Loading...
HomeMy WebLinkAboutPRE 2026-0024; EL FUERTE RESERVE; Admin Decision LetterMay 11, 2026 Matthew Galey Galey Homes Inc. 171 Saxony Rd., Ste. 101 Encinitas, CA 92024-6776 SUBJECT: PRE 2026-0024 (DEV2026-0038) -EL FUERTE RESERVE APN: 215-370-30, -31, -32 C cityof Carlsbad Thank you for submitting a preliminary review for the construction of three (3) single-family homes, each on individual lots, with a combined area of 1.42 acres. The site is on the south side of El Fuerte, and north of the intersection of El Fuerte Street and Cacatua Street and within Local Facilities Management Zone 6. The lot sizes of Parcels 1-3 of Parcel Map (PM) No. 21931, recorded on May 12, 2022, are as follows: Parcel 1: 0.584 acres Parcel 2: 0.492 acres Parcel 3: 0.345 acres Total area: 1.42 acres Lot 4 of PM 21931 is proposed to remain as open space. Retaining walls up to 7.22 feet (cut situation) along the rear yard are proposed for Lot 1 and up to 5 feet (cut situation) for a bioretention basin in the front yard setback for Lot 3. Access to each lot is proposed to be provided by three (3) private driveways (one per lot) off El Fuerte Street. Architectural exhibits were not provided with the preliminary review; therefore, the comments provided in this letter are limited to site design and grading for the proposed development footprints. 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: R-4, Residential 0-4 du/ac b. Zoning: R-1-15,000, One-Family Residential, 15,000-square-foot minimum lot size Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2026-0024 (DEV2026-0038) -EL FUERTE RESERVE May 11, 2026 Pa e 2 2. The project requires the following administrative, City-Planner-level permits: a. Minor Subdivision (MS). If the bioretention basin is required to be located on a separate lot, a Minor Subdivision of Parcel 3 is required. Please see Planning Comment No. 11 and Land Development Engineering Comment No. 38 for additional information. b. Habitat Management Plan (HMP) Permit. A HMP Permit is required for the removal of any sensitive upland habitat or any indirect impacts to the adjacent protected open space, which is designated as "Proposed Hardline Area" in the city's Habitat Management Plan. Please see Planning Comment No. 7 and the attached Public Works -Habitat Management Plan comments for additional information. c. Hillside Development Permit (HDP). For development on a site with slopes of 15% or more and an elevation differential greater than 15 feet, a Hillside Development Permit is required. If the lots are graded on an individual basis, the grading for a single-family home on a residentially zoned lot is exempt from a Hillside Development Permit pursuant to Carlsbad Municipal Code (CMC) Section 21.95.040. In addition, a landscape plan as well as grading and building permits are required . 3. Hillside Development. Since development on Parcels 1 and 3 proposes grading into or on top of a slope which has a gradient of 15 percent or more and an elevation differential greater than 15 feet, the development of the new homes will be subject to the provisions of the Hillside Development Ordinance, CMC Chapter 21.95 . Due to the preliminary nature of the submittal, compliance with the requirements of the Hillside Development Regulations cannot be verified. However, please be aware of the following standards in CMC Chapter 21.95: a. CMC Section 21.95.130, Hillside mapping procedures-guidance/requirements for slope analysis and slope profiles b. CMC Section 21.95.140, Hillside development and design standards-development of natural and manufactured slopes, volume of grading, slope height, contour grading. Please be aware that the maximum cut height into an uphill perimeter slope is six (6) feet; therefore, the maximum allowable retaining wall height (outside front yard setback-see Comment No. 4 below) is also six (6) feet. 4. Fence/Wall Height. Pursuant to CMC Section 21.46.130, fences and walls cannot exceed 42 inches in the front yard setback and six (6) feet for any area outside the front yard setback. Based on a review of the cross sections and site design, it appears there may be retaining walls proposed that exceed these standards. Please dimension the setbacks with the formal submittal and, if necessary, reduce the height of the retaining walls to comply with the standards. 