HomeMy WebLinkAboutPRE 2025-0069; COLT PLACE MULTI-PLACE; Admin Decision LetterJanuary 30, 2026
Eric Munoz
Eric Munoz Consulting
300 Carlsbad Village Drive, 108A-123
Carlsbad,CA 92008
SUBJECT: PRE 2025-0069 (DEV2025-0103)-COLT PLACE MULTI-FAMILY
APN: 213-262-17-00
{'city of
Carlsbad
Thank you for submitting a preliminary review application to construct 53, three-story residential
condominiums including four, six and seven-plex's designed as rowhomes and three stacked-flat 10-plexes
on a previously graded, 2.62-acre vacant lot in Planning Area 4 of the Bressi Ranch Master Plan, MP 178(K}.
The proposed density is 20.22 dwelling units per acre. Parking for the development includes 61 covered
spaces in the form of one and two-car garages, 15 carport spaces and 2 uncovered surface parking spaces
for guests. Of the 53 units proposed, 11 one-bedroom units or 21% of the total number of units are
designated as affordable housing units. The affordable housing units are proposed in the 10-plex which
has stacked units. The lower-income units range in size from 500 to 823 square feet and the rowhomes
range in size from 1,378 to 1,569 square feet (exclusive of garages, decks/patios}. Vehicular access to the
site is proposed off the northern terminus of Colt Place. The parcel also has frontage along Palomar Airport
Road to the north. A shared private access, parking, and utilities easement is located over the entirety of
the subject lot (Parcel 3, MS 12-02} for the benefit of Parcels 1 and 2 of MS 12-02. A total of 16 surface
parking stalls at the southwest corner of the site are currently located within this shared access easement.
In response to your 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. The current General Plan and zoning designations for the properties are as follows:
a. General Plan: Residential 19-23 dwelling units per acre (R-23);
b. Zoning: Planned Community (P-C); and
c. Bressi Ranch Master Plan MP 178, Planning Area 4, which has a split designation of Pl and
R-23.
2. The project requires the following permits:
a. Tentative Tract Map {CT) for the subdivision
b. Planned Development Permit (PD) for the development of airspace condominiums
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600
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*The decision-making authority is the Planning Commission
3. lnclusionary Housing Requirement. The project site is identified as Housing Site No. 10 ("Bressi
Ranch Colt Place industrial parcel") in the city's Housing Element. Site No. 10 was part of a
comprehensive effort to change the land use designations of multiple properties throughout the
city to satisfy the state's Regional Housing Needs Assessment (RHNA)/allocation of residential
units for development. Pursuant to City Council Resolution No. 2024-016, non-city-owned sites
that receive a residential land use change or an increase in residential density as part of the 2021-
2029 Housing Element must provide one of the following:
• 20% of total housing units affordable at low-income (80% AMI)
• 15% of total housing units affordable at low income (80% AMI), and 10% at moderate
income (100% AMI), for a total of 25%
• 15% of total housing units affordable at very-low income (50% AMI)
The information submitted with the concept project indicates the inclusionary housing
requirement will be satisfied by restricting 20% of the total number of units as affordable units.
Please be aware of the above-noted income level restrictions. Please also see additional
comments from the Housing and Homeless Services Department below for additional
information.
4. Density/Number of Units. Pursuant to Carlsbad Municipal Code (CMC} Section 21.53.230,
residential density shall be determined based on the number of dwelling units per developable
acre of property. Please note, while certain constrained land such as beaches, wetlands and
floodways, can be excluded from the density calculation, the area of the lot located with Safety
Zone 2 of the McClellan Palomar Airport Land Use Plan as well as the shared driveway access
easement are required to be included as developable area in the density calculation. Please see
link below for additional information.
https:// ecode360 .com/ 44013119
Based on a lot size of 2.62 acres (gross and net) and an allowable density range of 19 to 23 dwelling
units per acre for the R-23 General Plan Land Use designation, the minimum and maximum
number of units, exclusive of a density bonus, is 50 and 60 units, respectively. The conceptual
project proposes 53 units, resulting in a density of 20.22 dwelling units per acre. Therefore, the
project falls within the minimum density and number of units required for the R-23 General Plan
Land Use designation. Please see the calculation below for reference.
