HomeMy WebLinkAboutPRE 2020-0028; MIXED USE EL CAMINO AND COLLEGE; Admin Decision LetterDecember 7, 2020
Colby Fincham
Barclay Group
2415 E. Camelback Road, Ste. 900
Phoenix, AZ 85016
SUBJECT: PRE 2020-0028 (DEV2020-0239)-MIXED USE EL CAMINO AND COLLEGE
APN: 206-090-11-00
{'city of
Carlsbad
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Thank you for submitting a preliminary review for the construction of 152 attached multi-family and detached single-
family residential airspace condominiums on a 9.6-acre residential lot, with an 8-acre parcel reserved for future
commercial development. An existing 20,000-square-foot recreational vehicle storage area for the Terraces of Sunny
Creek residential development to the southeast is proposed to remain in its current location on the subject property.
The 17.6-acre vacant property is located on the northwest corner of El Camino Real and College Boulevard.
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 8-15 du/ac/Local Shopping Center (R-15/L);
b. Zoning: Residential Density Multiple/Local Shopping Center (RD-M/C-L); and
c. The property is located in Area 3 of the El Camino Real Scenic Corridor and Local Facilities Management
Plan 15(E).
2. The proposed project will require the following permits:
a. General Plan Amendment (GPA) to allow for residential to be developed on a lot separate from the
commercial parcel;
b. Zone Change (ZC) to allow for residential to be developed on a lot separate from the commercial parcel;
c. Tentative Tract Map (CT) for the development of 152 air-space condominiums;
d. Planned Development Permit (PD) for the development of the attached multi-family and detached
single-family airspace condominiums;
e. Non-Residential Planned Development Permit (PUD) if the commercial parcel will have separate
ownership lots or if there is shared access with the residential community;
f. Special Use Permit (SUP) for development in the floodplain;
g. Special Use Permit for development adjacent to the El Camino Real scenic corridor;
h. Site Development Plan (SDP) for the development of the commercial parcel; and
i. Minor Planned Development Permit for the relocation of the recreational vehicle storage area (if
applicable).
Community Development Department
Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 J 760-602-4600 J 760-602-8560 I I www.carlsbadca.gov
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3. 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. The city is finalizing the application form and process
for SB 330 Streamline Applications. Please contact planning@carlsbadca.gov for more information.
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 CAP Checklist (Form P-30) to determine what requirements will apply to the
project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle
charging, water heating and traffic demand management requirements, as set forth in the California Green
Building Standards Code and in CMC Chapters 18.21, 18.30 and 18.51 which 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.
5. Update to the Housing Element. An update to the city's General Plan Housing Element is currently underway.
To comply with the state-imposed requirement to provide additional housing opportunities, the Housing
Element Advisory Committee has recommended changing the Local Shopping Center and R-15 General Plan
Land Use designations on the subject parcel to R-30, Residential 23-30 dwelling units per acre. As this process
has not been completed and it is unknown what the resulting final land use designation(s) will be for the
property, the subject preliminary review provides feedback based on the current General Plan Land Use and
Zoning designations.
6. Noise Analysis. As the subject parcel is adjacent to El Camino Real, please submit a noise analysis analyzing
the project's consistency with the General Plan and Noise Guidelines Manual. The Noise Guidelines Manual
can be found online at:
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D-24094
7. Biological Resources Assessment. Please submit a biological resources technical report from a registered
biologist indicating the type and area of habitat located on the property, as well as the proposed impacts.
Please ensure the BRTR complies with the following guidelines:
https:Uwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24331
8. Cultural Resources Assessment. As the project is located in an area of known cultural sensitivity, please submit
a cultural resources assessment prepared by a qualified professional. The study shall comply with the city's
Tribal, Cultural and Paleontological Resources Guidelines. Please be advised the Guidelines require a Luiseno
Native American monitor to be present for any field survey or work conducted by an archaeologist. Please
see the link below for additional information.
