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Home My WebLink AboutPRE 2025-0025; OCEAN OLIVE RESIDENCES; Admin Decision LetterJune 23, 2025 Seaside Drafting & Designing, LLC 1611 S Melrose Dr. #A364 Vista, CA 92081 SUBJECT: PRE 2025-0025 (DEV2022-0194) -OCEAN OLIVE RESIDENCES APN: 206-092-09-00 (city of Carlsbad VIA EMAIL AND MAIL Thank you for submitting a preliminary review application to add three or four two-story attached residences with attached garages, a detached two-story accessory dwelling unit (ADU) with a garage on the first level, an addition to the south side of the existing single-family residence, retaining walls and landscaping. The project is proposed at 315 Olive Avenue (APN 206-092-09-00). The project site, an approximately 0.64-acre (27,934 square feet) lot, is currently developed with a single-family dwelling with an attached garage, a shed and retaining walls. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminary review does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: R-15, Residential; 8 to 15 dwelling units per acre b. Zoning: Residential Density-Multiple (RD-M) Zone and Beach Area Overlay Zone c. Coastal Zone: The project site is located within the Coastal Zone and is subject to the Mello II Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning are consistent with the City's General Plan Land Use and Zoning for the site. The property is located within the California Coastal Commission's Appeals Jurisdiction. 2. The project requires the following permits: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0025 (DEV2022-0194) -OCEAN OLIVE RESIDENCES June 23, 2025 Pa e 2 a. Coastal Development Permit (CDP). The project is within the coastal zone, within the Mello II Segment of the Local Coastal Program. A Major CDP approved by the Planning Commission is required for the proposed development. b. Hillside Development Permit (HDP). An HDP approved by the Planning Commission is required if the project proposes to grade, 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. See comment 3 below. c. Habitat Management Permit (HMP). Pursuant to CMC 21.210.070 a HMP permit approved by the Planning Commission is required if the project directly or indirectly impacts natural habitat. See comments 4(a) and 4(c) below. 3. Hillside Development Ordinance. Unless exempt pursuant to CMC § 21.95.040, no person shall grade, 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 (HDP) pursuant to CMC Chapter 21.95. Please provide grading plans with multiple cross sections. The project will need to demonstrate conformance with the Hillside Development Regulations and Hillside Development & Design Guidelines. As part of a formal submittal of an HDP, please be sure that project exhibits address all requirements listed under CMC § 21.95.130 -Hillside Mapping Procedures and CMC § 21.95.140 -Hillside Development and Design Standards. The Hillside Development & Design Guidelines may be reviewed online at: https://www.carlsbadca.gov/home/showpublisheddocument/270/637425976541270000 4. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical studies/exhibits: a. Biological Study. A formal submittal of this project will need to include a biological study of the site in compliance with the City of Carlsbad's Habitat Management Plan (HMP} and Guidelines for Biological Studies. If the site contains any potentially or known occupied Coastal Sage Scrub (CSS), protocol surveys shall be conducted, if not already done, in a February/March 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 LCP compliance. The city's HMP may be reviewed at the Planning Division front counter or found on line at: https://www.carlsbadca.gov/home/showpublisheddocument/224/637446616709600000. The Guidelines for Biological Studies may be found online 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 2025-0025 (DEV2022-0194) -OCEAN OLIVE RESIDENCES June 23, 2025 Pa e 3 b. Tree Inventory. As part of the above, please inventory trees onsite and identify if any are Torrey Pines. c. Noise Study. Please submit a noise study with your formal application that is prepared in accordance with the requirements outlined in the City of Carlsbad Noise Guidelines Manual. The Noise Guidelines Manual may be found online at: https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000 d. Constraints Map/Analysis. Pursuant to Coastal Resource Protection Overlay Zone (CMC Chapter 21.203), topographic and vegetation mapping and analysis, as well as soils reports, will be required as part of the coastal development permit application. Such information shall be prepared by qualified professionals and in sufficient detail to enable the city to locate the boundary of any upland habitat areas and areas of slopes in excess of 25 percent. Topographic maps shall be submitted at a scale sufficient to determine the appropriate developable areas, generally not less than a scale of 1" -100' with a topographic contour interval of five feet and shall include an overlay delineating the location of the proposed project. (See also Hillside Development Regulations, CMC § 21.95.130 and § 21.95.140). e. Geotechnical/Soils Report. In addition to the typical submittal requirements of a preliminary geotechnical/soils report, please be sure to also review the specific requirements listed under the Coastal Resources Protection Overlay Zone (CMC Chapter 21.203) and include in these required reports. More specifically, pursuant to CMC § 21.203.040.C -Landslide and Slope Instability, developments within five hundred feet of areas identified generally in the PRC Toups report, Figure 8, as containing soils of the La Jolla group (susceptible to accelerated erosion) or landslide prone areas shall be required to submit additional geologic reports containing the additional information required in the Coastal Shoreline Development Overlay Zone. Additionally, pursuant to CMC § 21.203.040.D -Seismic Hazards, development in liquefaction- prone areas shall include site-specific investigations addressing the liquefaction problem and suggesting mitigation measures. f. Cultural Resources and 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 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 on line at: https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000 f. Historical Analysis . The existing home on the property was built over 50 years ago. To determine if the structure is significant pursuant to the California Environmental Quality Act (CEQA), a Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0025 (DEV2022-0194) -OCEAN OLIVE RESIDENCES June 23, 2025 Pa e 4 historical analysis report will need to be submitted. The report shall also be consistent with the city's Tribal, Cultural, and Paleontological Resources Guidelines and again can be found online at: https://www.carlsbadca .gov/home/showpublisheddocument/254/637425976516870000 A formal submittal of this project to the city's Planning Division shall include two (2) copies of each of the above reports. 