HomeMy WebLinkAboutPRE 2026-0012; 7270 PONTO SPLIT LOT MIXED USE; Admin Decision LetterJune 24, 2026
Joshua Pearcy
Josh Renner Design LLC
PO Box 600455
San Diego, CA 92160
SUBJECT: PRE 2026-0012 {DEV2026-0024) -PONTO SPLIT LOT MIXED USE
APN: 214-160-27-00
{city of
Carlsbad
Thank you for submitting a preliminary review application for the development of a single lot on a
property with mixed zoning, including subdividing the property into two parcels. The submittal included
two subdivision options, each creating two lots with approximately the same square footage. The project
site, 7270 Ponto Dr., is approximately 0.17 acres and is developed with one single-family home and
attached garage.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your
submittal. This review is based upon the plans, policies, and standards in effect as of the date of this
review. Please be aware that at the time of a formal application submittal, new plans, policies, and
standards may be in effect and additional issues of concern may be raised through a more specific and
detailed review.
Planning:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Residential/Visitor Commercial (R-15/VC)
b. Zoning: Residential Density-Multiple Zone -Qualified Development Overlay Zone/Commercial
Tourist Zone -Qualified Development Overlay Zone (RD-M-Q/CT-Q).
Qualified Development Overlay (Q) Zone (CMC 21.06): Unless specifically exempted from the
requirements of CMC 21.06, no building permit or other entitlement shall be issued for any
development or use in the Q zone unless there is a valid minor site development plan or site
development plan approved for the property.
c. The property is in the non-appealable area of the Coastal Zone. The Coastal land use designation
and zone are the same as the General Plan and Zoning above.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0012 (DEV2026-0024) -PONTO SPLIT LOT MIXED USE
June 24, 2026
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2. Combination Zoning (CMC Section 21.05.095): As provided by the Carlsbad General Plan (GP), some
areas of the city are suitable for more than one land use classification; and often, multiple land use
designations are assigned to areas in the early planning stages when it is unclear what the most
appropriate designation may be or where the boundaries of such designations should be located.
These areas are referred to in the general plan as "combination districts."
The designation of combination zoning requires additional comprehensive planning. If the
combination zoning applies to property consisting of less than 25 acres, a site development plan shall
be approved and shall establish the regulations and development standards for such property and
the uses permitted thereon shall be consistent with the underlying zoning designations.
In researching the project site and surrounding sites with this combination zoning, the overall goal
of this zoning was to encourage at least half of this area to develop with visitor serving uses. Since
the designation of these properties, a large portion of the overall area has been developed as
commercial serving uses with the development of the Cape Rey Carlsbad Hilton Resort.
This allows for the remaining properties in this area to develop as either Residential uses or Visitor
Commercial uses. It was not the intention of this combination zoning to allow for the individual
smaller lots along Ponto Drive to be developed as "Mixed Use" projects, utilizing both the residential
density of the R-15 GP designation and the commercial uses allowed with the Visitor Commercial
designation. Instead, the property will need to be developed under the General Plan
Designation/Zoning of R-15/RD-M-Q or VC/CT-Q.
3. Site Information/Analysis:
After discussion with the applicant, it is city staff's understanding that the property owner would like
to understand what options are available to subdivide the subject lot into two parcels that could be
developed with residential uses on both resulting properties.
Please note that even those the VC GP designation includes an allowance for residential density, the
implementing CT zone does not include residential dwellings as an allowed use or apply any
residential density, consistent with the California Coastal Commission's intent for these zones to
provide tourist-oriented attractions and commercial uses.
Therefore, the only remaining option identified by staff to create two lots for residential use would
be through a small-lot development project pursuant to CMC Section 21.45, utilizing the RD-M-Q
zoning of the property associated with the R-15 GP designation, which has a residential density of
11.5-15 du/ac. The other option would be to pursue a change to the General Plan, Local Coastal
Program Land Use Map, and Zoning Ordinance.
