HomeMy WebLinkAboutPRE 2026-0030; 3050 PIO PICO; Admin Decision LetterJune 29, 2026
Shawheen Azimi
5678 Desert View Dr
La Jolla, CA 92037
SUBJECT: PRE 2026-0030 {DEV2026-0049) -3050 PIO PICO
APN 156-180-44-00
Dear Shawheen,
{city of
Carlsbad
Thank you for submitting a preliminary review application for a town home project proposed at 3050 Pio
Pico Dr, assessor's parcel number (APN) 156-180-44-00. The project site, an approximately 37,026-square
foot (0.84-acre) lot, is developed with an existing commercial building operating as a restaurant and a
parking lot. Vehicular access to the site is currently provided from Pio Pico Drive.
The preliminary review exhibit(s) propose:
• Demolition of the existing restaurant structure and the construction of 21-30 (27 units shown)
for-sale attached townhomes.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans, policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans, policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. The General Plan and zoning designations for the property are as follows:
a. General Plan: General Commercial (GC)
b. Zoning: General Commercial (C-2)
c. Coastal Zone. This site is not located within the Coastal Zone
d. Overlay Zone: This site does not include any overlay zones.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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e. Specific Plan: Pursuant to Ordinance No. 9713, approved by the City Council on November 5, 1985,
the site is regulated by SP 25(8).
https://records.carlsbadca.gov/Weblink/DocView.aspx?id =4835377&dbid=0&repo=CityofCarlsb
ad
2. The project requires the following Planning permits:
a. Specific Plan Amendment (AMEND)
An Amendment (AMEND) to the existing Specific Plan, SP 25(8), is required to amend/rescind
Ordinance No. 9713 to modify the existing site. City Council approval is required to amend/rescind
the Specific Plan.
Please note that, because the Amendment requires approval from the City Council, all the
following permits require approval from the City Council (CMC § 21.54.040).
b. Site Development Plan (SDP)
A Site Development Plan, processed according to the provisions of CMC Chapter 21.06, shall be
required for a mixed-use development project (CMC § 21.28.015) and will be processed in
accordance with CMC § 21.06.
c. Tentative Tract Map (CT)
A Tentative Tract Map (CT) may be required depending on whether the retail and residential units
are being subdivided . Further information will be required.
d. Nonresidential Planned Development (PUD)
If commercial space is proposed, a Nonresidential Planned Development (PUD) shall be required
for the airspace subdivision of nonresidential units (CMC Chapter 21.47). Further information will
be required regarding the proposed division of space.
e. Planned Unit Development (PUD).
Planned Development Permit (PUD) shall be required for the development of airspace
condominiums (CMC Chapter 21.45). Further information will be required regarding the proposed
division of space.
f. General Plan Amendment (GPA) and Zone Change (ZC)
The most appropriate entitlement path for this project would be a General Plan Amendment and
subsequent Zone Change to a residential zone and land use designation. City Council has directed
that applications for the rezoning and GPA of commercial sites to housing will be brought
immediately to the Planning Commission and City Council. If the City Council determines the
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0030 (DEV2026-0049) -3050 PIO PICO
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General Plan Amendment request is worth consideration, you will be permitted to proceed with
the application.
3. Specific Plan 25(8). There is an existing specific plan which was approved by the City Council on
November 5th, 1985, as Ordinance No. 9713. Any deviation from that specific plan requires amending
or repealing the existing specific plan. As the specific plan was approved by the City Council, any
amendment or rescission will need to be approved by the City Council.
https://records.carlsbadca.gov/Weblink/DocView.aspx?id=4835377&dbid=0&repo=CityofCarlsbad
3. Density. Pursuant to CMC § 21.28.015(()(1-2) and Table 2-4 of the Land Use and Community Design
Element of the General Plan, residential uses shall be constructed at a minimum density of 15
dwelling units per acre, subject to approval of a Site Development Plan (SDP) processed in accordance
with CMC Chapter 21.06.