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https:ljwww.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=34010
9. Phased Development. As the commercial site plan was not submitted as part of the proposal, it is unknown
whether the commercial site is viable, particularly given the required setbacks and height off El Camino Real
(see No. 11 below). Staff also has concerns regarding the proposal to phase the development since the
commercial site may not be large enough or an appropriate shape to accommodate a large-scale grocery
store, as is required pursuant to the General Plan. Further, as the Land Development Engineering Department
will require a deceleration lane along the El Camino Real frontage, the minimum lot size of eight (8) acres for
the commercial site cannot be provided with the proposed site design.
Given these concerns, the comments received from the Engineering and Fire Departments, all of which have
a significant impact on the site design, and the status of the Housing Element update, serious consideration
should be given to waiting until the update to the Housing Element is completed. If the changes to the land
use designation are approved and the commercial designation is removed from the site, a far more cohesive,
dense residential development could be considered.
10. Local Facilities Management Plan (LFMP) 15/E). Pursuant to LFMP lS(E), up to 90,000 square feet of
commercial uses and 190 multifamily units are anticipated on the subject parcel. The proposal to construct
152 detached single-family and attached multifamily condominiums is generally consistent with the dwelling
unit projections in LFMP lS(E); however, additional residential units are preferred. Pursuant to LFMP 15(E),
prior to recording a final map or the issuance of a grading permit or building permit (whichever comes first),
the applicant shall enter into a secured financial agreement in a form acceptable to the City Council that will
secure its fair share of the cost of constructing the extension of College Boulevard between the northern
boundary of Development Area 4 to Cannon Road. If the proposed facilities demands are equal to or less than
the anticipated demands of the Zone 15 LFMP, then no revisions to the LFMP will be required. Most of the
facilities serving the area have been developed or planned and should meet the needs of the project. The
project will be required to show that there are adequate facilities through a facilities analysis for each
respective facility. In addition, an amendment to LFMP 15(E) will not be required to negotiate the fair share
contribution for the development of the extension to College Boulevard.
11. El Camino Real Scenic Corridor Standards. The parcel is located within Area 3 of the El Camino Real Corridor
Standards. The area of the property which is subject to the standards is dependent on the topography of the
site, as well as how you propose to develop this site. If separate lots are proposed for the residential and
commercial developments, the standards would only apply to those lots which front El Camino Real. More
specifically, the standards would apply to the following areas noted below. Detailed topographical
information will need to be provided to support the determination as to which standards will apply as it will
also impact the required height and setbacks. In addition, please be advised that these standards will be
applied to the future property line after the right-of-way is dedicated for the deceleration lane.
Area of applicability:
a. 300 feet deep for upslope area (5' higher than street grade); or
b. 400 feet deep for at-grade areas (within 5' of street level)
Building height:
a. Within 100 feet of El Camino Real (ECR) right-of-way (ROW): 15 feet, measured from pad elevation;
b. Within 100-200 feet of ECR ROW: 25 feet, measured from pad elevation; and
c. Within 200-300 feet of ECR ROW: 35 feet, me~sured form pad elevation.
Required setbacks:
Nonresidential:
a. Upslope: minimum 45' from ROW or minimum of 15' from the top of the slope, whichever is greater;
b. At grade: minimum 60' from ROW
Residential:
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a. Upslope: minimum 45' from ROW or minimum of 15' from the top of the slope, whicheyer is greater;
b. At grade: minimum 60' from ROW; some method of screening shall be incorporated into the design such
as earthen berms, decorative walls, heavy landscaping or a combination thereof. In no case shall a 6-foot-
tall wall or parking area encroach closer than 25 feet of the ROW.
c. Driveways may be included in the setback, but parking may not.
12. Land Use. The subject 17.6-acre property has a split residential and commercial General Plan Land Use (R-
15/L) and Zoning (RD-M/C-L) designation. The project proposes 152 attached multi-family and detached
single-family residential airspace condominium units on 9.6 acres and commercial development on an 8-acre
parcel. A site plan for the commercial property was not provided with the subject preliminary review. Please
see feedback below as it relates to the proposed land uses and site design for the residential site and the
anticipated land uses and site design for the commercial site.