Minimum density= 19 du/ac:
19 x 2.62 = 49.78, rounds up to 50 dwelling units
Maximum density= 23 du/ac:
23 x 2.62 = 60.26; rounds down to 60 dwelling units
Proposed density
53 units+ 2.62 = 20.22 du/ac
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7.
8.
With the development application, please submit Form P-l(H), Density Bonus Report. Please
include exhibits substantiating why requested waivers are necessary and how implementation of
the standard would physically preclude the development.
Please see link to the city's Informational Bulletin for additional information on SDBL and
comments from the Housing & Homeless Services Department below.
https://www .ca rlsbad ca .gov /ho me/ showpu bl ished docu me nt/8169 / 638967 418316170000
P-l(H):
https://www.carlsbadca .gov/home/showpublisheddocument/16609/638561251975170000
Setbacks. The subject lot has two street frontages and is therefore considered a through lot for
the purposes of determining setbacks. As such, there are two front yard setbacks and no required
rear yard setback. Pursuant to the Bressi Ranch Master Plan, which prevails when there is a
conflict with standards in the PD Ordinance, the required setbacks are as follows:
• Front (north property line, prime arterial, Palomar Airport Road): 50 feet, fully
landscaped. Subject to approval by the City Planner, the landscaped setback can be
reduced to 35 feet to accommodate a driveway along the portion of the setback farthest
from the right-of-way. The concept project proposes a SO-foot-wide building setback and
therefore complies.
• Front (south property line, Colt Place): Average setback of 35 feet with a minimum
landscaped area of 25 feet.
• Side (east and west property lines): 10 feet, fully landscaped and irrigated. The concept
project proposes a 10-foot-wide building setback from the east and west property lines.
The carports appear to encroach in the setbacks. Please note, the setbacks are taken from
the posts of the carport, and a two-foot carport overhang is allowed in the setback area.
With the formal submittal, please show the location of the posts and overhang so
compliance can be verified. Further, while a landscape plan was not provided, the area
is required to be landscaped.
• Southerly shared drive aisle/reciprocal access easement: 5 feet. Please note, Planning
staff strongly recommend a minimum setback of 10 feet off the shared drive aisle along
the southern boundary of the site so a pedestrian sidewalk connecting to Colt Place and
landscaping can be added in between the shared driveway and the residential units. As
designed, the project does not comply with this recommendation. The project shall be
redesigned to add a sidewalk and landscaping in between the 10-plex and the drive aisle.
Parking. Pursuant to CMC Chapter 21.45, Planned Development Ordinance, Table E, specifically
E.7, the required parking for condominiums is as follows:
Studio and one-bedroom: 1.5 spaces per unit, one of which must be covered (carports
permitted).
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9.
Two and three bedrooms: 2 covered spaces per unit (no carports permitted). The
covered parking can be satisfied as follows:
• One-car garage (12' x 20', free and clear of obstructions) and one covered or
uncovered space
• Two-car garage (20' x 20'); or
• Two separate one-car garages (12' x 20' each)
• For projects located in the R-23 designation, 25% of the units may include a tandem
two-car garage (12' x 40', free and clear).
At a minimum, the one-car garages do not comply with the minimum specifications. Planning
cannot verify compliance with the two-car garages. Please increase the size of the garages or
request a density bonus waiver to the development standard.
Surface Parking Spaces. Please include dimensions for the surface parking spaces so compliance
can be verified. The minimum specifications for a standard parking space is 170 square feet and
a minimum width of 8.5 feet. Up to 45% of any required guest parking can be compact, which
requires a minimum width of 8 feet and depth of 15 feet.
Guest parking. Pursuant to CMC Chapter 21.45, Table C, the guest parking requirement is 0.25
spaces per unit. As 53 units are proposed, 14 guest spaces are required. Any fractional unit shall
be rounded up to the next whole number. The project does not comply with this requirement.
