HomeMy WebLinkAboutPRE 2026-0044; BLAKELY RESIDENCE; Admin Decision LetterJuly 29, 2026
Annie Tran
VT Design Specialties, Inc.
14542 Harper St.
Midway City, CA 92655
SUBJECT: PRE 2026-0044 (DEV2026-0072}-BLAKELY RESIDENCE
APN: 206-262-18-00
{city of
Carlsbad
Thank you for submitting a preliminary review for the subdivision of a 0.71-acre (30,992 square feet) lot
located at 3925 Highland Drive into three (3) lots and the construction of one, 4,580-square-foot, two
story single-family home on Lot 1. The existing residence is proposed to remain on proposed Lots 1 and
2. As currently proposed, the shared lot line for Lots 2 and 3 bisects the existing single family home. Access
to the new home on Lot 3 is proposed via a 25-foot-wide access easement through Lots 1 and 2, parallel
to the south property line.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans, policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans, policies. and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. • General Plan: Residential, 0-4 dwelling units per acre (R-4);
b. Zoning: One-Family Residential, minimum lot size 10,000 square feet (R-1-10,000} Zone;
c. The project is located within the Coastal Zone, outside of the appealable jurisdiction of
the California Coastal Commission. The Coastal land use designation and zone are the
same as the General Plan and Zoning referenced above.
2. The proposed project requires the following permits:
a. Coastal Development Permit (CDP} for the subdivision of the property and the
development of a single-family home
b. Minor Subdivision (MS} to subdivide the parcel into three (3) lots. Please see Planning
Comment No. 3 below regarding the maximum number of lots/units that can be
permitted.
Community Development Department
Planning Division / 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0044 (DEV2026-0072)-BLAKELY RESIDENCE
July 29, 2026
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3.
The above-noted permits are discretionary permits, subject to approval by the Planning
Commission.
Project Density. The R-4 General Plan Land Use designation permits a density range of 0 to 4
dwelling units per acre (du/ac).
Maximum permitted density in R-4 = 4 du/ac
Maximum permitted unit yield = 4 x 0.71 = 2.84 units, rounds down to two units/two
lots**
**Pursuant to city records, the lot size is 30,992 square feet or 0.71 acres. Pursuant to
Carlsbad Municipal Code (CMC) Section 21.53.230, the maximum density yield shall be
rounded down for fractional units.
Proposed Density: 3 + 0.71 = 4.22 du/ac
Proposed Yield/Number of lots= 3
The proposal to subdivide the property into 3 lots cannot be supported since it exceeds the
allowable maximum yield and density for the R-4 land use designation.
Further, as currently proposed, a lot line horizontally bisects the existing house, which cannot be
supported since the home needs to comply with setbacks and the middle lot requires compliance
with lot frontage requirements. Therefore, please revise the concept design to reduce the number
of lots from three to two.
Since three lots cannot be supported, the following Planning comments assume two instead of
three lots will be proposed.
4. Lot Width/Area The minimum lot width and area for the R-1-10,000 zone are 75 feet and 10,000
square feet, respectively. As designed, the project would comply with the minimum lot width.
Please indicate the lot areas, exclusive of the panhandle, with the project submittal. Please see
Planning Comment No. 6 below for additional information .
5. Lot Frontage. Every fee-simple lot requires frontage on a public street. The concept project
currently proposes an access easement through Lots 2 and 3, which cannot be supported. Please
redesign the project to include a panhandle lot for the back lot.
6. Panhandle Lot. If a panhandle lot, also known as a flag lot, is proposed, the following requirements
apply. Please see CMC Section 21.10.100 for additional information. Please also see screenshot
below for an example of how this can be implemented. This screenshot is from the adjacent
property to the south, which has been previously subdivided with a panhandle lot.
a. If a two-lot subdivision is proposed with a panhandle lot, the buildable portion of the lot (i.e.,
exclusive of the panhandle) shall be a minimum of 10,000 square feet. As designed, it
appears the rear lot complies.
b. The length of the panhandle shall not be greater than 150 feet in length for one lot. Based
on a cursory review of the site plan, the width of the panhandle, which is currently the access
easement on the site plan, would be approximately 160 feet and would not comply.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0044 (DEV2026-0072}-BLAKELY RESIDENCE
July 29, 2026
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7.
c. The minimum width of the panhandle shall be 20 feet. The access easement is 25 feet so it
could comply. However, please see the comments regarding the setbacks in Planning
Comment No. 7 below.
d. Unless a wider width is required by the Fire Department, an improved driveway shall be
provided within the access portion of the panhandle lot from the street to the parking areas
on the buildable lots at least 14 feet wide for single lots and 20 feet wide when serving two
lots
e. The site plan shall designate the location of the front, side and rear property lines for each
panhandle lot.
