HomeMy WebLinkAboutPRE 2025-0023; SITE 10 COLT PLACE; Admin Decision LetterJune 2, 2025
Jason Velazquez
City Ventures LLC
3121 Michelson Dr., Ste. 150
Irvine, CA 92612
SUBJECT: PRE 2025-0023 (DEV2025-0028) -SITE 10 COLT PLACE
APN: 213-262-17-00
( City of
Carlsbad
Thank you for submitting a preliminary review application to construct 45, 3 bedroom/2.5 bath
townhomes on a previously graded, 2.62-acre vacant lot in Planning Area 4 of the Bressi Ranch Master
Plan, MP 178(K). The proposed density is 17.17 dwelling units per acre. Parking for the development
includes 45, two car garages (90 spaces) and 22 surface parking spaces. Vehicular access to the site is
proposed off the northern terminus of Colt Place. The parcel also has frontage along Palomar Airport Road
to the north. A shared private access, parking, and utilities easement is located over the entirety of the
subject lot (Parcel 3, MS 12-02) for the benefit of Parcels 1 and 2 of MS 12-02. A total of 16 surface parking
stalls at the southwest corner of the site are currently located within this shared access easement.
In response to your applicat ion, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans, policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans, policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
1. The current General Plan and zoning designations for the properties are as follows:
a. General Plan: Residential 19-23 dwelling units per acre (R-23);
b. Zoning: Planned Community (P-C); and
c. Bressi Ranch Master Plan MP 178, Planning Area 4, which has a split designation of Pl and
R-23.
2. The project requires the following permits:
a. Tentative Tract Map (CT) for the subdivision
b. Planned Development Permit (PD) for the development of airspace condominiums
*The decision-making authority is the Planning Commission
3. lnclusionary Housing Requirement. The project site is identified as Housing Site No . 10 ("Bressi
Ranch Colt Place industrial parcel") in the city's Housing Element. Site No . 10 was part of a
comprehensive effort to change the land use designations of multiple properties throughout the
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
PRE 2025-0023 (DEV2025-0028)-SITE 10 COLT PLACE
June 2, 2025
Pa e 2
city to satisfy the state's Regional Housing Needs Assessment (RHNA)/allocation of residential
units for development. Pursuant to City Council Resolution No. 2024-016, non-city-owned sites
that receive a residential land use change or an increase in residential density as part of the 2021-
2029 Housing Element must provide one of the following:
• 20% of total housing units affordable at low-income (80% AMI)
• 15% of total housing units affordable at low income (80% AMI), and 10% at moderate
income (100% AMI), for a total of 25%
• 15% of total housing units affordable at very-low income (50% AM I)
Please specify how you intend to satisfy the affordable housing requirements with the submittal
of the application. Please also see additional comments from the Housing and Homeless Services
Department below for additional information.
4. Density/Number of Units. Pursuant to Carlsbad Municipal Code (CMC) Section 21.53.230,
residential density shall be determined based on the number of dwelling units per developable
acre of property. Please note, while certain constrained land such as beaches, wetlands and
floodways, can be excluded from the density calculation, the area of the lot located with Safety
Zone 2 of the McClellan Palomar Airport Land Use Plan as well as the shared driveway access
easement are required to be included as developable area in the density calculation. Please see
link below for additional information.
https://ecode360.com/44013119
Based on a lot size of 2.62 acres (gross and net) and an allowable density range of 19 to 23 dwelling
units per acre, the minimum and maximum number of units, exclusive of a density bonus, is 50
and 60 units, respectively. The conceptual project proposes 45 units, resulting in a density of
17 .17 dwelling units per acre. Therefore, the project falls below the minimum density and number
of units required for the R-23 General Plan Land Use designation. Please redesign the project to
provide a minimum density of 19 du/ac and 50 units. Please see the calculation below for
reference.