5. Setbacks. Each home shall comply with the setbacks outlined in the R-1 zone . Specifically: Front: 20 feet Side: 10% width of the lot, minimum 5 feet, maximum 10 feet Rear: Twice the side yard setback, maximum 20 feet 6. Building Height. No architectural plans were provided with the preliminary review. In the R-1-15,000 zone, no building shall exceed a height of 30 feet and 2 stories if a minimum roof pitch of 3:12 is provided or 24 feet and 2 stories if less than a 3:12 roof pitch. Building height is measured from existing or proposed grade, whichever is lower, to the peak of the roof. If fill is required, the building PRE 2026-0024 (DEV2026-0038) -EL FUERTE RESERVE May 11, 2026 Pa e 3 7. height measurement shall be taken from existing grade. Multiple cross sections shall be included with the formal submittal. Compliance with Habitat Management Plan. a. Parcels 1-3 of Map No. 21931. Parcels 1-3 are adjacent to a "Proposed Hardline Area" (i.e., Parcel 4 Parcel Map No. 21931) of the city's HMP. The vegetation includes Diegan coastal sage scrub, a native sensitive upland habitat. To analyze the project's compliance with the HMP, please submit a Biological Resources Report prepared by a registered professional. Please note, any sensitive vegetation required to be removed on Parcels 1-3 because of the required fire buffer shall be counted as an impact. As noted below regarding fire hazards, no offsite clearance of habitat can be supported. In addition, the project is required to comply with the Adjacency Standards of the HMP (see page F-16). Please see screenshot and links below for additional information. b. HMP: https://www.carlsbadca.gov/home/showpublisheddocument/224/63744661670960000 Q Guide to Preparing Biological Resources Report: https://www.carlsbadca.gov/home/showpublisheddocument/1604/6378190505004300 00 Parcel 4 of Map No. 21931-Status of Restrictive Covenant. Parcel 4 is in a "Proposed Hardline Area" of the HMP and requires the recordation of a restrictive covenant to ensure it remains protected open space in perpetuity. As part of the restrictive covenant, a preserve management plan, management agreement with an approved land manager and endowment are required to fund and manage the open space in perpetuity. Please be advised, the HMP permit (and any other required discretionary permits) will not be approved until the restrictive covenant process is completed, including fully funding the endowment. Please see attached comments from the city's HMP manager, Rosanne Humphrey, below for additional information. PRE 2026-0024 (DEV2026-0038) -EL FUERTE RESERVE May 11, 2026 Pa e 4 8. Cultural Resources Assessment. Please submit a cultural and paleontological resources assessment prepared by a qualified professional. The study shall comply with the city's Tribal, Cultural and Paleontological Resources Guidelines. Please see the link below for additional information. https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000 9. Very High Fire Hazard Severity Zone. The project is within the Very High Fire Hazard Severity Zone (VHFHSZ). Please see Fire comments below for more information and discussion regarding the requirement for 100 feet of defensible space . Since the project site is adjacent to protected open space, no offsite clearance of habitat can be supported, and the 100-foot buffer shall be accommodated onsite. Although dimensions between the proposed homes and the property lines are not provided on the site plan, based on a preliminary review of the site design, it appears the required buffer will preclude the development of the homes as proposed and modifications in the site design, including modifying the size of the homes and/or shifting the development footprint closer to the street may be required. Based on discussions with the Fire Department, a reduced buffer could be considered as part of an Alternate Materials & Method (AM&M) Plan and a fire behavior analysis. Additional discussions with the Fire Department will be required. 10. lnclusionary Housing. To satisfy the inclusionary housing requirements associated with the prior subdivision of one lot into four lots, an in-lieu inclusionary fee is required to be paid for each market rate unit prior to issuance of the building permit. The current fee (subject to change every year on September 1) is $18 per square foot of net building area. "Net building area" means the aggregate gross floor area of all the unrestricted dwelling units within a development, excluding areas outside the dwelling unit's habitable space such as garages, carports, parking areas, porches, patios, open space, and excluding common areas such as lobbies, common hallways, stairways, elevators and equipment spaces. 