ADA/Electric Vehicle (EV) Spaces. No ADA or EV spaces are shown. The project will be required
to comply with the Building Code for EV and ADA spaces. Please include a calculation and identify
location and dimensions with the formal submittal.
Planning comment: The project does not fully comply with the requirements of the Planned
Development Ordinance. Assuming 20% of the units are designated as affordable housing,
waivers to the parking standards can be requested. Please specify which standards require
waivers in the P-1(H) form submitted with the project.
City-Wide Objective Design Standards (ODS). Basic concept architectural exhibits were included
with the preliminary review application. Please be aware that a formal proposal will be subject
to city-wide Objective Design Standards (ODS). Please see the links below for reference and revise
the conceptual project design as appropriate. Please complete the checklist and submit with the
submittal of the application.
City-wide ODS:
https://www.carlsbadca.gov/home/showpublisheddocument/13768/638201047511900000
City-wide ODS checklist:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/15323/638332233693100000
Objective Design Standards Processing Guide:
https://www.carlsbadca.gov/home/showpublisheddocument/15321/638331501903600000
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10. Pedestrian Circulation and Access. Please redesign the project to provide a pedestrian connection
(i.e., sidewalk) with a parkway along the north side of the shared drive aisle so pedestrians are
not forced to walk through the shared drive aisle to Colt Place. In addition, please provide
pedestrian walkways throughout the development. For reference, here are the ODS standards
associated with pedestrian access .
2 Sf'ct,on 1
Site Design Standards
C. Pedestrian Circulation and Access.
1. General. Paved or hardscape on•site
pedestrian circulation and access shall
be provided according to the following
standards:
a. Pedestrian walkways shall connect
residential units to areas throughout the
site, such as vehicle parking areas, bicycle
parking areas, common recreational
space, waste and recycling enclosures,
and other amenities.
b. Pedestrian walkways shall connect public
sidewalks to all building entrances and
vehicle parking areas.
c. Pedestrian walkways shall connect
building entrances through the site
interior to all transit stops directly
adjacent to the project.
d. Pedestrian walkways shall connect
multiple buildings throughout the site.
2. Pedestrian Walkways. Pedestrian walkways
shall be provided with a minimum width of
five feet along the entire length, according
to the following standards:
a. Materials. Walkways shall be constructed
of firm, stable and slip·resistant materials
such as poured-in-place concrete
(including stamped concrete), permeable
paving, or concrete pavers.
b. Enhanced Paving for Pedestrian Crossings.
Where a pedestrian walkway intersects
with a vehicle accessway, enhanced
paving treatment using patterned and/
or colored pavers, brick, or decorative
colored and scored concrete shall be
used. Pedestrian crossings shall feature
enhanced paving with a minimum width
of five feet, and span the length of the
intersecting drive area.
11. Drive Aisle Width. Please refer to the Fire comments below for the minimum width of the drive
aisles. As designed, it does not appear the concept project complies with the minimum width for
the drive aisles per the Fire comments.
12.
13.
14.
15.
Maximum Building Height. Pursuant to CMC Chapter 21.45, Table E, Section E.4, for parcels which
have an R-23 General Plan Land Use designation, no building shall exceed a height of 40 feet if
roof pitch is greater than 3:12 or 35 feet if roof pitch is less than 3:12.
Maximum Building Coverage. Pursuant to CMC Chapter 21.45, Table E, Section E.5, the maximum
allowable lot coverage for buildings is 60 percent.
Private Recreation Area. Pursuant to CMC Chapter 21.45, Table E, Section E.8, each unit shall
provide a minimum of 60 square feet of private open space, with a minimum dimension of 6 feet
(i.e ., length and width). The private open space can be provided in the form of a patio, porch or
balcony. For projects located within the R-23 designation, in lieu of providing the per unit private
recreation space specified above, a project applicant may opt to provide an additional 75 square
feet per unit of community recreation space.
Community Recreation Area : Pursuant to the citywide ODS, a minimum of 100 square feet of
community recreation area shall be provided per unit. Please refer to the ODS as to what qualifies
as community recreation area.