5. The project is subject to the city's lnclusionary Housing Program. The city has prepared an Informational Bulletin (1B) on the subject. The following link will take you to 1B-157, which also includes various links to references and requirements: https://www.carlsbadca.gov/home/showpublisheddocument/9634/638600230107830000 6. City-Wide Objective Design Standards (ODS). No architectural exhibits beyond the topographical survey were included with the preliminary review application; therefore, no comments regarding design or locations of proposed buildings and walls 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. As stated in comment 1 above, the project is subject to the R-15, Residential Land Use Designation which allows for a density of 8-15 dwelling units per acre. The project is proposing three to four dwelling units on a lot containing an existing dwelling unit (four to five total dwelling units). Please be aware that project density is based on the net developable acreage and shall not include undevelopable lands as listed in CMC 21.53.230(b)(l), which includes woodland habitat and natural slopes with an inclination of greater than 40% except as permitted pursuant to Section 21.95.140(B). Furthermore, no more than 50% of the portion of a site containing 25% to 40% slopes may be utilized for calculating allowable residential density. Please identify all undevelopable areas on the constrains map and include a line-item table of square footages of each area as the total overall square footages and acres of undevelopable and developable area. Provide a calculation for total unit yield (developable lot area (in acres) x density= unit yield). See CMC § 21.53.230 for more information. For constraints mapping analysis, see also CMC § 21.95.130. For preservation of steep slopes and vegetation see also CMC § 21.203.040. Community Development Department Planning Division [ 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0025 (DEV2022-0194) -OCEAN OLIVE RESIDENCES June 23, 2025 Pa e 5 Also, because this project site is located within the coastal zone, please be aware that all development on natural slopes of twenty-five percent (25%) or greater (>25%) within the coastal zone shall comply with the requirements of Chapters 21.38 and 21.203 of the Carlsbad Municipal Code and the slope protection policies of the Mello II Segment of the Local Coastal Program. 8. Conceptual landscape exhibits 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, at a minimum, shall include a Conceptual Landscape Plan; Conceptual Water Conservation Plan; Conceptual Fire Protection Plan; and a Conceptual Landscape Maintenance Responsibility Exhibit (private or common). Be sure to add all relevant information pertaining to the HMP Adjacency Standards. Pursuant to HMP Policy 7-11, buffer areas that do not contain native habitat shall be landscaped using native plants. Be sure to identify such plantings. Signage and physical barriers such as walls or fences shall be required to minimize edge effects of development. Be sure to plot, label and detail any such items within the exhibits. The Landscape Manual may be reviewed online at: https://www.carlsbadca.gov/home/showpublisheddocument/7032/637697387309170000 9. 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. 10. Per the Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition of a "protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code § 7260 et seq .), and 2) right of first refusal for a comparable unit available in the new housing development. (Gov. Code § 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code § 66300(d)(2)(E)(ii) as including residential units subject to affordability restrictions, price controls, or occupied by low-income households. The formal submittal of the project will need to include documentation regarding any existing "protected units." Refer to the city's Housing Declaration Form (P-38) for more information about the State's potential replacement and relocation provisions, if applicable. Please note that this form is required to be filed to make your application complete for processing. 11. The project is subject to City Council Policy No . 84, Development Project Public Involvement. The city has prepared an Information Bulletin on Policy 84, linked below: https ://www .ca rlsbad ca .gov /ho me/showpu bl ished d ocu me nt/ 19417 /6387 4167 5682 230000 12. 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 Commun ity Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0025 (DEV2022-0194) -OCEAN OLIVE RESIDENCES June 23, 2025 Pa e 6 the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on To the extent that new GHG reduction requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the effective requirements even if different than what is proposed in the project's planning approvals. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading or building permits, the applicant may be required to submit and receive approval of a Consistency Determination or an Amendment application for the project through the Planning Division. All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at https://www.