11. Bioretention Basin. The city's engineering staff recommends the bioretention basin be placed in a separate lot which would require a subdivision of Lot 3. Please consider redesigning the project to meet the stormwater standards on each lot so a shared basin and subdivision are not required. 12. California Environmental Quality Act (CEQA). The proposed development requires discretionary permits (i.e., HMP and potentially HDP and MS permits) and therefore qualifies as a "project" pursuant to CEQA. The level of environmental review required will be determined when the project is deemed complete for processing. PRE 2026-0024 (DEV2026-0038) -EL FUERTE RESERVE May 11, 2026 Pa e 5 13. Landscape Plan. A landscape plan will be required, consistent with the city's Landscape Manual. Please see link below for additional information. In addition, please be advised that street trees, consistent with the requirements of the Parks Department and Landscape Manual, are required along the El Fuerte Street frontage. The grading plan cannot be approved until the landscape plan is approved. Landscape manual: https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000 Additional information-forms, fees, etc.: https://www.carlsbadca.gov/departments/community-development/planning/landscape-plans 14. 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 CAP 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 are available on the city's website at the following address: http://www.geode.us/ codes/ earls bad/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/permits-applications-forms 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 PRE 2026-0024 (DEV2026-0038) -EL FUERTE RESERVE May 11, 2026 Pa e 6 2. 3. 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 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 may be 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. 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. 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. 9. Per CMC 15.16.060 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. PRE 2026-0024 (DEV2026-0038} -EL FUERTE RESERVE May 11, 2026 Pa e 7 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-foot intervals for slopes between 5% and 10%, and 5-foot 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 onsite and within 25 feet of the site. 16. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and floor elevations. 17. 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. 18. 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. 19. 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. 20. The trees along the EL FUERTE STREET frontage are included in the city's street tree inventory. Indicate on the site plan that they are to remain or to be removed. Proposed removal of street trees will require approval per Section 11.12.090 of the Carlsbad Municipal Code. Coordinate with the Parks and Recreation Department for additional information. 21. Provide chain of title report to determine lot legality. A Certificate of Compliance may be required pending results of the chain of title documents. 22. Show existing lot line bearing and distance. 23. The project will need to provide a Tentative Map for the creation of an additional lot for the water quality basin. 24. Provide typical street cross sections for existing frontage streets 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. PRE 2026-0024 (DEV2026-0038) -EL FUERTE RESERVE May 11, 2026 Pa e 8 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 El Fuerte Street and laterals affecting the property. 27. All transformers and electrical facilities solely serving this project site shall be located on site and outside of the public right-of-way 28. 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. 