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HomeMy WebLinkAboutPRE 2025-0039; EL FUERTE HOMES; Admin Decision Letter Community Development Department Planning Division  1635 Faraday Avenue  Carlsbad, CA 92008  442-339-2600 August 28, 2025 Kirk Moeller Kirk Moeller Architects 2888 Loker Avenue E, #317 Carlsbad, CA 92020 SUBJECT: PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES APN: 215-370-30, -31, -32 Thank you for submitting a preliminary review for the construction of 12 detached condominium units on three properties totaling 1.42-acres, on the south side of El Fuerte, and north of the intersection of El Fuerte Street and Cacatua Street . The proposed density is 8.45 dwelling units per acre (please see Comment No. 3 below for lot size and density discussion). Retaining walls up to 12 feet are proposed to develop the site. Access to Units 1-4 and 7-12 is proposed to be provided by a 24-foot-wide driveway off El Fuerte Street and access to Units 5 and 6 is proposed by a second 24-foot-wide driveway off El Fuerte Street. 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: 1. General Plan and zoning designations for the property are as follows: a. General Plan: R-4, Residential 0-4 du/ac for Parcels 1-3 b. Zoning: R-1, One- Family Residential for Parcels 1-3 *Please see discussion in Comment No. 3 below for additional information regarding Parcel 4 2. The project requires the following permits, which require approval by the Planning Commission . a. Tentative Tract Map (CT) for the development of 12 detached air-space condominiums b. Planned Development Permit (PD) for the development of 12 detached airspace condominiums c. Hillside Development Permit (HDP) for development on a site that has slopes with a gradient of 15% or more and an elevation differential greater than 15 feet C cityof Carlsbad PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 2 d. Habitat Management Plan Permit (HMP) for the removal of any sensitive upland habitat and any indirect impacts to the adjacent protected open space, which is designated as “Proposed Hardline Area” in the city’s Habitat Management Plan. e. Variance (V) (or density bonus waiver, if applicable) for the construction of walls greater than 42 inches and/or 6 feet in height (varies based on location) 3. Proposed Density. The city’s two-foot topographical contour map indicates an approximate grade change of 50 feet across Parcels 1-3 with slopes potentially exceeding 40% around the rear perimeter of the site. Pursuant to Carlsbad Municipal Code (CMC) Section 21.53.230, the city uses net acreage to determine density/allowable number of units. Specifically, natural slopes with an inclination greater than 40% cannot be developed (i.e. area required to be excluded from density calculation) and no more than 50% of the portion of a site containing 25% to 40% slopes may be utilized for calculating allowable residential density. Please see screenshot of the site’s topography and slopes and link to CMC Section 21.53.230 below for additional information. https://ecode360.com/44013119 65/Jo. 6549 PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 3 In addition, please be advised the density analysis below is based on a total site acreage of 1.42 and comprises Parcels 1-3 of Parcel Map No. 21931 (MS 2018-0010), recorded on May 12, 2022. It also assumes the property is flat. Given the presence of steep slopes on the site, please be aware that the maximum number of units that can be constructed on the site will likely be reduced. However, if a density bonus is requested, this comment will not apply. Further, Parcel 4 of the same recorded map is designated Open Space (OS) in the city’s General Plan and is zoned OS. The OS designation does not have an assigned density. Therefore, it cannot be developed, and the area of the lot cannot be included in the density calculation. Please see screenshot below for reference. The lot sizes of Parcels 1-3 of Parcel Map No. 21931 are as follows: Parcel 1: 0.584 acres Parcel 2: 0.492 acres Parcel 3: 0.345 acres Total area: 1.42 acres 05 UKAINAU~ tA:S~M~N I~ Al PORTIONS OF THE SURVE SHOWN HEREON WERE B, LOCATIONS OF THE EXIST DRAINAGE PIPES. RECOR 2854 PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 4 The maximum density for the R-4 General Plan Land Use designation is 4 dwelling units per acre. For the subject site, and exclusive of a density bonus, a total of 5 units (on a relatively flat site) could be constructed on the 1.42-acre site (4 x 1.42 = 5.68, rounds down to 5 units per CMC Section 21.53.230, Table E). The conceptual proposal to construct 12 residential units exceeds the maximum allowable number of units by 7 units. To construct 12 residential units, a density bonus is required. 4. Density Bonus. State density bonus law (SDBL) allows a developer to increase density allowed on a property above the maximum allowed in the General Plan. In exchange for the increase in density, a certain percentage of units are required to be restricted to lower income households. Further, SDBL utilizes gross instead of net acreage to determine the allowable number of units and, pursuant to Government Code Section 65915(c)(5), all density calculations resulting in fractional units are required to be rounded up to the next whole number. As discussed in Comment No. 3 above, exclusive of a density bonus, the base maximum number of units that can be constructed for the subject property is 5 units. The concept project includes 12 units. Pursuant to the calculation provided by the Housing and Homeless Services Department below, the maximum number of units that could be constructed pursuant to SDBL is 12 units. Please refer to the links to Informational Bulletin No. 112, Density Bonus, and Form P-1(H) below for additional information regarding the number of lower income units required as well as the process and findings for incentives/concessions and waivers. IB 112: https://www.carlsbadca.gov/home/showpublisheddocument/8169/638600078695630000 P-1(H), Density Bonus Report: https://www.carlsbadca.gov/home/showpublisheddocument/16609/638561251975170000 5. Inclusionary Housing. Please see comments from the Housing & Homeless Services Department for information regarding the requirements. 