(1) Density and yield of residential uses shall be determined consistent with the residential
density calculations and residential development restrictions in CMC § 21.53.230 and shall be
based on 25% of the developable area. Unit yield more than the minimum shall be subject to
the finding in subsection (2) below. In no case shall the calculation preclude the development
of at least one dwelling unit in a mixed use development.
(2) Residential uses shall be accessory to the primary commercial use of the site. Compliance with
this provision shall be evaluated as part of the Site Development Plan (SDP).
At a minimum, 25% of the approximately 0.83-acre site could potentially yield 3 units, depending on
the developable area (to be determined based on residential density calculations and residential
development restrictions in CMC § 21.53.230). [0.25 x 3.3 = 0.2075 ac x 15 du/ac = 3 du]. While Table
2-4 of the general plan land use and community design element allows for up to a maximum of 30
du/ac, the above finding in CMC § 21.28.015(C)(2) would need to be made to go above the minimum
density that is allowed for the site. This preliminary review application identifies multiple options of
dwelling units being proposed; therefore, any final evaluation would be dependent on a specific
project.
4. 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 (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
Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at
the following address:
http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for grading
or building permits, the project will be required to comply with the effective requirements even if
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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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.
5. Development Project Public Involvement Policy (Policy 84). Please review City Council Policy No. 84,
as compliance with the policy is required due to the applications requiring approval by the City
Council. In addition to the early public notice, enhanced public engagement as outlined in Category B
will be required.
City Council Policy No. 84:
https://www .ca rlsbadca .gov /home/showpu blisheddocu ment/19417 /6387 41675682230000
6. Landscaping. This preliminary review application did not include a preliminary landscape exhibit(s);
and thus, it was not routed for landscape review. Please note that with a formal proposal, if submitted,
conceptual landscape exhibits are required and shall be prepared in accordance with the General
Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The
exhibit package shall include a Conceptual Landscape Plan; Conceptual Water Conservation Plan;
Conceptual Fire Protection Plan; and a Conceptual Landscape Maintenance Responsibility Exhibit
(private or common). The Landscape Manual may be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000
7. Citywide Objective Design Standards. Subject to the Carlsbad Municipal Code (CMC Section 21.88, all
projects that propose two or more attached dwelling units require compliance with the city's
Objective Design Standards (ODS) standards. The Citywide ODS apply to this project. The below-linked
Objective Design Standards Manual Compliance Checklist is required with a formal submittal. No
architectural exhibits or evaluations were included with the preliminary review application; therefore,
no comments regarding the design of proposed buildings are included .
Citywide Objective Design Standards Manual Compliance Checklist:
https://www.carlsbadca .gov/home/showpublisheddocument/15323/638411703853170000
Citywide Objective Design Standards Manual:
https://www .ca rlsba d ca .gov /home/ showp u b I ished d ocu me nt/ 13 7 68/ 638860217609 330000
8. Cultural Resources/Paleontological Studies. The development of the proposed project will require
excavation in an area of the city known to have sensitivity as it relates to archeological and
paleontological resources. Please direct your consultant(s) to the city's Tribal, Cultural and
Paleontological Resources Guidelines. Please note that any archeological pedestrian survey of the site
for the cultural resources study shall include a Native American monitor during the survey. The
guidelines may be reviewed at the Planning Division front counter or found online at:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
9. lnclusionary Housing. Please be aware that the development of seven or more units requires that not
less than fifteen percent of the total units approved shall be constructed and restricted both as to
occupancy and affordability to lower-income households. Please see link to the city's Informational
Bulletin below for more information.
