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HomeMy WebLinkAboutPRE 2025-0024; 4380 HIGHLAND DRIVE; Admin Decision LetterMay 19, 2025 FEDERICO TELLO 2434 FENTON STREET, SUITE 300 CHULA VISTA, CA 91914 federico@wsiadb.com SUBJECT: Dear Applicant, PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE APN: 206-192-15-00 {city of . Carlsbad VIA EMAIL AND MAIL Thank you for submitting a preliminary review application for a development proposal to consider a new licensed 15-bed Residential Care Facility for the Elderly (RCFE) on property located at 4380 Highland Drive. The project site, an approximately 47,825 square foot lot, currently is developed with an existing one-story residential structure with a licensed 15-bed RCFE named The Gardens by the Sea. The application is proposing to subdivide the 47,825 square foot lot into two separate lots. Resultant Parcel 1 would equal approximately 26,279 square feet and would accommodate the existing residence and 15-bed RCFE . Resultant Parcel 2 would equal approximately 21,546 square feet and would include the construction of a new 7,000 square foot single-family residence for another 15-bed RCFE. In total, Parcel 1 and Parcel 2 would each have an individual licensed 15-bed RCFE operating separately of each other. 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 per acre. b. Zoning: One-family Residential with 15,000 square-foot minimum lot size (R-1-15,000) Community Development Department Planning Division I 1635 Faraday Avenue I Ca rlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE May 19, 2025 Pa e 2 c. The property is located within the Coastal Zone, more specifically, the Mello II Segment of the Local Coastal Program . The Coastal land use designation and zone are the same as the general plan and zoning above. The California Coastal Commission does not have appeal authority as it relates to the location of this property. 2. The project requires the following permits: a. Conditional Use Permit (CUP) b. Coastal Development Permit (CDP) c. Hillside Development Permit (HDP) d. Minor Subdivision (MS) e. Minor Habitat Management Plan Permit (HMP) Because the CUP, CDP, and HDP all require decisions by the Planning Commission, all the above- noted permits also require a decision by the Planning Commission (CMC § 21.54.040) with any appeals going to the City Council. 3. Technical Studies/Exhibits. A formal submittal of this project will need to include two (2) hard copies of each of the following technical studies/exhibits: a. Biological Study. A formal submittal of this project will need to include a biological study of the site demonstrating compliance with the City of Carlsbad's Habitat Management Plan (HMP) and Guidelines for Biological Studies. With the property located in the Coastal Zone and including steep slopes along its eastern boundary, if the site contains any potentially or known occupied Coastal Sage Scrub (CSS), protocol surveys shall be conducted in the appropriate time period to adequately survey for the presence of nesting gnatcatchers. Surveys conducted outside of this nesting period may only observe presence/absence of gnatcatchers and would not be accepted as adequate for purposes of CEQA and Local Coastal Program compliance. Also, where the proposed development is located adjacent to steep slopes containing natural habitat, the project site will be subject to the adjacency standards of the HMP (see HMP sections F-16 through F-24). The biological study and proposed exhibits will all need to demonstrate how the project complies with these standards. Any buffers, or open space easements, that are required will need to be devoid of any development. The city's HMP may be reviewed online at: https://www.carlsbadca.gov/home/showpublisheddocument/224/637446616709600000 The Guidelines for Biological Studies may be reviewed on line at: https://www.carlsbadca.gov/home/showpublisheddocument/1604/637819050500430000 Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE May 19, 2025 Pa e 3 b. Cultural Resources/Paleontological Studies. The development of the proposed project will require excavation in an area of the city known to have a high 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 Additional technical reports may be required for city staff to make a determination in accordance with the California Environmental Quality Act. 4. Conditional Use Permit. Residential Care Facilities (serving seven or more people)(defined CMC 21.04.480) require a Planning Commission level conditional use permit. In addition to the newly proposed RCFE, we did not find an approved conditional use permit for the existing RCFE. While this preliminary review application and the existing businesses (The Gardens by the Sea) website (see attached) describes a RCFE serving up to 15 people, the most current business license application on file describes the existing RCFE as only serving 6 people. This noted inconsistency will need to be addressed with a formal application submittal. 