6. Hillside Development. The project will be subject to the provisions of the Hillside Development Ordinance, CMC Chapter 21.95. To assist with determining the allowable number of units pursuant to CMC Section 21.53.230, please submit a slope analysis consistent with CMC Section 21.95.130, Hillside Mapping Procedures, with the application. Please see link to CMC Chapter 21.95 below for reference. https://ecode360.com/44014187 Due to the preliminary nature of the submittal, compliance with the requirements of the Hillside Development Regulations cannot be verified. However, please be aware of the following standards in CMC Chapter 21.95: a. CMC Section 21.95.130, Hillside mapping procedures- guidance/requirements for slope analysis and slope profiles b. CMC Section 21.95.140, Hillside development and design standards- development of natural slopes, volume of grading, slope height, contour grading PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 5 7. Retaining walls. Pursuant to CMC Section 21.46.130, fences and walls cannot exceed 42 inches in the front yard setback and 6 feet for any area outside the front yard setback. As currently designed, retaining walls exceeding 6 feet in height are proposed in the front yard setback and around the rear perimeter of the site. Please redesign the project to comply with the height limitations or submit a Variance to exceed the allowable height. Alternatively, if a density bonus is pursued and if the requesting findings can be made, you may consider requesting a waiver to this standard. However, please make every effort to reduce the height of the retaining wall facing El Fuerte Street since it is retaining fill and impacts public views from the street. In addition, please ensure that there is a minimum 15-foot-wide planter in front of the wall so landscape can be installed to soften the appearance of the wall. 8. Compliance with Habitat Management Plan. a. Parcels 1-3 of Map No. 21931. Parcels 1-3 are adjacent to a “Proposed Hardline Area” (i.e., Parcel 4 Parcel Map No. 21931) of the city’s HMP. The vegetation includes Diegan coastal sage scrub, a native sensitive upland habitat. To analyze the project’s compliance with the HMP, please submit a Biological Resources Report prepared by a registered professional. Please note, any sensitive vegetation required to be removed because of the required fire buffer shall be counted as an impact. In addition, the project is required to comply with the Adjacency Standards of the HMP (see page F-16). Please see screenshot and links below for additional information. HMP: https://www.carlsbadca.gov/home/showpublisheddocument/224/637446616709600000 Guide to Preparing Biological Resources Report: https://www.carlsbadca.gov/home/showpublisheddocument/1604/63781905050043 0000 b. Parcel 4 of Map No. 21931-Status of Restrictive Covenant. Parcel 4 is in a “Proposed Hardline Area” of the HMP and requires the recordation of a restrictive covenant to ensure it remains protected open space in perpetuity. As part of the restrictive covenant, a preserve management plan, management agreement with an approved land manager PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 6 and endowment are required to fund and manage the open space in perpetuity. Please be advised, the application for the proposed development project will not be accepted until the restrictive covenant process is completed, including fully funding the endowment. Please see comments from the city’s HMP manager, Rosanne Humphrey, below for additional information. 9. Noise Analysis. Please submit a noise analysis analyzing the project’s consistency with the General Plan and Noise Guidelines Manual. The Noise Guidelines Manual can be found online at: https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000 10. Cultural Resources Assessment. Please submit a cultural and paleontological resources assessment prepared by a qualified professional. The study shall comply with the city’s Tribal, Cultural and Paleontological Resources Guidelines. Please be advised the Guidelines require a Luiseno Native American monitor to be present for any field survey or work conducted by an archaeologist. Please see the link below for additional information. https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000 11. Very High Fire Hazard Severity Zone. The project is within the Very High Fire Hazard Severity Zone (VHFHSZ). Please see Fire comments below for more information and discussion regarding the requirement for 100 feet of defensible space . Since the project site is adjacent to protected open space, no offsite clearance of habitat can be supported, and the 100-foot buffer shall be accommodated onsite. 