18-157, lnclusionary Housing Program:
https://www.carlsbadca.gov/home/showpublisheddocument/9634/638938058103500000
10. Noise Analysis. The subject parcel is located within the 70+ dB(A) CNEL noise contour lines of the
Existing Noise Contour Map. All residential lots and dwellings are to be sound attenuated against
present and projected roadway noise, which shall be the sum of all noise impacting the project, so as
not to exceed an exterior standard of 70 dB(A) CNEL (see Noise Measurement Location in the
Definitions Section for the description of Noise Measurement Location) in outdoor living areas and an
interior standard of 45 dB(A) CNEL in all habitable rooms. Please submit a noise analysis of the
project's consistency with the General Plan and Noise Guidelines Manual.
Noise Guidelines Manual:
https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
General Plan, Noise Element:
https://www.carlsbadca.gov/home/showpublisheddocument/3426/637434861102600000
Noise Countour1
Exining Transit Noi,e Contour
Existing Noi,e Contour
11. Setbacks. The C-2 zone requires that a rear lot line setback of 10 feet be provided for any lot that
abuts any R zone and no alley intervenes as described in CMC § 21.28.050. Compliance will be
assessed when a formal application is submitted.
12. Building Height. Building height is limited to 35 feet within the C-2 zone pursuant to CMC § 21.28.030.
Building height may be increased up to 45 feet with the approval of a Minor Site Development plan
or up to 55 feet with the approval of a Site Development Plan.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-73 14 I 442-339-2600
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13. Parking. The proposal did not include parking calculations, so parking could not be evaluated as part
of the subject preliminary review. Please note that for multiple-family dwellings (apartments only),
there are requirements for both "visitor parking" and for "covered parking". For condominium
projects (i.e., a subdivision), please see the Planned Development Ordinance, CMC Chapter 21.45. If
an enclosed parking garage is part of a future site design proposal, please review CMC §
21.44.060(A)3-Table D for the minimum parking garage standards.
a. Standard parking spaces require the following dimensions: total area of 170 square feet,
minimum width of 8.5 feet, and maximum overhang of 2.5 feet, provided the overhang does
not encroach into any required landscape setback.
b. Compact parking spaces require the following dimensions: minimum width of 8 feet, minimum
length of 15 feet, and no overhang is permitted. In non-residential zones (C-2 zoned property),
up to 25% of the total required parking spaces may be compact spaces.
The general requirements can be found in CMC § 21.44.050: https://ecode360.com/44012588
The preliminary review also included the following questions. Please see Planning responses to the
questions below. The Land Development Engineering (LDE)-related responses are included with the
LDE comments below.
1. Residential Use Framework.
a. Is residential use supported on this site under current zoning?
Pursuant to CMC § 21.28.015 and the City's General Plan, residential uses may be permitted
as an accessory to nonresidential uses.
b. How does the city interpret the requirement that residential be "accessory" to commercial in
practice?
CMC § 21.04.020 defines 'accessory' as "a building, part of a building or structure, or use that
is subordinate to and the use of which is incidental to that of the main building, structure or
use on the same lot." Consistent with this definition, CMC § 21.28.015(A) and (C)(2) require
that residential uses within mixed-use developments are accessory to the primary commercial
use of the site.
Section 2.4, Land Use Designations and Density/Intensity Standards, of the General Plan
describes the allowance of mixed use (meaning comprised of general commercial uses and
residential dwellings) in the General Commercial (GC) land use designation. Table 2-3, "Density
and Intensity Standards" of the General Plan Land Use Element states that, "Residential
dwellings are allowed as a secondary use at a minimum density of 15 dwelling units per acre
(based on 25 percent of developable acreage)". Furthermore, CMC § 21.28.015 states that
residential uses shall be accessory to the primary commercial use of the site.
Commu nity Development Department
Planning Division I 1635 Faraday Avenue I Carl sbad, CA 92008-7314 I 442-339-2600
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c. Please confirm that Density Bonus waivers and incentives can be used to reduce municipal code
requirements compelling the construction of commercial space, thereby allowing for a mixed
use project consisting primarily of residential use.
