HomeMy WebLinkAboutPRE 2025-0066; TRITON ST SB 9 LOT; Admin Decision LetterJanuary 21, 2026
Andrea Williams
3142 Tiger Run Ct. Suite 108
Carlsbad, CA 92010
SUBJECT: PRE 2025-0066 (DEV2025-0102) -TRITON ST SB9 LOT
APN: 215-070-23-00
{city of
Carlsbad
Thank you for submitting a preliminary review application for the development of a vacant lot under the
provisions of Senate Bill 9 {Government Code sections 65852.21 and 66411.7) to create two single-family
residences and two accessory dwelling units (ADUs). A large garage structure is also proposed attached
to one of the ADUs. Vehicular access to the new residences will be provided from Triton Street. The
project site is approximately 0.7 acres and is undeveloped.
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: Residential 0-4 dwelling units per acre (R-4)
b. One-Family Residentia l (R-1).
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 not located within
the California Coastal Commission's Appeals Jurisdiction.
2. The project requires the following entitlements:
a. Coastal Development Permit (CDP) for the development of single-family residences within
the Coastal Zone. Approved without hearing due to the fact that Government Code
supersedes the requirement for a Planning Commission Hearing.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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b. Minor Coastal Development Permit (CDP) for the accessory dwelling unit(s)
Consistent with CA Government Code Section 65852.21 (a), the above entitlements will be
considered ministerially, without a public hearing, and the City Planner will be the decision-making
authority on the above entitlement applications.
3. Technical Studies/Exhibits. The formal submittal of this project shall include the following technical
studies/exhibits, these studies are required to verify consistency with the General Plan and Local
Coastal Program:
a. 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
b. Biological Resources Technical Report. Formal submittal of this project application to the
Planning Division must include a biology resources technical report consistent with the city's
Guidelines for Biological. The project site was at one time identified as a standards area of
the Habitat Management Plan (HMP), is adjacent to existing HMP standards area, and is
within the coastal zone. The project will have to comply with HMP Adjacency Standards and
coastal zone standards, such as upland or wetland buffer (likely not an issue but will be
confirm with bio report).
The Guidelines for Biological Studies may be found on the Planning Division's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/1604/637819050500430000
Mapping in the biological report shall include the entire property and a 100-foot buffer from
the edge of property.
Please be aware that any required Fuel Modification Zone either has to stay within the
property boundary, or if it falls off of the property, the modification zone cannot overlap
with habitat on adjacent property. This property is within a High Fire Hazard Zone.
4. Landscaping. Prior to a formal submittal of the project, conceptual landscape exhibits shall be
prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad
Landscape Manual. All relevant information pertaining to the landscaping requirements and physical
barriers such as walls or fences must be plotted, labeled, dimensioned with the material detailed
within the exhibits. The Landscape Manual may be obtained at the Planning Division front counter
or found online at:
https://www .ca rlsbadca .gov /home/showdocument?id= 7032
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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5. 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 Climate Action Plan 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 is available on the city's website at the following address :
http://www.gcode.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
6. Number and types of ADUs: As clarified in California Department of Housing and Community
Development -SB 9 Fact Sheet, for project sites that have not included an SB 9 lot split, the lot is
eligible to receive ADUs and/or Junior ADUs as it ordinarily would under ADU law. In no case does SB
9 allow more than four units on a single lot, in any combination of primary units, ADUs, and Junior
ADUs.
https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/sb-9-fact-sheet.pdf
Under ADU provisions, including Government Code section 66323, one detached new construction
ADU that does not exceed four-foot side and rear yard setbacks is permitted on lots with an existing
or proposed single-family dwelling. There is not a code section that allows for more than one
detached ADU on a lot with a proposed single-family dwelling (or on a lot with multiple single-family
dwellings). If an additional ADU is desired for the site, it would be required to be attached to one of
the single-family dwellings as and attached to ADU or a Junior ADU .
7. Development Standards.
a. Project Residential Density: While SB-9 does allow for the development of two primary
single-unit dwellings on one property, sites within the Coastal Zone are still subject to density
limitation. Given the size of the lot, development of two single-family dwellings on the
property is consistent with density limitations and can be permitted. Accessory dwelling
units are not subject to density restrictions. The density on this property would have allowed
for a two-lot subdivision through a Tentative Parcel Map, but that would have also required
a Coastal Development Permit for the lot split and construction of the homes (either
processed concurrently or separately).
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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b. Building Height: Pursuant to CMC §21.10.050, the maximum building height in the R-1 zone
for single-family dwellings is 30 feet with a minimum roof pitch of 3:12, as measured from
the lower of existing or finished grade .