12. Planned Development Ordinance Setbacks. Pursuant to CMC Section 21.45.060, Table C (front yard setback) and CMC Section 21.45.080, Table E (side and rear yard setbacks), the condominium project is subject to the following setbacks: Front: 30 feet off El Fuerte (secondary arterial). In addition, the following standards apply: • 50% of the required setback shall be fully landscaped • A minimum of one, 24-inch box tree shall be planted for every 30 lineal feet of street frontage • The setback shall be commonly owned and maintained • Walls greater than 42 inches in height shall not be allowed in required landscaped portion unless it is a required noise wall Side: 10 feet (10% the width of the lot, not to exceed 10 feet) PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 7 Rear: 20 feet (twice the side yard setback) 13. Planned Development/Condominiums. Detached single-family dwellings designed as airspace condominiums require the approval of a Planned Development Permit pursuant to CMC Chapter 21.45, Planned Development Ordinance. Specifically, the proposed condominium project shall comply with Table C, General Development Standards, and Table E, Condominium Projects. Please see comments below for a Planned Development compliance analysis and staff recommendations. Planned Development Ordinance. Pursuant to CMC Chapter 21.45, Tables C and E, please be aware of the following requirements. Please be advised that the comments are not all-inclusive. Please refer to CMC Chapter 21.45 to ensure the project complies. Table C, General Development Standards a. Drive aisles. Unless otherwise specified/required by the Fire Department, the minimum drive aisle width between the garages shall be 20 feet and the minimum back-up space required between garages is 24 feet. Please ensure there is a five-foot deep kicker space at the end of each drive aisle for vehicles back into when exiting the garage. In addition, the drive aisle shall be enhanced with decorative pavement. b. Visitor parking. 0.30 spaces per unit. Please ensure the parking spaces are located outside the drive aisle width and dimensioned so staff can verify compliance with the dimension standards. c. Compact parking: Up to 25% of the visitor parking (or spaces) can be compact spaces. Please confirm how many compact spaces are proposed. The minimum dimension for compact stalls is 8 feet by 15 feet. No overhang is permitted into any required setback or sidewalks less than 6 feet in width. d. Screening of parking. Open parking areas shall be screened from adjacent residences and public ROW by either a wall or landscaping or combination thereof. Please ensure the landscape plan submitted with the project addresses this requirement. e. Community recreational space. 200 square feet per unit. Community recreational space shall be provided for 11 or more units. Preliminarily, community recreational space will not be required since the maximum number of units that can be granted with a 100% density bonus is 10 units. f. Storage space. 480 cubic feet per unit. If two-car garages are proposed with a minimum dimension of 20’ x 20’, the requirement is satisfied. Please ensure the width and depth of the garages are dimensioned and do not include the walls of the garage. Table E, Condominium Projects a. Lot coverage. 60% of the developable acreage. b. Building height. Same as required in R-1 zone, which has a maximum allowable height of 35 feet and two stories per CMC Section 21.10.050, no building shall exceed a height of 30 feet and two stories if a minimum 3:12 roof pitch is provided or 24 feet if less than a 3:12 roof pitch is provided. c. Setbacks. Please see Comment No. 12 above. d. Building Separation. The minimum separation between buildings is 10 feet. As currently designed the project does not comply. PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 8 e. Resident parking. Two covered spaces per unit; two-car garages shall have a minimum dimension of 20’ x 20’. Additional space outside of this area shall be included for trash receptacles and a water heater. f. Private recreational space. Please see Table E.7 in CMC Section 21.45.080 for additional details. • One-family dwellings: 400 square feet per unit • If provided at ground level, the minimum dimension is 15 feet x 15 feet; if provided above ground level, the minimum dimension is 6 feet x 6 feet, with a minimum area of 60 square feet , • Please ensure the floor plans and site plan include dimensions for the decks/balconies/porches. 14. Climate Action Plan (CAP). 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 CAP Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in CMC Chapters 18.21, 18.30 and 18.51 which are available on the city’s website at the following address: http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on To the extent that new GHG reduction requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the effective requirements even if different than what is proposed in the project’s planning approvals. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading or building permits, the applicant may be required to submit and receive approval of a Consistency Determination or an Amendment application for the project through the Planning Division. 15. Stakeholder Outreach. Since Planning Commission approval is required, the project will be subject to City Council Policy Statement No. 84, Development Project Public Involvement. A notice sign is required to be posted onsite by the applicant and an early public notice is required to be prepared by the applicant and mailed to all owners located within a 600-foot radius of the property. In addition, enhanced stakeholder outreach and a follow-up summary report are required. Please see attached Policy for details. https://www.carlsbadca.gov/home/showpublisheddocument/19411/638693435056900000 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/permits-applications-forms you may also access the General Plan Land Use Element and the Zoning Ordinance online at the website PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 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 by the most recent Transportation Impact Analysis Guidelines. 