29. Public sewer mains along project frontages must meet minimum design diameter and material as specified in City of Carlsbad Engineering Standards 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. Frontage improvements are required per Carlsbad Municipal Code Section 18.40 and 20.16.040. Standards for public improvements are available in these code sections and the Carlsbad Engineering Standards available on the city web site. Public street frontage improvements shall include new sidewalk, driveway approach, streetlight, new private water main and services and sewer main and laterals to service the three units. See DWG 522-8, the approved improvement plan for further reference. Construction of these improvements are currently under contract between the city and the current property owner. Per the contract, the city has the right to construct the improvements in the event the property owner refuses or fails to install the improvements. If the property ownership changes, the contract may be transferred to the new owner via processing of a novation agreement. Otherwise, the obligations of the contract remains with the person who signed the agreement (current property owner). 33. A 3-inch AC grind and overlay is required for half street width of El Fuerte Street. 34. Coordinate with Vallecitos Water District since the proposed development is located within their district, property or easement. This project will require written approval from Vallecitos Water District. 35. This project requires an encroachment agreement for proposed curb outlet in the public right-of- way. PRE 2026-0024 (DEV2026-0038} -EL FUERTE RESERVE May 11, 2026 Pa e 9 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. Plot stopping sight distance at all driveways. El Fuerte Street is a classified as a Neighborhood Collector Street with a posted 30 mph speed limit and a stopping sight distance of 200 feet. 38. Proposed water quality basin will require its own separate lot. Additionally, CC&Rs will be required for maintenance purposes of water quality basin. Show proposed drainage easement for the conveyance of flows to the proposed water quality basin. 39. Address the comments on the attached red lined plan. 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 ofthe project is provided. Public Works -Utilities: 1. Site plans shall properly show all public utilities along frontage and shall be updated to demonstrate how sewer service connections will be provided for each proposed parcel. See attached. 2. Potable water service is provided by Vallecitos Water District (VWD} and shall require VWD coordination for proposed water service connections. Parks Department: Any comments received from the Parks Department will be provided under separate cover. Fire Prevention: 1. Parcels are in a Very High Fire Hazard Severity Zone. As such, building construction and defensible space shall comply with the California Wildland-Urban Interface Code. 2. All parcels contain and are adjacent to flammable vegetation. One hundred (100} feet of defensible space shall be provided, according to CWUIC Chapter 6. A Landscape Plan that includes an overlay of fuel modification zones and a planting plan shall be provided to confirm that adequate defensible space is provided. Planning comment: Based on discussions with the Fire Department, a reduced buffer could be considered as part of an Alternate Materials & Method (AM&M} Plan and a fire behavior analysis. Additional discussions with the Fire Department will be required. 3. Parcels are adjacent to HMP. Confer with Habitat Management for requirements. 4. Show hose-pull dimensions to all structures. Hose-pull measurement begins at a point in the fire access road where fire apparatus would park to perform emergency operations. If access is taken from a public street, measurement shall be taken 10 feet from the edge of the curb and measured PRE 2026-0024 (DEV2026-0038) -EL FUERTE RESERVE May 11, 2026 Page 10 along path of travel on fire access walkways. Hose-pull measurement is required to be no greater than 150 feet to all portions of the exterior of the first floor of any structure. 5. Firefighter access walkways shall be provided to all exterior doors and access points to each building and must be a minimum offive feet in width. Show access walkways on the plans. 6. 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. Show fire hydrant locations (existing and/or new). Public Works -Habitat Management Plan: 1. Please see attached HMP Consistency Review. 