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b. Exhibit 111-2 -Compatibility Policy Map: Safety. The project site is located within Safety
Zone 2 (Inner Approach/Departure Zone, northwest corner of the site) and Safety Zone 6
(Traffic Pattern Zone) per Exhibit 111-2. Pursuant to Table 111-2 (Pgs. 3-45 through 3-52),
residential development greater than 4 du/ac is prohibited and "not compatible under
any circumstances" within Safety Zone 2 and permitted without limitations to residential
density or floor air ratio in Safety Zone 6. Please note, Planning staff cannot support a
request to develop any residential units within Safety Zone 2. However, pursuant to Table
111-2, accessory buildings can be considered, but "dwelling must be located outside these
zones." As currently designed, the concept project complies.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. The project site is
located within the 7:1 Transitional Surface contour of Exhibit 111-3. Formal submittal of
this project under the ALUCP would require compliance with the Federal Aviation
Administration's (FAA) Federal Aviation Regulations (FAR) Part 77, Objects Affecting
Navigable Airspace. FAR Part 77 regulations require that anyone proposing to construct
an object, which could affect navigable airspace around an airport, submit information
about the proposed construction to the FAA.
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the
Overflight Notification Area. Pursuant to the ALUCP Policy 3.6 -Overflight Compatibility
Policies for McClellan-Palomar Airport, real estate disclosures and overflight notification
documents would need to be recorded.
e. Exhibit 111-5 -Compatibility Policy Map: Airport Influence Area. The project site is located
within Review Area #1 of the Airport Influence Area. Review Area #1 consists of locations
where noise and/or safety concerns may necessitate limitations on the types of land use
actions. Please see discussions above in subsection a) and b).
f. Exhibit 111-6 -Compatibility Policy Map: Avigation Easement Area and Overflight
Notification Areas. A portion of the project site is located within the Avigation Easement
Area and the entire site is in the Airport Overflight Notification Area. As a condition of
approval, the project will be required to dedicate an avigation easement to the entity
owning the airport and real estate disclosures and overflight notification documents must
be recorded for new residential development. Please see Exhibit 111-6 in Chapter 3 of the
ALUCP for applicable avigation easement and overflight notification areas.
Please see link below for the McClellan-Palomar Airport Land Use Compatibility Plan:
https://www.carlsbadca.gov/home/showpublisheddocument/226/637446617757230000
23. Senate Bill 330 -The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline
application process for housing projects. It is not mandatory unless applicants seek the vesting
and processing benefits offered under SB 330. Participation in the SB 330 streamline process
would occur first, followed by the formal development application process required under
Government Code (Gov. Code) §§ 65940, 65941, 65941.5, and Carlsbad Municipal Code (CMC) §
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24.
25.
21.42.050. Acceptance by the city of a complete SB-330 Preliminary Housing Development Pre-
Application form and fee will vest the project for 180 days in accordance with the ordinances,
policies and standards in effect at the time the SB 330 Application is accepted.
For more information on SB 330, please review Information Bulletin -132 which is available on line
at: https://www.carlsbadca.gov/home/showdocument?id=8166&t=637725746468976995. Links
to the SB-330 Preliminary Housing Development Pre-Application form and other supplemental
information is provided within the bulletin. Although not required, staff recommend applicants
discuss the preliminary review application with staff to obtain guidance prior to submitting the
Preliminary Housing Development Pre-Application form.
Stakeholder Outreach. 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 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, since more than 10
residential units are proposed, enhanced stakeholder outreach, including the preparation of a
follow-up summary report are required. Please see link to Implementation Guide below for
additional information.
https://www.carlsbadca.gov/home/showpublisheddocument/19417 /63 8741675682230000
California Environmental Quality Act (CEQA). Assembly Bill (AB) 130, signed into law by the
Governor on June 30, 2025, and codified in Public Resources Code (PRC) Section 21080.66,
established a new statutory exemption from CEQA for "housing development projects." The
project may qualify for this new exemption. Please refer to the link_Government Code Section
65589.5{h)(2) and the city's Informational Bulletin on CEQA below for additional information.