2. After the scoping agreement has been approved or deemed not necessary by the Transportation Division, submit a completed Transportation Analysis Need Statement Form P-42 to Land Development Engineering at LandDev@carlsbadca.gov prior to discretionary application submittal. If an LMA has been deemed not necessary by the Transportation Division, please provide correspondence from the Transportation Division indicating one is not required. 3. 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 the City of Carlsbad website. 5. 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. The project site appears to be subject to hydromodification requirements but void of any Critical Coarse Sediment. Review the Hydromodification Exemption Map and Potential Critical Coarse Sediment Yield Area Map on the City website to confirm 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. 6. Provide a Preliminary Title Report (current within the last six (6) months). 7. 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. No structures shall encroach into easements without the easement PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 10 holder’s permission. The retaining walls proposed in the existing public sewer easement and utility drainage easement will not be supported by the city. Please redesign the plan so that the walls are located outside these easements. 8. 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. 9. 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. 10. Per CMC15.16.060 this project will require a grading permit and grading plan. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 11. A separate improvement plan for work within the right-of-way is required for this project. 12. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control per City of Carlsbad Engineering Standards. 13. Delineate and annotate the limits of grading. 14. Delineate and annotate approximate topographic contours for the 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. 15. 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. 16. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and floor elevations. 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. Show top of wall and bottom of wall elevations, including at the highest and lowest points, on all retaining walls that will be utilized on the project site. 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. Note that the height of the wall between units 1 through 4 is labeled 12 feet high. Consult with the planner as this height at this location will likely not be supported. 19. Provide a cross section to show the existing and proposed ground, the proposed wall, the footing and any remedial excavation along the front property line where the highest retaining wall height is located, likely between Unit 1 and Unit 12 near the water quality basin. PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 11 20. Provide D-75, Type ‘B’ brow ditch behind and at the top of the sloping backfill retaining wall. Show how storm water from the ditch will be conveyed to the storm drains on site. 21. The trees along the El Fuerte Street frontage are included in the city’s street tree inventory. Indicate on the site plan if any trees are to remain or be removed. Proposed removal of street trees will require approval per Section 11.12.090 of the Carlsbad Municipal Code. Also, the previous development had processed requests for tree removals through the parks and recreation department. Coordinate with the Parks and Recreation Department for additional information and status of that request and if approved for removal, whether such approval has an expiration date and/or can be transferred to a new property owner. If removal of the trees is not currently approved or can no longer be obtained, the required new sidewalk may need to be routed around the trees further from the curb to be preserved, leading to additional grading and the need for a public pedestrian easement dedication. 22. Show proposed lot lines on the site plan and the removal of any lot lines. This project appears to be proposing a subdivision to create one common residential lot with 12 condominium units. A tentative map is required if this is the case. 23. Show location and dimensions of all accessways and pathways as required for compliance with Title 24- State Accessibility Requirements. 24. Provide typical street cross sections for existing frontage streets and proposed streets. Plot existing right-of-way width and existing improvements and any proposed improvements and dedications. 25. Driveways that exceed more than 150’ length shall have a turnaround designed for a 3-point turn of a passenger vehicle. Additionally, the applicant shall coordinate with the fire department to ensure width and grade of driveway meets fire department requirements. 26. Relocate the driveway serving unit 6 to connect with the proposed common private driveway rather than El Fuerte Street, a neighborhood connector street. The number of driveways fronting a neighborhood connector street shall be minimized where feasible per Table B in Volume 1 of the Carlsbad Engineering Standards. 27. Show truck turning radii if a trash truck or fire truck is expected to use the driveway. Plot turning radii per Caltrans figure 404.5F. Clarify whether trash pickup will be for individual bins at curbside or larger community bins. If community bins, ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services standards, see building department Form B-76. 