Additional information will need to be provided to answer this question. It is a misleading
question considering the recommended pathway. If a 100 percent residential project is
requested for this site, an appropriate pathway would be to propose an Amendment to the
General Plan, Zoning Ordinance, and Specific Plan.
The premise is that a density bonus waiver or incentive to allow for a development that is
explicitly and objectively not allowed without a commercial use is questionable in the broad
weight of housing element laws that still allows a city authority to condition or deny a housing
development project that does not comply with the General Plan. The language to allow for
residential accessory to the primary commercial use was the result of an implemented housing
element program.
https ://records.car ls bad ca. gov /WebLink/Doc View. aspx ?id=6265 3 68&dbid=0&repo=
CityofCarlsbad
It is not clear that use of a waiver or incentive can remove the requirement for a legal primary
use to multiple development standards within the General Plan and Zoning Ordinance. In this
case the General Plan and Zoning ordinance are consistent in objective language that would
prohibit any residential without a qualifying commercial use and further limiting the density to
15 units per acre on 25% of the lot.
d. Please confirm that Density Bonus waivers and incentives can be used to remove municipal
code requirements compelling the construction of commercial space, thereby allowing for a
100% residential use project.
CMC § 21.04.020 defines 'accessory' as "a building, part of a building or structure, or use that
is subordinate to and the use of which is incidental to that of the main building, structure or
use on the same lot." Consistent with this definition, CMC § 21.28.015(A) and (C)(2) require
that residential uses within mixed-use developments are accessory to the primary commercial
use ofthe site. The subject property's General Commercial (GC} Land Use Designation similarly
states that commercial uses are required to be the primary use of the site. The General Plan,
Table 2-3, Density and Intensity Standards, states that, "Residential dwellings are allowed as a
secondary use at a minimum density of 15 dwelling units per acre (based on 25 percent of
developable acreage)."
Therefore, the concept proposal to remove all commercial uses may be inconsistent with CMC
§ 21.28.015 and the GC General Plan designation. Staff questions whether the requirements
that residential uses remain accessory to a primary commercial use constitute a development
standard that is subject to waivers, or whether the requirement instead represents an
underlying land use regulation governing the permitted uses of the property. Additional
information and justification would be required to determine whether such waivers could be
used as allowed under Government Code§ 65915(e).
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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Based on the current submittal, staff cannot consider the requested waivers; therefore,
additional information and analysis would be required to determine whether the proposed
elimination of all commercial uses is consistent with Government Code § 65915(e), CMC §
21.28.015, and the General Commercial Land Use Designation
2. Density & Unit Yield
a. How would the city evaluate an appropriate unit count for attached townhomes (21-30
units)?
See Planning Comment #1.
b. Is the 15 du/ac standard treated as a hard cap, or can it be exceeded?
This amount could not be exceeded unless the project was subject to the Density Bonus Law.
The standard is 15 unit per acre, based on 25 percent of the developable acres of the site. An
application would need to show compliance with that objective standard.
3. Precedent & Policy Direction
a. Have there been examples of GC or C-2 sites being developed as primarily residential in the
city of Carlsbad via density bonus waivers and incentives?
No, there has not.
b. Have there been examples of GC or C-2 sites being developed as exclusively residential in the
city of Carlsbad via density bonus waivers and incentives?
Repeat question, see answer above.
c. How is the City thinking about commercial land conversion in light of RHNA goals?
This question cannot be answered. The city is in compliance with all RHNA requirements and
has a certified housing element in good standing, including implementing a rezoning program
to ensure capacity for the City's RHNA.
4. Development Constraints
a. What are the primary constraints that would limit density (parking, setbacks, height,
adjacency to R-1)?
See Planning Comment #3.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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5. Circulation & Access
a. Please confirm that the project can connect to Oak Avenue as shown in the attached site plan.
Please see LDE Comment #2.
6. Parking Easements (attached)
a. With respect to the parking easement, what is the process for quitclaiming or otherwise
removing the attached easement?
