HomeMy WebLinkAboutPRE 2025-0073; DATE AVE; Admin Decision LetterJanuary 30, 2026
Tyler Van Stright
385 Juniper Ave, #103
Carlsbad, CA 92008
SUBJECT: PRE 2025-0073 (DEV2025-0105)-DATE AVE
APN: 206-080-23-00
{city of
Carlsbad
Thank you for submitting a preliminary review application for the development of a residential property,
subdividing the property into three parcels from one parcel, with one parcel to retain the existing single-
family residence. A common drive isle along the east property line is proposed (as an access easement)
and would provide vehicle access to the two rear parcels that do not have Date Avenue frontage. The
project site, 334 Date Ave., is approximately 0.465 acres and is developed with one single-family home
and detached garage.
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 4-8 dwelling units per acre (R-8)
b. Residential Density-Multiple Zone (RD-M), Beach Area Overlay Zone (BAOZ).
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 Designation (R-8) and Zoning
are consistent with the City's General Plan Land Use and Zoning for the site. The property~
located within the California Coastal Commission's Appeals Jurisdiction, due to the
property's location between the sea (Agua Hedionda) and the first major public road
paralleling the sea (Tamarack Ave.).
2. Site Information:
a. Residential Density, CMC 21.53.230, allows for three residential units to be developed on the
property. This would not include any accessory dwelling units or junior accessory dwelling
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units, which are exempt from density restrictions. Each legally establish lot can develop ADUs
and JADUs.
3. Project inconsistencies with Carlsbad Municipal Code: The proposed subdivision, as shown in
provided materials, is not allowed per the Carlsbad Municipal Code (CMC). The proposed subdivision
of one lot into three legal parcels is subject to Chapter 20.28, which includes the requirements of
20.16.010. CMC 20.16.010 (C) requires every lot to front on a dedicated street unless otherwise
authorized by Title 21 (Zoning Ordinance).
Projects that propose parcels that do not front a dedicated street can be approved under Chapter
21.45, Planned Developments, with the approval of a Planned Development permit. However, as
currently proposed the project would not be supported as a Planned Development because the
Intent and Purposed of the Chapter (21.45.010) states that PUD can approve one family dwellings on
individual lots smaller than allowed by the underlying zone (6,000 sf in the RD-M zone). The current
proposal includes lots that are all at least 6,000 sf.
Please review Chapter 21.45 of the CMC to see what options for development this section may
provide in developing the project as a Planned Development in the RD-M zone. Including required
drive isle and lot widths, setback requirements, and coverage limitations. Please be aware that other
code requirements (such as fire code) could require additional drive isle width than required by the
Planned Development ordinance.
4. Beach Area Overlay Zone: The subject property is located within the Beach Area Overlay Zone
(BAOZ). Please review Chapter 21.82 for restrictions and requirements applicable to the property.
Most notably, additional building height and parking regulations. The BAOZ also requires the
approval of a Site Development Plan for project of this size .
5. Conceptual Landscape Plans: Formal submittal of an application to the City's Planning Division for a
Coastal Development Permit, as discussed above in Section 3, will need to include conceptual
landscape plans. Landscape plans shall be designed in accordance with the City of Carlsbad's
Landscape Manual Policies and Requirements. Review of City of Carlsbad's Landscape Manual can
be found on the City of Carlsbad Community Development Department's website at:
http://www.carlsbadca .gov/civicax/filebank/blobdload.aspx?Blob1D=24086
6. Addition to Existing Single-Family Residence: Consistent with CMC 21.201.060 (B), an addition of less
than 10% of the internal floor area of the structure is exempt from the requirement of a minor coastal
development permit or coastal development permit. An addition to the internal floor area of less
than 10% and any additions to the exterior of the building can be permitted with only a building
permit. Additions to the single-family residence that are exempt from coastal development permit
requirements would have no impact on a review of proposed development of the existing property.
A historic review would not be required for any additions that are exempt from discretionary review.
7. Garage Parking for existing residential unit: The project submittal indicates the existing single-car
garage will be removed to facilitate development of the property. If the non-conforming parking
arrangement is removed, normal parking requirements per CMC Chapter 21.44 will be required and
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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subject to CMC 21.24.090. Two spaces will be required as either a two-car garage (minimum interior
space of 20 feet by 20 feet) or two one-car garages (minimum interior space 12 feet by 20 feet).
Please be aware that for garages that do not face directly onto a street, 24 feet of maneuverability
depth is required from the garage door to any obstruction or property line.
