HomeMy WebLinkAboutPRE 2026-0004; HIGHLAND VISTA; Admin Decision LetterMarch 18, 2026
CHRIS ELSEY
THE PRIME COMPANY
2021 VANESTA PLACE, STE. A
MANHATTAN, KS 66503-0381
SUBJECT:
Dear Mr. Elsey,
PRE 2026-0004 (DEV2026-0012) -HIGHLAND VISTA
APN: 206-192-14-00
{city of
Carlsbad
VIA EMAIL AND MAIL
Thank you for submitting a preliminary review application for a small lot subdivision pursuant to Senate
Bill 1123 (SB-1123), commonly referred to as the Starter Home Revitalization Act of 2021. Included with
this proposal is a subdivision of land consisting of 10 single-family residential lots with 10, 1,750-square
foot, two-story single-family units with attached two-car garages on a vacant parcel generally located
northeast of the intersection of Highland Drive and Adams Street. Access is proposed to be provided by a
20 -foot-wide private driveway off Highland Drive. The subject property is approximately 0.76-acres
(33,105 square feet), is currently undeveloped, and is adjacent to residential development to the north
and south with protected sensitive upland habitat to the east. Topographically, the site slopes from
northwest to southeast with approximately 10 feet of elevation fall from Highland Drive to the southeast
corner of the site(151 ft AMSL to 161 ft AMSL). The average floor area of the 10 units equates to 1,750
square feet.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a prelim inary 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 land use and zoning designations for the property are as follows:
a. General Plan: R-4 Residential (0-4 du/ac)
b. Zoning: One-family Residential with minimum 15,000 square foot lot sizes (R-1-15,000).
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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2.
c. Coastal Land Use and Zoning: The subject property is located within the Coastal Zone and
subject to the Mello II Segment of the Local Coastal Program. The Coastal land use and zoning
designations for the subject property are the same as the General Plan land use and zoning
designations listed above.
Applicability of SB-684 and/or SB-1123 in the California Coastal Zone. The City of Carlsbad has a
certified Housing Element and the Planning Division within Community Development Department
strenuously reviews all projects and laws to ensure implementation of all applicable local and
state laws. For Small Lot Subdivisions, the city has prepared and posted an Informational Bulletin
(IB-166) and application material related to the processes of those laws. There are certain
standards in implementation of these laws that are identified clearly by statue. However, based
on review of the state law, it is not clear whether the maximum density approved by the Land Use
Map in the Local Coastal Program supersedes the maximum density allowed by SB-684 or SB-
1123. Government Code Sections 65852 .28, 66499.41 and 65913.4.5, as amended by SB-684 and
SB-1123, never explicitly reference the California Coastal Act and it remains unclear how potential
conflicts would be resolved in instances where two different maximum densities are
presented. Additionally, it is not explicitly stated that a Coastal Development Permit as required
by the California Coastal Act, and the city's Local Coastal Program, including Title 21 of the
Carlsbad Municipal Code, is not allowed. Certain sections of state law state a Costa I Development
Permit without hearings is required, but similarly that language is not included in this statue.
Based upon a review of other jurisdictions, it appears several are taking the position that the Local
Coastal Program land use densities are not modified by these statues. Clarification from the
California Department of Housing and Community Development (HCD) is available through the
Accountability Unit Portal and can be submitted by a city or applicant. We do not see how this
conflict would be resolved until HCD issues guidance, and even then, potential opinions from the
Coastal Commission may provide further guidance.
Currently, the gross/net project density for the proposed project, at 13.1 du/ac, is exceeding both
the R-4 Residential (0-4 du/ac) City-wide and Local Coastal Program land use designations for the
site by seven units and the R-1-15,000 Zoning designation which requires a minimum lot size of
15,000 square feet. Therefore, the current proposal is noncompliant as presented. The maximum
number of units proposed on fee simple lots that could be constructed on the subject 0.76-acre
lot {33,029 square feet) is two units.
