HomeMy WebLinkAboutPRE 2025-0063; CHESTNUT APARTMENTS; Admin Decision LetterJanuary 8, 2026
Chris Schoeneck
Wermers Properties
9191 Towne Centre DR Unit 180
San Diego, CA 92122
SUBJECT: PRE 2025-0063 (DEV2025-0095) -CHESTNUT APARTMENTS
APN: 167-080-49-00
{city of
Carlsbad
VIA EMAIL AND MAIL
Thank you for submitting a preliminary review application for a multi-family residential project proposed
on City of Carlsbad Housing Element Site 3 (pursuant to GPA 2022-0001/ZCA 2022-0004/ZC 2022-
0001/LCPA 2022-0015/AMEND 2003-0008/ AMEND 2023-0009/AMEND 2023 -0010/AMEND 2023-
0011/AMEND 2023-0012 approved on January 30, 2024}. The project is located on three vacant parcels
at the southwest corner of Chestnut Avenue and El Camino Real (Accessor Parcel Numbers 167-080-50-
00, 167-080-49-00 and 167-080-34-00}. The un-graded 2.45-acre project site contains a steep uphill
per(meter slope along the western property line and fronts both Chestnut Avenue and El Camino Real.
The preliminary review application proposes the following:
• Consolidation of the three parcels into a single parcel.
• Construction of 74 residential units within eight, three-and four-story apartment buildings. The
project will provide a total of 127 parking spaces, including 27 surface spaces and garage spaces
located on the lower level(s) of select buildings.
• Primary vehicular access from southbound El Camino Real, with secondary emergency vehicle
access provided via the southern portion of the site through the adjacent property, exiting onto
El Camino Real.
• Utilization of the California State Density Bonus Law to increase the base density from 37 units to
74 units, including the dedication of six units for very low-income households and six units for
moderate-income households.
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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: R-15, Residential; 11.5 to 15 dwelling units per ac (du/ac)
b. Zoning: Residential Density-Multiple (RD-M)
2. Housing developments that contain a minimum of 20 percent affordability to lower-income
households (i.e. low and very low-income household) as required pursuant to Government Code
section 65583(c)(l) and 65583 .2(h), and that are on specific sites rezoned by the City Council to meet
RHNA requirements as detailed in the programs of the Housing Element, shall be permitted "by right"
as that term is defined in Government Code Section 65583.2(h) and shall be subject to the
mitigation measures of Supplemental Environmental Impact Report EIR 2022-0007 .
Please note, to qualify fo r the ministerial review process under Government Code section 65583(c)(l)
and 65583.2(h), the project must provide 20% of the total units as affordable to low or very low-
income households, which in this case would be 15 units (74 x .2 = 14.8 rounded down). The project
only proposes to designate 6 units to very low-income households, which is 8% of the total units (6 +
74 x 100 = 8.11%). Moderate-income units do not meet the definition of "lower income" defined in
the government code, and therefore the project currently only proposes 6 total lower-income units.
This methodology has been confirmed by the California Department of Housing and Community
Development in correspondence and can be provided upon request. Please see additional Local
Housing Element requirements in Housing & Homeless Services section below.
The permits/approvals below will be required, approved ministerially, prior to the issuance of any
grading or building permits for the project:
a. Site Development Plan (SDP): for the development of multi-family residential projects with
affordable housing requirements (CMC Section 21.53.120).
b. Hillside Development Permit (HDP): for projects that are proposed on slopes that have a gradient
of 15 percent or more and an elevation differential greater than 15 feet (CMC Chapter 21.95).
c. Special Use Permit (SUP): for projects that are subject to the El Camino Real Corridor Development
Standards.
d. Habitat Management Plan Permit (HMP): for projects that impact, either directly or indirectly,
habitat in the city (CMC Sections 21.210.030 and 21.210.060).