28. Show all existing and proposed utilities and callout size for: water, sewer, storm drain, underground dry utilities, streetlights, etc. in El Fuerte Street affecting 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 PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 12 all existing and proposed dry utilities and the services that will supply power to the proposed transformer. 31. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent properties, existing and proposed grades on-site, fences and location of structures on-site and on adjacent properties. 32. Frontage improvements are required per Carlsbad Municipal Code Section 18.40 and 20.16.040. Standards for public improvements are available in these code sections and the Carlsbad Engineering Standards available on the city web site. Public street frontage improvements shall include new sidewalk, driveway approach, streetlight, new private water main and services and sewer main and laterals to service the twelve units. See DWG 522-8, the approved improvement plan for further reference. Construction of these improvements are currently under contract between the city and the current property owner. Per the contract, the city has the right to construct the improvements in the event the property owner refuses or fails to install the improvements. If the property ownership changes, the contract may be transferred to the new owner via processing of a novation agreement. Otherwise, the obligations of the contract remain with the person who signed the agreement (current property owner). DWG 522-8: https://records.carlsbadca.gov/WebLink/DocView.aspx?id=6262688&dbid=0&repo=CityofCarlsb ad 33. This project requires an encroachment agreement for any proposed private utilities or nonstandard driveway finishes crossing the existing city utility and drainage easement. 34. A two to three inch AC grind and overlay is required between utility trench work on El Fuerte Street. 35. Coordinate with Vallecitos Water District since the proposed development is located within their district, property or easement. This project will require written approval from Vallecitos Water District. PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 13 36. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.) 37. Plot stopping sight distance at the driveway. El Fuerte Street is classified as a Neighborhood Collector Street with a posted 30 mph speed limit and a stopping sight distance of 200 feet. 38. Address the comments on the attached redlined plan. 39. 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. Proposed project site is within the Vallecitos Water District (VWD) service area. All potable water services and requirements shall be coordinated with and approved by VWD. 2. Provide sewer analysis based on current Engineering Standards (Volume 1 – Chapter 6) to approximate sewer loading on public collection system based on project design. 3. Provide Civil Site Plan identifying existing public utilities in right of way and locating all existing and proposed utility service connections along project frontage. See Attachment 1 with additional comments. Housing and Homeless Services: Housing & Homeless Services staff have completed a review of the above-referenced Preliminary Application for completeness and accuracy. The Housing & Homeless Services team has found that the application needs to revisit site acreage and density bonus calculations so staff may review the project. Additionally, the density bonus calculations are incorrect and need to be revised. 1) Total Units & Affordability – The project is subject to two affordability requirements. Those requirements are summarized in the table and further described below. A Acreage 1.42 B Max Density per Acre 4 C Base Density (A x B) 1.42 x 4 = 5.68 rounds up to 6 units D Requested Bonus (50% x C) 50% x 6 Base Units E Total Allowable (C + D) Base + Bonus 9 F Required Affordable Units per GC 65915 (C x 15%) 6 x 15% = 0.9 rounds up to 1 very low-income unit G Required Affordable Units Per CMC 21.85 (6 x 12.5%) 6 x 12.5% = .75 units, rounds up to 1 very low-income unit H Total Affordable Unit Count (The higher of F or G) 1 very low-income unit Additional 50% Density Bonus Stacking I Additional 50% stacking requested 6 x 50% = 3 units I I PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 14 (C x 50%) J Total Units + Additional Bonus (E + I) 9 + 3 = 12 units K Required Affordable Units per GC 65915 (C x 15%) 6 x 15% = 0.9 rounds up to 1 moderate-income unit L Total Affordable Unit Count (H + K) 1 + 1 = 2 units; 1 very low-income unit and one moderate- income unit Affordability Requirement Basis for Requirement Determination Required affordable units Density Bonus Government Code Section 65915 15% of base units for primary bonus, 15% of base units for secondary bonus One (1) very low-income unit and one (1) moderate-income unit Applicant is providing one (1) very low-income unit and must provide one (1) additional moderate-income unit to satisfy this requirement Inclusionary Housing Carlsbad Municipal Code 21.85, City Council Policy 57 12.5% of base units One (1) very low-income inclusionary unit Applicant is providing one (1) very low-income unit to satisfy this requirement Affordable housing cost for the affordable units is determined by California Health and Safety Code Section 50052.5. 