Government Code Section 65589.5(h)(2):
https://leginfo.legislature.ca.gov/faces/codes displaySection.xhtml?sectionNum=65589.5.&law
Code=GOV
IB-150, California Environmental Quality Act:
https://www.carlsbadca.gov/home/showpublisheddocument/10415/638925166806600000
In addition, the project will be required to demonstrate compliance with the mitigation measures
for the Supplemental Environmental Impact Report prepared for the update to the Housing
Element, EIR 2022-0007. The consistency analysis will be required prior to deeming the project
complete for processing. Please see link below for more information {MMRP begins on page 208
of 274)
https://records.carlsbadca.gov/Weblink/DocView.aspx?id=7090503&dbid=0&repo=CityofCarlsb
ad
26. Landscaping. This preliminary review application did not include a preliminary landscape
exhibit(s); thus, it was not routed for landscape review. Please note that with a formal proposal,
if submitted, conceptual landscape exhibits are required and shall be prepared in accordance with
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the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February
2016). The exhibit package shall include a Conceptual Landscape Plan; Conceptual Water
Conservation Plan; Conceptual Fire Protection Plan; and a Conceptual Landscape Maintenance
Responsibility Exhibit (private or common). The Landscape Manual may be found on the city's
website at:
https ://www .ca rlsbadca .gov /ho me/showp u bl isheddocu me nt/234/63 7 42 597 4086270000
As part of this submittal, please be sure to include a Fire Protection Plan and address all applicable
Fire Protection Policies.
27. 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.q code. us/ codes/ ca rlsbad/view. ph p ?topic= 18&fra m es=on
To the extent that new GHG reduction requirements are in effect at the time of application for
grading or building permits, the project will be required to comply with the effective requirements
even if different than what is proposed in the project's planning approvals. GHG reduction
requirements may impact, but are not limited to, site design and local building code requirements.
If incorporating new GHG reduction requirements results in substantial modifications to the
project after planning approvals are obtained, then prior to issuance of grading or building
permits, the applicant may be required to submit and receive approval of a Consistency
Determination or an Amendment application for the project through the Planning Division.
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at www.carlsbadca.gov. You
may also access the General Plan Land Use Element and the Zoning Ordinance online at the website
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
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2.
3.
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.
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.
Complete a Stormwater Standards Questionnaire Form E-34,
https://www.carlsbadca.gov/home/showpublisheddocument/604/638683035715330000. 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 R-23, this project is subject to the City of Carlsbad trash
capture requirements .. Incorporate trash capture measures on the project plans. Prepare a
preliminary trash capture storm water quality management plan, incorporate into storm water
quality management plan, Form E-35.
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.
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 through the following link:
https://www.carlsbadca.gov/home/showpublisheddocument/326/638054006747270000.
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, maybe required for this project.
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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 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. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
17. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
18. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
19. 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.
20. 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.
21. 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.
22. Show existing lot line bearing and distance.
23. Show proposed lot lines on the site plan. Provide proposed lot areas. This project is proposing a
subdivision to create 53 multi-family residential units in a single lot. A TENTATIVE MAP is required.
24. Provide typical street cross sections for existing frontage access road and proposed streets.
Provide existing right-of-way width and existing improvements and proposed improvements and
dedications.
25. Delineate and annotate all proposed driveways and driveway widths.
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26. Show truck turning radii. Plot turning radii per Caltrans figure 404.5B and/or 404.5F.
27. Provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
28. Show all existing and proposed utilities and callout size for: water, sewer, storm drain,
underground dry utilities, overhead lines, traffic signals, streetlights in the existing access drive
aisle and laterals 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
all existing and proposed dry utilities and the services that will supply power to the proposed
transformer.
31. Provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update
2019, Section 4.2 Design Criteria.
32. Provide a Water Study for the new development based on City of Carlsbad Potable Water Master
Plan 2019, Section 4.2 Design Criteria.
33. 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.
34. 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.
35. Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards, see building department form B-76.
36. 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.
37. 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.)
38. Plot stopping sight distance at all driveways and corner sight distance at all street intersections.
39. Address the comments on the attached red lined plan.
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40. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Utilities:
1. Submit a sewer modeling request through the City of Carlsbad on line portal hydraulic data request
with the maximum unit and EDU count.
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 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 the
current CMWD Potable Water Master Plan.
4. Provide updated Civil Site Plan indicating existing water and sewer easements, 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. All connections to the public
utilities shall be detailed on plans in accordance with current city engineering standards.
a. Plumbing analysis and Fire Department approved fire flow requirements shall be used to
determine the size(s) and number of potable water utility connections that are required.
b. Irrigation shall require a separate meter and backflow.
5. Proposed Ground floor layout shall preserve suitable locations and space for all required utility
connections, meters, and backflow devices in conformance with current Engineering Standards.
Identify locations and detail fire service, water, irrigation, and sewer connections at property line
for the new development in compliance with 2022 Carlsbad Engineering Design Standards.
6. Submit title report for the property showing water and sewer easements and ownership.
Traffic Division:
1. Please coordinate with Nick Gorman, nick.gorman@carlsbadca.gov, to submit a Scoping
Agreement per the latest City of Carlsbad Transportation Impact Analysis Guidelines
Fire Department:
1. Parcel is fire hazard severity zone (FHSZ) designation is split as moderate and high FHSZ. Building
construction in the High FHSZ shall comply with applicable requirements of the California
Wildland-Urban Interface code, including Chapter 5, ignition-resistant materials and methods.
A. Please show finished building heights. Aerial Fire Apparatus Access Roads shall be
provided when distance from grade plane to highest level of the roof exceeds 30 ft.
Minimum width of an aerial apparatus access road is 28 feet.
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2. This parcel is designated as both High and Moderate Fire Hazard Severity Zones (FHSZ). Once the
FHSZ maps are adopted by the city (likely mid-July, 2025), construction within the High FHSZ will
need to be compliant with fire-resistive construction per CBC Chapter 7 A.
3. Fire access roadways shall be designed, constructed, and maintained to support the imposed
loads of fire apparatus with a total weight of 75,000 pounds. The surface shall be designed,
constructed, and maintained to provide all-weather driving capabilities. A letter or statement,
wet-stamped and signed by a registered engineer, shall be provided on the plans certifying that
any new roadway meets this 75,000-pound, all-weather requirement. Road base without an
appropriate topping or binding material does not satisfy the all-weather requirement.
4. The minimum width of a fire access roadway is 24 feet.
5. Fire Apparatus Access Roads shall meet requirements for aerial apparatus access when the
distance from grade plane to the highest level of the roof exceeds 30 feet. The minimum width of
an aerial fire apparatus access roadway is 26 feet, unobstructed.
6. Dead-end roadways more than 150 feet shall be designed and constructed with approved
turnarounds or hammerheads. Turnarounds shall meet the turning radius requirements
identified in the CFO Fire Department Access and Water Supply Guideline. Show location vehicle
turnaround on the plan.
7. Fire Lane Identification -Signs or curb markings will be required on fire apparatus access roads to
be readily recognized so that they will remain unobstructed and available for emergency use at
all times. No parking will be allowed on the property outside of the marked parking stalls.
8. Submit completed P99F form to determine fire flow requirements, and to determine number and
location of required hydrants. Please note this must be completed prior to submittal of a formal
application for the city for the project. A completed, city-reviewed P99F, shall accompany a formal
project application to the Planning Division.
Housing & Homeless Services Department:
Housing & Homeless Services staff have completed a review of the above-referenced preliminary
application. Please see comments below regarding compliance with affordability requirements.
1) Total units and affordability -This proposed project is subject to three separate affordability
requirements; each are summarized below.