As currently proposed, the project does not include a request to subdivide, however, should the
project scope change to include a subdivision the project will no longer qualify for the ministerial
review process, as the guiding regulations would be the Subdivision Map Act and Title 20 of the
Carlsbad Municipal Code, requiring Planning Commission approval of a Major Subdivision as a
discretionary action. A discretionary action would consolidate all permits and require a finding under
the California Environmental Quality Act (CEQA). Please note, the above ministerial permits will
require a public hearing and approval from the Planning Commission for compliance with the design
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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review standards in the Site Development Plan . However, a ministerial action is statutorily exempt
from CEQA.
Any conditions of approval placed on the above permit will be standard conditions applied to all
projects and/or will be reviewed and discussed with the applicant prior to the permit's approval.
As the Housing Element sites rezoned by the City Council, and the associated environmental review
mitigation measures, were based on a certain number of new residential units, which did not include
density bonus units, some additional studies may be required. The results of these studies may
identify the need for additional conditions on the project's ministerial approval, such as the need for
utilities upsizing.
3. Density Bonus. The project is proposing a 100% density bonus with the designation of 6 units for very
low-income households and 6 units for moderate-income households. Please see Housing & Homeless
Services comments below for a summary of the density bonus calculations and requirements.
Pursuant to State Density Bonus Law, the number of incentives and concessions that can be requested
by a developer varies by the amount and type of reserved affordable housing units being proposed.
Please see the table below for some examples of how many incentives could be granted based on the
level and pe rcentage of affordability.
Income % of Reserved Units
Very Low 5% 10% 15% 80% or more
Low 10% 17% 24% 80% or more
Moderate 10% 20% 30% 20% maximum
Senior** n/a n/a n/a n/a
Incentives 1 2 3 4*
•ro qualify for 4 Incentives, a project must reserve at least 80% of the units
for lower Income households (very low, low, or combination thereof). The
remaining 20% may be reserved for moderate Income households.
• • Senior projects with no affordable housing are not entitled to Incentives.
As part of the request for incentives or concessions, the city requires applicants to provide reasonable
documentation to show that any requested incentive will result in identifiable and actual cost
reductions to provide for affordable housing costs or rents (CMC 21.86.0S0A.5). The city must grant a
requested incentive or concession unless it finds the following:
a. The concession or incentive does not result in identifiable and actual cost reductions to provide
for affordable housing costs or rents.
b. Granting the concession or incentive would have a specific adverse impact on public health or
safety or on property listed on the California historical register, which cannot be mitigated, or
would be contrary to state or federal law.
In addition, waivers or a reduction of development standards may be granted if a developer provides
reasonable documentation showing that the City's standards would physically preclude the allowed
densities and incentives. Sufficient documentation may include a written explanation of the physical
constraints accompanied by an exhibit showing the site and developable envelope.
Community Development Department
Planning Division / 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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The formal application must clearly articulate and substantiate any requested waivers, incentives, or
concessions for proposed noncompliance with applicable development regulations.
Please refer to the link below for the city's State Density Bonus Law Informational Bulletin, IB-112:
https://www .ca rlsbadca .gov /home/showpu blisheddocu me nt/8169/63 77 44 794162930000
Please refer to the link below for the Density Bonus Supplemental Checklist, P-l(H):
https://www.carlsbadca .gov/home/showpublisheddocument/16609
4. Technical Studies: A statement of consistency will be required to demonstrate the project's
consistency with the mitigation measures of the Supplemental Environmental Impact Report EIR
2022-0007, pursuant to City Council Ordinance CS-465. Please refer to the Mitigation Monitoring and
Reporting Program for needed site-specific studies applicable to Site 3. Additionally, a Local Mobility
Analysis (LMA) and Transportation Demand Management (TDM) Plan may be required in connection
to the entitlement review (See Land Development Engineering comment #1 below).
5. Slope Analysis Map: A slope analysis map will be required to evaluate project consistency with the
Hillside Development Ordinance. Procedures for hillside mapping can be found in CMC Section
21.95.130.
