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HomeMy WebLinkAboutPRE 2026-0001; HOOVER STREET SITE; Admin Decision LetterFebruary 25, 2026 Adam Kooienga Hofman Planning 5900 Pasteur Court Carlsbad, CA 92008 SUBJECT: PRE 2026-0001 {DEV2026-0003} -HOOVER STREET SITE APN 206-171-03-00 {city of Carlsbad VIA EMAIL AND MAIL Thank you for submitting a preliminary review application/informational request regarding a potential residential development of either condominium units or a subdivision of single-family homes proposed at the western end of the Hoover Street cul-de-sac bordering the Agua Hedionda Lagoon. The project site, an approximately 1.4-acre site, currently is undeveloped. No preliminary site plan or other exhibits were included with this application. 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: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Residential, R-4 (0-4 dwelling units per acre) b. Zoning: One-Family Residential, 15,000 square foot minimum lot size (R-1-15,000) c. The property is located in the Coastal Zone. The Coastal land use designation and zone are the same as the general plan and zoning discussed above. This project site is subject to the Agua Hedionda Segment of the Local Coastal Program {LCP). Please be aware that the California Coastal Commission has permit authority for this location. A Coastal Development Permit (CDP), issued by the California Coastal Commission, would be required for any development proposal on this site subsequent to any other city actions on the project. The policies of the Agua Hedionda Segment of the LCP would be enforced by the CCC Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2026-0001 (DEV2026-0003) -HOOVER STREET SITE February 25, 2026 Page 2 during their review of the CDP. You will want to review these policies for understanding. It is highly recommended that you meet and discuss any proposal for this site with the San Diego branch of the California Coastal Commission prior to making a formal application submittal to the city. 2. A potential residential development of either condominium units or a subdivision of single-family homes on this undeveloped site will require the following permits from the City of Carlsbad: a. Minor Subdivision (MS). A MS is an administrative permit that would be required for division of land into four (4) or fewer lots or condominium units; or b. Carlsbad Tract Map (CT). A CT is a discretionary permit that would be required for division of land into five (5) or more lots or condominium units. c. Planned Unit Development (PUD) Permit. A PUD is required for development of one-family dwellings or twin-homes on lots of less than seven thousand five hundred square feet or as otherwise allowed by the underlying zone, attached or detached condominiums, and private streets. (CMC Section 21.45.020.A). d. Minor Habitat Management Plan (HMP) Permit. Please be aware that a minor permit has an administrative (City Planner) review and approval process unless other permits require the decision to be elevated to the Planning Commission or City Council. In these instances, all permits are elevated to the Planning Commission or City Council for decision according to procedures outlined in CMC Section 21.54.040. 3. The project requires the following permits from the California Coastal Commission: d. Coastal Development Permit (CDP). Submittal of an application for CDP to the California Coastal Commission would be subsequent to the City's action on the project. 4. Slope Analysis/Vegetation Constraints Map. Any development proposal that affects steep slopes (twenty-five percent inclination or greater) shall be required to prepare a slope map and analysis for the affected slopes. Please review the development standards outlined in CMC Section 21.203.040 and submit all necessary information where applicable. 5. Applicant Questions/Staff Responses: a. How many condominium units could be permitted on this site? Staff Response: Cannot determine based on limited information provided. Please be aware that project density, based on net developable acreage, is how the Carlsbad Municipal Code, Title 21, calculates density. The entirety ofTitle 21 is adopted as part of the City's local Coastal Program Implementation Plan. For more specifics, please see Carlsbad Municipal Code (CMC) §21.53.230. b. How many single-family homes could be permitted on this site? Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2026-0001 (DEV2026-0003) -HOOVER STREET SITE February 25, 2026 Pa e 3 Staff Response: Cannot determine based on limited information provided (See response to Question Sa above). c. After review of the HMP we have identified that there are Hardline Conservation areas onsite. • To develop the site would there be required buffers from the Hardline areas? Staff Response: The Agua Hedionda Lagoon and a portion of the subject property is mapped in the HMP as existing hardline (see HMP Figure 28). A formal application submittal for a residential project would need to evaluate itself against the "additional conservation standards to be applied to properties in the coastal zone" as discussed is the city's Habitat Management Plan (HMP) beginning on page D-114. All buffers are discussed in Section 7-11. • Would development of the site trigger any mitigation requirements? Staff Response: Cannot determine based on information provided. d. With biologically sensitive habitat on site, would the applicant be able to go through the planned development process to develop condominium