HomeMy WebLinkAboutPRE 2025-0022; PALOMAR OAKS DEVELOPMENT; Admin Decision LetterMay 29, 2025
ADAM KOOIENGA
HOFMAN PLANNING ASSOCIATES
5900 PASTEUR COURT, SUITE 200A
CARLSBAD, CA 92008
akooienga@hofmanplanning.com
{city of
Carlsbad
VIA EMAIL AND MAIL
SUBJECT: PRE 2025-0022 {DEV2025-0029} -PALOMAR OAKS DEVELOPMENT
APN: 212-091-19-00
Dear Mr. Kooienga,
Thank you for submitting a preliminary review application for a land use change for consideration of a
residential project proposed at 1917 Palomar Oaks Way. The project site, an approximately 3.33 acre
(gross) parcel, is currently developed with an office building, parking lot and landscaping. The project
description describes a development project consisting of a 43-unit, three-story townhome project, on
2.20 net developable acres with a density of 19.6 dwelling unit per acre (du/ac). The unit mix includes 11
two-bedroom units (1,500 SF) and 32 three-bedroom units (1,650 SF), totaling 69,300 SF of net
rentable/sellable area. Parking includes 97 spaces for residents and 11 spaces for guests. The design
amenities include an undisclosed amount of open space and a ground floor recreation building. A single
point of shared vehicular access is provided from Palomar Oaks Way at its intersection with Wright Place.
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:
Please be aware that Planning Division staff is unable to support the conceptual request to amend the
General Plan Land Use designation, Zoning and Specific Plan to allow for the proposed development
project as it introduces more residential density than 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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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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
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.
Should the applicant choose to pursue this proposal, please review the following comments:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Planned Industrial (Pl).
The Planned Industrial (Pl) General Plan Land Use designation is intended to provide and protect
industrial lands primarily for corporate office, research and development (R&D) and
manufacturing uses. Ancillary commercial uses are also permitted.
b. Zoning: Planned Industrial (P-M)
c. Specific Plan: Carlsbad Airport Centre Specific Plan (SP 181(H))
2. The preliminary review application proposal requires the following permits:
a. General Plan Amendment (AMEND)
In order to allow for a residential 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 Planned Industrial (Pl) to R-15, Residential (8-15 du/ac).
b. Zone Change (ZC)
In order to be consistent with a proposed General Plan Amendment (AMEND) discussed above, a
residential project such as this would also require a Zone Change (ZC) to the city's official zoning
map from Planned-Industrial (P-M) to Residential-Density Multiple (RD-M).
c. Specific Plan Amendment (AMEND)
An amendment to the Carlsbad Airport Centre Specific Plan (SP181(H)) would be required in order
to allow for the proposed change in land use.
Community Development Department
Planning Division [ 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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d. Tentative Tract Map (CT)
A Tentative Tract Map (CT) may be required depending on whether the residential units are being
subdivided into airspace condominiums. Further information will be required regarding the
proposed division of space.
e. 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.
f. Site Development Plan (SOP)
A Site Development Plan (SOP) is required pursuant to CMC § 21.53.120.A.1 according to the
following:
No building permit or other entitlement shall be issued for any multifamily residential
development having more than four dwelling units or an affordable housing project of any
size unless a site development plan has been approved for the project. The site
development plan shall be processed pursuant to the provisions of Chapter 21.06 of this
title [Carlsbad Municipal Code].
However, if the proposed residential project is intended to be subdivided into airspace
condominiums pursuant to CMC Chapter 21.45 (Planned Development), then an SOP is not
required.
g. Hillside Development Permit (HOP)
No person shall grade, or erect, or construct into or on top of a slope which has a gradient of
fifteen percent or more and an elevation differential greater than fifteen feet without first
obtaining a Hillside Development Permit (HOP) (CMC § 21.95.130(A). The proposal would not
qualify for a minor HOP because the other associated permits require both Planning Commission
and City Council decisions (CMC § 21 .95.130(())
h. Habitat Management Plan Permit (HMP)
A Habitat Management Plan Permit (HMP) shall be required for any development project which
directly or indirectly impacts natural habitat (CMC § 21.210.070(A). The proposal would not
qualify for a minor HMP because the other associated permits require both Planning Commission
and City Council decisions (CMC § 21.210.070(A)(2)).