6. El Camino Real Corridor Standards: The project is located within the Scenic Preservation Overlay Zone
and is subject to the El Camino Real Corridor Development Standards, requiring the processing and
approval of a Special Use Permit (SUP). The intent of the corridor standards is to maintain and enhance
the appearance of the roadway by setting standards fo r setbacks, signs, building height, grading and
design. The proposed project is located within Area 2 (Chestnut Avenue to the Country Store) of the
corridor. The project shall be consistent with Section II (Design Guidelines), Section Ill (Development
Standards -Right-of-way Corridor), and Subsection B -Area 2 of Section IV (Development Standards
-Private Frontage).
Staff would like to call your attention to the following standards:
a. Pursuant to Section II, grading shall not create more visible development along the roadway and
contour grading should be employed.
b. Pursuant to Section II, intersections and access points shall be minimized and should be designed
in conformance with the City's Engineering Department Design Standards.
c. Pursuant to Section IV(B)(4), only wall signs are allowed. Freestanding and monument signs are
not permitted.
d. Pursuant to Section IV(B)(5), building heigh is limited to 35 feet
e. Pursuant to Section IV(B)(6), no cut or fill exceeding 10 feet form original grade is allowed.
f. Pursuant to Section IV(B)(7), a minimum 45-foot setback is required from the right-of-way to
buildings and parking. Drive aisles may be located within the setback.
g. Pursuant to Section IV(B)(lO): No roof equipment shall be visible from adjacent development or
potentially developable areas.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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The El Camino Real Corridor Development Standards may be found online at:
http://www.carlsbadca.gov/civicax/fi1ebank/blobdload .aspx?B1ob1D=24734.
7. City-Wide Objective Design Standards (ODS). The proposed project is subject to the city-wide ODS.
Please see link below for reference.
City-wide ODS:
https://www.carlsbadca.gov/home/showpublisheddocument/13768/638201047511900000
City-wide ODS checklist:
https://www.ca rl sbadca .gov/home/showpublisheddocument/15323/638332233693100000
Objective Design Standards Processing Guide:
https://www.carlsbadca.gov/home/showpublisheddocument/15321/638331501903600000
8. Permit Processing: The general city discretionary processing schedule is as follows:
a. Application Submitted
b. Staff and Agency Review: approximately 3 months per review cycle (1 month of city review time
per review cycle)
c. Staff Review of CEQA Initial Study: Once the application is deemed complete, staff has 30 days to
determine ifthe project qualifies for an exemption or request an initial study. If an initial study is
required, approximately 1 to 6 months of additional processing time will be needed.
d. CEQA Public Review (if applicable): 20, 30 or 45 days, depending on the type of CEQA document
prepared. Staff has 30 days to formally respond to comments.
e. Planning Commission Hearing for a decision: Upon completion of CEQA review (or upon
completion of all remaining outstanding issues if the project is ministerial), the project will be
scheduled for hearing in approximately 6 weeks.
Please note, if the project is processed ministerially, a CEQA review will not be necessary. A project
specific estimate of processing time will be generated during the first review of a formal application.
Generally, a minimum of three review cycles are required for projects, however more complex
projects may require additional rounds of review. Please see the city's Permit and Delivery Guide for
additional processing information.
9. Development Standards. The standards for development of the property are those required by the
RD-M zone: https://ecode360.com/44010882#44010887 or as amended by Ordinance CS-465. Some
of the applicable standards are stated below:
a. Building Height: No building shall exceed a height of 35 feet; protrusions may exceed the
maximum heights permitted as described in Section 21.46.02.
b. Front Yard (Setback): 20 feet with exceptions as follows: (1) 15 feet shall be permitted
providing carport or garage openings do not face onto the front yard; and (2) 10 feet shall be
permitted providing carport or garage openings do not face onto the front yard, and that the
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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remaining front yard is landscaped with a combination of flowers, shrubs, trees and irrigated
with a sprinkler system. Landscape plans and irrigation system plans shall be approved by the
City Planner prior to issuance of a building permit for a proposed structure.
c. Side Yard (Setback): Not less than 5 feet.
d. Rear Yard (Setback): Not less than 10 feet.