5. Hillside Development. The property contains slopes over 15 percent and an elevation differential greater than 15 feet in height. Formal submittal of an application to the City's Planning Division for discretionary review will need to demonstrate compliance with the city's Hillside Development Regulations and Hillside Development & Design Guidelines. As part of a formal submittal, please be sure that proposed project exhibits address all requirements listed under CMC § 21.95.130 -Hillside Mapping Procedures and CMC § 21.95.140 -Hillside Development and Design Standards. A development standard that may have an impact on the proposed site design is the Slope Edge Building Setback. Please review CMC § 21.95.140 as it relates and adjust the site plan and future elevations accordingly. 6. Conceptual Landscape Plans. Formal submittal of an application to the City's Planning Division for discretionary review will need to include conceptual landscape plans. Landscape plans shall be designed in accordance with the City of Carlsbad's Landscape Manual Policies and Requirements. The City of Carlsbad's Landscape Manual can be found on the Planning Division's web page at the following address: http://www.carlsbadca .gov/civicax/filebank/blobdload.aspx?Blob1D=24086 As part of this submittal, please be sure to include a Fire Protection Plan and address all applicable Fire Protection Policies. Community Development Department Planning Division / 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE May 19, 2025 Pa e 4 7. No conceptual landscape exhibits were included with this preliminary review submittal; therefore, no comments regarding compliance with the City of Carlsbad's Landscape Manual Policies and Requirements have been provided. 8. No architectural exhibits were included with this preliminary review submittal; therefore, no comments regarding compliance with zoning standards has been provided. 9. When preparing architectural exhibits for a discretionary application submittal, please refer to the city's Guide for Measuring Building Height: https://www.carlsbadca.gov/home/showpublisheddocument/268/637425976538130000 10. The shape of the new lot (Lot 2) being created by the proposed subdivision is considered a panhandle or flag-shaped lot, which is subject to the provisions outlined in CMC Chapter 21.10. In approving a panhandle lot, a determination shall be made as to what portion of such lot shall be the buildable lot. Pursuant to this chapter, the buildable portion shall be the entire lot exclusive of any portion of the lot less than thirty-five feet in width that is used for access to the lot. Additionally, a determination shall be made on which property lines of the buildable lots are the front, sides and rear for purposes of providing required yards. Any panhandle lot approved pursuant to CMC Chapter 21.10 shall meet the following requirements: a. The area of the buildable portion of the lot shall be a minimum 15,000 square feet. While the proposed site plan does not identify the buildable portion of the proposed lot, a rough calculation appears to show it meeting the minimum 15,000 square foot threshold. With a formal application submittal for discretionary review, please be sure to clarify the area of the buildable portion of the lot, separate from the total lot area . b. The width requirements for the buildable portion of the lot shall be met as required for lots in the zone district. In this case, pursuant to the R-1 zone (CMC § 21.10.100 .A.2), lots required to have an area of at least 10,000 square feet and up to 20,000 square feet, shall have a minimum width of 75 feet. The buildable portion of the proposed Lot 2, measuring approximately 110 feet in width, meets the minimum 75-foot lot-width requirement. c. The yard requirements of the zone district shall be met as required for interior lots. In this case, pursuant to the R-1 zone, the buildable portion of proposed Lot 2 shall be required to have a 20-foot front yard setback, 20-foot rear yard setback, and 10-foot side yard setbacks. The front and side yard setbacks depicted on the proposed site plan are correctly identified; however, the rear yard setback shall be 2x the side yard, or in this case a minimum 20 feet. Please be aware that Hillside Development Slope Edge Building Setback, as discussed above, may propose a more restrictive building setback that will need to be accommodated. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE May 19, 2025 Pa e 5 d. The length of the portion of the lot fronting on a public street or publicly dedicated easement afforded access to the buildable lot shall not be greater than one hundred fifty feet for a single lot. The minimum width for such access portion shall be twenty feet. The panhandle portion of proposed Lot 2 is appropriate, measuring approximately 24 feet in width and approximately 108 feet in length, as depicted on the proposed site plan. e. An improved driveway shall be provided within the access portion of the lot from the street or public easement to the parking area on the buildable lot at least fourteen feet wide for single lots and twenty feet wide when serving more than one lot. The minimum overhead clearance shall be ten feet. The driveway shall be constructed to accommodate public service vehicles with a minimum of two-inch thick asphalt concrete paving on proper base with rolled edges. Compliance with the above would need to be clarified as part of formal application submittal for discretionary review. f Drainage from the lot shall be channeled down the private access to a public street or special drainage means must be provided to the satisfaction of the City Engineer. Compliance