Commercial:
a. Pursuant to the General Plan Land Use and Community Design Element, development on parcels
designated L should have the following characteristics:
• The site size shall range from 8-20 acres;
• The anchor tenant shall provide daily goods and include either a grocery store, supermarket,
specialty market or drug store; and
• The gross lease area shall range from 60,000-150,000 square feet.
b. Pursuant to the General Plan, commercial areas shall include a public outdoor space that could be used
by the patrons of the center and tenants of the center as a common place to congregate and as a focal
point and "sense of place" for the center. The project shall also provide a strong pedestrian orientation.
The zoning ordinance requires C-L zoned properties to provide an employee eating area (300 sq.
ft./50,000 sq. ft. floor area). Please review the development standards in the C-L Zone for additional
details.
c. The 8-acre commercial lot has an "L-shaped" orientation which wraps around the corner of El Camino
Real and College Boulevard. The depth of the parcel along the El Camino Real frontage is approximately
220 feet.
As discussed above, the project is located in Area 3 of the El Camino Real Scenic Corridor and is subject
to the setbacks and height standards outlined within the El Camino Real Corridor Development Standards.
If it is determined that the commercial property is located at-grade or within 5 feet of the existing grade
of El Camino Real, the required building setback from El Camino Real is 65 feet. In addition, parking cannot
be located within this area. As a result of this requirement and the proposed L-shaped design of the
commercial property, approximately 155 feet remains for the development along El Camino Real.
Further, the maximum allowable building height (as measured from the pad elevation) within 100 feet of
the El Camino Real right-of-way (ROW} is 15 feet, within 100-200 feet of the ROW is 25 feet and beyond
200 feet of the ROW is 35 feet. As a result, only the rear 20 feet of the lot could be developed with a 35-
foot-tall structure.
Taking into account the setbacks and height restrictions for the L-shaped parcel, staff has concerns
regarding the viability of the commercial component of the project. More specifically, it is unclear
whether a large-scale grocery store could be developed on the property. The proposed configuration of
the lot lends itself to the development of a one-to two-story inline retail center or small retail pads. Staff
recommends reconsideration of the project design to provide more depth to the commercial property so
a tenant such as a large grocery store can be accommodated, as required pursuant to the General Plan.
Alternatively, you may choose to wait until the update to the Housing Element is completed. To comply
with the city's state-imposed affordable housing goals, city staffis considering eliminating the commercial
Zoning and General Plan Land Use designations on this property and allowing for residential development
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forthe entire property at 30 dwelling units per acre. A more cohesive and dense residential development
will be feasible if the land use changes are approved as part of the Housing Element.
Residential:
a. General Plan. The R-15 General Plan Land Use designation allows residential density at a range of 8-15
dwelling units per acre (du/ac) with a Growth Management Control Point {GMCP) of 12 du/ac. The
proposal to construct 152 dwelling units on a 9.6-acre lot has a proposed density of 15.8 du/ac which
exceeds the maximum density allowed. At the Growth Management Control Point (GMCP), a total of 115
units are allowed (12 x 9.6 = 115.2; this number shall be rounded down pursuant to CMC Section
21.53.230, Table A). Therefore, an allocation of 37 units from the city's "excess dwelling unit bank"
(EDUB) will required. Currently, there is capacity (102 units) to withdraw 37 units from the EDUB in the
northeast quadrant of the city.
b. Density Bonus. As the project exceeds the maximum density of 15 du/ac by eight (8) units, a density
bonus will be required pursuant to CMC Chapter 21.86, Residential Density Bonus and Incentives or
Concessions. As currently proposed, a six (6) percent density bonus would be required (9.6 acres x 15
du/ac = 144; 152 -144 = 8 units over the maximum number of allowed units; 8 units/144 = .055 or 5.5
percent density bonus, required to be rounded up).
Pursuant to CMC Section 21.86.040, Table C, a six (6) percent density bonus requires 11 percent of the
units to be affordable to moderate income households. This number is based on the maximum density
of 144 dwelling units. Therefore, 15.84 or 16 inclusionary housing units would be required at a moderate-
income level (144 x 0.11 = 15.84 or 16 units).