The reciprocal parking easement, recorded on May 20, 1974, granted joint use of 50 parking
spaces for the benefit of APN 156-180-44-00 (Parcel "B", Colonial Mall shopping and
professional complex). Unless adequate parking can be provided for the uses located on
Parcel "B", the reciprocal parking easement cannot be quitclaimed, as it will create
nonconforming situation with respect to the required number of parking spaces for Parcel
"B." If it can be demonstrated that adequate parking can be provided for Parcel "B", a
request would need to be submitted to the city to rescind the agreement, which requires
approval from the city, as well as the adjacent property owner (Parcel "B"). Please also see
LDE comment #3.
b. What legal or regulatory requirement originally drove the need for the parking easement?
The parking easement was required in conjunction with the development of Parcel "B,"
which did not have sufficient parking onsite to accommodate the uses. Pursuant to the
agreement:
certain circumstance3. In this case, th e restaurant opera
tion on Parcel A has been determined to be primarily a
nighttime use. Therefore, under the t erms of the o rdinance
a portion of the parking spaces on Parcel A may be made
available to satisfy the parking requirement on Parcel B,
which has been classified primarily as a daytime use; and
WHEREAS, Party A and Party B have asked that the
City of Carlsbad approve said joint use of parking facilities
in order to faci litate the planned development, it is a condi
tion of such approval that the parties exchange mutual
agreements and covenants and easements to insure that the
I!
parking spaces will be available in the future; -------------------~~~~~~':
Please see link to the parking easement below for reference.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0030 (OEV2026-0049) -3050 PIO PICO
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https://records.carlsbadca.gov/Weblink/OocView.aspx?id=4788984&dbid=0&repo=CityofC
arlsbad
c. Has that underlying requirement been modified, superseded, or invalidated by any updates
to the Municipal Code or other applicable law?
Please also see LOE comment #3.
7. Land ownership, ROW on Oak Street
a. There is a strip of land with unkept vegetation between the southern property line/fence of
the subject property and Oak Street. We are under the impression that this area is part of the
public ROW. Please confirm.
Please see LOE Comment #4.
b. If that area is part of the public ROW, what approvals, rights, or actions would be required to
utilize it for project access or circulation?
Please see LOE Comment #4.
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 (LDE):
1. This project proposes a subdivision to create 21-30 for-sale townhomes. As such this project
would be subject to the subdivision map act and require a tentative map and final map as a
condition of approval.
2. Question 5-Circulation& Access-Per CMC 20.16.010.G, through lots shall not be allowed unless
vehicula r access rights are relinquished to one of the abutting streets. Currently access is provided
along Pio Pico with joint access for adjacent property. In this case, access from Pio Pico Dr. would
be permitted and access to Oak Ave. will be relinquished.
3. Question 6-Parking Easements-Provide a Preliminary Title Report (current within the last six (6)
months) for a comprehensive review of all exceptions on title; however, the existing easements
provided have been reviewed and the following has been determined:
a. The existing joint use agreement is a covenant between two private entities, the owner
of APN 156-108-44-00 and APN 156-180-45-00. Additionally, there is a City of Carlsbad
easement for parking over Parcel A of PM 1007 per document 74-131026, recorded
5/20/1974. Any revision to the agreement will need to be coordinated with the owners
of the two properties and ensure all properties remain in compliance with all zoning and
Commun ity Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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access requirements and the City of Carlsbad .
b. It appears that the agreement recorded 10/26/2007 as 2007-0686366 replaced and
superseded the entire document recorded 1/13/1982 as 82-008986.
c. Document 2007-0686366 provides nonexclusive joint use of parking over Parcel C,
identified in redlines for the benefit of APN156-180-45, along with proportional
maintenance and property taxes costs.
d. Vehicular access rights to joint use parking area at Parcel 'C' is through subject property
along Pio Pico Drive.
4. Question 7-Land ownership, ROW on Oak Street-
a. Oak Avenue is an 80-foot right-of-way.
b. No buildings or structures are allowed in the public right-of-way.