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. Land Development Engineering: 1. Contact Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov, a division of the Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are used to determine if a Local Mobility Analysis (LMA) is required and the scope of analysis. If an LMA is deemed necessary, first, work with Transportation Division staff to obtain an approved scoping agreement. After the scoping agreement has been approved, submit the approved Scoping Agreement as an appendix within the LMA that is to be prepared per the most recent Transportation Impact Analysis Guidelines. 2. After the scoping agreement has been approved or deemed not necessary by the Transpo rtation Division, submit a completed Transportation Analysis Need Statement Form P-42 to Land Development Engineering at LandDev@carlsbadca.gov prior to discretionary application submittal. If an LMA has been deemed not necessary by the Transportation Division, please provide correspondence from the Transportation Division indicating one is not required. 3. Depending on the CEQA determination, which is determined after the application for discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles Traveled Analysis Guidelines available at https://www.carlsbadca .gov/home/showdocument?id=312. 4. Complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide you and the city in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire is located on t he City of Carlsbad Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0025 (DEV2022-0194) -OCEAN OLIVE RESIDENCES June 23, 2025 Pa e 7 website. If this project is determined to be 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. 5. Provide a Preliminary Title Report (current within the last six (6) months). 6. 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. 7. 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. 8. A preliminary geotechnical report is required to evaluate the feasibility of the project and provide remedial recommendations. Guidelines for preliminary geotechnical studies are available on the City of Carlsbad Engineering website. 9. Per CMC15.16.060 this project will require a grading permit and grading plan. 10. A separate improvement plan for work within the right-of-way is required for this project. 11. 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 . 12. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan. 13. Delineate and annotate approximate topographic contours for 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. 14. On the site plan, 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. 15. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 16. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and floor elevations. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0025 (DEV2022-0194) -OCEAN OLIVE RESIDENCES June 23, 2025 Pa e 8 17. 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. 18. 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. 19. 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. Coordinate with the parks and recreation department for planting requirements per Section 11.12 of the Carlsbad Municipal Code for additional information. 21. This project is proposing 3 townhomes and will require a tentative parcel map and parcel map. 22. 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. 23 . Delineate and annotate all proposed driveways and driveway widths. 24. Driveways that exceed more than 150' length shall have a turnaround designed for a 3-point turn of a passenger vehicle. Additionally, applicant shall coordinate with the fire department to ensure width and grade of driveway meets fire department requirements. 25. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, street lights in Olive Avenue and laterals affecting the property. 26. All transformers and electrical facilities solely serving this project site shall be located on site and outside of the public right-of-way 27. 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. 28. 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. 29. Dedications and frontage improvements are required per CMC18.40 and/or CMC20.16. A 3-foot-wide public street and utility easement shall be dedicated as well as dedication for the cul-de-sac right-of- way based on City of Carlsbad Standard GS-3 for a 56-foot right-of-way width. Public street frontage improvements shall include removal of the existing AC berm, widening the street for a 36-foot curb to curb width, providing curb, gutter and contiguous 6-foot-wide sidewalk. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0025 (DEV2022-0194) -OCEAN OLIVE RESIDENCES June 23, 2025 Pa e 9 30 . 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.) 31. 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. A fire apparatus access road shall be provided to within 150 feet of all portions of the exterior of the first floor of any structure. 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. When required, the minimum width of a fire access roadway is 24 feet. If fire access roadway serves no more than two dwellings, the fire apparatus access roads can be a private driveway, which shall have a minimum width of 16 feet and meet the fire access road conditions listed above. Community Development Department Planning Division / 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0025 (DEV2022-0194) -OCEAN OLIVE RESIDENCES June 23, 2025 Pa e 10 Building: The Building Department has no comments at this tie. The project will be reviewed following a formal submittal. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Lauren Yzaguirre at the number below. You may also contact each department individually as follows: • Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634 • Building Division: Shawn Huff, Building Official, at (442) 339-5338 • Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773 • Fire Department: Darcy Davidson, Fire Division Chief, at (442) 339-2662 Sincerely, &vi,~ ERIC LARDY, AICP City Planner EL:LY:cf c: Oshima Family Trust, 352 OLIVE AVE CARLSBAD, CA 92008 Nichole Fine, 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