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 Division: Shannon Harker, Senior Planner, at (442) 339-2621 • Land Development Engineering: Jose Sanchez, Project Engineer, at (442) 339-5486 • Public Works-Utilities: Markus Mohrle, Associate Engineer, at (442) 339-2305 • Fire Department: Darcy Davidson, Fire Division Chief, at (442) 339-2662 Sincerely, ERIC LARDY, AICP Assistant Director of Community Development EL:SH:CF Enc: HMP Consistency Review dated 4/22/26 Utilities redlines Engineering redlines c: C2 Fuerte Holdings, 1056 Quartz Ct., San Marcos, CA 92078-2833 Laserfiche/File Copy Data Entry Habitat Management Plan {HMP) Consistency Review Project Name: El Fuerte Reserve, PRE2026-0024 Reviewed By: Rosanne Humphrey, Senior Program Manager Review Date: April 22, 2026 Project Summary (city of Carlsbad • Minor subdivision was recorded on May 12, 2022, Parcel Map No. 21931 (for El Fuerte View Project), consisting of one OS parcel and 3 single family homes. Improvement Plans for the subdivision were previously approved March 17, 2022. An environmental review was done presuming 100% impact of the developable lots. • Applicant acknowledges the recorded Declaration of Restricted Covenants, El Fuerte View biology report, and approved Preserve Management Plan and PAR for the preserve area. • Site plan shows proposed grading, drainage, retaining walls, driveways and setbacks. Vegetation clearing is required prior to construction. • Project site is located in a Very High Fire Hazard Zone, requiring a 100 ft FMZ. The applicant acknowledges that a fire study is needed to request a reduction in FMZ width. • The project area is outside of the coastal zone; therefore, coastal zone standards do not apply. • Based on the 2019 Dudek biology report for the El Fuerte View Project: o Impacts= 0.37 scrub oak CHP, 0.19 ac NNG, 0.86 ac disturbed/ornamental. No impacts to CSS. o Mitigation= preservation of CHP (1.36 ac) and CSS (0.62 ac). Total OS was 2.29 ac; encroachments (Disturbed/Ornamental) later cut out of the OS. Total OS without encroachments= 2.16 ac. Habitat Type/land Cover EKisting Acreage• Proposed lmpacls Proposed Open Space Coastal Sage Scrub 0.23 Nc11ie 0-23 Di&turbed Coastal Sage Scrub-0.39 NcM 0.39 Scrub Oak Chaparral 0.78 NCll>e 0.76 Distu1bed Scrub oa:~ Chapmal 0.95 0.37 0.56 Di&tulbed/Omamental Habitat 1.11 0.86 0-24 Annual (non-native) Grassland 0.26 0.19 0.07 De•,eloped Land 0.18 None 0.18" TOTAL 3.90 1.43 2.29" Comments 1. Although there is a biology report for the previous El Fuerte View Project, an updated biology report is required. This can be a memo report, with the 2019 Dudek biology report as an attachment. The updated report should include: a) Updated vegetation mapping Environmental Sustainability Department Habitat Management Division I 1635 Faraday Ave I Carlsbad, CA 92008 HMP Consistency Review Page 2 b) Surveys may be required for the Crotch's bumble bee (Candidate for listing under California Endangered Species Act; not covered by the HMP) c) Evaluation of impacts and mitigation -confirmation of, or updates to the results provided in the 2019 Dudek biology report (mitigation through habitat preservation and breeding bird avoidance measures during construction). d) The report must include details about the required Fuel Modification Zones (FMZs) for each buildable lot to ensure that there will be no FM Zs overlapping with the open space preserve. e) The report must demonstrate that the project is consistent with the HMP Adjacency Standards, HMP Section F.3, Pages F-16 to F-24. 2. Prior to clearing of vegetation, issuance of a grading permit, or approval of a Final Map, the following is required: a) Land Management Funding (these estimates may need to be updated to account for inflation): i. Start-up Funding for Years 1-3 must be paid to Urban Corps Habitat Services ($11.969.11). ii. Endowment funding paid to The San Diego Foundation ($91,680.71); a land management account for this preserve must be established. b) Land Management Agreement: submit a copy of a land management agreement with Urban Corps Habitat Services. The management agreement should include the following: i. Details regarding installation of fencing and signage for the preserve ii. Details about long-term management funding and responsibilities HMP CONSISTENCY ANALYSIS Mitigation for Habitat Impacts Impacts = 0.37 scrub oak CHP, 0.19 ac NNG, 0.86 ac disturbed/ornamental. No impacts to CSS. Mitigation = preservation of CHP (1.36 ac) and CSS (0.62 ac). Total OS was 2.29 ac; encroachments (Disturbed/Ornamental) later cut out of the OS . Total OS without encroachments = 2.16 ac. Habitat Typelhnd Cover Existing Acreage• Proposed lmpacl1 Proposed Open Space CoaGtal Sage Scrub 0.23 None 0.23 DiS,1U1becl CoaGtaJ Sage Scrub 0,39 None 0-39 Scrub Oak Chaparral 0.78 None 0.78 DistuJ!loec! Scrub Oal( Chapa,ral 0.95 0,37 0.58 D istulbed/0mallliental