with the above would need to be clarified as part of formal application submittal for discretionary review. g. Each lot shall have three non-tandem parking spaces with an approach not less than twenty-four feet in length with proper turnaround space to permit complete turnaround for forward access to the street. The parking and access arrangement shall be designed to the satisfaction of the City Engineer. Compliance with the above would need to be clarified as part of formal application submittal for discretionary review. h. Structures permitted in the access portion of the lot shall be limited to mailboxes, fences, trash enclosures, landscape containers and nameplates. Except for mailboxes, the structures shall not be greater than forty-two inches in height if located within twenty feet of the street property line or greater than six feet in height beyond this point. Compliance with the above would need to be clarified as part of formal application submittal for discretionary review. i. The property owner of such a lot shall agree to hold the city or any other public service agency harmless from liability for any damage to the driveway when being used to perform a public service. j. Any other condition the official or decision-making body with the authority to otherwise approve the subdivision may determine to be necessary to properly develop such property. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE May 19, 2025 Pa e 6 11. Proposed Lot 1 with the existing residential structure will need to demonstrate compliance with the R-1 zone development requirements as part of any formal application submittal for a minor subdivision. All setbacks for the existing structure will need to be identified and determined compliant. 12. Pursuant to CMC § 21.44.020.B.Table-A the number of required off-street parking spaces for a residential care facility serving seven or more people shall be determined by the city planner and shall be based on the operating characteristics of a specific proposal, including, but not limited to, number of (1) employees, (2) beds, and (3) service deliveries. As part of a formal application submittal, please submit a parking study prepared by a registered Traffic Engineer or other qualified parking consultant, or other evidence satisfactory to the City Planner covering both sites. Parking for each lot shall be independent of the other. 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 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. 14. Applicant Questions/Staff Responses: a. Does the existing lot currently have a Conditional Use Permit {CUP) that enables operation of the existing 15-bed RCFE? Staff Response: We cannot find any records that the existing 15-bed RCFE has a conditional use permit. b. After the lot split, will a new CUP be required for the second RCFE on the new parcel, or can the entitlement structure from the existing lot be extended or duplicated? Staff Response: CUPs run with the land; therefore, each property would need its own CUP. The lot split (MS) and conditional use permit {CUP) would be considered simultaneously. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE May 19, 2025 Pa e 7 c. Will the City permit the operation of two licensed RCFEs, each with 15 beds, on adjacent lots under current zoning and land use regulations? Staff Response: It is conceivable with separate CUPs. However, these uses are identified as conditional for a reason, and they are subject to public hearings for a decision by the Planning Commission and the City Council on appeal. d. Can the permit application for the new construction proceed concurrently with the lot split review to reduce development time line? Staff Response: What you are describing is known as concurrent processing. The following link will take you to the City's Informational Bulletin No. 113 regarding this topic: https://www.carlsbadca .gov/home/showpublisheddocument/8164/637704327248070000 e. What is the expected review and approval timeline for a new or modified CUP for a 15-bed RCFE? Staff Response: Timing is difficult to predict, especially given this site is located in the Coastal Zone and appears to be constrained with steep slopes and natural habitat that might contain occupied coastal sage scrub. The following link will take you to City of Carlsbad Informational Bulletin No. 110 discussing the Community Development Department's commitment to a timely review of your application: https://www.carlsbadca.gov/home/showpublisheddocument/17840/638555998639630000 f. Will the proposed project require a neighborhood compatibility review or community outreach component? Staff Response: Yes. The following link will take you to the City of Carlsbad's City Council Policy Statement No. 84: https://www.carlsbadca .gov/home/showpublisheddocument/19411/638693435056900000 Such project, as described in this preliminary review application, would be subject to both Category-A (Early Public Notification) and Category-B (Enhanced Public Engagement) as described. The applicability of Category-B is due to the requirement to process a Planning Commission level CUP for a 15-Bed RCFE. You will find this discussed on page 3 of the policy. g. Are there any additional zoning, density, environmental, or access requirements we should be aware of based on the intended use as licensed RCFEs? Staff Response: Response to this question is answered in both the Planning Division responses above and the Land Development Engineering responses below. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE May 19, 2025 Pa e 8 All necessary application forms, submittal requirements, and fee information are available at the Planning Division's 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 the scoping agreement has been approved, please 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, please 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. Please calculate the gross employee ADT using the generation rates from Table 2-2 of the TDM Handbook. The TDM 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 TDM 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 .ca rlsbadca .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 stormwater quality requirements. The questionnaire is located on the City of Carlsbad website. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE May 19, 2025 Pa e 9 6. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP). A tally of the existing and proposed impervious area on site is needed to confirm whether any of the questions in step 3 of the questionnaire will be answered 'yes', thus defining the project as a 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. 7. Please provide a Preliminary Title Report (current within the last six (6) months). 8. Please 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 Hydrology Study including map and calculations is required to demonstrate capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm hydrologic calculations before and after development for each drainage basin. Also, if any drainage crosses from one new parcel to another new parcel, then a proposed covenant of easement may be necessary. A covenant of easement may be recorded on the required parcel map. 10. 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. 11. Per CMC § 15.16.060 this project will require a grading permit and grading plan. 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. 13. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan. 14. Please 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. 15. On the site plan, please show and identify all existing surface improvements screened back at the project site, project frontage and within 25 feet of the boundary. 16. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE May 19, 2025 Page 10 17. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and floor elevations. 18. Please provide the method of draining each lot. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 19. Please delineate location of all existing and proposed buildings, walls, fences and permanent structures onsite and within 25 feet of the site . 20. The project frontage has been identified in the city's inventory as a vacant planting site. Please coordinate with the city's Parks and Recreation Department for planting requirements per CMC § 11.12 (Trees and Shrubs) for additional information. 21. This project is proposing a subdivision to create two (2) parcels. A Tentative Parcel Map is required. 22. Please provide typical street cross sections for existing frontage streets. Plot existing right-of-way width and existing improvements. 23. Per CMC § 20.28.020, panhandle lots may not serve as access to any lot except the lot of which the panhandle is a part. The driveway between the two (2) lots will need to be segregated to prevent dual access on the panhandle. 24. Driveways that exceed more than 150 feet in length shall have a turnaround designed for a 3-point turn of a passenger vehicle. Additionally, the applicant shall coordinate with the fire department to ensure width and grade of driveway meets all Fire Department requirements. 25. Per CMC § 20.16.0l0(H), the proposed lot to depth ratio cannot be more than 3 times the average lot width. The depth exceeds the width ratio by a small margin of 3.04. The average width was calculated to be 92.65 feet. (282 FEET DEEP/92.65 FEET WIDE= 3.04). Adjust subdivision boundary accordingly. 26. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, streetlights in Highland Drive and laterals affecting the property. See DWG 149-8 for existing 8-inch sewer and DWG 937-4 for existing 8-inch water pipe. 27. All transformers and electrical facilities solely serving this project site shall be located onsite and outside of the public right-of-way. 28. 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. 29. Please be aware this project shall be required to underground overhead utility lines servicing the existing building on Lot 2 once the new building is constructed . The main overhead utility lines Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE May 19, 2025 Page 11 paralleling Highland Drive will not be required to be placed underground. The property owner, however, will be required to enter into a Local Improvement District Agreement to agree to underground the utilities in the future if an assessment district to underground the utilities is ever formed. 30. Please locate existing and proposed 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. 31. Please 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. 