Further, it is important to note, any development in the Coastal Zone will need to be found
consistent with the Mello II Segment of the city's Local Coastal Program. the Mello II Segment of
the LCP can be found on the City of Carlsbad Community Development Department's website at:
LCP:
https://www .ca rlsbadca .gov /home/showpu blisheddocu ment/236/63 7 42597 4089530000
Community Development is willing to review any correspondence or legal opinions on this topic
and will consult with the City Attorney's office on any reviews or submissions. Setting aside this
topic, there are several objective standards within the city's regulatory framework that the project
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0004 (DEV2026-0012)-HIGHLAND VISTA
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does not comply with and are included in the body of this letter. Compliance with these objective
standards is allowed pursuant to Government Code 65858.28.
Notwithstanding the above, staff is required to accept an application if made by the applicant,
with approval from the property owner. If an application were to be submitted, city staff will
accept and review the application. However, if the application does not meet the requirements
of the statue, we would process for denial of either the ministerial action or Coastal Development
and Planned Development Permit. A decision of the City Planner could be appealed under
Carlsbad Municipal Code to the Planning Commission, and a decision of the Planning Commission
could be appealed to the City Council.
3. In addition to what is discussed in Comment No. 2 above, this project site is ineligible for a SB-
1123 small lot subdivision for the following reasons:
a. Eight of the 10 parcels do not have frontage along a public street and access is proposed via
private driveway aisle. Since a driveway is proposed to access the units, the project would
be subject to Carlsbad Municipal Code (CMC} Chapter 21.45, the Planned Development
Ordinance, which includes a list of objective standards which can be applied to a project.
The subject site is zoned R-1.
Pursuant to Table A of CMC Section 21.45.040 (see screenshot below), Permitted Residential
Uses, one-family dwellings on small lots (i.e., no condominiums) can only be permitted in
the R-1 zone if the site is either contiguous to a higher intensity land use designation or zone
or an existing project of comparable or higher density or if the site has sensitive biological
resources (see Notes 1 and 4 in table below). Neither of these scenarios apply. Therefore,
the project cannot be designed as fee simple lots.
If a common interest development is proposed, such as condominiums, the units cannot be
attached since the site does not contain sensitive biological resources (see Note 4 in Table A
below). If the project were to be redesigned so that there were two or more detached
condominium units on one lot (see "One-family dwellings", Note 3), the project would qualify
for a Planned Development permit but would still be required to comply with all applicable
objective standards of the Planned Development Ordinance (see Comment 9 below). In
summary, the only option is to design the project as detached condominiums.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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Table A
Permitted Residentii.'11 Uses
Legend:
P = Permilled.
(II) Number within parentheses = Permitted only in certain circumstances.
X = Not pennilted.
Zone
R-2
R-3
RD-M
R-W
R-P
llMHP
P-C
V-B
Accessory Uses
Notes:
Residential Use
One Family Dwelling or Tw111 Home on Small lol..5 (one
unit per lot)
(l) or 4
p
p
p
X
(s)
p
(7)
(8)
(9)
Con ornm1um P101ect
One family dwe1hngs • (3) or (4)
Two-family dwellings -(1 or~)
Mull iple-famrly dwellings -(4)
One-family or two-family dwellinbJS -P
Multiple-fumily dwellings -(2) or (4)
p
p
p
(6)
p
(7)
(8)
(9)
(1) Permitted when the project site is contiguous to a higher intensity land use designation or zone, or an existing project of
comparable or higher density.
(2) Permitted when the proposed project site is contiguous lo a lot or lots zone R-3, R-T, R·P, C-1, C-2, C-M or M, but in no case
shall the project site consist of more than one lot nor be more than 90 feet in width, whichever is less.
(3) Pennitted when developed as t\'/0 or more detached units on one lot.
(4) Permitted when the project site cont.tins 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
biologic.ti resources.
(s) Permitted when 1he R-P zone implements the R-15 land use designation.
(6) Permitted when the R-P zone implements the R•1s or R-23 land use design;;ilions.
(7) Permitted uses shall be consistent with the master plan.
(8) Refer to the Village and Barrio master plan for permitted uses.
(9) Refer to Table F for permitted accessory uses.