Detached ADUs on a lot with a single-family dwelling are limited to a height of 16 feet. ADUs
attached to primary dwelling units are subject to the same he ight restrictions as the primary
dwelling.
Pursuant to CMC 21.10.080, All accessory structures, such as detached garages, shall not
exceed a building height of 14 feet if a minimum roof pitch of 3:12 is provided or 10 feet if
less than a 3:12 roof pitch is provided. This applies to all detached structures, including
structures attached to detached ADUs
c. Setbacks: Pursuant to SB-9 and ADU regulations, a setback of four feet from side and rear lot
lines will be required. The R-1 Zone requires a front-yard setback of 20 feet. Front yard
setbacks shall be measured from the edge of planned street or required street dedication.
d. Parking: Pursuant to SB-9, each single-family residence is required to provide no less than
one off-street parking space. Pursuant to ADU regulations, a detached ADU over 800 square
feet is required to provide one off-street parking space on this site.
e. Building coverage: Pursuant to CMC 21.04.062, building coverage includes the total ground
area of a site occupied by any building or structure as measured from the outside of its
surrounding external walls or supporting members. Building coverage includes exterior
structures such as stairs, arcades, bridges, permanent structural elements protruding from
buildings such as overhanging balconies, oriel windows, stories which overhang a ground
level story, garages and covered carports. Building coverage also includes the perimeter area
of a basement. Excluded from building coverage are roof eaves extending less than thirty
inches from the face of any building, awnings, open parking areas, structures under thirty
inches in height and masonry walls not greater than 6' in height such as wing-walls, planter
walls or grade-separation retaining walls .
Pursuant to CMC 21.10.110, Lot coverage with buildings and structures shall not exceed forty
percent of the lot. However, detached AD Us that are 800 square feet or less are not subject
to lot coverage limitations.
f. Accessory Structures: Pursuant to CMC 21.10.080, All accessory structures, such as detached
garages, shall not exceed a building height of 14 feet if a minimum roof pitch of 3:12 is
provided or 10 feet if less than a 3:12 roof pitch is provided. This applies to all detached
structures, including structures attached to detached ADUs.
8. lnclusionary Housing. The project is subject to the City's lnclusionary Housing Ordinance, CMC
Chapter 21.85 Please see informational bulletin (IB-157) linked below.
https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
Commun ity Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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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:
Prior to formal application for the project permit submittal, the following items must be adequately
resolved/addressed, unless otherwise noted.
1. Please complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide you
and the city in determining what type of reports and storm water mitigation must be completed to
satisfy state and City storm water quality requirements. The questionnaire is located on the City of
Carlsbad website.
2. Based on a preliminary analysis it appears that this project will be a Standard Project. Please
complete the Standard Project Requirement Checklist, Form E-36, and show all source and site design
BMPs on the conceptual grading and drainage plans.
3. Please provide a Preliminary Title Report (current within the last six (6) months).
4. Please annotate and delineate all existing easements and encumbrances listed in the Preliminary
Title Report on the site plan.
5. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Please show 100-year storm
hydrologic calculations before and after development for each drainage basin.
6. 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.
7. Per CMC15.16 .060 this project will require a grading permit and grading plan.
8. A separate improvement plan for work within the right-of-way is required for this project.
9. 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.
10. Please delineate and annotate the limits of grading.
11. Please delineate and annotate approximate topographic contours for existing and proposed
condition. Extend contours a minimum 25 feet beyond the project boundary.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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12. On the site plan, please show and identify all existing surface improvements screened back (curb,
gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers,
etc.) at the project site, project frontage and within 25 feet of the boundary.
13. Please delineate location of all existing and proposed buildings, walls, fences and permanent
structures onsite and within 25 feet of the site.
14. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the
project in cubic yards .
15. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations.
16. Please provide the method of draining each lot. Unless otherwise specified by a geotechnical
engineer, method of drainage shall comply with California Building Code (latest version) section
1804.4.
17. Please delineate all 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 wall
measured from bottom of footing to top of wall and maximum height measured from finish surface
to top of wall.
18. Please show existing lot line bearing and distance.
19. Please provide typical street cross sections for existing Triton St. Provide existing right-of-way width
and existing improvements and proposed improvements and dedications.
20. Proposed driveways and driveway widths on site plan are not in compliance with Engineering
Standards. Please refer to Volume 1, Section 3.15 for guidance.