Minimum density= 19 du/ac:
19 x 2.62 = 49.78, rounds up to 50 dwelling units
Maximum density= 23 du/ac:
23 x 2.62 = 60.26; rounds down to 60 dwelling units
5. Please include the following studies/reports with the project submittal:
a. Noise analysis. The noise analysis shall analyze the project's compliance with the General
Plan and Noise Guidelines Manual. Please note, any required sound walls shall be
incorporated into the project design/plans and considered project design features, not
mitigation measures. Please ensure the noise analysis addresses this comment. Please
see link to Noise Guidelines manual below for additional informational information:
https://www.carlsbadca.gov/home/showpublisheddocument/238/63742597409237000
Q
PRE 2025-0023 (DEV2025-0028) -SITE 10 COLT PLACE
June 2, 2025
Pa e 3
6.
b. Air quality analysis
City-Wide Objective Design Standards (ODS). No architectural exhibits beyond the conceptual site
plan were included with the preliminary review application; therefore, no comments regarding
design of proposed buildings are included. A formal proposal will be subject to city-wide Objective
Design Standards (ODS). Please see the links below for reference and revise the conceptual project
design as appropriate.
City-wide ODS:
https://www.carlsbadca.gov/home/showpublisheddocument/13768/638201047511900000
City-wide ODS checklist:
https://www.carlsbadca.gov/home/showpublisheddocument/15323/638332233693100000
Objective Design Standards Processing Guide:
https://www.carlsbadca.gov/home/showpublisheddocument/15321/638331501903600000
7. This preliminary review application did not include a preliminary landscape exhibit(s); 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:
8.
9.
https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000
Pedestrian Access. Please redesign the project to provide a pedestrian connection (i.e., sidewalk)
with a parkway along the north side of the shared drive aisle so pedestrians are not forced to walk
through the shared drive aisle to Colt Place.
Setbacks. The subject lot has two street frontages and is therefore considered a through lot for
the purposes of determining setbacks. As such, there are two front yard setbacks and no required
rear yard setback. Pursuant to the Bressi Ranch Master Plan, which prevails when there is a
conflict with standards in the PD Ordinance, the required setbacks are as follows:
• Front (north property line, prime arterial, Palomar Airport Road): 50 feet, fully
landscaped . Subject to approval by the City Planner, the landscaped setback can be
reduced to 35 feet to accommodate a driveway along the portion of the setback farthest
from the right-of-way.
*Planning staff is aware of the SO-foot-wide landscape easement pursuant to Map No.
14960 parallel to the Palomar Airport Road frontage. Please submit a copy of this
easement with the application. Additional research will be needed to determine which
setback prevails, the reason for the SO-foot-wide landscape setback and if/how it can be
reduced.
PRE 2025-0023 (DEV2025-0028) -SITE 10 COLT PLACE
June 2, 2025
Pa e 4
10.
• Front (south property line. Colt Place): Average setback of 35 feet with a minimum
landscaped area of 25 feet.
• Side (east and west property lines): 10 feet, fully landscaped and irrigated.
• Southerly shared drive aisle/reciprocal access easement: 5 feet. Please note, Planning
staff strongly recommend a minimum setback of 10 feet off the shared drive aisle along
the southern boundary of the site so a pedestrian sidewalk connecting to Colt Place and
landscaping can be added in between the shared driveway and the residential units.
Parking. Pursuant to CMC Chapter 21.45, Planned Development Ordinance, Table E, specifically
E.7, the required parking for condominiums with two or more bedrooms is two spaces per unit.
The parking can be satisfied as follows:
• One-car garage (12' x 20', free and clear of obstructions) and one covered or uncovered
space
• Two-car garage (20' x 20'); or
• Two separate one-car garages (12' x 20' each)
In addition to the above, for projects located in the R-23 designation, 25% of the units may include
a tandem two-car garage (12' x 40', free and clear).
Guest parking. Pursuant to CMC Chapter 21.45, Table C, the guest parking requirement is 0.25
spaces per unit. Any fractional unit shall be rounded up to the next whole number.