5. 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.
6. 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.
7. Depending on the CEQA determination, which is determ ined 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.
8. 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.
9. 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.
10. Based on this project's general land use GC, this project is subject to the City of Carlsbad trash
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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capture requirements. Incorporate trash capture measures on the project plans. Incorporate
trash capture calculations in the Preliminary Storm Water Quality Management Plan.
11. 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.
12. 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. Additionally
calculate how run-on from the east will be conveyed through or around the project site.
13. A preliminary geotechnical report is required to evaluate the feasibility of the project and assess
the remedial grading required. Guidelines for preliminary geotechnical studies are available on
the City of Carlsbad Engineering website through the following link:
https://www.carl sbadca.gov/home/showpublisheddocument/326/638054006747270000.
14. Per CMC15.16.060 this project will require a grading permit and grading plan.
15. A separate improvement plan for work within the right-of-way is required for this project.
16. 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.
17. Delineate and annotate the limits of grading.
18. Delineate and annotate approximate topographic contours for existing and proposed condition.
Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and
5' intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
19. 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.
20. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
21. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
22. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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23. 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.
24. 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.
25. The trees along the Oak Avenue 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.
26. Show existing lot line bearing and distance.
27. Show location and dimensions of all accessways and pathways as required for compliance with
Title 24-State Accessibility Requirements.
28. Provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements, and proposed improvements.
29 . Delineate and annotate all proposed driveways and driveway widths.
30. Driveways that exceed more than 150' in length shall have a turnaround designed for a 3-point
turn of a passenger vehicle. Additionally, the applicant shall coordinate with the fire
department to ensure the width and grade of the driveway meet the fire department
requirements.
31. Show truck turning radii. Plot turning radii per Caltrans figure 404.5B and/or 404.5F.
32. Provide a 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
33. Show all existing and proposed utilities and callout size for: water, sewer, storm drain,
underground dry utilities, overhead lines, traffic signals, street lights in Pio Pico and Oak Avenue
and laterals affecting the property.
34. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way
35. 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.
36. Provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan
Update 2019, Section 4.2 Design Criteria .
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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37. Provide a Water Study for the new development based on City of Carlsbad Potable Water
Master Plan 2019, Section 4.2 Design Criteria.
38. 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.
39. 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.
40. Ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services
standards, see building department form B-76.
41. 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.
42. Dedications and frontage improvements are required per CMC20.16. A 6-foot-wide minimum
sidewalk is required along Pio Pico. No additional improvements or dedication is required at this
time; however, the city reserves the right to request once a more complete design is proposed.
43. Oak Avenue is designated as an alternative design street. Therefore, this development is not
subject to installing street frontage improvements at this time along this street. The property
owner will be required to enter into a Neighborhood Improvement Agreement (NIA) with the
city. The Agreement will be recorded with the San Diego County Recorder's Office.
44. 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.)
45. Plot stopping sight distance at all driveways per Caltrans Highway Design Manual.
46. Address the comments on the attached red lined plan.
4 7. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Fire Department:
1. Upon project submittal, please include a Fire Master Plan for review. The plan shall include, at a
minimum, the following elements:
a. Square footage, height/stories, construction type, and occupancy type of all buildings.
b. Fire department access roads and dimensions, road surface material, and access gates (if any).
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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c. If aerial fire apparatus (ladder truck) access is required, show aerial apparatus access points to the
roof.
d. 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. 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.
e. Firefighter access walkways shall be provided to all exterior doors and access points the each
building and must be a minimum of five feet in width.
f. Fire hydrant locations. 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.
g. Location of fire riser(s) and alarm panel.
h. If required, ladder pad locations for all emergency escape and rescue openings.
2. The minimum width of a fire access roadway is 24 feet. Show roadway widths on the plans.
3. A fire apparatus access road must extend to within 150 feet of all portions of the exterior of the first
floor of any structure. Show measurements on the plans.