units onsite? Staff Response: Cannot determine based on the information provided. However, in the R-1 Zone, One-Family Dwelling or Twin-Home on Small Lots (one unit per lot); or a Condominium Project consisting of One-family dwellings, Two-family dwellings or Multiple-family dwelling are permitted when the project site contains sensitive biological resources as identified in the Carlsbad Habitat Management Plan. In the case of a condominium project, attached or detached units may be permitted when the site contains sensitive biological resources. (CMC Section 21.45.040, Table A, Footnote 4) e. If the site is developed with single-family homes, would each lot be eligible to include both an Accessory Dwelling Unit (ADU) and a Junior Accessory Dwelling Unit (JADU)? Staff Response: Any dwelling unit, including ADUs, are considered dwelling units and must be included in, or as separate, Coastal Development Permits consistent with the existing regulations. There are limited cases where existing conversions can be considered exempt, but not in this location. Consistent with the Carlsbad Municipal Code, one (1) ADU and one (1) JADU could be considered allowed. f. What technical studies would the city require for this type of development at this location? Staff Response: As part of a formal application submittal, Developer shall consult with a professional environmental consultant to initiate preparation of a CEQA Environmental Initial Study. Technical studies are required to support any findings in your CEQA Environmental Initial Study and will need to be listed in an appendix to said document. As it relates to any studies provided, please be aware of the following: Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2026-0001 (DEV2026-0003} -HOOVER STREET SITE February 25, 2026 Page 4 Biological Resource Studies. As it relates to biological resource studies, your environmental consultant will want to refer to the city's Guidelines for Biological Studies (2022) linked below: https://www.carlsbadca.gov/home/showpublisheddocument/1604/637819050500430000 Tribal. Cultural and/or Paleontological Resources Studies. As it relates to any tribal, cultural and/or paleontological resources studies, your environmental consultant will want to refer to the Carlsbad Tribal, Cultural and Paleontological Resources Guidelines linked below: https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000 Geotechnical/Soils Report. In addition to the typical submittal requirements of a preliminary geotechnical/soils report, please be sure to also address specific requirements listed under the Coastal Resources Protection Overlay Zone (CMC Chapter 21.203). More specifically, pursuant to CMC Section 21.203 .040.C -Landslide and Slope Instability, developments within five hundred feet of areas identified generally in the PRC Toups report, Figure 8, as containing soils of the La Jolla group (susceptible to accelerated erosion) or landslide prone areas shall be required to submit additional geologic reports containing the additional information required in the Coastal Shoreline Development Overlay Zone. Additionally, pursuant to CMC Section 21.203.040.D - Seismic Hazards, development in liquefaction-prone areas shall include site-specific investigations addressing the liquefaction problem and suggesting mitigation measures. New residential development in excess of four units, commercial, industrial, and public facilities shall have site- specific geologic investigations completed in known potential liquefaction areas. g. If planned development is required, would it be major or minor planned development permit? Staff Response: This would be dependent on whether the project is proposing a Major Subdivision (CT); or a Minor Subdivision (MS). See Section 2 above for differences. h. If desired by the client, could this site be eligible for density bonus units? Staff Response: A density bonus is not restricted to only areas outside of the Coastal Zone. However, limitations to waivers or incentives may be present if they conflict with coastal resources defined in the Coastal Act and the City's Local Coastal Program. More specifics would be needed, but density bonus waivers can be denied if it conflicts with an existing state law, which includes the Coastal Act. Additionally, a density bonus would only be eligible if the site provided for density of at least five (5) units. Additionally, while the city would be required to process a density bonus consistent with state law, the Coastal Development Permit would be required to be processed by the California Coastal Commission. We would recommend early coordination on what they would support. 6. 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) § 21.42.050. Acceptance by the city of a Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2026-0001 (DEV2026-0003} -HOOVER STREET SITE February 25, 2026 Page 5 complete SB 330 Streamline Application {Form P-32) 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. 7. Per the Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition of a "protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code § 7260 et seq.), and 2) right of first refusal for a comparable unit available in the new housing development. (Gov. Code § 66300 {d)(2)(D).) "Protected units" are generally defined by Gov. Code § 66300(d)(2)(E)(ii) as including residential units subject to affordability restrictions, price controls, or occupied by low income households. The formal submittal of the project will need to include documentation regarding any existing "protected units." 