32. Highland Drive is designated as an alternative design street. Therefore, this development is not subject to installing street frontage improvements at this time. The property owner will be required to enter into a Neighborhood Improvement Agreement (NIA) with the city. The Agreement will be recorded with San Diego County Recorder's Office. 33. Per CMC § 21.10.100 (C), the buildable portion shall be the entire lot exclusive of any portion of the lot less than 35-feet in width that is used for access to the lot. 34. 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.) 35. Please see the attached red lined plan and address all comments prior to making a formal discretionary permit application submittal. 36. 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. Fire & Life Safety: 1. The property is located adjacent to flammable vegetation, including native vegetation, to the east. Fuel Modification in accordance with the City's Landscape Manual will be required. Typically fuel modification of 60 feet to structures is required. 2. Due to potential native habitat, please coordinate with Habitat Management Program Manager, Roseanne Humphrey. 3. Hose-pull distance around proposed structure is greater than 150-feet. As such, the "private access road" shall meet requirements for a fire department access road. 4. Fire Department access roadways shall be designed, constructed, and maintained to support the imposed loads of fire apparatus with a total weight of 75,000 pounds. The surface shall be designed, constructed, and maintained to provide all-weather driving capabilities. A letter or statement, wet- stamped and signed by a registered engineer, shall be provided on any future plans certifying that Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0024 (DEV2025-0027) -4380 HIGHLAND DRIVE May 19, 2025 Page 12 any new roadways meet this 75,000-pound, all-weather requirement. Road base without an appropriate topping or binding material does not satisfy the all-weather requirement. 5. Private driveways used as required fire apparatus access roads serving no more than two dwellings shall have a minimum width of 16 feet. 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, Project Engineer, at (442) 339-2781 • 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 Attachments: 1. The Gardens by the Sea, website excerpt information. 2. Redlined Site Plan from Land Development Engineering c: david@thegardenscarlsbad .com; David Cooper, 4380 Highland Drive, Carlsbad, CA 92008 David Rick, Project Engineer Fire & Life Safety Laserfiche/File Copy Data Entry Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 ATTACHMENT PRE 2024-0024 -4380 Highland Drive Home About Usv Services Activities Tour Contact Us Welcome Home to The Gardens There are seven spacious bedrooms in this large home, which sits on an acre and a half of land that was formally an avocado grove. Yes, we often include our own avocados in the tasty meals the Staff prepares according to the Resident's individual preferences. In addition to our own homemade soups and meals, there are days we will enjoy the simple pleasures of a takeoutburger or a complete turkey dinner with all the fixings from a local restaurant. Reading, watching TV or videos, working on puzzles, crafts, and walks around the grounds are always available to each Resident. A highlight is when We encourage inquiries and hope you will visit us. You will be wa rmly welcomed! Tour the Facility The Garclens by t he Sen, Home About Usv Services Activities Tour Contnct Us ''l k' I - Email: info@thegardenscarlsbad.com You may use the form below to request information or to arrange a tour. Name" Email' • ~ I ¥ 6 ~ ~ 6 t a I ,; ~ ~ ~ ~ ~ ~ ~ b I ¥ t 3 i ~ I f ~ I (~ Je.;1?1l- 'if '• iVC.. LD""',; l'1 ~ ~ " ~ i 1 ~ I : , 1 PROPOSED SITE PLAN SCENARIO 1 ·8) UNIT 1 MAIN RESIDENCE 7.000 SF t-STORY "/."iJ2.' -, 'f7 .• 6 f ( -:-J7. 17 CITY COMMENTS Tl-IE TWO PARCELS ARE IN THE R-1-15000 CHE-FAMILY RESIDENTIAL ZONE, Win-I A GENERAL PLAN LANO USE OF R .... THE MINIMUM LOT SIZE IN THIS ZONE IS 15,000 SQ FT. eon, PROPERTIES ARE IN THE COASTAL ZONE: A MINOR COASTAL DEVELOPMENT PERMIT (CDP) IS AEQUIREO FOR SMALL PROJECTS (E.G., ADUS). A MAJOR COP (HANDLED BY THE CALIFORNIA COASTAL COMMISSION) IS NEEDED FOR LARGER PROJECTS (E.G., A NE\'i' SINGLE-FAMILY HOME}. A PRELIMIHARY REVIEW IS RECOMMENDED TO ASSESS PROJECT FEASIBILITY AND REQUIRED ENTITLEMENTS, INCLUDING A CDP. IF A MAJOR COP IS REQUIRED, THE PROCESS TYPICALLY TAKES AROUND A YEAR. RESIOEtffiAL CARE FACILITIES 1r~ R-1 ZONES HAVE A CODIFIED LIMIT ON THE NUMBER OF PATIENTS (6 PATIENTS)AllOWEO, IF THE PROPOSED FACILITY EXCEEDS 8 PATIENTS. PERMISSIBILITY WOULD NEED FURTHER ASSESSMENT THROUGH A PRELIMINARY REVIEW, 4380 HIGHLAND DR CARLSBAD, CA 92009 LOT2 AREA 21,546SF COVERAGE AREA(4DY,) 8,018 SF PROPOSED COVERAGE 7,000SF AREA PROPOSED UHITS 1 Jf.1/H ,_, I? ~~ P>•~"'"' v,,,'< o/ COi q 2,.., ,,,7'-J ~ 2 ?'if ' "V-\1"•,-v,'1 4+".;-i-J..f. __ .., ESC:IJlli"•l'·O· ene-te studio >-~n!.,IIH"l'l'OOHl~T-, Dtt,l«,.V~,..rs n5 fl 5TKf..CT 5l.flC 300 ,-NI Dl:!GO, c:..32101 CcL·C.l,.7C.O.,f◄22 ,,,.~.7502 C,.UJ,cne:n:,r,:l,o@'J"',ll.<""' □ "' C, C, N "' <( (.) ~ z [ll cn :3 ..J 0:: 0. <( w (.) !:: 0:: 0 0 en 0 iS (.) 5 :::i ~ I- I en ~ :::;; (!) w w :E .. I- ~ :r i C, ~LIJ (.) co u z "' ~w r en "<t ( ... ~"' ) D 'J:\151t."l'I~: mttr>-GC, SITf:l'lAN lMU, SCAJ.r, CATr, I/IC'• /".O -4/11/ZOZS SttttT»o, SP1 j).,,, V,, /!I<, l (/1.i.,/").)