(Ord. NS-834 §II, 2007; O1d. CS-099 §II, 2010; Ord. CS-334 § 10, 2018; Ord. CS-432, 9/27/2022)
c. It is not clea r whether a 24-foot-wide drive aisle would be provided as the two site plan
exhibits (not drawn to scale) note a proposed width of 20 feet and 26 feet. The Fire
Department requ ires requirements a 24-foot-wide drive aisle. This is an objective standard
which the project will be required to comply with.
d. The project does not provide a 60-foot-wide fire buffer from the eastern property line as
required by the Fire Department.
4. The project requires the following permits:
a. Coastal Development Permit (CDP). Any development in the Coastal Zone requires a Coastal
Development Permit (CDP) consistent with Chapter 21.201 of the Carlsbad Municipal Code
(CMC). Please be aware that the city may impose conditions in these areas to ensure projects
provide public access and recreation, enhance existing scenic views, and protect sensitive
habitat and coastal resources consistent with the Coastal Act (Chapter 3) and the city's Local
Coastal Program. These conditions may assist the city in making the necessary findings to
approve required Coastal Development Permits (CMC §21.201.080.C).
The following pe rmitting steps shall apply to processing a Coastal Development Permit (CDP)
for eligible lots within the Coastal Zone .
Community Development Department
Pl anning Division [ 1635 Faraday Avenue [ Carlsbad, CA 92008-7314 [ 442-339-2600
PRE 2026-0004 (DEV2026-0012) -HIGHLAND VISTA
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5.
• Properties located within the Coastal Zone are required to submit a completed
Development Permit Application (P-2). Please include "SMALL LOT SUBDIVISION" in
the Project Description Statement (Form P-l(B)) with a formal application submittal.
• SB-1123 projects will follow the same permit processing steps set forth in CMC
§21.201, with the exception that a public hearing shall not be required. Neighboring
property owners will still be notified of the permit application pursuant to city code
but permit approval will be done administratively by the city planner, whose decision
can be appealed.
b. Tentative Tract (CT) Map. This permit is required for the subdivision of the property into five
or more lots.
For additional information regarding Comments 3 and 4 above, please review Information Bulletin
IB-166 Streamlined Small Lot Subdivisions, which can be found on the City of Carlsbad Community
Development Department's website at:
https://www .ca rlsbadca .gov /ho me/showpubl isheddocument/20580/638912915136600000
Development Permit Application. The following outlines the required permit application and
general processing steps to secure necessary approvals for streamlined small lot subdivisions.
• A completed Development Permit Application (P-2) is required. Please include "SMALL LOT
SUBDIVISION" in the Project Description Statement (Form P-l(B)). Please see link to P-2
application below:
P-1:
https://www.carlsbadca.gov/home/showpublisheddocument/13872/63849648061150000
0
P-2 :
https://www .ca rlsbadca .gov /home/showpublisheddocument/197 22/63873 7 56624217211
2
• Applications for streamlined subdivisions shall follow the same permit processing steps set
forth in CMC Chapter 20.24, with the following exceptions.
o A public hearing shall not be required to approve tentative and final maps for a
proposed subdivision of 10 or fewer parcels.
o Pursuant to Government Code §66499.41(a), a subdivision resulting in 10 or fewer
parcels is considered a ministerial action . Pursuant to CEQA Guidelines §15268(a),
ministerial projects are exempt from CEQA.
This project requires a Coastal Development Permit. As such, the proposed project involves an
approval that contains a discretionary action and, pursuant to CEQA Guidelines §15268(d), the
project is NOT ministerial and is subject to the requirements of CEQA.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0004 (DEV2026-0012) -HIGHLAND VISTA
March 18, 2026
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6. Habitat Management Plan (HMP) and Local Coastal Program (LCP) Requirements. The project site
is adjacent to sensitive upland habitat to the east. The city has an adopted Habitat Management
Plan that is approved by U.S Fish and Wildlife Services, California Department of Fish and Wildlife,
and the California Coastal Commission as part of the Local Coastal Program. This plan implements
the Endangered Species Act, California Endangered Species Act, the Natural Community
Conservation Program, and the California Coastal Act. Please review the following and revise your
formal project application appropriately. Additional notes related to the habitat on the site are
included in comments from the Habitat Management Division. The HMP (please make sure to
review the specific measures for properties located within the Coastal Zone on pages D-114
through D-120) and the Mello II Segment of the LCP can be found on the City of Carlsbad
Community Development Department's website at:
HM P: https://www .ca rlsbadca .gov /home/showpubl isheddocume nt/224/63 7 446616709600000
LCP: https://www.carlsbadca.gov/home/showpublisheddocument/236/637425974089530000
7. Conceptual Landscape Plans. No conceptual landscape exhibits were included with this
preliminary review submittal; therefore, no comments regarding compliance with the City of
Carlsbad's Landscape Manual Policies and Requirements have been provided. Formal submittal
of an application to the City's Planning Division for a Coastal Development Permit, as discussed
above in Section 2, 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.ca rlsbadca .gov/ civicax/fi le ban k/blo bd I oa d .a spx? Blob I D=24086
As part of this submittal, please be sure to include a Fire Protection Plan and address all applicable
Fire Protection Policies.