Since the General Plan Amendment, Zone Change, and Specific Plan Amendment require a
recommendation by the Planning Commission and approval by the City Council, all the above-noted
permits also require a recommendation by the Planning Commission and approval by the City Council
(CMC § 21.54.040).
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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3. 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.
4. Senate Bill (SB) 18 Tribal Consultation. Prior to the adoption or any amendment of a General Plan
or Specific Plan, a local government must notify the appropriate California Native American tribes
of the opportunity to conduct consultations for the purpose of preserving, or mitigating impacts
to, cultural places that may be affected by the proposed plan adoption or amendment. The city
will provide the notification and conduct any requested consultations. Tribes have 90 days from
the date on which they receive notification to request consultation. Consultation must be
concluded before final action can be taken by the decision-maker (City Council).
5. Airport. 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 La rid Use Compatibility
Plan:
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 within the 60-65
db CNEL noise exposure range per Exhibit 111-1. Pursuant to the ALUCP Table 111-1 on Pg 3-23,
multi-family residential is "conditionally compatible". Building structures, if supported, must
be capable of attenuating exterior noise to an indoor CNEL of 45 dB. Pursuant to footnote #4,
an avigation easement is required for any project situated on a property lying within the
projected 65 dB CNEL noise contour (see Policy 2.11.5 and Policy 3.3.3(d)).
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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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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 project site is located
within Review Area #1 of the Airport Influence Area. Review Area #1 consists of locations
where noise and/or safety concerns may necessitate limitations on the types of land use
actions. Please see discussions above in subsection a-c.
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.
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.
7. lnclusionary Housing Requirements. Pursuant to Carlsbad Municipal Code {CMC) Chapter 21.85, the
city's lnclusionary Housing Ordinance, all residential development projects proposing seven 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. Specifically, one of the following
alternatives listed below will be required to satisfy the inclusionary housing requirements for the
proposal to change the land use designation from light industrial to residential, thus adding density
to the site:
A. At least 20% of the total residential units are restricted for low-income households; or,
B. At least 15% of the total residential units are restricted for low-income households and an
additional 10% are restricted for moderate-income households; or,
C. At least 15% of the total residential units are restricted for very low-income households.
For additional information on the city's lnclusionary Housing Program, please refer to IB-157 linked
below:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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https://www.carlsbadca.gov/home/showpublisheddocument/9634/638600230107830000
8. Architecture. No architectural exhibits were included with the preliminary review application;
therefore, no comments regarding design of proposed buildings are included.
9. City-wide Objective Design Standards (ODS). Please be aware that 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
10. To assist with preparation of future architectural exhibits, please refer to the following:
a. City of Carlsbad's Guide for Measuring Building Height:
https://www.carlsbadca.gov/home/showpublisheddocument/268/637425976538130000
b. Definition of Building Coverage (CMC § 21.04.061):
"Building coverage" means the total ground area of a site occupied by any building or
structure as measured from the outside of its surrounding external walls or supporting
members. Building coverage includes exterior structures such as stairs, arcades, bridges,
permanent structural elements protruding from buildings such as overhanging balconies,
oriel windows, stories which overhang a ground level story, garages and covered carports.
Building coverage also includes the perimeter area of a basement. Excluded from building
coverage are roof eaves extending less than thirty inches from the face of any building,
awnings, open parking areas, structures under thirty inches in height and masonry walls
not greater than six feet in height such as wing-walls, planter walls or grade-separation
retaining walls.
11. Trash. For discretionary projects with 5 or more residential units, CMC Chapter 6.08 requires on-site
source-separated collection of recyclable materials, organic materials, and solid waste. As part of a
formal application submittal, please include the following:
a. Please provide a solid waste and recycling summary table identifying projections for weekly
garbage, recycling, and organics waste volume by type of building or site use, in cubic yards per
week.
b. As part of the above mentioned solid waste and recycling summary table, please identify the
number of existing/proposed enclosures and sizing to show that there is dedicated storage space
to accommodate the anticipated waste/recycling/organics generation rate (based on the total
volume per week) so that collection service frequency is no more than three days a week.