However, pursuant to Planning Commission Resolution No. 7114, please be advised that a minimum of
20 percent of the total residential housing units are required to be designated as affordable to lower
income households at 80% or below the San Diego County Area Median Income. At the sole discretion
of the City of Carlsbad and following completion of an alternate public benefit analysis, the residential
development (rental or for-sale) may be permitted to produce affordable housing units on the site of the
residential development that meet one of the following minimum requirements as an alternative to
satisfy the lower income affordable housing requirement set forth above.
1. A minimum of 15 percent of the total projects housing units shall be affordable to lower income
households at 80% or below the San Diego County Area Median Income and an additional 10
percent shall be affordable to moderate income households at 100% or below of the San Diego
County Area Median Income; or
2. A minimum of 15 percent of the total project housing units shall be affordable to very low-income
households at 50% or below the San Diego County Area Median Income.
For additional information and the background regarding the allocation of units to the subject site, please
see the attached Planning Commission Resolution No. 7114 for reference.
c. RD-M/Planned Development. Detached single-family dwellings and twin homes designed as airspace
condominiums require the approval of a Planned Development Permit pursuant to CMC Chapter 21.45,
Planned Development Ordinance. Specifically, the proposed condominium project shall comply with
Table C, General Development Standards, and Table E, Condominium Projects. Please see Comment No.
13 below for a Planned Development compliance analysis and staff recommendations. As the site plan
provided does not include the necessary detail to complete a full compliance analysis, the comments are
more general in nature and detailed review for compliance will occur with a formal project submittal.
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13. Planned Development Ordinance. Pursuant to CMC Chapter 21.45, Tables C and E; please be aware of the
following requirements. Please be advised that these comments are not all-inclusive. Please refer to CMC
Chapter 21.4S to ensure the project complies.
Table C. General Development Standards
a. Major arterial setback. College Boulevard: 40 feet; half of the width shall be landscaped.
b. Private streets. The proposed private streets shall have a minimum ROW width of 56 feet and a
minimum curb-to-curb width of 34 feet, with parking on one side. As designed, the project proposes a
26-foot-wide drive aisle width and does not comply. As part of the 56-foot ROW width, there shall be
a minimum 5.5'-wide parkway (curb adjacent) and a 5-foot-wide sidewalk (both sides). Street trees are
required to be spaced 30 feet on-center within the parkway.
c. Drive aisles. The minimum drive aisle width between the garages is 20 feet. However, the minimum
back-up space required between garages is 24 feet. Therefore, unless the garages are recessed a
minimum of two (2) feet, a 24-foot-wide drive aisle shall be provided. In addition, please be advised
that the Fire Department may require additional width for emergency access. At the end of each drive
aisle, please include a five-foot deep kicker space for the end units to back-up into when exiting the
garage._
d. Visitor parking. 0.25 spaces per unit. As 152 units are proposed, 38 visitor spaces are required. On-
street visitor parking is permitted on the private street. Please see Table C, specifically C.7, for
additional details regarding the visitor parking requirements.
e. Compact parking: Up to 25% of the visitor parking (or 9 spaces) can be compact spaces. The minimum
dimension for compact stalls is 8 feet by 15 feet. No overhang is permitted into any required setback
or sidewalks less than 6 feet in width.
f. Screening of parking. Open parking areas shall be screened from adjacent residences and public ROW
by either a wall or landscaping or combination thereof.
g. Community recreational space. 200 square feet per unit or a total of 30,400 square feet is required.
Community recreational space shall be provided as both passive and active recreational facilities for a
variety of age groups. A minimum o/75% of this area or 22,800 square feet shall be dedicated toward
active uses such as a pool, tennis courts or a children's playground. In addition to the required resident
and visitor parking. (If the residential land use designation changes from R-15 to R-30, the requirement
for community recreation space is reduced to 150 square feet per unit.)
h. Community recreation area parking. In addition to the required visitor and resident parking, one
parking space shall be provided for each 15 residential units, or fraction thereof, for units located more
than 1000 feet from the community recreation area.
i. Recreational vehicle (RV) storage. RV storage is not required for projects located within the R-15
General Plan Land Use designation. If the residential land use designation changes from R-15 to R-30,
RV storage will also not be required.
j. Storage space. 480 cubic feet per unit. If two-car garages are proposed with a minimum dimension of
20' x 20', the requirement is satisfied.