Habitat 1.11 0.86 0.24 Annual (non-native) GrasGlancl 0.26 0.19 0,07 De•,•eloped land 0.18 None 0.18'* TOTAL 3.90 1.43 2.29'* Environmental Sustainability Department Habitat Management Division I 1635 Faraday Ave I Carlsbad, CA 92008 HMP Consistency Review Page 3 Sensitive Species Narrow Endemic Standards, Special Species Standards, Covered Species No impacts to sensitive species expected. Breeding bird avoidance measures will address potential impacts to coastal California gnatcatcher, if present in OS area, raptors and other nesting birds. Standards Areas -Local Facilities Management Zone [##] Standards Project area is not within an HMP Standards Area Preserve Requirements MC 21.210.050 Prior to final map approval or issuance of a grading permit or clearing of any habitat, whichever occurs first, the Developer shall take all of the following actions to the satisfaction of the City Planner in relation to the onsite native habitat and upland buffer in conformance with the city's Habitat Management Plan: a. Prepare a Preserve Management Plan that will describe how the habitat and mitigation areas will be maintained in the long term. Completed and approved June 14, 2021 b. Select a conservation entity, subject to approval by the city, that possesses qualifications to manage the habitat areas for conservation purposes. Management Agreement with Urban Corps Habitat Services to be submitted c. Prepare a Property Analysis Record (PAR) or other method acceptable to the city for estimating the costs of management and monitoring of the open space lot(s) in perpetuity in accordance with the requirements of the North County Multiple Habitat Conservation Plan and the city's Open Space Management Plan. Completed and approved June 14, 2021, but may need to be updated to account for inflation d. Based on the results of the PAR, provide a non-wasting endowment in an amount sufficient for management and monitoring of the habitat area(s) in perpetuity. Not complete; includes Years 1-3 funding to UCHS and separate fund ing for endowment account e. Record a conservation easement over the habitat area(s). Recorded 10/24/2025 Coastal Zone Standards Project not within the coastal zone Adjacency Standards Section F.3, Pages F-16 to F-24 for a complete set of standards. Adjacency Standard A. Fire Management -Where new development is planned, brush management [i.e., fuel modification zones) will be incorporated within the development boundaries and will not encroach into the preserve. Environmental Sustainability Department Habitat Management Division I 1635 Faraday Ave I Carlsbad, CA 92008 Consistency Finding TBD HMP Consistency Review Page 4 Adjacency Standard B. Erosion Control (1) Identify and prioritize areas for erosion control; (2) Develop and implement erosion control plans for high priority ... areas ... for long-term protection. (3) Address slope stabilization and surface drainage. Prepare contingency plans ... for highly erosive areas temporarily disturbed by fire. Prohibit bare surface grading for fire control on slopes [and leave] adequate vegetation cover to prevent surface erosion. Ensure that no new surface drainage is directed into the preserve. (4) [from Planning] Construction and post-construction BMPs should be incorporated to prevent sediment runoff or destabilization of adjacent habitat areas. Erosion control measures must be included in the final plans. C. Landscaping Restrictions (1) Control exotic plant species -prohibit use of invasive exotic species in adjacent landscaping (2) Monitor horticultural regimes -prevent irrigation runoff, fertilizers and pesticides/herbicides from entering adjacent preserve areas. (3) Avoid genetic contamination -Use only locally collected seeds and plants in native species plantings within or adjacent preserves. (4) (from Planning) Final landscape or revegetation plans, if applicable, must exclude species identified in Table 12 of the HMP [or other known invasives] and instead include only native, non-invasive plants suited for the coastal environment. D. Fencing, Signs and Lighting (1) Fencing -use fencing to control unauthorized access, but ensure that fencing does not impede wildlife movement unless it is used to funnel wildlife away from roads . (2) Signs -use signage for access control and education, but ensure that signage does not attract unwanted attention to sensitive species or other resources. (3) Lighting -New lighting, if