4. Dead-end roadways in excess of 150 feet shall be designed and constructed with approved
turnarounds or hammerheads.
5. Unable to assess need for aerial fire apparatus access (ladder truck) without building heights.
Building Division:
1. Due to incompleteness of plans provided, a comprehensive review cannot be conducted at this time.
The comments below are not all inclusive, and additional comments may be forthcoming CBC 107.2.1.
2. The application description indicates this is a residential townhome project. Please provide the
following to determine building design and allowable height and areas:
a. Identify the occupancy groups that will be proposed for the buildings. CBC 302 .
b. Identify the Type of Construction of the buildings. CBC Table 601.
c. Provide an allowable building area and height analysis per CBC 503, 504, 506, and 508 or provide
a detailed narrative describing how the building will meet the allowable building area and height
provisions of CBC Chapter 5.
3. Provide a site plan showing the size and location of new construction and existing structures on the
site, distances from property lines, and the street in respect to the property. Include dimension of the
street to verify allowable floor area calculation. CBC 107.2.6.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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4. Provide a completed Climate Action Plan (CAP) Consistency Checklists (city form 8-50). Address all
elements on the plans.
5. Provide a note on the coversheet indicating whether the project is privately or publicly funded.
Federal guidelines shall apply for publicly funded projects.
6. Confirm whether this project qualifies as covered multifamily dwelling per CBC 11A. If so, address the
following:
a. Show at least ten percent (10%) but not less than one of the Dwelling units to comply with CBC
1102A.3.1.
b. Show accessible path of travel to all common use areas through the site.
Utilities Division:
1. Submit a sewer modeling request through the City of Carlsbad online customer portal hydraulic data
request with the maximum unit and EDU count. Offsite improvements may be required as a condition
of approval.
2. Submit a water study for the proposed project that includes domestic meter and fire sizing criteria, as
well as modeling of the public distribution system in response to on-site water demands (domestic,
irrigation, and fire) per the applicable NFPA fire flow requirements the current CMWD Potable Water
Master Plan.
3. Provide updated Civil Site Plan indicating utility connection locations, meter and backflow sizes, and
piping arrangements detailed up to the back flow preventers based on approved plumbing and fire
flow demands. All connections to the public utilities shall be detailed on plans in accordance with
current city engineering standards.
a. Plumbing analysis and Fire Department approved fire flow requirements shall be used to
determine the size(s) and number of potable water utility connections that are required.
b. Irrigation shall require a separate meter and backflow.
4. Proposed ground floor layout shall preserve suitable locations and space for all required utility
connections, meters, and backflow devices in conformance with current Engineering Standards.
Identify locations and detail fire service, water, irrigation, and sewer connections at property line for
the new development in compliance with current Carlsbad Engineering Design Standards.
Traffic Division:
1. Comments provided by LDE deemed sufficient for Pre-Submittal. As such, no additional comments
were included. Applicant to work on a scoping agreement pre-LDE comment with Transportation staff.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Mackenzie VanZyverden at the number below. You may also contact each department individually
as follows:
Community Development Department
Planning Division [ 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0030 (DEV2026-0049) -3050 PIO PICO
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Page 17
• Planning Division: Mackenzie VanZyverden, Assistant Planner, at (442) 339-5301
• Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744
• Fire Department: Darcy Davidson, Fire Marshal, at (442) 339-2662
• Building Division: Jesse Sanchez, Building Official, at {951) 756-8697
• Public Works Utilities Division: Zac Taylor, Associate Engineer, at (442) 339-2329
• Public Works Traffic Division: Miriam Jim, Senior Engineer, (442) 339-5796
Sincerely,
ERIC LARDY, AICP
Assistant Director of Community Development
EL:MV:CF
c: Golabaton LLC, PO Box 911005 San Diego, CA, 92191
Nichole Fine, Project Engineer
Fire Prevention
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600