Setbacks. The following required setbacks apply to the existing and proposed home:
Existing home:
Front: 20 feet
Side: 10% the width of the lot, minimum of 5 feet, maximum of 10 feet. Since the lot is more
than 100 feet wide, a 10-foot-wide side yard setback is required off the panhandle lot line.
Rear: Twice the required side yard setback, not to exceed 20 feet. Since the required side yard
setback is 10 feet, the required rear yard setback is 20 feet.
Compliance with the side or rear yard setbacks cannot be verified at this time. If the minimum
side yard setback of 10 feet cannot be provided between the panhandle lot line and the existing
home, modifications may need to be made to the home to ensure a 10-foot setback is provided.
Proposed home:
Front: 20 feet
Side: 10% the width of the lot, minimum of 5 feet, maximum of 10 feet.
Rear: Twice the required side yard setback, not to exceed 20 feet.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0044 (DEV2026-0072)-BLAKELY RESIDENCE
July 29, 2026
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C. In approving a panhandle lot, a determination shall be made as to what portion of such lot shall be the buildable lot; for
purposes of this chapter, the buildable portion shall be the entire lot exclusive of any portion of the lot less than thirty-five feet
in width that is used for access to the lot. Also, a determination shall be made on which property lines of the buildable lots are
the front, sides and rear for purposes of providing required yards.
Compliance cannot be verified at this time. Reducing the length of the panhandle to 150 feet will
impact the lot width, thus impacting the setbacks for the proposed home. Once the lot
configurations are finalized, the setbacks can be determined. Please call out which setback is the
front, rear, and sides on the panhandle exhibit.
8. Lot coverage. In the R-1 zone, the footprint of all buildings and structures shall not exceed 40
percent of the lot. For panhandle lots, the size used in the calculation cannot include the
panhandle portion and is the buildable portion of the lot referenced in comment 6(a) above. As
currently designed, the project appears to comply but will need to be verified with a calculation
on the plans. Please be aware that porches, patio overhangs and balconies are also included in
the lot coverage calculation.
9. Building height. In the R-1 zone, the maximum building height is 30 feet if a minimum roof pitch
of 3:12 is provided or 24 feet if less than a 3:12 roof pitch is provided . The roof plans for the new
home show a proposed roof pitch of 4:12 therefore complying with the standard. For the building
height, please revise elevations to show existing and proposed grade. Building height is measured
from the lowest of the two grades to the peak of the roof. Once this information is provided,
compliance with building height can be verified.
10. Parking. Two covered parking spaces shall be provided for the new home. The minimum interior
dimensions of the garage shall be 20 feet wide x 20 feet deep, free and clear. Please include
dimensions, taken from interior of walls of garage, with the submittal.
11. Tribal. Cultural. and Paleontological Assessments. The project is in an area of known tribal/cultural
sensitivity. Please submit tribal and paleontological reports prepared by the appropriate
registered professionals. The report 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
12. City Council Policy No. 84, Development Project Public Involvement Policy. Please be advised that
you are required to send a public notice to the surrounding property owners (600-foot radius) and
occupants (100-foot radius) within 30 days of submitting the development application. Please
see the weblink below for additional instructions and details on the content of the notice.
13.
https ://www .ca rlsba dca .gov /ho me/ showpu bl isheddocu me nt/19417 /6387 4167 5682230000
lnclusionary Housing. The concept proposal to subdivide the property and construct a new home
will be subject to compliance with the city's lnclusionary Housing Ordinance. The project will be
conditioned to require the payment of an affordable housing in lieu fee prior to approval of the
building permit as an individual fee on a per market rate dwelling unit basis in the amount in effect
at the time, as established by City Council Resolution from time to time. The fee per unit is based
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0044 (DEV2026-0072)-BLAKELY RESIDENCE
July 29, 2026
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on the net square footage of each unit. The current fee is $18 per net sf of building area and is
subject to change every September 1st. A fee will not be required for the existing home.
14. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process
for housing projects. It is not mandatory unless applicants seek the vesting and processing
benefits offered under SB 330 . Participation in the SB 330 streamline process would occur first,
followed by the formal development application process required under Government Code (Gov.
Code)§§ 65940, 65941, 65941.5, and Carlsbad Municipal Code (CMC) § 21.42.050. Acceptance by
the city of a complete SB 330 Streamline Application (Form P-32) and fee will vest the project for
180 days in accordance with the ordinances, policies and standards in effect at the time the SB
330 Application is accepted.
15. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely
impact development requirements of this project. A formal application submittal will need to
include a completed Climate Action Plan Checklist (Form P-30) to determine what requirements
will apply to the project. New GHG reduction requirements are related to energy efficiency,
photovoltaic, electric vehicle charging, water heating and traffic demand management
requirements, as set forth in the California Green Building Standards Code and in Carlsbad
Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the
following address:
http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for
grading or building permits, the project will be required to comply with the effective requirements
even if different than what is proposed in the project's planning approvals. GHG reduction
requirements may impact, but are not limited to, site design and local building code requirements.
If incorporating new GHG reduction requirements results in substantial modifications to the
project after planning approvals are obtained, then prior to issuance of grading or building
permits, the applicant may be required to submit and receive approval of a Consistency
Determination or an Amendment application for the project through the Planning Division.
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. 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.
2. Based on a preliminary analysis it appears that this project may create more than 10,000 square
feet of impervious surface which is a threshold for a Priority Development Project (PDP). All
impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0044 (DEV2026-0072)-BLAKELY RESIDENCE
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Submit a Storm Water Quality Management Plan. Review the Hydromodification Exemption Map
and Potential Critical Coarse Sediment Yield Area Map on the City website to see if this criterion
applies to your project. The post construction stormwater treatment BMPs shall be shown on a
conceptual grading plan and drainage plan with the discretionary application.
3. Provide a Preliminary Title Report (current within the last six (6) months).
4. 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.
5. 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. Please note that
this project is subject to the updated San Diego County Hydrology Manual 2026.
6. A preliminary geotechnical report is required to evaluate the feasibility of any proposed pervious
pave rs proposed for the project.
7. Per CMC15.16.060 this project will require a grading permit and grading plan.
8. A separate improvement plan for work within the right-of-way may be required for this project.
9. 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.
10. Delineate and annotate the limits of grading.
11. 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.
12. 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.
13. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
14. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
15. 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
PRE 2026-0044 (DEV2026-0072) -BLAKELY RESIDENCE
July 29, 2026
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16. 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.
17. 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.
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 a cross section to show the existing and proposed ground, the proposed wall, the footing
and remedial excavation. The project frontage has been identified in the city's inventory as a
vacant planting site. Coordinate with the parks and recreation department for planting
requirements per Section 11.12 of the Carlsbad Municipal Code for additional information.
20 . Provide chain of title report to determine lot legality. A Certificate of Compliance may be required
pending results of the chain of title documents.
21. Show existing lot line bearing and distance.
22. Show proposed parcel A, B and C lot lines on the site plan. Provide proposed parcel areas in
acreage and square feet. This project is proposing a subdivision to create 3 parcels. A parcel map
is required. Proposed Lot 1 (Parcel A) shall be a panhandle lot. Provide typical street cross sections
for existing street, Highland Dr. Provide existing right-of-way width and existing improvements
and proposed improvements and dedications.
23. Delineate and annotate all proposed driveways and driveway widths.
24. Driveways that exceed more than 150' length shall have a turnaround designed for a 3-point turn
of a passenger vehicle. Additionally, applicant shall coordinate with the fire department to ensure
width and grade of driveway meets fire department requirements.