8. 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 Carlsbad Municipal Code 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/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. 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: 1. Please complete a Stormwater Standards Questionnaire Form E-34. Form E-34 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: https://www.carlsbadca.gov/home/showpublisheddocument/604/638683035715330000. 2. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP). All Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2026-0001 (DEV2026-0003} -HOOVER STREET SITE February 25, 2026 Page 6 impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment. Please 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. 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. Existing city records indicate the property is encumbered by 20-ft sewer easement made part of the North Agua Hedionda Sewer Realignment (review link below): https://records.carlsbadca.gov/Weblink/DocView.aspx?id=4790234&dbid=0&repo=C ityofCarlsbad 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 is available on the City of Carlsbad Engineering website through the following link: https://www.carlsbadca.gov/home/showpublisheddocument/326/638054006747270000. 7. Per CMC Section 15.16.060 this project will require a grading permit and grading plan. 8. 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. 9. Please delineate and annotate the limits of grading. 10. Please delineate and annotate approximate topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less than 5%; 2-foot (2') intervals for slopes between 5% and 10%, and five-foot (5') intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary. 11. On the site plan, please show and identify all existing surface improvements screened back (ac berm, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. 12. Please delineate location of all existing and proposed buildings, walls, fences and permanent structures onsite and within 25 feet of the site. 13. Please 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 PRE 2026-0001 (DEV2026-0003) -HOOVER STREET SITE February 25, 2026 Pa e 7 14. Please provide spot elevations at the corners of the pad in the proposed condition. Include finish pad and floor elevations. 15. Please provide the method of draining the lot. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 16. Clearly show and label the 100-year flood line for existing and proposed conditions. 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. 18. Please provide chain of title report to determine lot legality. A Certificate of Compliance may be required pending results of the chain of title documents. 19. Please show existing lot line bearing and distance. 20 . Please provide typical street cross sections for Hoover Street. Provide existing right-of-way width and existing improvements and proposed improvements and dedications. 21. Please delineate and annotate all proposed driveways and driveway widths. 22. Please show all existing and proposed utilities and callout size for: water, sewer, storm drain, underground dry utilities, street lights in Hoover Street and laterals affecting the property. Utilize existing records: DWG 450-9 (Sewer): https://records.carlsbadca.gov/Weblink/DocView.aspx?id=5619031&dbid=0&repo=CityofCarlsbad DWG 278-4 (Water): https://records .carlsbadca.gov/Weblink/DocView.aspx?id=5446140&dbid=0&repo=CityofCarlsbad DWG 463-7D (Storm Drain): https://records.carlsbadca.gov/Weblink/DocView.aspx?id=4594209&dbid=0&repo=CityofCarlsbad 23 . All transformers and electrical facilities solely serving this project site shall be located onsite and outside of the public right-of-way 24. 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. 25. 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 Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2026-0001 (DEV2026-0003) -HOOVER STREET SITE February 25, 2026 Page 8 Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition of development. 26. 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. 27. Please provide multiple cross-sections of the site to demonstrate differences in grade from adjacent properties, existing and proposed grades onsite, fences and location of structures onsite and on adjacent properties. 28. Dedications and frontage improvements are required per CMC Chapter 18.40 and/or CMC Chapter 20.16. A three-foot-wide {3') public street and utility easement shall be dedicated for this project. 29. Hoover Street is designated as an alternative design street. Therefore, this development is not subject to installing street frontage improvements. 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. 30. If a vehicle gate will be proposed, a minimum 20 feet from the public right-of-way is required so that approaching vehicles will not queue in the public right-of-way of Hoover Street. 31. Please be advised that a more in-depth review of the proposed development will occur with the discretionary permit application and when a more complete design of the project has been provided . Fire & Life Safety: 1. Fire access shall comply with the current edition of the California Fire Code, as amended by the City of Carlsbad Municipal Code, and Carlsbad Fire Department Guideline for Fire Access and Water Supply. 2. Fire 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. Building: 1. No comments. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600