Table E. Condominium Projects
a. Architectural requirements. The detached, one-family dwellings shall comply with City Council Policy
No. 44. There are very specific design features and articulation required. Please see the link below for
additional details:
https://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D;24738
The multifamily units shall comply with the architectural requirements pursuant to CMC Chapter 21.45,
Table E, Section E.2.
b. Lot coverage. 60% of the developable acreage.
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c. Building height. 35 feet, 3 stories. Please show building heights on all elevations as measured from
existing grade or finished grade, whichever is lower. If proposing to establish a new grade pursuant to
CMC Section 21.04.065, please add a note on the plans stating the request.
d.. Setbacks.
• Private street. Residential structure -10 feet; direct entry garage 20 feet.
• Drive aisle. Residential structure -5 feet, fully landscaped; garage -3 feet
• Perimeter. Same as underlying RD-M zone; minimum 5 feet for interior sides (north and south
property lines) and minimum 10 feet for rear (west property line).
e. Resident parking. Two covered spaces per unit; two-car garages shall have a minimum dimension of
20' x 20'. Additional space outside of this area shall be included for trash receptacles and a water
heater.
f. Private recreational space. Please see Table E.8 in CMC Section 21.45.080 for additional details.
• One-family dwellings: 200 square feet per unit; minimum dimension of 10 feet
• Multi-family dwellings: 60 square feet per unit; minimum dimension of 6 feet
14. Planning staff has the following comments on the site design for the residential component of the project:
a. The shared commercial and residential access off El Camino Real cannot be supported. If the Fire
Department requires a secondary emergency access point for the residential project, which shall be
separate from any commercial access points.
b. As a number of the Planned Development Ordinance, Engineering and Fire Department requirements
will impact the proposed site design, staff recommends attaching all of the units to maximize the
density.
c. If the detached single-family units are retained in the design, please redesign the project so that the
detached units are not adjacent to the commercial site. The attached units are more appropriate
transitional land uses next to the commercial property.
d. A solid wall and landscape buffer shall be included along the shared residential and commercial
property lines.
15. Architectural Design. Staff is supportive of the sample residential elevations submitted with the concept
review. The coastal or Mediterranean-inspired designs are preferred. The project should provide well-
articulated units and a mix of colors and materials. Given the number of units proposed, three different
architectural themes shall be included to provide variety in the community. As discussed in No. 11 above, the
design shall comply with City Council Policy No. 44 for the detached units and the Planned Development
Ordinance for the attached multifamily units.
16. Bus Turnout. The North County Transit District (NCTD) may require a bus turn-out pocket along the El Camino
Real frontage. Please begin coordination with NCTD to determine if it will be required. Please be advised that
if a bus turn-out is required, a bus shelter shall be included. In addition, it m-ay impact the size of the
commercial property. The required minimum lot size is eight (8) acres.
17. Existing RV Storage Area. As currently proposed, the existing, unscreened RV storage area for the Sunny Creek
residential community is located at the entrance to the proposed residential development. The location is not
ideal as it is unsightly. It is preferred that it be relocated to an area that is far less visible. A screen wall and
landscaping shall be proposed around the perimeter of the RV lot as part of the proposed project. Please
coordinate any changes with the appropriate homeowner's association.
18. Landscape Plan. A conceptual landscape plan shall be submitted with the project application in compliance
with the city's Landscape Manual. If applicable, please show all existing trees to be removed on the landscape
plan. The Landscape Manual can be found online at:
http://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=24086
19. McClellan-Palomar Airport. The site is located within the airport influ.ence area of the McClellan-Palomar
Airport and is subject to the McClellan-Palomar Airport Land Use Compatibility Plan. The site is located in
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Zone 6, Traffic Pattern Zone, and does not have any land use limitations. Upon formal submittal of a General
Plan Land Use change, an application for land use consistency determination will be submitted to the San
Diego Airport Land Use Commission for a determination of land use compatibility.