25. Show all existing and proposed utilities and callout size for: water, sewer, storm drain,
underground dry utilities, overhead lines, traffic signals, street lights in Highland Drive and laterals
affecting the property.
26. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way
27. 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.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0044 (DEV2026-0072) -BLAKELY RESIDENCE
July 29, 2026
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28. Remove existing water service and replace with a new PVC tee, meter and backflow per CMWD
standard drawing W-5.
29. 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. Highland Drive is designated as an alternative design street. Therefore, this development is not
subject to installing street frontage improvements at this time. The property owner will be
required to enter into a Neighborhood Improvement Agreement (NIA) with the city. The
Agreement will be recorded with San Diego County Recorder's Office.
31. A 3" AC grind and overlay is required for 60-ft of Highland Drive.
32. Per 20.28.020 of the Carlsbad Municipal Code, panhandle-shaped lots shall have a minimum
frontage of 20 feet on a dedicated public street or publicly dedicated easement accepted by the
city. Panhandles may not serve as access to any lot except the lot of which the panhandle is a
part.
33. Plot the proposed driveway serving the panhandle lot. Per Section 21.10.100 of the Carlsbad
Municipal Code, a minimum 14-foot-wide paved driveway must serve the lot. In addition, the
driveway can only serve the panhandle lot, not the lot that has the existing house on it. Therefore,
the portion of existing driveway encroaching onto the non-panhandle lot will need to be removed.
34. Meet with the Fire Department to identify the necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.)
35. Relocate the proposed vehicle gate a min. 20 feet from the traveled way, bike lane and pedestrian
path of travel so that approaching vehicles will not queue in the public right-of-way of Highland
Dr.
36. Plot stopping sight distance at all driveways.
37. Address the comments on the attached red lined plan.
38. 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.
Utilities:
1. Updated Civil Site Plans shall identify all existing public and private utilities along project
frontages and identify proposed utility connection locations on site plans. Fire service, water,
irrigation, and sewer connections shall be detailed for the proposed development in compliance
with current Carlsbad Engineering Design Standards and labeled with appropriate Standard
Drawing references. Note all required minimum clearances for potable and non-potable
separation from other utilities.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0044 (DEV2026-0072) -BLAKELY RESIDENCE
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2. Each separately owned parcel of property shall have a dedicated water service and meter by
public right-of-way (ROW); however, note that private water service lines shall not extend across
property lines per CMWD Ordinance 2.12.130. Separate private driveways may be required.
3. Each separately owned parcel shall have a dedicated sewer lateral and cleanout by public ROW.
Parcel elevation suggests sewage pumping may be required to serve the back lot(s).
4. Show and identify all utilities and service connections along parcel frontage along Highland Drive,
including existing 10" ACP water and 8" VCP sewer mains.
1. Provide hose pull dimensions: 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.
2. Private driveways used as fire apparatus access roads serving no more than two dwellings shall
have a minimum width of 16 feet. If the private driveway is intended to be utilized as a fire access
lane, provide details of road surface materials (e.g., asphalt, permeable pavers).
3. Gates and barriers on private driveways used for fire department access shall be equipped with
a Knox key switch to provide fire department entry.
4. If permeable pavers are proposed, provide a letter, wet-stamped and signed by a registered
engineer, certifying that the proposed emergency vehicle access roadway is designed and
constructed to support the required 75,000-pound fire apparatus load and provide all-weather
driving capabilities. The letter shall identify the specific paver system to be used and include
manufacturer specifications and installation details in accordance with the pavement design
recommendations included within the Geotechnical Report.
5. Provide an aerial view of the nearest fire hydrant location.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0044 (DEV2026-0072) -BLAKELY RESIDENCE
July 29, 2026
Page 10
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: Linda Ontiveros, Project Engineer, at 442-339-2773
• Fire Department: Darcy Davidson, Fire Division Chief at 442-339-2662
• Public Works-Utilities Division: Markus Mohrle, Senior Engineer, at 442-339-2322
Sincerely,
/W~-
SCOTT NIGHTINGALE
City Planner
SN:SH:CF
Enc: LDE redlines
c: CLH West Coast Property LLC, 5958 Camino Del Rey, Bonsall, CA 92003
Laserfiche/Data Entry/File Copy
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600