2) Density Bonus: Applicant is applying for incentives, and waivers in accordance with density bonus provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter 21.86. Applicant is providing one (1) very low-income unit, and must also provide one (1) moderate- income unit to satisfy this requirement Additionally, Density Bonus law requires that the affordable for-sale units must be provided in the same tenure as market-rate units. This project is providing for-sale housing, therefore the affordable units must also be for-sale. 3) Inclusionary: The project is also subject to Carlsbad Municipal Code 21.85. Because the project proposes to provide the inclusionary unit at the very low-income level, the 12.5% affordability requirement applies. The project has proposed 1 very low-income unit onsite which satisfies satisfy Carlsbad Municipal Code Chapter 21.85. The applicant has asked if they may as an option, purchase an Inclusionary Housing Credit, per City Council Policy 57, which is not necessary as the Inclusionary Requirement is satisfied with the provision of one on-site very low-income unit. PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 15 Other inclusionary housing requirements: Per 21.85.040. D.…. Affordable units shall be provided in the same tenure as the market rate units, consistent with California Civil Code 714.7. Per 21.85.040. E. …. inclusionary ownership units shall remain affordable to subsequent income eligible buyers pursuant to a resale restriction with a term of thirty years… Per 21.85.040. G., internal and external design of affordable units shall be reasonably consistent or compatible with the design of the total project development in terms of appearance, materials and finished quality. Interior finishes and amenities may differ from those provided in the market- rate units, but neither the workmanship nor the products may be of substandard or inferior quality as determined by the city. Per 21.85.040. H., bedroom count and unit sizes of affordable units to be commensurate with market-rate units. Project is proposing 11, 3-bd units, and 1, 2-bd unit, which does not satisfy this requirement. If all market rate units are 3-bd units, the affordable units must also be 3-bd unit. Per 21.85.140. A., the development must execute an affordable housing agreement. 4) Affordable Unit Distribution - Applicant should be aware that State law (Health and Safety Code Section 17929 (“AB 491”)) requires the affordable units to be distributed equitability throughout the project. Parks Department: Any comments received from the Parks Department will be provided under separate cover. Public Works- Traffic: 1. Please submit a Scoping Agreement pursuant to the latest city of Carlsbad Transportation Impact Analysis Guidelines. 2. Project Trip Generation- provide average daily and peak hour traffic generated by the project. For the proposed land use trip generation, please utilize SANDAGs Not-So-Brief Guide of Vehicular Traffic Generation Rates. Fire Prevention: 1. This property is mapped in the Very High Fire Hazard Severity Zone and is bound on the west and south sides by vegetation, including habitat. Structures shall meet ignition-resistant construction features and defensible space requirements in compliance with the California Building Code and California Fire Code (or California Wildland-Urban Interface Code, if building plans are submitted after Jan. 1, 2026). a. Defensible space of 100 feet is required around all new structures, in accordance with the requirements of CFC Chapter 49. The applicant shall develop a landscape plan/fuel modification plan that meets the defensible space and vegetation management requirements of California Fire Code (CFC Chapter 49). PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 16 2. Roadways must extend to within 150 feet of all portions of the exterior of the first floor of any structure and must meet specified criteria for width, pavement characteristics, roadway gradient, turning radius, etc. a. Fire access roadways shall be a minimum of 24 feet in width and designed, constructed, and maintained to support the imposed loads of Carlsbad fire apparatus with a total weight of 75,000 pounds. The surface shall be designed, constructed, and maintained to provide all- weather driving capabilities. If fire access road will be constructed from an engineered surface other than cement or asphalt (i.e., pavers), an AM&M for alternative engineered surface shall be submitted to Fire & Life Safety Division for review and approval. b. Hose pull maximum distance is 150 feet. c. Fire apparatus access cannot be taken from El Fuerte. The drive aisle into the development shall serve as the fire department access road and shall meet all requirements of the CFD Fire Access and Water Supply Guideline, which is available on the city website. d. Confirm that the turnaround shown on the plans is of adequate size for fire apparatus to effectively turn around. Turnaround requirements can be found in the CFD Access and Water Supply Guideline. 3. Fire Master Plan a. To facilitate the review process, upon project submittal, please include a Fire Master Plan for review. The plan shall include, at a minimum, the following elements: i. Square footage, height/stories, construction type, occupancy type. ii. Fire department access roads and dimensions, road surface material, weight capacity, and access gates (if any). iii. Hose-pull dimensions to all structures iv. Hydrant locations. Hydrants shall be provided along the length of the fire access roadway in the quantities and up to the maximum distances prescribed in CFC Table C 102.1. 4. Fire Flow Requirements a. 