8. The subject parcel is located within the McClellan-Palomar Airport Influence Area (AIA). New
development within the AIA must be reviewed for consistency with the adopted land use
compatibility plan for the airport, in this case the McClellan-Palomar Airport Land Use
Compatibility Plan (ALUCP), adopted on January 25, 2010 and later amended on March 4, 2010
and December 1, 2011. Review of ALUCP can be found on the City of Carlsbad Community
Development Department's website at:
https://www .ca rlsbadca .gov /home/showpublisheddocu me nt/226/63 7 4466177 5 7230000
Preliminary review of the prnposed project against the ALUCP revealed the following:
a. Exhibit 111-1-Compatibility Policy Map: Noise. The subject parcel is located outside of the 60
db CNEL noise exposure range per Exhibit 111-1. Pursuant to the ALUCP Section 3.3.3(a) on
page 3-19: "The threshold for evaluation is the projected 60 dB CNEL contour. This contour
defines the noise impact area of the Airport. All land uses located outside of this noise contour
are consistent with the noise compatibility policies."
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0004 (DEV2026-0012) -HIGHLAND VISTA
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b. Exhibit 111-2 -Compatibility Policy Map: Safety. Pursuant to Exhibit 111-2, the subject parcel is
located outside and beyond the respective safety zones 1-6; and thus, the residential use is
considered compatible.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. The subject parcel is
located within the 20:1 Conical Surface area associated with the Typical Part 77 Obstruction
Surfaces as outlined in Exhibit 111-3. As such, any formal submittal of a project under the ALUCP
requires compliance with the Federal Aviation Administration's (FAA) Federal Aviation
Regulations (FAR) Part 77, Objects Affecting Navigable Airspace. With any formal application
submittal, and before city staff could consider an application complete, submittal of FAA
aeronautical studies in accordance with the FAA's FAR Part 77, Subpart C, shall be submitted
indicating the FAA's issuance of a "determination of no hazard to air navigation". These
documents shall be included with an initial discretionary application submittal.
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The subject parcel is located within the
Airport Overflight Notification Area. Recordation of an overflight notification document is a
condition of new residential development located within the Airport Overflight Notification
Area .
e. Exhibit 111-5 -Compatibility Policy Map: Airport Influence Area. The project site is located
within Review Area 2 of the Airport Influence Area. Review Area 2 consists of locations beyond
Review Area 1, but within the airspace protection and/or overflight notification areas
depicted on the associated maps of the ALUCP. Limits on the heights of structures, particularly
in areas of high terrain, are the only restrictions on land uses within Review Area 2.
Recordation of overflight notification documents is required for new residential development
located within Review Area 2.
f. Exhibit 111-6 -Compatibility Policy Map: Avigation Easement Area and Overflight Notification
Areas . The project site is located outside of the Avigation Easement Area but is located within
the Airport Overflight Notification Area. Recordation of an overflight notification document is
a condition of new residential development located within the Airport Overflight Notification
Area.
9. The following comments will apply if it is determined by the state that SB 1123 supersedes the
city's Local Coastal Program land use density of 0-4 dwelling units per acre AND the project is
redesigned as detached condominiums.