proposed, must be minimized and fully shielded to prevent spillover into adjacent habitat. Only lighting essential for safety and operational purposes should be used. Use low lighting in the warmer portion of the visible spectrum (e.g., yellow range) rather than the cooler portions (e.g., blue range) to reduce negative effects on wildlife's circadian rhythms. Environmental Sustainability Department Habitat Management Division I 1635 Faraday Ave I Carlsbad, CA 92008 Consistency Finding TBD TBD TBD HMP Consistency Review Page 5 Adjacency Standard (4) (from Planning) If fencing or signage is proposed near habitat, it should be limited to what is necessary for safety and access control, and should avoid barriers to wildlife movement. E. Predator and Exotic Species Control Control domestic predators through education, fencing and trapping (cowbirds) as necessary. When eradicating non- native species, use least biologically intrusive control methods. Properly dispose of all removed exotic plant materials. Revegetated weed removal areas with appropriate native species. Other (from Planning) Staging and Access: Construction access routes and staging areas mu st avoid encroachment into the preserve. Any temporary disturbance to adjacent areas should be . minimized, clearly delineated on plans, and restored following construction. Additional Requ irem ents Consistency Finding TBD TBD Comments pertaining to resource agency requirements that are not included in the HMP or LCP The following recommendations are not requirements included in the HMP or the LCP, but are considered accepted practice requirements by the U.S. Fish and Wildlife Service, California Department of Fish and Wildlife, and/or California Coastal Commission. If the city guidelines that include these practice requirements are not adhered to by applicants, then there is a risk to the applicant that the project may be denied by the resource agencies. 1. Biology Report includes updated surveys (no more than 1 to 2 years old) conducted at the appropriate time of year Updated biology report to be submitted 2. Vegetation mapping included within buffer 100 feet around project area. Updated biology report to be submitted 3. Nesting raptors, narrow endemic species, HMP special status species within 100 feet of the project area must be identified Updated biology report to be submitted 4. Avoid bird breeding season (Federal Migratory Bird Treaty Act). If not feasible, mitigation must include pre-construction nest surveys~ 3 days prior to vegetation clearing or project activity, and establishment of appropriate no-work buffer around active nests. Updated biology report to be submitted 5. Impact map must both temporary and permanent impacts, fuel modification zones, and habitat buffers (upland and wetland). Updated biology report to be submitted 6. Fuel modification zones must be entirely within impact boundary (outside of the preserve) and mitigated. to be determined Environmental Sustainability Department Habitat Management Division I 1635 Faraday Ave I Carlsbad, CA 92008 HMP Consistency Review Page 6 7. Pre-existing utility easements [not specifically in the code] to be determined. All impacts must stay within buildable lots and outside of the 05. o Pre-existing easement rights will not be affected by HMP hardline. Many pre-HMP preserves include pre-existing easements. These easement areas can still be used by the easement holders, but any damage or impacts to habitat must be repaired. If habitat grows in to a pre-existing road and the road is later cleared, the wildlife agencies and wetland permitting agencies probably will require at least 1:1 mitigation. o New Preserves and pre-existing easements -(a) mitigation cannot overlap any pre- existing easement, such as a utility easement, (b) pre-existing easements must be cut out of the conservation easement document, although they may be included as part of the preserve (as long as agencies know about it). o Anything that requires maintenance, such as sedimentation basin, swales, etc., cannot be included within a preserve and must be within impact footprint. o Mitigation cannot be sited on manufactured slopes; manufactured slopes should not be included in the preserve, but should be counted as impact and maintained by HOA or other appropriate entity. Environmental Sustainability Department Habitat Management Division I 1635 Faraday Ave I Carlsbad, CA 92008 Memorandum DATE 4/30/2026 To: From: Via Re: Shannon Harker (Senior Planner, Community Development) Markus Mohrle (Senior Engineer, Utilities Department) Keri Martinez (Principal Engineer, Utilities Department) PRE2026-0024 El Fuerte Reserve Planning Division Request for Preliminary Review Issues of Concern: C cityof Carlsbad 1. Site Plans shall properly show all public utilities along frontage and shall be updated to demonstrate how sewer service connections will be provided for each proposed pa rcel. See attached. 