10. Parking. Pursuant to government code section 65915, parking shall be provided as follows:
a. Studios and 1-bedroom units: 1 space per unit
b. 2 and 3-bedroom units: 1.5 spaces per unit
c. 4+ bedroom units: 2.5 spaces per unit
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.
Housing & Homeless Services
Housing & Homeless Services staff have completed a review of the above-referenced preliminary
application. Please see comments below regarding compliance with affordability requirements.
Total units and affordability -This proposed project is subject to multiple affordability requirements,
each are summa ri zed below. Units can overlap if they meet the definitions required for each requirement,
but each requirement must be individually complied with.
Affordability Basis for Determination Required affordable units
Requirement Requirement
Density Bonus Government 15% of base units x 2 12 affordable units
Code Section
65915 Applicant proposes 6 very low-
37 x 15% = 6 units income units and 6 moderate-
37 x 15% = 6 units income units
Local Housing City Council 20% of base units at 7 affordable units
Element Resolution 2024-low-income
requirements 016 Applicant proposes 6 very low-
income units and 6 moderate-
37 total units x 20% = income units (see below for
7.4 units discussion)
By-right Government 20% of total units at 15 affordable units
processing for Code section low-income
Housing 65583.2(h)(l) 74 X 20% = 14.8 Applicant proposes 6 very low-
Element income units and 6 moderate-
rezoned sites income units, needs to re -
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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calculate affordable units (see
below for discussion)
1) Density Bonus -The project application is seeking additional units under State Density Bonus Law.
Based on limited information presented in the preliminary application, the number of base units is
36.75, which rounds up to 37 units. Applicant is applying for a 100% density bonus, resulting in 37
additional units for a total of 74 units. The affordability requirement under state density bonus law is
15% of base units {37x 15% = 5.55) for very low income, resulting in 6 very low-income units, and 15%
of base units {37 x 15% = 5.55) for moderate income, resulting in 6 moderate-income units, for a total
of 12 affordable units.
2) Local Housing Element Requirements -The project site was recently rezoned under 2021-2029
Housing Element Program 1.1. 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 minimum affordability. For non-city owned sites, the minimum affordability
requirement is as follows:
Options Calculation Additional Requirements
20% of base housing units 37 x 20%=7.4 (rounds down n/a
affordable at low-income to 7 units at low income)
15% of base housing units 37 x 15%=5 .55 (rounds up to Requires public benefit
affordable at low income, and 10% 6 units at low income) + 37 x analysis and city approval
at moderate income, for a total of 10%=3.7 (rounds up to 4
25% of base housing units units at moderate income)
15% of base housing units 37 x 15%=5.55 (rounds up to Requires public benefit
affordable at very-low income 6 units at very low income) analysis and city approval
3) State by-right processing -The project is seeking a "by-right" designation, defined by Government
Code Section 65583.2(1), it must provide a minimum of 20 percent affordable housing of total housing
units (not base) to lower income households (Government Code Section 65583 .2 (h). As the project is
proposed, this would result in a requirement of 15 units affordable to lower-income households.
However, the provision of 6 moderate-income units being provided by the density bonus requirement
does not meet this requirement.
To meet the requirements under density bonus, local Housing Element requirements, and the by-right
provisions, the project would need to provide 6 very low-income units, and 9 low-income units, for a total
of 15 affordable units, provided that a public benefit analysis be approved by the city.
Other inclusionary housing requirements:
Per 21.85.020 (A), the affordable housing cost for all affordable units is determined by California Health
and Safety Code Section 50053 . An allowance for tenant-paid utilities must be deducted from the
maximum affordable rent.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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Per 21.85 .030. C., at least ten percent of the lower-income units shall have three or more bedrooms. For
this project, 15 affordable units are proposed, 15 x 10% = 1.5, rounds up to a minimum of two (2) three-
bedroom affordable units. The proposed unit distribution meets this requirement.
Per 21.85.040. D., affordable rental units shall remain restricted and affordable to the designated income
group for fifty-five years .... 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. 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 substanda rd 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. Proposed distribution as shown on plans (and below) meets this requirement.