Please be advised, the concept project proposal conflicts with the following objective standards
of the Planned Development Ordinance, CMC Chapter 21.45:
Table C:
a. The drive aisle shall be enhanced with decorative pavers (C.5)
b. The minimum width of the drive aisle shall be 24 feet pursuant to comments from the Fire
Department (C.5)
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0004 (DEV2026-0012) -HIGHLAND VISTA
March 18, 2026
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c. A total of 480 cubic feet of storage is required; can be satisfied by a two-car garage with a
minimum dimension of 20 feet wide x 20 feet deep, free and clear (walls excluded) {C.13)
Table E:
a. The design of the units shall comply with City Council Policy No. 84, Neighborhood
Architectural Guidelines (E.1):
https://www .ca rlsbadca .gov /ho me/showpu blisheddocument/260/638417044 776730000
b. The front yard setback off Highland is 10 feet if there is no direct garage entry or 20 feet if
garage entry off the street. Setbacks shall be taken from property line, after any ROW
dedication. From the drive aisle, the house shall be setback S feet and the garage 3 feet
{E.4)
c. 400 square feet of private recreation space per detached condominium unit (E.7)
10. Building height. The maximum building height in the Coastal Zone is 30 feet with a minimum 3:12
pitch and 24 feet if less than 3:12 roof pitch. Please be advised, building height is measured from
existing or proposed grade, whichever is lower. If fill is required for construction, the height of
the fill shall be added to the building height measurement. In addition, building height is measured
to the tallest point of the roof. Please include multiple cross sections with the formal submittal.
11. 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.geode.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
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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0004 (DEV2026-0012) -HIGHLAND VISTA
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Land Development Engineering:
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. 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.
4. 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.
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
hydrologic 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 .ca rlsbadca .gov /home/showpublished docu ment/326/6380540067 4 7270000
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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0004 (DEV2026-0012) -HIGHLAND VISTA
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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 a conceptual grading and drainage plan with 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, streetlights, 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
onsite 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.
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 and identify the frontage street.
22. Provide proposed parcel/lot areas on the site plan. This project is proposing a subdivision to
create 10 lots/parcels. A tentative map is required.
23. Provide typical street cross sections for Highland Drive. Provide existing right-of-way width and
existing improvements and proposed improvements and dedications.
24. Show all existing and proposed utilities and callout size for: water, sewer, storm drain,
underground dry utilities, overhead lines, traffic signals, streetlights in Highland Drive and
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0004 (DEV2026-0012) -HIGHLAND VISTA
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laterals affecting the property.
25. 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.
26. Sewer services shall be shown for each lot. If a private sewer service will be utilized to service
parcels 3-10, this will need to be constructed prior to/concurrent with map approval, additionally
private covenants of easement for sewer will be required along with a mechanism to assess
proportional payment.
27. Provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update
2019, Section 4.2 Design Criteria.
28. Provide a Water Study for the new development based on City of Carlsbad Potable Water Master
Plan 2019, Section 4.2 Design Criteria.
29. 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.
30. 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.
31. 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.
32. Dedications and frontage improvements are required per CMC20.16. A 5 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.
33. Highland Drive 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, streetlights, and
reclaimed water.
34. 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.)
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0004 (DEV2026-0012) -HIGHLAND VISTA
March 18, 2026
Page 12
35. Although SB-1123 provides streamlining the approval process, the proposed subdivision shall still
conform to all applicable objective requirements of the Subdivision Map Act and Carlsbad
Municipal Code, Title 20.
a. 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. The 26-foot wide drive aisle width as shown on the site plan meets the
minimum requirement as identified in the PUD; however, the fire department may require
additional width.
b. 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,
backbone sewer improvements, post construction BMPs and drainage structures necessary
to support the subdivision prior to map approval.
c. CMC20.16.040(D) All new electrical facilities to service the subdivision shall be underground.
36. 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.
Habitat Management Division:
Habitat Management Plan {HMP) Comments
1. The project site is on a disturbed lot adjacent to mature, high quality coastal sage scrub, located
east of the property. Coastal sage scrub is a protected habitat type. This habitat is not an HMP
Existing Hardline, Proposed Hardline or Standards Area, but is General Plan Open Space Type 1.
2. The project site is located within the coastal zone and subject to HMP Coastal Zone Standards,
including but not limited to:
o Coastal sage scrub and other native habitat types require a 20-foot buffer between the
habitat and any development or impact.
o If the buffer does not currently support native plants, the buffer must be planted with
natives.