11. Drive Aisles. All drive aisles shall be a minimum width of 24 feet and shall be enhanced with
decorative pavement
12. Maximum Building Height. Pursuant to CMC Chapter 21.45, Table E, Section E.4, no building shall
exceed a height of 40 feet if roof pitch is greater than 3:12 or 35 feet if roof pitch is less than 3:12.
13. Maximum Building Coverage. Pursuant to CMC Chapter 21.45, Table E, Section E.5, the maximum
allowable lot coverage for buildings is 60 percent.
14. Private Recreation Area. Pursuant to CMC Chapter 21.45, Table E, Section E.8, each unit shall
provide a minimum of 60 square feet of private open space, with a minimum dimension of 6 feet
(i.e., length and width). The private open space can be provided in the form of a patio, porch or
balcony. For projects located within the R-23 designation, in lieu of providing the per unit private
recreation space specified above, a project applicant may opt to provide an additional 75 square
feet per unit of community recreation space.
15. Community Recreation Area: Pursuant to the citywide ODS, a minimum of 100 square feet of
community recreation area shall be provided per unit. Please refer to the ODS as to what qualifies
as community recreation area.
PRE 2025-0023 (DEV2025-0028) -SITE 10 COLT PLACE
June 2, 2025
Pa e 5
16. Community Delivery Center. Pursuant to the citywide ODS, for all developments 20 units or
larger, consolidated mail pick up and drop off locations shall be provided. Please refer to the ODS
for additional information.
17. Short-Term and Long-term Bicycle, E-bike, E-scooter Parking -Short-term and long-term bicycle
parking shall be provided. Please refer to the ODS for additional information.
18. Homeowner's Association (HOA). Pursuant to the Bressi Ranch Master Plan, the developer shall
establish a sub-area residential homeowners association and corresponding CC&Rs. Said CC&Rs
shall be submitted to and approved by the City Planner prior to final Map approval. Prior to the
first certificate of occupancy, the State will require establishment of the sub-area homeowner's
association. The subarea homeowner's association shall be responsible for the maintenance of
common facilities only within the limits of this residential condominium project.
19. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) -The project site is located
within the McClellan-Palomar Airport Influence Area (AIA). New development within the AIA
must be reviewed for consistency with an adopted land use compatibility plan for the airport. As
part of the update to the Housing Element, the Airport Land Use Commission (ALUC) approved
the request to change the General Plan Land Use designation on the subject site from Pl to R-23.
Preliminary review of this project against the ALUCP revealed the following:
a. Exhibit 111-1-Compatibility Policy Map: Noise. The project site 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. The project site is located within Safety
Zone 2 (Inner Approach/Departure Zone, northwest corner of the site) and Safety Zone 6
(Traffic Pattern Zone) per Exhibit 111-2. Pursuant to Table 111-2 (Pgs. 3-45 through 3-52),
residential development greater than 4 du/ac is prohibited and "not compatible under
any circumstances" within Safety Zone 2 and permitted without limitations to residential
density or floor air ratio in Safety Zone 6. Please note, Planning staff cannot support a
request to develop any residential units within Safety Zone 2. However, pursuant to Table
111-2, accessory buildings can be considered, but "dwelling must be located outside these
zones."
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. The project site is
located within the 7:1 Transitional Surface contour of Exhibit 111-3. Formal submittal of
this project under the ALUCP would require compliance with the Federal Aviation
Administration's (FAA) Federal Aviation Regulations (FAR) Part 77, Objects Affecting
Navigable Airspace. FAR Part 77 regulations require that anyone proposing to construct
an object, which could affect navigable airspace around an airport, submit information
about the proposed construction to the FAA.
PRE 2025-0023 {DEV2025-0028) -SITE 10 COLT PLACE
June 2, 2025
Pa e 6
20 .
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the
Overflight Notification Area . Pursuant to the ALUCP Po licy 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) and b).
f. Exhibit 111-6 -Compatibility Policy Map: Avigation Easement Area and Overflight
Notification Areas . A portion of the project site is located within the Avigation Easement
Area and the entire site is in the Airport Overflight Notification Area. As a condition of
approval, the project will be required to dedicate an avigation easement to the entity
owning the airport and real estate disclosures and overflight notification documents must
be recorded for new residential development. Please see Exhibit 111-6 in Chapter 3 of the
ALUCP for applicable avigation easement and overflight notification areas.