Affordability Basis for Requirement Determination Required affordable
Requirement units
Density Bonus Government Code 20% of base units 11 affordable units
Section 65915
Local Housing Element Cit~ Council Resolution 20% of base units 11 affordable units
requirements 2024-016
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lnclusionary Housing Carlsbad Municipal
Code Section 21.85
15% of base units 8 affordable units
It should be noted that the rent for all affordable units is calculated pursuant to California Health
and Safety Code Section 50053 with an allowance for tenant-paid utilities.
2) Housing Element Law -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:
20% of housing units affordable at low-income
15% of housing units affordable at low income, and 10% at moderate income, for a total of
25% (requires public benefit analysis and approval of Planning Commission)
15% of housing units affordable at very low-income (requires public benefit analysis and
approval of Planning Commission)
The project's base density results in 53 units, and the affordability requirement per City Council Reso.
2024-016 is 10.6 units, which rounds up to 11 units at low-income (80% AMI).
3) Density Bonus-This project is not requesting any bonus units, although based upon the provision
of affordable units, is entitled to a 35% bonus, resulting in 19 additional units.
4) lnclusionary Housing -This project is subject to Carlsbad Municipal Code (CMC) 21.85, requiring
15% of the base residential units to be affordable to low-income households. Other inclusionary
housing requirements are noted below:
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 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. Proposed distribution as shown on plans does not meet this requirement.
Based on the total unit distribution, the affordable units should include three (3) studios units,
three (3) 1-bd units. one (1) 2-bd units. and four (4) 3-bd units.
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
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5)
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. Units must not be isolated to specific buildings or specific areas. Occupants of the
affordable units must be provided with equitable access to common areas and amenities. The
Project as proposed does not meet this requirement. Currently, the affordable units are in three
(3) of the seven (7) buildings proposed. Please see comment about unit size distribution which
will facilitate a resolution for this issue as well.
Building Department:
1. Note on the cover sheet of the plans, "All construction shall conform to the 2025 California
Building, Fire, Mechanical, Plumbing, Electrical, Energy Code and Green Building Code."
2. Include floor plans for the 4 plex and 7 plex buildings.
3. Please indicate if dwellings units will be apartments or condominiums.
4. Per CBC 1102A.3, at least 10 percent but not less than one of the multistory dwellings in
apartment buildings with 3 or more dwelling units and/or condominiums with 4 or more dwelling
units shall comply with the following:
a) The primary entry to the dwelling unit shall be on an accessible route.
b) At least one powder room or bathroom shall be located on the primary entry level, served
by an accessible route and shall comply with the provisions in Division IV.
c) All other rooms or spaces located on the primary entry level shall be served by an accessible
route and shall comply with the provisions in Division IV.
d) Common use areas shall be accessible. Illustrate accessible pathways on the site plan.
5. The project is in a Wildfire-Urban Interface Fire Area. Add the following notes in compliance with
CBC Chapter 7A:
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. CBC 708A.2
c) All exterior doors shall be solid-core or 20-minute fire-rated. CBC 708A.3
d) Eaves shall be enclosed per the criteria listed in CRC 707 A.5.
e) Exterior walls shall be ignition resistant or non-combustible CBC 707 A.3.
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f) The screens covering vents shall have a maximum mesh of 1/8" and shall be of corrosion-
resistant metal. CBC 706A.2
g) Vents shall not be installed on the underside of eaves. CBC 706A.3
h) The walking surface of the deck/ balcony shall be constructed of one of the materials listed
in CBC 709A.3.
i) Provide 1-hour fire-rated protection at the underside of the exposed exterior porch and deck
ceiling. CBC 707 A.6
j) The floor projection of the balconies shall be protected on the underside per CBC 707 A.9
k) Provide one layer of roof underlayment of minimum 72-pound mineral-surfaced non-
perforated cap sheet complying with ASTM D 3909. CBC 705A.2
I) Where valley flashing is installed, the flashing shall not be less than 0.019" No 26-gage
galvanized sheet corrosion-resistant metal installed over not less than one layer of minimum
72-pound mineral-surfaced non-perforated cap sheet complying with ASTM D 3909. CBC
705A.3
m) Roof gutters shall be screened to prevent the accumulation of leaves and debris. CBC 707 A.