3. Because the property is adjacent to habitat, it must be consistent with HMP Adjacency Standards.
4. The project site is not located within a moderate, high or very high fire hazard zone; however,
pursuant to comments received from the Fire Department, a 60-foot-wide, onsite Fuel
Modification Zone (FMZ) is required around the structures. Any such FMZ is an impact and must
not overlap with the adjacent habitat offsite. The FMZ may overlap with the required 20-foot
upland habitat buffer.
5. Please submit a biology report consistent with the city's most current guidelines
(https://www.carlsbadca.gov/home/showpublisheddocument/1604/637819050500430000).
Specifically, the report must:
o Include vegetation mapping of the project property plus 100 feet
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0004 (DEV2026-0012) -HIGHLAND VISTA
March 18, 2026
Page 13
o Show the 20-foot upland buffer on a biological resources figure
o Show any required Fuel Modification Zones
o Show the Open Space Type 1 on adjacent properties
o Address HMP Coastal Zone Standards and Adjacency Standards
Public Works -Utilities:
1. A water study shall be required for the proposed project that includes domestic water service
meters and fire flow sizing criteria 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 sewer
demands on the public sewer main in accordance with the current City of Carlsbad Engineering
Standards.
3. Updated Civil Site Plans shall identify and detail proposed water and sewer connections in
compliance with current Carlsbad Engineering Design Standards.
a. CMWD's preference is to serve the project site's water demand through a single master
meter. Alternatively, each separately owned parcel shall have a dedicated service and
meter at the Highland Dr property line and adequately spaced per current Engineering
Standards.
b. A single private 6-inch sewer lateral shall be provided to serve all private parcels within
the proposed lot and connect into the existing public main in Highland Dr.
4. Show and identify all utilities in the right-of-way along parcel frontage, including existing 8" PVC
public water main and existing 8" PVC public sewer main.
5. Identify any existing easements or required right-of-way dedication on updated site plan.
Fire & Life Safety:
1. Parcel is in a fire suppression zone as mapped by the city of Carlsbad. The project shall meet the
60-feet defensible space requirements in accordance with the Landscape Manual. The required
landscape plan shall include the fuel modification zones overlayed.
2. The private drive aisle required for shall be a minimum width of 24 feet for fire access.
3. All dwellings shall be sprinklered.
4. Please submit a completed Form P-99F (Project Facility Availability -Fire) to determine fire flow
requirements, and to determine number and location of required hydrants. Please note this form
must be completed and signed by appropriate Carlsbad Fire Department (CFD) staff prior to
submitting a formal project application. A completed, city-reviewed, Form P-99F shall
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0004 (DEV2026-0012) -HIGHLAND VISTA
March 18, 2026
Page 14
accompany a formal project application to the Planning Division. Form P-99F can be found on
the City of Carlsbad Community Development Department's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/12256/638809084383000000
Housing & Homeless Services:
1. Project is subject to Carlsbad Municipal Code Chapter (CMC) 21.85, requiring purchase of
affordable housing credit (City Council Policy No. 157). Please see link below for additional
information:
https://www.carlsbadca.gov/home/showpublisheddocument/9634/638938058103500000
Building:
No comments provided.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning: Shannon Harker, Senior Planner, at (442) 339-2621
• Land Development Engineering: Nicole Fine, Project Engineer, at (442) 339-2744
• Fire & Life Safety: Darcy Davidson, Fire Marshal at (442) 339-2662
• Public Works -Utilities: Belle Chou, Project Engineer, at (442) 339-2324
• Habitat Management: Rosanne Humphrey, Senior Program Manager, at (442) 339-2689
• Housing & Homeless Services: Nicole Piano Jones, Senior Program Manager, at (442) 339-2191
• Building: Jesse Sanchez, Building Official, at jesse.sanchez ctr@carlsbadca.gov
Sincerely,
~~-
ERIC LARDY, AICP
Assistant Director of Community Development
EL:SH:cf
c: Roger and Karen Newman, 1546 El Nido Drive, Fallbrook, CA 92028
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600