Please see link below for the McClellan-Palomar Airport Land Use Compatibility Plan:
https://www.carlsbadca.gov/home/showpublisheddocument/226/637446617757230000
Senate Bill 330 -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 requi red 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 Preliminary Housing Development Pre-
Application form 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 .
For more information on SB 330, please review Information Bulletin-132 which is available on line
at: https://www.carlsbadca.gov/home/showdocument?id=8166&t=637725746468976995. Links
to the SB-330 Preliminary Housing Development Pre-Application form and other supplemental
information is provided within the bulletin. Although not required, staff recommend applicants
discuss the preliminary review application with staff to obtain guidance prior to submitting the
Preliminary Housing Development Pre-Application form.
21. The following questions were submitted with the preliminary review application. Please see
answers below in blue.
Path to Entitlements
We typically consider "Deemed Complete" as being after there are no more staff comments on
our development application entitlement set, which is after the multiple city reviews and
resubmittals. Once our application is Deemed Complete:
PRE 2025-0023 (DEV2025-0028) -SITE 10 COLT PLACE
June 2, 2025
Pa e 7
• What is the lead time for public hearing? If the project is either categorically exempt from
CEQA and/or complies with the city's Housing Element Implementation and Public Safety
Element Update Supplemental Environmental Impact Report (2023 SEIR) and all outstanding
issues are resolved, staff can move forward with the preparation of the staff report, which is
typically a two-month process from start to finish. Please note, the environmental
determination will be made once the project is deemed complete and will be based on the
results of the studies submitted for staff review.
• Do we need both Planning Commission and City Council approval? Are there any other
approving bodies? Please see Planning Comment No. 2.
• Aside from 58330 preapplication -What application would we be submitting for this project?
Please see Planning Comment No. 2.
Affordable Housing & lnclusionary Ordinance
Housing Plan Update
• The update has approved this site to require 20% of the total units as "affordable to lower
income families". It's not clear what level of affordability is expected -moderate, low, VL, or
mixed? Please see Planning Comment No. 3 and comments from HHS.
lnclusionary Ordinance
• Although our site's affordable requirement would follow the Housing Plan Update, we
understand the lnclusionary Ordinance typically requires 15% of total units as Low-Income
affordability. The ordinance also allows for Alternative Means of Compliance-such as in-lieu fee .
We'd like the opportunity to develop this project, and work with the city to explore the options
to make the affordable component feasible. Please advise on the affordability level expected by
the Housing Plan Update. Please see Planning Comment No. 3 and comments from HHS. Please
contact Nicole Piano Jones, with the Housing & Homeless Services Department at
nicole.pianojones@carlsbadca.gov with any additional questions regarding the inclusionary
housing requirements.
Bressi Ranch Master Plan -CC&Rs
We found in the Bressi Ranch Master Plan that prior to occupancy of the first unit within our
development, we must establish an Architecture Review Board (ARB) -and that the approval of
the ARB shall occur prior to submittal of an application for bldg. permits. Is this part of the CC&Rs?
• Is that something that we as the applicant establish? Who do we coordinate that with? Yes, the
developer will be responsible for establishing an ARB as part of the CC&Rs. It is standard
practice to have an ARB as part of an HOA. The HOA board may also act as the ARB.
• What's the timeframe for that process? Prior to approval of the final map, the applicant must
prepare draft CC&Rs for city staff to review for compliance with the project cond itions. The
state of California will ultimately determine the timeframe for review as the city will only be
reviewing the draft document.
PRE 2025-0023 (DEV2025-0028) -SITE 10 COLT PLACE
June 2, 2025
Pa e 8
CEQA Compliance
We believe our project would qualify for Class 32: CEQA Infill Exemption.