The demolition of the existing garage and development of a new garage structure will require
approval of a Coastal Development Permit for a new nonattached structure in the appealable area
of the coastal zone.
8. Technical Studies/Exhibits. Any formal submittal of a project on this property 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 CDP application for the single-
family residences that is prepared in accordance with the requirements outlined in the City
of Carlsbad Noise Guidelines Manual. The Noise Guidelines Manual may be found on line at:
https ://www .ca rlsbadca .gov /ho me/ showpu bl ished docu me nt/238/63 7 42597 4092 3 70000
b. Historical, Cultural and Paleontological (three (3) separate reports). The development of the
proposed project will require demolition and excavation in an area ofthe city known to have
a high sensitivity as it relates to (1) architectural history, (2) archeological resources, and (3)
paleontological resources. Please direct your consultant to the city's Tribal, Cultural and
Paleontological Resources Guidelines. Please note that any archeological pedestrian survey
of the site for the cultural resources study shall also include a Native American monitor
during the survey. The city's Tribal, Cultural and Paleontological Resources Guidelines may
be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000.
9. 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.qcode.us/codes/car1sbad/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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-73 14 I 442-339-2600
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applicant may be required to submit and receive approval of a Consistency Determination or an
Amendment application for the project through the Planning Division
10. 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.
ht tps://www.carlsbadca .gov/home/showpublisheddocument/9634/637897580094270000
Please be aware that multi-unit projects which choose to pay the applicable in-lieu fee will pay a fee
based on a per-square-foot calculation based on net building area for each 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 on line 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. Depending on the CEQA determination, which is determined after the application for discretionary
permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles
Traveled Analysis Guidelines available at:
https://www.carlsbadca.gov/home/showdocument?id=312.
2. 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.
3. If this project is deemed a Priority Development Project (PDP), all impervious surfaces being created
or replaced (onsite and offsite) shall be included for treatment. A Storm Water Quality Management
Plan will be required during the discretionary application. 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.
4. If this project is deemed a PDP, drainage management areas (DMA's) shall drain to a common
pollutant control BMP to be maintained by the property owners in an equitable manner via CC&Rs,
an agreement recorded on property title or other acceptable means. The post construction BMP shall
be constructed prior to final map approval.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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5. Provide a Preliminary Title Report (current within the last six (6) months).
6. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Report on the site plan . If any vacations or quitclaims are planned with this development annotate
on the site plan.
7. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm hydro logic
calculations before and after development for each drainage basin.
8. A preliminary geotechnical report is required to evaluate the feasibility of the project. Provide
recommendations for infiltration and remedial excavation requirements. Guidelines for preliminary
geotechnical studies are available on the City of Carlsbad Engineering website,
https://www.carlsbadca .gov/home/showpublisheddocument/326/638054006747270000
9. Per CMC15.16.060 this project will require a grading permit and grading plan.
10. A separate improvement plan for work within the right-of-way is required for this project.
11. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey
Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical
control per City of Carlsbad Engineering Standards.
12. Delineate and annotate the limits of grading.
13. 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.
14. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at
the project site, project frontage and within 25 feet of the boundary.
15. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
on site and within 25 feet of the site.
16. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
17. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
18. 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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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19. 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.
20. The project frontage has been identified in the city's inventory as a vacant planting site. Coordinate
with the parks and recreation department for planting requirements per Section 11.12 of the
Carlsbad Municipal Code for additional information.
21. Show existing lot line bearing and distance.
22. Provide proposed parcel/lot areas on the site plan. This project is proposing a subdivision to create
3 lots/parcels. A tentative parcel map is required.
23. Provide typical street cross sections for Date Avenue. Provide existing right-of-way width and
existing improvements and proposed improvements and dedications.
24. Delineate and annotate all proposed driveways and driveway widths.
25. 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.
26. Show all existing and proposed utilities and callout size for: water, sewer, storm drain, underground
dry utilities, overhead lines, traffic signals, street lights in Date Avenue and laterals affecting the
property.
27. Water meters and services shall be located in the city right-of-way or within a proposed CMWD
easement adjacent to the right-of-way.
28. Sewer services shall be shown for each lot. If a private sewer service will be utilized to service parcels
3-8, this will need to be constructed prior to map approval, additionally private covenants of
easement for sewer will be required along with a mechanism to assess proportional payment.
29. Provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update
2019, Section 4.2 Design Criteria.
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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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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. 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.
34. Dedications and frontage improvements are required per CMC18.40 and/or CMC20.16. A 3 foot
wide public street and utility easement shall be dedicated. Frontage improvements are not required
at this time, as this street is an alternative design street.