The following development applications are required for a small lot development project on the
subject property:
a. Planned Development Permit (PUD) for creation and development of small lots
b. Site Development Plan (SDP) for development in the Q overlay zone and development on lot with
combination zoning
c. Coastal Development Permit (CDP) for development within the coastal zone
d. Minor Subdivision (MS)/tentative parcel map for the subdivision of the lot into two parcels
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0012 (DEV2026-0024) -PONTO SPLIT LOT MIXED USE
June 24, 2026
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Please see CMC Section 21.45 for applicable development standards. It is highly recommended to
submit for a separate Preliminary Review, prior to formal submittal of entitlements, once a project
consistent with these standards is developed.
4. Site Planning and Development Comments:
a. Depending on what type of development is pursued, residential under RD-M zoning or
commercial under C-T zoning, development standards such as setbacks and lot coverage will be
dictated by the corresponding CMC chapter (21.29 or 21.24). Separate or additional
development standards shall be applicable if small-lot residential or residential condominium
development is pursued under 21.45 (Planned Development).
b. The project site is not located within a specific plan area .
c. The project site sits on the curved portion of a street and an intersection. Given this setting, the
designation of what is the "front" of the lot will likely be dependent on the orientation of the
proposed development. Please be aware that development oriented to the west or east street
frontage will likely be subject to "through lot" requirements (CMC 21.46.180), with "front yard"
setback requirements applied to both the Ponto Drive and Ponto Road frontages.
d. Measurements of height will be measured from existing or proposed grade, whichever is lowest.
e. Parking shall be provided pursuant to CMC 21.44, the projects proximity to a bus stop would only
impact requirements for Accessory Dwelling Unit (ADU) parking if proposed.
5. Conceptual Landscape Plans: Formal submittal of an application to the city's Planning Division for a
Coastal Development Permit, as discussed above in Section 3, will need to include conceptual
landscape plans. Landscape plans shall be designed in accordance with the City of Carlsbad's
Landscape Manual Policies and Requirements. Review of City of Carlsbad's Landscape Manual can
be found on the City of Carlsbad Community Development Department's website at:
http://www.ca rlsbadca .gov/ civicax/fileba n k/blobd load .aspx?Blob I 0=24086
6. Technical Studies/Exhibits. A formal submittal of this project shall include the following technical
studies/exhibits:
a. Noise Study. Per the Noise Guidelines Manual referenced in the Noise Element of the
General Plan, a noise report is required for all multiple family projects within 500-feet
beyond the 60 dB(A) CNEL noise contour. As the project appears to be within the 65-70 dB(A)
noise contour, please submit a noise study with your formal application that is prepared in
accordance with the requirements outlined in the City of Carlsbad Noise Guidelines Manual.
The Noise Guidelines Manual may be found online at:
https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0012 (DEV2026-0024) -PONTO SPLIT LOT MIXED USE
June 24, 2026
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b. Tribal, Cultural, and Paleontological Assessments. The project is in an area of known
tribal/cultural sensitivity, high paleontological sensitivity, and the existing homes were
constructed more than 45 years ago. Please submit tribal, historic and paleontological
reports prepared by the appropriate registered professionals. The reports 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
7. Existing/Protected Units: 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." Please see comments from the
Housing and Homeless Services Department below for more information.
8. Climate Action Plan (CAP). New requirements related to the city's goals to reduce greenhouse gas
(GHG) emissions will likely impact development requirements of this project. A formal application
submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine
what requi rements 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.qcod e. us/ codes/ ca rlsbad/view. ph p ?topic= 18&frames=o n
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
8. Citywide Objective Design Standards (ODS). Basic concept architectural exhibits were not included
with the preliminary review application. Please be aware that a formal proposal may be subject to
citywide Objective Design Standards (ODS). Please see the links below for reference and revise the
conceptual project design as appropriate. Please complete the checklist and submit with the
subm ittal of the application.
Citywide ODS:
https://www.carlsbadca.gov/home/showpublisheddocument/13768/638201047511900000
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0012 (DEV2026-0024) -PONTO SPLIT LOT MIXED USE
June 24, 2026
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Citywide ODS checklist:
https://www.carlsbadca.gov/home/showpublisheddocument/15323/638332233693100000
Objective Design Standards Processing Guide:
https://www .ca rlsbadca .gov /ho me/showpu blished d ocu me nt/15321/638331501903600000
9. California Environmental Quality Act (CEQA): While a CEQA process or determination of exemption
cannot be verified with the current scope of project provided with this submission, given the size of
the site it would be anticipated that the project would qualify for a statutory or categorical exemption
to CEQA review. The technical studies listed above will likely be needed to confirm the applicability
of exemptions.