UNIT MATRIX
TYPE MKT RATE AFFD iMODI AFFD /VLII TOTAL
STUDIOS 3 1 4
1 BR 31 2 3 36
28R 26 2 2 30
3 BR 2 2 4
TOTAL: G2 G G 14
Per 21.85.140. A., the development must execute an affordable housing agreement. Prior to the issuance
of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement.
The recorded Affordable Housing Agreement shall be binding on all future owners and successors in
interest.
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.
Many developments opt to "float" a deed restriction among units to allow flexibility through the operation
of the development. In this instance the annual report will identify the affordable units in the required
proportion by bedroom count.
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 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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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an LMA has been deemed not necessary by the Transportation Division, please provide
correspondence from the Transportation Division indicating one is not required.
3. 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.
4. 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.
5. Based on this project's general land use RD-M, this project is subject to the City of Carlsbad trash
capture requirements. Incorporate trash capture measures on the project plans. Incorporate trash
capture calculations and details into the Storm Water Quality Management Plan.
6. Provide a Preliminary Title Report (current within the last six (6) months) for all properties.
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.
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, to assess
infiltration feasibility and remedial grading. 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.
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. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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15. 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.
16. 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.
17. Provide a cross section to show the existing and proposed ground, the proposed wall, the footing and
remedial excavation.
18. 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.
19. Show existing lot line bearing and distance.
20. An adjustment plat with a certificate of compliance will be required for the LOT CONSOLIDATION .
21 . Show location and dimensions of all accessways and pathways as required for compliance with Title
24-State Accessibility Requirements.
22. Provide typical street cross sections for existing frontage streets and proposed driveways. 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 truck turning radii. Plot turning radii per Caltrans figure 404.SB and/or 404.5F.
26. Show all existing and proposed utilities and callout size for: water, sewer, storm drain, underground
dry utilities, overhead lines, traffic signals, street lights on the site and along EL Camino Real and
Chestnut Avenue.
27 . All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way, show and call out on the site plan.
28 . Obtain a letter from SDG&E confirming their approval of the proposed transformer location and
stating that no additional off-site facilities will be necessary for this project. Please also include all
existing and proposed dry utilities and the services that will supply power to the proposed
transformer.
29. Provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update
2019, Section 4.2 Design Criteria.
Community Development Department
Planning Division \ 1635 Faraday Avenue \ Carlsbad, CA 92008-7314 \ 442-339-2600
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30. Provide a Water Study for the new development based on City of Carlsbad Potable Water Master
Plan 2019, Section 4.2 Design Criteria .
31. Public potable water and sewer mains along project frontages must meet minimum design diameter
and material as specified in City of Carlsbad Engineering Standards Vol. 2 Section 3.2.2 for water and
Volume 1 Section 6.2 for sewer: Utility replacement and/or upsizing may be required as a condition
of development.
32. 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.
33. Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards, see building department form B-76.
34. 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.
35. Per City of Carlsbad Engineering Standards, private access to adjoining properties are prohibited along
arterial street classifications. Remove driveway at El Camino Real and show primary access to project
site from Chestnut Avenue or alternatively primary access from frontage road.
36 . Provide improvements for deceleration and acceleration lane along El Camino Real to utilize the
existing driveway along El Camino Real south of project site. Provide improvements for the frontage
road to access the project utilizing the existing 30-foot wide private easement.
37. If secondary access is required by the fire department show improvements for secondary access.
38. 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.)
39. Plot stopping sight distance at the new driveway.
40. Provide sewer stub for adjacent property along Chestnut Avenue. Sewer service within most
northerly driveway must be sized to account for additional development from adjacent parcel.
Covenant of easement or private agreement for sewer with adjacent property will be required as a
condition of approval.
41. It is unclear how existing water will be provided to the development, show proposed connection to
existing waterline in El Camino Real.
42 . Review drainage from slope, show how storm water conveyed to low points will be conveyed to
BMPs.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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43. Delineate all storm drain outlet and rip-rap protection within the property boundary.