35. Date Avenue is designated as an alternative design street. Therefore, this development is not
subject to installing street frontage improvements at this time. The property owner will be required
to enter into a Neighborhood Improvement Agreement (NIA} with the city. The Agreement will be
recorded with San Diego County Recorder's Office. Public improvements shall include, but are not
limited to paving, base, sidewalks, curbs and gutters, grading, clearing and grubbing,
undergrounding or relocation of utilities, sewer, water, fire hydrants, street lights, and reclaimed
water.
36. Meet with the Fire Department to identify the necessary fire protection measures required for this
project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.)
37. The 16-foot access easement is not acceptable for a minor subdivision because per CMC20.16.010(C}
every lot of the subdivision shall front on a dedicated street unless otherwise authorized by Title 21
for the zone in which the lot is located at the time the final map is approved.
38. Per CMC20.16.040 Required improvements provided by the subdivider, include easements and
rights-of-way for access (this includes the drive aisle) as well as installing the driveway to Parcel 3,
backbone sewer improvements, post construction BMPs (if required) and drainage structures
necessary to support the subdivision prior to map approval.
39. Per CMC20.16.040(D) All new electrical facilities to service the subdivision shall be underground.
40. If this project is deemed a PDP, per City of Carlsbad BMP Manual, drainage management areas
(DMA's) shall drain to a common pollutant control BMP to be maintained by the property owners
in an equitable manner. This BMP shall be designed and constructed with the subdivision. The
common BMP shall be located on its own parcel and constructed prior to map approval.
41. A conceptual grading design is required to estimate the impervious surface and the design of the
BMPs for water quality, hydromodification and 100-year detention.
42. At this point, there are no additional coastal regulations related to stormwater management. This
project drains away from the ocean, towards the northeast.
43. Address the comments on the attached red lined plan.
Community Development Department
Planning Division / 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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44. 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. Pe r Carlsbad Municipal Code, private driveways used as required fire apparatus access roads serving
no more than two dwellings shall have a minimum width of 16 feet. The 16-foot driveway as
proposed is adequate in width for fire access to parcels 2 and 3. Length of the 16-foot driveway shall
be extended far enough to provide compliant hose pull (150 feet) to structures on Parcel 3.
a. Regardless of width, all 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.
b. Dead-end roadways in excess of 150 feet shall be designed and constructed with approved
turnarounds or hammerheads, per CFO Fire Department Access Guideline.
c. "No Parking -Fire Lane" signage will be required on the fire access roadway. Signs or curb
markings that allow fire apparatus access roads to be readily recognized so that they will
remain unobstructed and available for emergency use at all times.
2. A fire apparatus access road must extend to within 150 feet of all portions of the exterior of the first
floor of any structure to provide a maximum hosepull distance of 150 feet.
3. All new single-family residences and their associated ADUs shall be sprinklered .
Utilities Division:
1. A water study shall be required 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 the
current City of Carlsbad Engineering Standards.
2. A sewer study shall be required for the project analyzing the existing and proposed demands on the
public sewer main in accordance with the current City of Carlsbad Engineering Standards. Hydraulic
modeling of the existing sewer system may also be required to identify any potential off-site
impacts from the additional sewer load being proposed.
3. Updated Civil Site Plans shall be required that identify and detail proposed fire service, water,
irrigation, and sewer connections at property line for the development in compliance with current
Carlsbad Engineering Design Standards,
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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a. Each separately owned parcel of property shall have a dedicated service and meter by
public right-of-way (ROW} or public water easement along existing ROW.
b. Proposed sewer laterals design shall conform with City's design standards, including
but not limited to Eng Std. Vol 1, Chap 6.3. If proposing a privately owned sewer main
to serve proposed residences and connect to the exiting public sewer main along the
parcel frontage, proposed maintenance responsibility of the private sewer main and
enforcement mechanism should be specified and clarified.
4. Show and identify all utilities in the right-of-way along parcel frontage, including existing 8" PVC
public water main and existing 8" VCP public sewer main.
5. Identify any existing easements or right-of-way dedication that is required on updated site plan)
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: Nichole Fine, Project Engineer, at (442} 339-2744
• 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,
VVG '~
ERIC LARDY, AICP
Assistant Director of Community Development
EL:KVL:CF
c: Julie Duan, 334 Date Ave, Carlsbad, CA 92008
Nichole Fine, Project Engineer
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division / 1635 Faraday Avenue / Carlsbad, CA 92008-7314 / 442-339-2600