21. Please show all existing and proposed utilities and callout size for: water, sewer, storm drain,
underground dry utilities, overhead lines, traffic signals, streetlights in Triton St and laterals affecting
the property. Utilize improvement plan, DWG 422-8 found on our public records access page.
22. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way
23 . Please obtain a letter from SDG&E confirming their approval of the proposed transformer location
and stating that no additional off-site facilities will be necessary for this project. Please also include
all existing and proposed dry utilities and the services that will supply power to the proposed
transformer.
24. 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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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25. Please 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.
26. Please provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing and proposed grades on-site, fences and location of structures on-site and on
adjacent properties.
27. Dedications and frontage improvements are required per CMC18.40. A 18-ft foot wide public street
and utility easement shall be dedicated and public street frontage improvements shall include
pavement widening, curb and gutter, non-contiguous sidewalk, and ADA compliant driveway
approaches.
28. 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.)
29 . Please address the comments on the attached redlined plan.
30. 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 Department:
1. Property is in a mapped High Fire Hazard Severity Zone and shall comply with all applicable provisions
of the California Wildland-Urban Interface Code, including Chapter 5, ignition-resistant materials and
methods. May need to comply with Chapter 6 for planting of new vegetation.
2. All structures shall be sprinklered per NFPA 13D.
3. Garage and ADU B will require the driveway for fire apparatus access . The driveway shall be 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. Approved road surfaces include asphalt and concrete.
Utilities Division:
1. Updated Civil Site Plans shall be required to identify and detail proposed water and sewer
connections at property line in compliance with current Carlsbad Engineering Design Standards.
If lot is split, each residence/ ADU can be served by individual water and sewer connections;
however, if parcel remains a single lot both residences shall be served through a single master
meter and single private sewer lateral.
2. Show and identify all utilities in the right-of-way along parcel frontage, including existing 8" PVC
public water main and existing 8" PVC public sewer mains.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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3. Identify and label all existing easements on the site plans. Note that a 12-ft public utility and access
easement appears to exist along project frontage (Rec. No. 2002-1028464)
Building Division:
1. Project is in a Wildfire-Urban Interface Fire Area. Project plans shall include the following notes in
compliance with CRC337:
a. Note on first sheet of plans: Fire Hazard Severity Zone.
b. All exterior glazing shall be multi-pane with a minimum of one tempered pane CRC
R337.8.2 .1
c. All exterior doors shall be solid-core or 20-minute fire-rated. CRC R337.8.3
d. Specify roof to be class A. CRC R337.5 .1
e. Eaves shall be enclosed per the criteria listed in CRC R337.7.5.
f. Exterior walls shall be ignition resistant or non-combustible CRC R337.7.3
g. The screens covering vents shall have a maximum mesh of 1/8" and shall be of corrosion-
resistant metal. CRC R337.6 .2
h. Vents shall not be installed on the underside of eaves. CRC R337.6.3
i. The walking surface of the deck shall be constructed of one of the materials listed in CRC
R337.9.3.
j. Provide 1-hour fire-rated protection at the underside of the exposed exterior deck
ceiling. CRC R337.7.4
k. The floor projection of /the rear deck shall be protected on the underside per CRC
R337.7.7.
I. Provide one layer of roof underlayment of minimum 72-pound mineral-surfaced non-
perforated cap sheet complying with ASTM D 3909. CRC 337.5.2
m. Where valley flashing is installed, the flashing shall not be less than 0.019" No 26-gage
galvanized sheet co rrosion-resistant metal installed over not less than one layer of
minimum 72-pound mineral-surfaced non-perforated cap sheet complying with ASTM D
3909. CRC 337 .5.3
n. Roof gutters shall be screened to prevent the accumulation of leaves and debris. CRC
R337.5.4.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Kyle Van Leeuwen at the number below. You may also contact each department individually as
follows:
• Planning Division: Kyle Van Leeuwen, Senior Planner, at {442) 339-2611
• Land Development Engineering: Linda Ontiveros, Project Engineer, at {442) 339-2773
• Fire Department: Darcy Davidson, Fire Inspections, at {442) 339-2662
• Public Works, Utilities: Belle Chou, Utilities Engineer, at {442) 339-2324
• Building Division: Jesse Sanchez, Building Official, Jesse.Sanchez CTR@carlsbadca .gov
Sincerely,
E?:it:AICP
Assistant Director, Community Development
EL:KVL:CF
c: Avner Tamari, 3142 Tiger Run Ct., Suite 108, Carlsbad, CA 92010
Linda Ontiveros, Project Engineer
Laserfiche/File Copy
Data Entry
Attachments: A -Engineering Redline Plans (PDF)
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600