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. Habitat Management Plan: HMP-Related Issues of Concern ***This project is located on the former El Fuerte View Project site. There are still outstanding requirements for El Fuerte View project that have not been satisfied. The project application to develop Lots 1-3 will not be accepted until the previous requirements have been met. Once these items have been completed, the application should include a biology report, consistent with the city’s Guidelines for Biological Studies (2022). a) The project must demonstrate consistency with the Habitat Management Plan (HMP). PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 17 b) The project site is in a very high fire hazard zone; therefore, the report must include a figure showing the required Fuel Modification Zone located onsite, which will be counted as an impact. An encroachment into Parcel 4 cannot be supported. c) The biology report must address HMP Adjacency Standards since it is located adjacent to a habitat preserve. Status on the remaining requirements for El Fuerte View. 1. Restrictive Covenant: • Signed by applicant and submitted to City Attorney’s Office for signature and routing to city clerk for recordation. 2. Installation of fencing and signage for preserves. • Not complete 3. Land Management Funding: inquiry sent to applicant 3/26/2025 • Start-up Funding for Years 1-3 must be paid to Urban Corps ($11.969.11). As of 4/17/2025 this has not been done • Endowment funding paid to The San Diego Foundation ($91,680.71). As of 4/17/2025 this has not been done 4. Land Management Agreement: inquiry sent to Urban Corps (land manager) and applicant 3/26/2025 • As of 4/17/2025, the management agreement has not been signed yet, as they require the following first: (a) Installation of fencing and signage – remains outstanding (b) Payment of endowment and start-up funds directly to Urban Corps must be done before Urban Corps will sign the agreement- has not been done Building: No comments. EL FUERTE HOMES PRELIMINARY REVIEW QUESTIONS SUBMITTED WITH APPLICATION: Planning: 1. Please confirm if policy 44 and 66 will apply to this project or if the new Objective Design Standards will apply. Planning response: The project, consisting of detached condominiums, will be subject to the Planned Development Ordinance, which requires compliance with City Council Policy No. 44. Please see link to policy below. City Council Policy No. 44: https://www.carlsbadca.gov/home/showpublisheddocument/260/638417044776730000 PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 18 2. Please confirm all required studies that will need to be provided for project approval. Planning response: Studies that will be required include the following: a. Noise Analysis b. Biological Resources Technical Report c. Cultural Resources Report- Tribal and Paleontological d. Fire Master Plan e. Hydrology Study f. Stormwater Quality Management Plan g. Sewer Analysis h. Preliminary Geotechnical Report i. Local Mobility Analysis- pending the Traffic Division’s review of Scoping Agreement j. Vehicle Miles Traveled (VMT) Analysis if the project is not exempt from CEQA 3. Confirm what permits are required and the corresponding authoritative document(s) in the City's zoning/municipal ordinance (e.g., TTM, SDBL, etc.) Planning response: Please refer to Comment No. 2 and comments throughout the letter with applicable code references. 4. What is the City's process for determining CEQA exemptions? Planning response: Please refer to the city’s informational bulletin IB-150 for additional information regarding the CEQA process, including exemptions. Once the project is deemed complete, the city will make a determination if the project qualifies for an exemption and what studies are needed, or if an initial study is required to be prepared, consistent with the timeline in the CEQA Guidelines. Information from your application may help identify the criteria if certain exemptions apply, such as location within the city's VMT maps, fire hazard severity zone, and habitat on site. IB-150: https://www.carlsbadca.gov/home/showpublisheddocument/10415/638600231368430000 5. What are the applicable impact fees, and when are they updated? Planning response: Once the scope of the project is known, please submit a request for a fee estimate through the Building Division. 6. Please confirm if we can purchase 1 in-lieu fee credit to satisfy the City of Carlsbad affordable housing requirements. Note: the required density bonus very low income unit will be provided on site. Planning response: Please see Housing and Homeless Services Department Comment No. 3. 7. Please provide an anticipated entitlement submittal fee estimate. PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 19 Planning response: The current discretionary permit fees are listed below. The fees are subject to change every year on September 1. a. Tentative Tract Map: $14,074 b. Planned Development Permit: $16,454 c. Hillside Development Permit: $6,939 d. Habitat Management Plan Permit: $6,543 e. Variance (if no density bonus waiver is requested): $5,146 f. Noticing fees- TBD g. Environmental Impact Assessment- TBD 8. Are there any known environmental constraints that we should be aware of that may trigger unique study requirements? Planning response: Please refer to Planning’s response to Question No. 2 above, Fire and HMP- related comments in letter. Engineering: 1. Please confirm if ROW improvements will be required. If not, will there be any financial obligation to the developer for future ROW improvements. Planning response: Please see Engineering Comment No. 32. 2. Please confirm where to find off-site improvement guidelines if required. Planning response: Please see Engineering Comment No. 32. 3. Please confirm if any issues exist with the proposed approximate retaining wall heights. Planning response: Planning staff do not support the concept proposal for retaining walls up to 10 feet in height in the front yard setback. The maximum allowable height is 42 inches. Please reduce the height of the wall and ensure there is a minimum 15-foot-wide landscape planter in front of the wall along the frontage. 