• When should we kick off/submit the necessary reports, with the initial formal submittal? Please
include all studies requested in this letter with the formal submittal. Please note, additional
studies could be required beyond the scope of what is covered in this letter and based on city
staff review of the project once it is submitted.
• Can you help identify the necessary items/reports to produce? Please refer to the content of
this letter for guidance on the studies that will be required.
Landscape Maintenance Easement
As I mentioned, our rear property line abuts Palomar Airport Road, and it includes a Landscape
Easement, 50' into the site. The adjacent residential development (to the East) seems to encroach
into that 50' easement, by roughly 10'-20'. Hoping we could discuss how we can apply that same
or similar condition to our site . Please see Planning Comment No. 9 for information regarding
the required front yard setback for adjacent to Palomar Airport Road. In summary, pursuant to
the Bressi Ranch Master Plan, the landscaped setback can be reduced from 50 to 35 feet, but
the structures shall comply with the SO-foot setback.
Airport LUCP -Safety Zone 2 -"Overrule Process"
As mentioned, roughly 1-acre of this site falls within Safety Zone 2 of the McClellan-Palomar
ALUCP (northwest corner). I understand this limits the allowable uses and typically does not allow
for residential uses within the zone either. I spoke with Ed Gowens at the Airport Land Use
Commission, and he explained the lengthy but possible Overrule Process. I understand this would
require City Council approval.
• Would the city support an Overrule Process here, to allow residential within this portion of
Safety Zone 2, since it's a small 1-acre end corner of the safety zone 2 boundary box (see image
below)? Maybe a fully affordable component? City staff does not support the request to
construct residential units within Safety Zone 2. Pursuant to the ALUCP, and as discussed in
Planning Comment No. 17, only accessory buildings can be located within this zone. Further,
state law requires the inclusionary units to be equitably distributed throughout the site. As
such, the units cannot be isolated within Safety Zone 2.
• What studies would be required to determine if an Overrule Process would be acceptable?
Additional discussion would be needed with the ALUC.
• Would the Overrule Process occur concurrently with our entitlements? The request would likely
need to be considered before the project is submitted since the project design would rely on
the results of the Overrule Process, which could be lengthy. Planning staff does not support or
recommend proceeding with this process.
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 www.carlsbadca.gov. You
may also access the General Plan Land Use Element and the Zoning Ordinance online at the website
PRE 2025-0023 (DEV2025-0028)-SITE 10 COLT PLACE
June 2, 2025
Pa e 9
address shown; select Department Listing; select Planning Home Page. Please review all information
carefully before submitting.
Land Development Engineering:
Land Development Engineering Division staff has completed a preliminary review of the above-referenced
project. Prior to formal application for the project permit submittal, the following items must be
adequately resolved/addressed, unless otherwise noted:
1. Contact Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov , a division
of the Public Works Department, to determine if a Scoping Agreement is required. Scoping
Agreements are used to determine if a Local Mobility Analysis (LMA) is required and the scope of
analysis. If an LMA is deemed necessary, first, work with Transportation Division staff to obtain
an approved scoping agreement. After the scoping agreement has been approved, submit the
approved Scoping Agreement as an appendix within the LMA that is to be prepared per the most
recent Transportation Impact Analysis Guidelines.
Regardless of whether an LMA is required or not and whether the pedestrian circulation criteria
is deemed adequate or inadequate based on such a study, pedestrian access between Colt Place
and the pedestrian ramp terminating at the easterly end of Parcel 2 (the hotel site west of the
project site) needs to be considered to provide connectivity to the nearby Bressi Ranch shopping
center. Also, some of the units are proposed against the existing driveway curb. Establish some
distance from the curb to provide space for a sidewalk and to establish structural separation
between the building foundation and curb.
Removal of a portion of the circular decorative concrete on the north side of the existing common
driveway does not appear to be a concern as this existing pavement design does not appear to
mitigate traffic or divert vehicle flow in any way. However, the traffic division will confirm upon
review of the LMA, if required.
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 TDM 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 TDM
plan with your application for discretionary permits.
PRE 2025-0023 (DEV2025-0028) -SITE 10 COLT PLACE
June 2, 2025
Page 10
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.carlsbadca.gov/home/showdocument?id=312.
5. 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 Ca rlsbad 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. 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.
A Storm Water Management Plan was prepared for the property under project MS 12-02 per the
previous water quality guidelines (SUSMP). However, the subject property (parcel 3) was not
planned for development at the time and was not included in the sizing of the water quality basin .
Only Parcel 1 and 2 were developed and included in the SWMP. Therefore, the previous SWMP
cannot be used for this development and a new Storm Water Quality Management Plan (SWQMP)
in compliance with the current Carlsbad BMP Design Manual will be required.
7. Based on this project's general land use R-23, this project is subject to the City of Carlsbad trash
capture requirements. Incorporate trash capture measures on the project plans and incorporate
into storm water quality management plan, form e-35.
8. 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, please
annotate on the site plan. There is a public water easement that traverses the property and a
public sewer easement that extends northeasterly from the south boundary to a terminus just
north of the existing shared driveway. Since condominium units are proposed over these
easements, the conflict between the buildings and easements will need to be resolved. CMWD
will require that the onsite potable water system be private, so the applicant will need to vacate
a portion of the on-site water easement. At a minimum, that portion of the onsite public water
easement conflicting with the town homes will need to be vacated . The townhomes are proposed
over a portion of the on-site public sewer easement. The portion of the northerly end of the
easement will need to be vacated and a portion of the 811 PVC sewer pipe and manhole at the
terminus will need to be removed with a new end of pipe and manhole installed further south,
outside the building envelope.
10. 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
PRE 2025-0023 (DEV2025-0028) -SITE 10 COLT PLACE
June 2, 2025
Pa e 11
hydrologic calculations before and after development for each drainage basin.
11. 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.
12. Per CMC15.16.060 this project will require a grading permit and grading plan.
13. A separate improvement plan for work within the public easements is required for this project.
Alterations to the public sewer and water infrastructure will need to be reflected on these plans.
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. Delineate and annotate the limits of grading.
16. Delineate and annotate approximate topographic contours for existing and proposed condition.
Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and
5' intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
17. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at
the project site, project frontage and within 25 feet of the boundary.
18. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
19. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
20. 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. 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. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
23. Show existing lot line bearing and distance.
24. Show location and dimensions of all accessways and pathways as required for compliance with
Title 24-State Accessibility Requirements.
PRE 2025-0023 (DEV2025-0028)-SITE 10 COLT PLACE
June 2, 2025
Page 12
25. 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' length shall have a turnaround designed for a 3-point turn
of a passenger vehicle. The driveway at the northerly end of the project appears to need such a
turnaround. Additionally, applicant shall coordinate with the fire department to ensure width
and grade of driveway meets fire department requirements.
27. Show truck turning radii. Plot turning radii per Caltrans figure 404.SB and/or 404.5F.
28. Show all existing utilities and callout size for: water, sewer, storm drain, streetlights, etc. in Colt
Place and in the public utility easements traversing the property
29. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way
30. Obtain a letter from SDG&E confirming their approval of 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.
31. 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.
32. Specify if trash enclosures are proposed or if curb side pick-up is proposed. If enclosures are
proposed, plot on the plan. Ensure the trash enclosure design is consistent with the City of
Carlsbad and Republic Services standards. See building department form B-76.
33. 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.)
34. 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.
Utilities:
1. 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.
PRE 2025-0023 (DEV2025-0028)-SITE 10 COLT PLACE
June 2, 2025
Pa e 13
2. Submit a sewer study analyzing proposed demands 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.
3. Recycled water is available to this parcel 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. Project Civil Site Plans must be updated to identify all buried utilities on site and in the Colt Place
cul-de-sac and along project frontage, and existing and proposed easements identified. 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.
5. Locate and show existing and proposed utilities. Structures cannot be located within existing
sewer and water easements.