Alternate volume and enclosure proposals may be provided pursuant to the Trash Enclosure
Standards B-76.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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c. Show location, dimensions, and layout of proposed trash enclosures or compactors and required
design elements as required per Trash Enclosure Standards B-76.
i. Plans depicting the design, materials, size and location of enclosures, and the number,
size, type, and placement of bins and containers shall accompany each application
submitted.
ii. Show and dimension loading area stress pad, truck turnouts, and truck turning radius. If
there are any site-specific constraints, apply the city's truck turning template (provided
upon request) to show access route and ensure curb returns conform to access
requirements.
iii. Design layout and design pages for alternative volume and enclosure proposals may be
submitted.
The current site design will need to be modified to include trash enclosures that meet the above.
Individual street-side containers will not be supported .
12. Landscape. This preliminary review application did not include 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
13 . Retaining Walls . As it relates to the proposed retaining walls and required screening, please be aware
that pursuant to the City's Landscape Manual "landscaping shall feature ground cover, shrubs, and
trees to screen elements of unsightliness and screen/soften new improvements" {Section 2.D -
Planting Policies). "Evergreen plants shall be used to screen unsightly elements and shall be spaced to
provide 100% screening within two (2) years of installation" (Section 3.C.7 -Planting Design).
14. Technical Studies. A formal proposal, if submitted, will need to include two (2) hard copies of each of
the following technical studies/exhibits:
a. Biological Study. Please provide a Biological study of the site demonstrating compliance with the
City of Carlsbad's Habitat Management Plan {HMP) and Guidelines for Biological Studies. The city's
HMP can be found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/224/637446616709600000.
The Guidelines for Biological Studies can be found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/1604/637819050500430000
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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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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
c. Noise Study. Please review the City of Carlsbad Noise Guidelines Manual and also the policies and
standards for residential noise as outlined in the city's General Plan. The city's Noise Guidelines
Manual can be found online at:
http://www.ca rlsbadca .gov/ civicax/fileba n k/blobd load .aspx?Blob l D=24094
Additional technical reports, including but not limited to analysis of Travelled Vehicle Miles,
Geotechnical, Air Quality and GHG, may also be required for staff to make a determination in
accordance with the California Environmental Quality Act (CEQA).
15. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process for
housing projects. It is not mandatory unless applicants seek the vesting and processing benefits
offered under SB 330. Participation in the SB 330 streamline process would occur first, followed by
the formal development application process required under Government Code (Gov. Code)§§ 65940,
65941, 65941.5, and Carlsbad Municipal Code (CMC) § 21.42.050. Acceptance by the city of a
complete SB 330 Streamline Application (Form P-32) and fee will vest the project for 180 days in
accordance with the ordinances, policies and standards in effect at the time the SB 330 Application is
accepted.
16. 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 requi rements 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/car1sbad/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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 ,
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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
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 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 has been deemed not necessary by the
Transportation Division, please submit a completed Transportation Analysis Needs 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 (TOM) 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 TOM Handbook at:
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 available at:
https ://www .ca rlsbadca .gov /home/ showd ocu me nt?id=312.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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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.
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.
Please submit a Storm Water Quality Management Plan (SWQMP). Review the Hydromodification
Exemption Map and Potential Critical Coarse Sediment Yield Area Map on the City's 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. Based on this project's General Plan Land Use Designation of Planned Industrial (Pl), this project is
subject to the City of Carlsbad trash capture requirements. Please incorporate trash capture measures
on the project plans.
8. Preliminary Title Report. 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. Any quitclaims or vacations must be called out on the site plan. Specifically, the
existing water easement shall be quitclaimed on the proposed map, show and call out on the site plan.
10. Preliminary Hydrology Study. A Preliminary Hydrology Study including map(s) and calculations is
required to demonstrate capacity/sizing of proposed and existing storm drain infrastructure. Please
show 100-year storm hydrologic calculations before and after development for each drainage basin.
11. Preliminary Geotechnical Report. A preliminary geotechnical report is required to evaluate the
feasibility of the project and to recommend remedial grading. Guidelines for preliminary geotechnical
studies are available on the City of Carlsbad Engineering website.
