utilities and the services that will supply power to the proposed
transformer.
32. Public potable water and sewer mains along project frontages must meet minimum design diameter
and material as specified in City of Carlsbad Engineering Standards Vol. 2 Section 3.2.2 for water and
Vol. 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition of
development.
33. Please locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with City of Carlsbad Engineering
Standards requirements. Plot proposed water and sewer services and related cleanouts, meters and
backflows. Specify size and material.
34. Ensure proposed trash enclosure designs are consistent with the City of Carlsbad and Republic
Services standards. See Building Department, Form B-76.
35. Be aware that a 12-inch and 21-inch Vallecitos Water District sewer pipe and related facilities cross
the property east to west between El Camino Real and the 90-degree turn at Copper Way. Coordinate
with Vallecitos Water District since the proposed development is located within their district, property
or easement. This project will require written approval from Vallecitos Water District.
36. 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.)
37. Plot stopping sight distance at all driveways and corner sight distance at all street intersections.
38. 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.
PRE 2025-0019 (DEV2025-0025) -6420 EL CAMINO REAL ZC
April 30, 2025
Pa e 13
Public Works, Utilities:
With or without approval of the requested land use and zone change for this parcel, there are a significant
number of challenges any development will face in designing a development proposal for this parcel of
land. Please consider the following prior to moving forward:
1. The submitted site plan does not appear to adequately address existing site constraints, notably:
a. Both the City of Carlsbad and Vallecitos Water District (VWD) have existing sewer facilities in the
area that will impact the development footprint. VWD will need to review and approve all
proposed site plans prior to Carlsbad approval. See Attachment 1.
b. The City of Carlsbad has a CIP project planned to divert flow from our force-main out of the
Vallecitos Interceptor and into the Carlsbad collection system. There are two potential alignments
currently being considered, but we have not yet begun on alignment studies for this project. See
Attachment 2.
c. The City of Carlsbad will be breaking ground in a few months to add a third northbound lane to El
Camino Real, extending a new travel lane into the 30-ft street easement shown on the proposed
site plan.
d. SDGE has a 30-inch high pressure gas main that runs parallel to El Camino Real and encumbers
the site with a restrictive easement. See Attachment 3.
2. If the proposed project proceeds with a formal discretionary plan submittal, the following will be
required:
a. Submission of a water study analysis for the project that includes domestic meter and fire sizing
criteria, as well as modeling of public distribution system in response to the proposed on-site
water demands per the current Carlsbad Engineering Design Standards and applicable NFPA fire
flow requirements.
b. Submission of a sewer study analysis for existing and proposed demands for the public sewer
main based on current Carlsbad Engineering Design Standards and should include design
considerations for the potential sewer realignments identified in item '1.b' above.
c. Project Plans must be updated to identify all buried utilities on site and within the El Camino Real
right of way along the project frontage. Existing and proposed utility connections will need to be
properly located and sized for proposed demands and shall be labeled with current standard
detail references.
3. The following attachments have been prepared and are included for your files:
a. Carlsbad and VWD Facilities
b. Carlsbad CIP Alignments
PRE 2025-0019 (DEV2025-0025) -6420 EL CAMINO REAL ZC
April 30, 2025
Pa e 14
c. SDGE HP Gas
Public Works, Transportation Engineering Division:
1. Please be aware, this stretch of El Camino Real is subject to an approved Capital Improvement
Program (CIP 6072) to widen El Camino Real from Poinsettia Lane to Camino Vida Roble. Enclosed is
a copy of the recorded Grant Deed (DOC# 2023-0344873) with the current right-of-way and full
width improvements. For a copy of the approved Improvement Plans please see the link below:
https://records.carlsbadca.gov/Weblink/DocView.aspx?id=8774808&dbid=0&repo=CityofCarlsb
ad
2. Please be aware, access to the subject parcel of land shall be utilized off Jasper Way, not El Camino
Real.
For any additional information, please contact Brandon Miles in the Public Works Department,
Transportation Engineering Division at_Brandon.Miles@carlsbadca.gov.
Fire & Life Safety:
1. A change in zoning does not impact Fire Department requirements.
2. General comments for the proposed design are provided below:
a. This property will be in a mapped Very-High Fire Severity Zone (VHFSZ). Structures will need to be
constructed per ignition-resistant requirements of the California Building Code (CBC) Chapter 7A
and will need to meet defensible space requirements per the California Fire Code {CFC) Chapter
49.
b. Aerial apparatus access will be required for buildings taller than 30 feet. Aerial apparatus will need
to spot between 15 and 40 feet from one full side of each building. Please take into consideration
vehicle parking adjacent to buildings.
c. A fire apparatus access roadway must extend to within 150 feet of all portions of the exterior of
the first floor of all buildings. This allows for adequate firefighting operations and hose pull from
the fire apparatus. Hose pull measurements begin at a point in the street located 10 feet from the
edge of the curb. Please show hose pull measurements on future plans and demonstrate how fire
rescue can reach all points of the first floor of the buildings within 150 feet.
d. Fire Department turnaround is required for vehicular access driveways greater than 150 feet in
length.
e. Please submit a completed Form P99F to determine fire flow requirements, and to determine
number and location of required hydrants. Please note Form P99F must be submitted to Fire &
Life Safety and a review completed by staff prior to formal submittal of a discretionary review
PRE 2025-0019 (DEV2025-0025) -6420 EL CAMINO REAL ZC
April 30, 2025
Pa e 15
application for this project. The completed, city reviewed and executed Form P99F, shall
accompany a formal project application to the Planning Division.
f. Additional building details are needed to provide complete fire comments related to building
design and fire code requirements.
Building:
1. No comments
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jason Goff at the number below. You may also contact each department individually as follows:
• Planning: Jason Goff, Senior Planner, at (442) 339-2643
• Land Development Engineering: David Rick, Associate Engineer, at (442) 339-2781
• Public Works, Utilities: Markus Mohrle, Utilities Senior Engineer, at (442) 339-2322
• Public Works, Transportation Engineering Division: Brandon Miles, Associate Engineer, at (442)
339-2745
• Fire & Life Safety: Darcy Davidson, Fire Division Chief, at (442) 339-2662
• Building: Shawn Huff, Building Official, at (442)-339-5338
Sincerely,
~~
ERIC LARDY, AICP
City Planner
EL:JG:cf
Enclosures:
a. Carlsbad and VWD Facilities
b. Carlsbad CIP Alignments
c. SDGE HP Gas
d. Grant Deed (DOC# 2023-0344873, Dec. 15, 2023)
c: Andrew Reintjes, 45183 Tioga Street, Temecula, CA 92592
David Rick, Project Engineer
Darcy Davidson, Fire & Life Safety
Laserfiche/File Copy
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