Traffic Division:
1. Please coordinate with Nick Gorman, nick.gorman@carlsbadca.gov. to submit a Scoping
Agreement per the latest City of Carlsbad Transportation Impact Analysis Guidelines.
1. This parcel is designated as both High and Moderate Fire Hazard Severity Zones (FHSZ). Once the
FHSZ maps are adopted by the city (likely mid-July, 2025), construction within the High FHSZ will
need to be compliant with fire-resistive construction per CBC Chapter 7 A.
2. Fire 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 the plans certifying that
any new roadway meets this 75,000-pound, all-weather requirement. Road base without an
appropriate topping or binding material does not satisfy the all-weather requirement.
3. The minimum width of a fire access roadway is 24 feet.
4. Fire Apparatus Access Roads shall meet requirements for aerial apparatus access when the
distance from grade plane to the highest level of the roof exceeds 30 feet. The minimum width of
an aerial fire apparatus access roadway is 26 feet, unobstructed.
5. Dead-end roadways more than 150 feet shall be designed and constructed with approved
turnarounds or hammerheads. Turnarounds shall meet the turning radius requirements
identified in the CFO Fire Department Access and Water Supply Guideline. Show location vehicle
turnaround on the plan.
PRE 2025-0023 (DEV2025-0028) -SITE 10 COLT PLACE
June 2, 2025
Page 14
6. Fire Lane Identification -Signs or curb markings will be required on fire apparatus access roads to
be readily recognized so that they will remain unobstructed and available for emergency use at
all times. No parking will be allowed on the property outside of the marked parking stalls.
7. Submit completed P99F form to determine fire flow requirements, and to determine number and
location of required hydrants. Please note this must be completed prior to submittal of a formal
application for the city for the project. A completed, city-reviewed P99F, shall accompany a formal
project application to the Planning Division.
Housing & Homeless Services Department:
Housing & Homeless Services staff have completed a review of the above-referenced project. As
proposed, the project does not demonstrate how it satisfies the city's lnclusionary Housing requirements.
Please see below regarding compliance with affordability requirements.
1. lnclusionary Requirement -This project is subject to Carlsbad Municipal Code (CMC) 21.85. Per
City Council Resolution No. 2024-016, sites that received a residential land use change or an
increase in residential density as part of the 2021-2029 Housing Element must provide a minimum
affordability. For non-city owned sites, the minimum affordability requirement is as follows:
20% of total housing units affordable at low-income (80% AMI)
15% of total housing units affordable at low income {80% AMI), and 10% at moderate income
{100% AMI), for a total of 25%
15% of total housing units affordable at very-low income {50% AMI)
The project is proposing 45 housing units. The minimum affordability requirement per City Council
Reso. 2024-016, would be as follows:
45 units x 20% = 9 units at low-income {80% AMI)
45 units x 15% = 6.75 units, rounds to 7 units at low-income {80% AMI) and 45 units x 10% =
4.5 units, rounds to 4 units at moderate income {100% AMI) for a total of 11 affordable units
45 units x 15% = 6.75 units, rounds to 7 units at very low-income (50% AMI)
Other inclusionary housing requirements.
21.85.040. D. lnclusionary rental units shall remain restricted and affordable to the designated
income group for fifty-five years. In addition to the income of a targeted group, limitations on
assets may also be used as a factor in determining eligibility for rental or ownership units.
Notwithstanding anything to the contrary in this chapter, no inclusionary unit shall be rented for
an amount which exceeds ninety percent of the actual rent charged for a comparable market unit
in the same development, if any. lnclusionary units shall be provided in the same tenure as the
market rate units, consistent with California Civil Code 714.7.
21.85.040. E. After the initial sale of the inclusionary ownership units at a price affordable to the
target income level group, inclusionary ownership units shall remain affordable to subsequent
income eligible buyers pursuant to a resale restriction with a term of thirty years or ownership
PRE 2025-0023 (DEV2025-0028) -SITE 10 COLT PLACE
June 2, 2025
Page 16
Laserfiche/Data Entry
Case File