2. Potable water service is provided by Vallecitos Water District (VWD) and shall require VWD coordination for proposed water service connections. Please provide the following information and/or document(s) with the requested number of copies as specified. f b . I Admin. . # o Su m1tta lnformat1on/Document C . F Purposes op1es orm Only Updated Civil Site Plan 1 PDF Attachments: 1 Plan Markup Public Works Utilities Department 5950 El Camino Real I Carlsbad, CA 92008 I 442-339-2722 I 760-431-2658 fax t---...: SCALE: I "=ZO' : , ... .,. -~::dJ:,--C_l_;: __ ,., ""' "" "' .... ------- -----r:=-nJP~IMU. """"""""'"""" Cill.lRITAJHINC WALL O'ISTINC COHTOtm :"°sa, CONTOUR ORAJH UH~ (0.:,% /,I/HJ SIOALJRATIOHARCA 1 .... .-.1 \ I • 0 / w ~--_j_ -1+--'t-w 1 1 1 -r--t--1• """"""" ,n: w.x RfT. : ::::==~~~-~~~~~ I ;-3 PJ.D • ,,-__::"·w / """ ' '" " '-~~ --~--· ----------~--" \ ~ -=== ,--L \~ I --==:..:---' , -J"-22' ' connectio 1 :!196 9 • :,97 1 ,:;9 7 O ':196 g ':;97 1 ' _,,..,, .,...,.. , /' .,.., ~· ./ ,, ,.---: - -. 1_.rf:l -----I -~__..// ~ ~~ : -------~ -\'</'?,; -~--,:;9B ,:;97 ~ ~~•o --~-' )--, CELI ,, ! _______ c:"' ' ,.,;;:.-i::----:,-- IMLL.(lXPOSDJ) s PARCEL I -REA \\ ) ,,..,,,,,,.,.,,,, RCW CDntRLJH£ fMI.JJINC FOOTPR/Nr CM'U RITAJHINC WALL EXISTINC CONroVR' p,rr)pf)S(D C'CINrotnt ~= UN£ (O,.,-% MIN.) ""'""" SOR~ (U.H.O.) -"'-1---------------+-----+-= 0+20 zt',LWIN!lll!.Olt:JO~l.-C..t.J,10rf~ 0+,0 DRIVEWAY -PARCEt~f"'"r.EHUJ•l'ROVAL SC\L£: 1•10 ,::"~---,,,,,_----1--'40 --1-------- ,.sn:1.50% """' »o-l-----------------=CR.<D<=-- JO$+-----------------,'f-JO$ --D+'20 ~I rN-20 DRIVEWAY -PARCEL 2 5CAt.C I •10 DRIVEWAY-PARCEL I SC4l£;1-10 PROPERT'f UH£ ROW C!HT£RUH£ BUn..DINC FOOTPRIN"f CMU R!TAJHIHC IMU. DCISTIHC COHT"OUR PROPOSED CONTOUR P\'C DRA/H UH£ {0.5r IJIN..) 61CIFIL1RAnOHAR!A .BEEEB£M;£ SDR-J.5 (U.N.O.) .m<B!1J. ~.S~- -1,-- G'.J __ ,, __ __ ,, __ -----(.·.·.·.·•····.1 m-1------------~-------<-,,10 •20-1------------~-----~----~----n,p J-""-1. ---~-----~----~+.,, .PROJECT WU. OE ~ERV£D B.Y VAI..LECIW, WATElt D151RCT OEV£l.OP£R\\U. MEED 10 ~Tf. '1\'.\T'EllSER',,ICESWITHS.o.lDACf..-.CV. ---r-'-1_:::i_" __ .....,-=------/~ _________ crr.x.~) ---r----------J-= ----~ ~:.i.m»I~) ::: ----~~ -r.llOTTWI-----OF--------j-,.,CO •101---_-_-_--::---:::::-c=~-=-'------,lr---------..L.....::::.:::;.::l ;::__ ___ .1... ___________ .::i-.,, •IDOlTIFYANOL.AeU THeR(l,IOVAI.OR PROre:cncmoF .. LLl:XISTIHGlMEC. Tl«s PROJECT CONTAINS LIULTIP'.,. CIT'r IOENTlflEO STREET TREES REldOVAL OR OISTURIAMCE SHAI.L BC COOROl1'1oO.lED \'/1111 PAAK~ OEPAATIIIENT (EX.""""') Jfllo-.:«)'-j-------------------...,+,,,__,,.""-j-----------------------------, ... +-------------------,+., ... .... W1U.Reau11u; .. SB'A.RArELOT, CC£R'WILL BC RlcOUIR.tD fOR WJNT'£HAHCt. Sl10-N EAS0.11:J.rt FOR OE CROSS LOT ORAINACE PARCEL 1-FRDNTRETAINING WALL PARCEL I -REAR RETAINING WALL SCUE 1·-10· ~,-,o ---~rDl'OFIMU. I n,p OF""' -, "r ,.lo· r BOntl,IIOF-TI _E(EX.CROUHD) --/ "['' ""'(Da>osm) '\. I "',-1.,,-------,.-1-,,"' " I ·"" ,.\,, PARCEL 3 -REAR WALL BIORETENT/ON RETAINING WALL SCAU::-1"•111• --- ,u J " . GRADING TARULA770NS•• TOTAL AJIOUNT OF 97r ro SC Dl$1LIRSfD; 2.J"~C) NIOUNT OF am ~ Ct/SllC YAROS MIOUNTOFAU.: .mo__ Ct/BCYAROS w.JtMJW HDCHr OF f1U. ~: J.Z.._ FEEr ~ HOCHr" OF cur Sl.Ofllt(S): _,Z._ F'£E'f .wouHr OF._,,.,,,,, DtPOKr SOI.: .ma_ aac YARCS R£.TAJHtHC/ CRtB ~ LD«;THaa....._ nxr MAXJMUJI DEPTH OF am ~ F1Er MAXlWIJWD£111HOFFIU: .LL.... FEEr SlOPC M110: Z;L__ SI.DP!'M.00: .z:L__ MA)O/,M,I H£XHT: Z2,___ FFrr ..IIC'OIOJC(lll,lffl!U~t:Jltll«l,wtMC-,llpUl"l'Wl'OSl:SN.r. ~GUIW!IIDNU'IM'I' ACIV ~ a-,DIC. -OCll~ ll(..,;; IGOIQIIIII; ~-•i«• lllllMU.-Ol'IOIXll:laC IK"~IJ--.C"11ti'IIO'UIIC __ -onl_l!COIOIC ----QXIIOoll!'JCl!CMNUWl1FOIQ![lllllMU'-l'IC"COl'lll)l'IOII.~ ~ ~ .. 0 c:, c:, ::i:: l:~ )... 2;3 I.LI ~~ .... ~ .Q ~ ~ -E ~a OAAIIN B~ DV """"'"" ORIQHAL 3/JI/Z6 .....,, ,....,, .....,, ,....,, ,....,, CONCEPTl.JAL GR,11,,O/NGPUW SCJJ.£: 1·.-30• C.1 ""-'-"'-'-""'