12. Granding Permit/Grading Plan. Per CMC § 15.16.060 this project will require a grading permit and
grading plan.
13. A separate improvement plan for work within the right-of-way is required for this project.
14. 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.
15. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
16. 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.
Community Development Department
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17. On the site plan, please show and identify all existing surface improvements screened back (curb,
gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.)
at the project site, project frontage and within 25 feet of the boundary.
18. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubic yards.
19. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations.
20. 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.
21. Please 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.
22. Please delineate location of all existing and proposed buildings, walls, fences and permanent
structures onsite and within 25 feet of the site.
23. This project is proposing a subdivision to create 43 condominium units lots/parcels. A tentative map
is required.
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. Please delineate and annotate all proposed driveways and driveway widths.
27. There is a shared driveway with the adjacent property to the southwest (APN212-091-18}. Please
provide permission from adjacent owner for reciprocal driveway access to support this proposed
development.
28 . Driveways that exceed more than 150 feet in length shall have a turnaround designed for a 3-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.
29. Please show truck turning radii. Plot turning radii per Caltrans figure 404.5B and/or 404.5F.
30. Please provide a 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
Community Development Department
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31. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, traffic signals, street lights in Palomar Oaks Way and laterals affecting the
property.
32. Please remove the 8-inch PVC waterline that appears to be under the proposed building. See drawing
371-1 for as-builts of the waterline.
33. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way
34. 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.
35. Please ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards, see building department Form B-76.
36. 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.
37. Please meet with the Fire Department to identify the necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.)
38. Please plot stopping sight distance at all driveways and corner sight distance at all street intersections.
39 . Please see the comments on the attached red lined plan and address as part of a revised site plan prior
to formal application submittal.
40. 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:
1. Water Study. Please submit a water study, analyzing proposed demands for the public water
distribution system. Water study to include domestic meter and fire sizing criteria, as well as modeling
of public distribution system per current Engineering Standards Volume 2 -Chapter 3 Design
Procedures and Guidelines and fire flow requirements per CFC Table B105.1 as modified by the City
of Carlsbad Fire Department.
2. Sewer Study. Submit a sewer study analyzing proposed loading for the public sewer main. Model the
demands and performance criteria of the sewer per the current Engineering Standards Volume 1 -
Chapter 6 Design Criteria for Sewer Facilities.
Community Development Department
Planning Division I 1635 Fa'raday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0022 (DEV2025-0029) -PALOMAR OAKS DEVELOPMENT
May 29, 2025
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3. Recycled water is available to this site and shall be required for irrigation purposes. Design of irrigation
system shall conform with Engineering Standards Volume 2 -Chapter 5 Requirements for On-Site
(Private) Recycled Water Systems and shall require final approval by CMWD and DEHQ.
4. Civil Site Plans must be updated to identify all buried utilities onsite and along project frontage, and
existing and proposed easements identified. Note: Existing site has portion of a public water system
loop that will need to be addressed with the plan development, and will require modification,
relocation, or removal.
Fire & Life Safety:
1. Please be aware that this property is mapped within a very high fire severity zone (VHFSZ). A formal
submittal of this proposal will need to comply with Defensible Space requirements as outlined in
Chapter 49 of the CFC or CWUIC. Building locations on the proposed plan do not appear to meet
defensible space requirements of 100 feet. Fuel modification will be required, and a fuel modification
plan shall be submitted to Fire & Life Safety Division .
2. Ignition-resistant building construction will be required per CBC CH7A or CWUIC Chapter 5.
3. Fire access road minimum width is 24 feet. However, if building height is greater than 30 feet, then
access roads shall meet requirements for aerial apparatus access; and thus, shall be a minimum of 26
feet in width.
4. The Fire Turn Around shown does not appear to provide adequate turnaround dimensions. Please
refer to the CFD Fire Department Access Guideline.
5. The drive aisle between Buildings No. 4 and No. 5 as shown on the current site plan will need to
function as a fire turnaround.
6. Please submit a completed Form P99F to determine fire flow requirements, and to determine the
number and locations of required hydrants. Please note this must be completed prior to submittal of
a formal application to the city for the project. A completed, city-reviewed and signed Form P99F,
shall accompany a formal project application to the Planning Division.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600