20. Stakeholder Outreach. The project is subject to City Council Policy Statement No. 84, Development Project
Public Involvement. A notice sign is required to be posted onsite by the applicant and an early public notice is
required to be prepared by the applicant and mailed to all owners located within a 600-foot radius of the
property. In addition, enhanced stakeholder outreach and a follow-up summary report are required. Please
see attached Policy for details.
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx7Blob1D-3SS78
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
http:ljwww.carlsbadca.gov/services/depts/planning/default.asp. You may also access the General Plan Land Use
Element and the Zoning Ordinance online at the website address shown; select Department Listing; select Planning
Home Page. Please review all information carefully before submitting.
Land Development Engineering:
Land Development Engineering Division staff has completed a preliminary review of the above-referenced project.
Prior to formal application submittal the following items must be adequately resolved/addressed:
1. Complete a Stormwater Standards Questionnaire. 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 can be printed from the following website link:
http://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx7Blob1D=22711
Preliminary analysis suggests that the project is a Priority Development Project and must comply with PDP
stormwater requirements of the BMP Manual. A Storm Water Quality Management Plan {SWQMP) must be
prepared and submitted at time of application.
3. A preliminary hydrology study will be required to determine the pre-development and post-development
discharge flows. Provide preliminary recommendations to mitigate any increase in flows.
4. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed
project including design recommendations for proposed pollutant control BMPs and hydromodification
facilities.
5. A recent Preliminary Title Report (PTR) will be required with formal project application submittal.
6. All easements and encumbrances identified in the PTR must be indicated on the site plan.
7. Show complete property boundary data on the site plan, including bearings and distances.
8. Show locations of all existing public utilities within El Camino Real and College Boulevard, including water
main, fire hydrant, water services, water meters, sewer main, sewer laterals, and their appurtenances.
Reference the drawing numbers of the city approved improvement plans and identify materials and sizes.
9. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving,
manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at the project frontage and
within 100 feet.
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10. Show existing and proposed contour lines onsite and extend at least 100 feet beyond property lines.
11. Show the locations of all existing and proposed buildings, walls, fences, and permanent structures onsite and
within 100 feet of site.
12. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties.
Provide a typical street cross section of El Camino Real and College Blvd. showing existing improvements.
13. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards.
14. Show spot elevations and method of drainage for the site, including storm drains, gutters, swales and basins.
15. Show proposed finished floor elevations for structures.
16. From CMWD:
a. A water and sewer analysis should be requested so the developer can demonstrate that the project
will be constructed within Carlsbad standards.
b. It should be a private waterline on private property with a master meter on each side of the looped
connection points.
c. There is a 36-inch transmission main in this area; no connections are permitted to transmission mains
per our standards.
1) The development will need to connect to the 12-inch distribution main in El Camino Real and/or
College which is the 375-pressure zone.
2) The development may need to install a new public main from El Camino Real, along Sunny Creek
Road to serve the property.
d. The project will be required to utilize recycled water for irrigation
1) Recycled water main is available in College.
17. A scoping agreement is required prior to the preparation of the Transportation Impact Analysis (TIA) and prior
to submittal of the project.
18. The northern section of the property is in a flood hazard zone. It appears that the base flood elevations do
not coincide with the existing grades on the property, so a LOMR may be filed to reduce the impacts of this
flood zone. No fill may be placed in the flood zone. Adjust site plan to clearly show fill and residential units
located outside of the flood zone.
19. Coordinate with the Fire Department to identify all necessary fire protection measures required for this
project. Show the locations of the proposed private fire service and fire hydrants on the site plan.
20. The project will be evaluated to determine if they meet the criteria of the Transportation Demand
Management (TDM) Ordinance. If any improvements meet the requirements of the ordinance, a TOM plan
shall be prepared prior to issuance of building permit.
21. Show sidewalks and provide clearance behind sidewalks for fire hydrants, streetlights, water meters and
backflow preventers.
22. The private street will be 32' wide curb-to-curb with parking on one side. The drive aisles may be 24' wide
curb-to-curb.