44. Address the comments on the attached red lined plan.
45. 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
Note: The proposed project site is part of a special sewer connection fee area that developer shall be
responsible for paying (Agenda Bill #17413, dated 12/16/2003).
1. Submit a water study for the proposed project that includes domestic meter and fire sizing criteria,
as well as modeling of the public distribution system in response to on-site water demands
(domestic, irrigation, and fire) per the applicable NFPA fire flow requirements and current CMWD
Engineering Standards.
2. Submit a sewer study for the project analyzing the existing and proposed demands on the public
sewer main in accordance with the current City of Carlsbad Engineering Standards.
3. Submit a sewer modeling request through the City of Carlsbad online portal hydraulic data request
with the maximum unit and EDU count to evaluate impacts of proposed development on the
existing wastewater collection system.
Offsite improvements may be required as a condition of approval.
4. Provide updated Civil Site Plan indicating utility connection locations, meter and backflow sizes, and
piping arrangements detailed up to the back flow preventers based on approved plumbing and fire
flow demands.
a. Identify all public mains along project frontages.
b. All connections to the public utilities shall be detailed on plans in accordance with
current city engineering standards.
c. CMWD operates an existing pressure reducing station (PRS) that is located at the
southern end of the project boundary, near the 8-inch sewer CO. Site layout and access
shall consider this facility, or developer shall relocate the PRS as part of development.
Fire & Life Safety:
1. Please provide a Fire Master Plan for review. The plan shall include, at a minimum, the following
elements:
a. Square footage, height/stories, construction type, and occupancy type of all buildings.
b. Fire department access roads and dimensions, road surface material, and access gates (if
any).
c. If aerial fire apparatus (ladder truck) access is required, show aerial apparatus access
points to the roof.
d. Hose-pull dimensions to all structures. Hose-pull measurement begins at a point in the
fire access road where fire apparatus would park to perform emergency operations. Hose-
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2025-0063 (DEV2025-0095) -CHESTNUT APARTMENTS
January 8, 2026
Pa e 13
pull measurement is required to be no greater than 150 feet to all portions of the exterior
of the first floor of any structure.
e. 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 and
in accordance with the approved Form P99-F. Clearly show the location of the proposed
new hydrant on the plans
f. Ladder pad locations for all emergency escape and rescue openings.
2. Clearly show 2 independent points of access to the development.
a. A minimum of two vehicle access points is required for any multifamily residential
development containing 50 or more residential units.
b. Remoteness -where two apparatus access roads are required, they shall be placed a
distance apart not less than ½ the length of the overall diagonal dimension of the
property.
3. ECR cannot be used for FD access. Show code-compliant fire apparatus access within the
development.
4. The minimum width of a fire apparatus access roadway is 24 feet. For apparatus access roads that
are required to meet specifications for aerial apparatus (ladder truck),the minimum width of such
roadway is 26 feet, unobstructed width. Aerial apparatus access shall be provided when the
distance from grade plane to highest level of the roof exceeds 30 ft.
a. The aerial access road must be a minimum of 15 feet and a maximum of 30 feet from the
building and shall be positioned parallel to one entire side of the building.
5. Clearly show measurements for hosepull from apparatus parked in fire access roads within the
development.
6. Sleeping rooms below the fourth story above grade plane shall have not fewer than one exterior
emergency escape and rescue opening (EERO). A ladder •pad shall be provided to access every
EERO above ground level.
a. The ladder pad shall be located at a distance from the building determined by measuring
the required length of the ladder at the proper climbing angle. The measurement is made
with the top of the ladder leaning against the emergency rescue opening and the foot of
the ladder on the ground. The ladder angle is to be at least 70 degrees and no greater
than 76 degrees.
b. Ladder pad shall be sized 6' by 6' minimum to allow for 3 feet of working space in front,
behind, and around the ladder.
c. Clearly show all ladder pads on the plans.
7. Project is in a city-designated fire suppression zone and will require vegetation management in
compliance with the city's Landscape Manual.
Building:
1. Provide a note on the cover sheet indicating whether the project is privately or publicly funded.
Federal guidelines shall apply for publicly funded projects.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600