4. Please confirm if both proposed driveway curb cuts are acceptable. Planning response: Please see Engineering Comment No. 26. 5. Are there any outstanding bonds or financial assurances related to infrastructure completion that might affect the building process? Planning response: Please see Engineering Comment No. 32. Fire: 1. Please confirm if any site access issues exist with the conceptual site plan. PRE 2025-0039 (DEV2025-0048) – EL FUERTE HOMES August 28, 2025 Page 20 Planning response: Please refer to comments from the Fire Department above. 2. Please confirm what high fire severity zone requirements will apply to the proposed project. Planning response: Please refer to comments from the Fire Department above. The site is located within the Very High Fire Hazard Severity Zone and will be subject to the corresponding requirements. 3. Please confirm other fire requirements that may apply to this site. Planning response: Please refer to comments from the Fire Department above. Public Utilities: 1. Please confirm that there is existing water and sewer capacity for the proposed project and whether any studies will be required by the developer or whether those will be completed in- house by the City. Also, given the identified existing deficiency in the Poinsettia Ave sewer main west of El Fuerte, can you please provide a schedule for the upsizing of that main and guidance on when this project would be allowed to connect. Utilities response: Water capacity will need to be determined and coordinated with VWD. A sewer analysis will be required by the developer to estimate the sewer loading on the local wastewater collection system and verify conformance with current Carlsbad Engineering Standards design criteria. Recent sewer modeling of SBA H did not identify any off-site deficiencies in this sewer catchment outside of those in Poinsettia Lane that were identified in the 2019 Sewer Master Plan. Design is underway for the upsizing in Poinsettia and construction is planned to begin June 2026. Currently there is nothing foreseen to delay sewer connection for this development, but that needs to be confirmed with a Sewer Analysis. PRE 2025-0039 (DEV2025-0048) -EL FUERTE HOMES August 28, 2025 Page 21 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Shannon Harker at the number below. You may also contact each department individually as follows: • Planning Division: Shannon Harker, Senior Planner, at (442) 339-2621 • Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781 • Public Works-Utilities: Markus Mohrle, Associate Engineer, at (442) 339-2305 • Fire Department: Darcy Davidson, Fire Division Chief, at (442) 339-2662 Sincerely, uvc~ ERIC LARDY, AICP City Planner EL:SH:CF Enc: Engineering redlines Utilities redlines c: C2 Fuerte Holdings, 1056 Quartz Ct., San Marcos, CA 92078-2833 David Rick, Project Engineer Laserfiche/File Copy Data Entry Public Works Utilities Department 5950 El Camino Real  Carlsbad, CA 92008  442-339-2722  760-431-2658 fax Memorandum DATE 8/1/2025 To: Shannon Harker From: Markus Mohrle Via Planning Division Request for Preliminary Review Re: PRE2025-0039 – El Fuerte Homes Issues of Concern: 1. Proposed project site is within the Vallecitos Water District (VWD) service area. All potable water services and requirements shall be coordinated with and approved by VWD. 2. Provide sewer analysis based on current Engineering Standards (Volume 1 – Chapter 6) to approximate sewer loading on public collection system based on project design. 3. Provide Civil Site Plan identifying existing public utilities in right of way and locating all existing and proposed utility service connections along project frontage. See Attachment 1 with additional comments. Please provide the following information and/or document(s) with the requested number of copies as specified. Attachments: 1- Site Plan Option 1 Markup 2- KMA Questions Pg 2 Information/Document # of Copies Submittal Form Admin. Purposes Only Sewer Analysis 1 PDF Civil Site Plan 1 PDF C cityof Carlsbad I Attachment 2 -KMA Questions Pg 2 I Fire: 1. Please confirm if any site access issues exist with the conceptual site plan. 2. Please confirm what high fire severity zone requirements will apply to the proposed project. 3. Please confirm other fire requirements that may apply to this site. Public Utilities: 1. Please confirm that there is existing water and sewer capacity for the proposed project and whether any studies will be required by the developer or whether those will be completed in-house by the City. Also, given the identified existing deficiency in the Poinsettia Ave sewer main west of El Fuerte, can you please provide a schedule for the upsizing of that main and also guidance on when this project would be allowed to connect. Water capacity will need to be determined and coordinated with VWD. A sewer analysis will be required by the developer to estimate the sewer loading on the local wastewater collection system and verify conformance with current Carlsbad Engineering Standards design criteria. Recent sewer modeling of SBA H did not identify any off-site deficiencies in this sewer catchment outside of those in Poinsettia Lane that were identified in the 2019 Sewer Master Plan. Design is underway for the upsizing in Poinsettia and construction is planned to begin June 2026. Currently there is nothing foreseen to delay sewer connection for this development, but that needs to be confirmed with a Sewer Analysis. Please feel free to reach out if you have any questions. Thank you, Kirk Moeller Kirk Moeller Architects, Inc.