10. lnclusionary Housing. The project is subject to the city's lnclusionary Housing Ordinance, CMC
Chapter 21.85 Please see informational bulletin (IB-157) linked below.
https ://www .ca rlsbadca .gov /ho me/showpu blished docume nt/9634/637897 5800942 70000
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:
Prior to formal application for the project permit submittal, the following items must be adequately
resolved/addressed, unless otherwise noted.
1. Please contact Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov, a
division of the Public Works Department, to determine if a Scoping Agreement is required . Scoping
Agreements are used to determine if a Local Mobility Analysis (LMA) is required and the scope of
analysis. If an LMA is deemed necessary, first, work with Transportation Division staff to obtain 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.
2. 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.
3. Please 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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0012 (DEV2026-0024) -PONTO SPLIT LOT MIXED USE
June 24, 2026
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4. Based on a preliminary analysis it appears that this project may be a Standard Project. Please
complete the Standard Project Requirement Checklist, Form E-36, and show all source and site design
BMPs on the conceptual grading and drainage plans.
5. Please provide a Preliminary Title Report (current within the last six (6) months).
6. Please 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. Please 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 Section 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.
12. Please delineate and annotate the limits of grading.
13. Please 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, please 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. Please delineate location of all existing and proposed buildings, walls, fences and permanent
structures onsite and within 25 feet of the site.
16. 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 2026-0012 (DEV2026-0024) -PONTO SPLIT LOT MIXED USE
June 24, 2026
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17. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations.
18. Please 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. Please show existing lot line bearing and distance.
20. Please show proposed lot lines on the site plan. Provide proposed lot areas. This project is proposing
a subdivision to create 2 lots. A TENTATIVE PARCEL map is required.
21. Please provide typical street cross sections for existing frontage streets. Provide existing right-of-way
width and existing improvements and proposed improvements.
22. Please delineate and annotate all proposed driveways and driveway widths.
23. Please show all existing and proposed utilities and callout size for: water, sewer, storm drain,
underground dry utilities, overhead lines, street lights in Ponto Road and Ponto Drive and laterals
affecting the property.
24. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way
25. 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.
26. Project will be required to connect to the City of Carlsbad sewer system, please coordinate with
CMDW for connection requirements. Possible Sewer Study for new development based on City of
Carlsbad Sewer Master Plan Update 2019, Section 4.2 Design Criteria may be required.
27. Please coordinate with Carlsbad Municipal Water District (CMWD), Water Study for the new
development based on City of Carlsbad Potable Water Master Plan 2019, Section 4.2 Design Criteria
may be required.
28. 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.
29. Please 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.
30. A 3" AC grind and overlay is required for half street of Ponto Drive.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0012 (DEV2026-0024) -PONTO SPLIT LOT MIXED USE
June 24, 2026
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31. 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.)
32. Please plot stopping sight distance at all driveways.
33. Street dedication will be required along Ponto Drive to meet a 30-foot half street width from street
centerline to property line.
34. Please contact the Parks Department for any possible requirements as there is a future trail located
across Ponto Drive being plan per the City of Carlsbad Trails Master Plan.
35. Please address the comments on the attached red lined plan.
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.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Kyle Van Leeuwen at the number below. You may also contact each department individually as
follows:
• Planning Division: Kyle Van Leeuwen, Senior Planner, at (442) 339-2611
• Land Development Engineering: Jose Sanchez, Project Engineer, at (442) 339-5486
Sincerely,
ERIC LARDY, AICP
Assistant Director of Community Development
EL:KVL:CF
Enclosures:
1. Redlined Preliminary Review Exhibit (Engineering) -PDF
c: Walker Investments Trust, 4718 E. Goldstone Dr., Meridian, ID 83642
Jose Sanchez, Project Engineer
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600