23. Provide details for pedestrian access that meets ADA requirements.
24. Traffic signal modification will be required for the signal at College Boulevard.
25. The proposed access at Sunny Creek Road may be a public road (60' ROW) with a cul-de-sac or a private road
(58' ROW). An agreement with the adjacent property owner for the construction bf the portion of the road
PRE 2020-0028 (DEV2020-0239) -MIXED USE DEVELOPMENT EL CAMINO AND COLLEGE
December 7, 2020
Pa e 10
on the adjacent property will be required prior to project approval. A dedicated deceleration lane on El
Camino Real would be required and the median extended to make this access point right-turn-in, right-turn-
out only. The other proposed access point from El Camino Real will not be allowed.
26. The access point to the commercial site from College Boulevard is acceptable.
27. From LOCAL FACILITIES MANAGEMENT PLAN AMENDMENT ZONE 15 (E):
Drainage
a. All future development in Zone 15 will be required to construct any future Zone lS storm drain facilities
identified in the July 2008 Drainage Master Plan. Any facilities necessary to accommodate future
development must be guaranteed prior to the recordation of the first final map, issuance of a grading
permit or building permit, whichever occurs first in Zone lS. (Note: Facility identification below taken
from July 2008 Drainage Master Plan).
b. Prior to the recordation of any final map, grading permit or building permit (whichever occurs first), for
any specific project within Zone 15, the developers of that project are required to:
1) Pay the required drainage area fees established in the current Drainage Master Plan; and
2) Execute an agreement to pay any drainage area fees established in the forthcoming revised
Drainage Master Plan.
c. Prior to the recordation of the first final map, issuance of grading permit or building permit, whichever
occurs first within Zone 15, the developers are required to financially guarantee Zone 15's proportional
share of the following to the satisfaction of the City Engineer:
1) Sediment detention basin "BJ-1" to be installed in Zone 15 upstream of College Boulevard along
with a 4' x 7' box culvert under College Boulevard and an unlined channel within basin "BJ-1".
2) Provide a mechanism for the maintenance of the "BJ-1" sediment detention basin.
3) Remove the existing headwall of the 78" RCP in College Boulevard (BL-L) and connect to Agua
Hedionda Creek just downstream of the proposed bridge.
4) Bridge on College Boulevard at Agua Hedionda Creek (BL-L).
5) Drainage project BR a 66-inch culvert under College Boulevard North of Bridge BL-L to drain an
un-named creek coming from Cantarini and Holly Springs Development.
College Boulevard
Prior to recording a final map or the issuance of a grading permit or building permit (whichever comes first),
the applicant shall enter into a secured financial agreement in a form acceptable to the City Council that will
secure its fair share of the cost of College Boulevard between the northern boundary of Development Area 4
to Cannon Road.
Sewer Collection
All development in Zone 15 is required to pay the appropriate sewer connection fees
and sewer benefit area fees prior to issuance of any building permit.
28. See the attached redlines for clarification as to access points and street and drive aisle widths.
29. Please be advised that in order to make a more in-depth review of the proposed development, a more
complete design of the project is required.
Fire Prevention:
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December 7, 2020
Pa e 11
1. A minimum of two access points are required for the residential development.
2. Street widths for fire access shall have a minimum width of 24 feet with no loaded parking or 32 feet with
parking on one side only.
Building:
1. Covered multifamily/multistory dwellings require CBC Chapter llA accessible design elements (dependent
on elevator).
2. Two percent of the assigned and five percent of the unassigned parking stalls shall be accessible.
3. Each separate parking facility shall have accessible stalls.
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, Associate Planner, at (760) 602-4621
• Land Development Engineering: Allison McLaughlin, Project Engineer, at (760) 602-2732
• Building Division: Jason Pasuit, Building and Code Enforcement Manager, at (760) 602-2788
• Fire Department: Randy Metz, Fire Marshal, at (760) 602-4661
Sincerely,
DON NEU, AICP
City Planner
DN:SH:cf
Enc: Engineering redlines
Planning Commission Resolution No. 7114
c: Matt Wilcox, Wal-Mart Real Estate Business Trust, 2608 SE J ·street, Bentonville, AR 72716
Bill Hofman, Hofman Planning & Engineering, 3152 Lionshead Avenue, Carlsbad, CA 92010
Allison McLaughlin, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry