HomeMy WebLinkAboutPRE 2022-0051; FAIRFIELD APARTMENT HOMES AT BRESSI; Admin Decision LetterNovember 14, 2022
Shon Finch
Fairfield Gateway Road LLC
5355 Mia Sorrento Place
San Diego, CA 92121
{'City of
Carlsbad
SUBJECT: PRE 2022-0051 (DEV2022-0186) -FAIRFIELD APARTMENT HOMES AT BRESSI
APN: 213-263-19-00, 213-263-20-00
Thank you for submitting a preliminary review application to construct a 60-foot-tall, four and five-story,
320-unit, stacked residential apartment building in Planning Area 5 of the Bressi Ranch Master Plan, MP
178(K). Architectural projections up to 68 feet are proposed for the elevator towers. A total of 1.5 parking
spaces per unit are proposed within an at-grade parking garage. The project site, an approximately 5.33-
acre site comprised of two legal lots (Lots 11 and 12 of CT 05-09), is located on the southwest corner of
Palomar Airport Road and Gateway Road and east of El Fuerte Street. Primary access to the building is
proposed mid-block, along the eastern segment of Gateway Road. Secondary access to the parking garage
is proposed off the southern segment of Gateway Road. The site is currently pad-graded with the
exception of a small detention basin located adjacent to Gateway Road on the south side of the lot. Street
improvements include curb, gutter, sidewalk, street trees, and groundcover along Gateway Road.
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. The current General Plan and zoning designations for the properties are as follows:
a. General Plan: Planned Industrial (Pl);
b. Zoning: Planned Community (P-C) -(Zoned Planned Industrial (P-M) within the Bressi
Ranch Master Plan); and
c. Bressi Ranch Master Plan, MP 178K.
2. The project is site is identified as Potential Housing Site No. 11 ("Bressi Ranch Gateway Road
Industrial Parcels") in the city's Housing Element. The site is currently being studied as part of an
Environmental Impact Report to change the General Plan and Zoning land use designations on a
number of properties to comply with the state's Regional Housing Needs Assessment (RHNA).
Specifically, the city is studying a proposal to change the General Plan Land Use designation at the
subject site from Planned Industrial (Pl) to Residential, 37.5 to 40 dwelling units per acre (R-40).
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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The preliminary review submitted assumes the land use change will be approved. The anticipated
city approval date of the land use changes is fall of 2023. Once the land use change is approved,
the following permits will be required:
a. Major Master Plan Amendment to amend MP 178{K) to address the land use change and
establish development standards forthe subject site. The amendment will need to be a
comprehensive update to the plan. Several pages of the MP 178{K) will need to be
updated/modified to address the proposed request.
b. Site Development Plan.
c. Lot Line Adjustment to merge the properties. The lot merger will be a condition of
approval for the project.
*Approval from the Planning Commission and City Council will be required.
If an application for this project is submitted prior to the city's approval of the land use changes;
a General Plan Amendment will need to be submitted in addition to the permits mentioned above.
3. Density/Density Bonus. If the proposal to change the General Plan Land Use designation from Pl
to R-40 is approved, the following is a summary of the calculation for the base number of units
that could be permitted within the density range of 37.5 to 40 dwelling units per acre:
Base Unit Range for 5.33-acre parcel in R-40 Zone: 200-214 dwelling units:
Minimum density= 37.5 du/ac:
37.5 x 5.33 = 199.8; rounds up to 200 dwelling units
Maximum density= 40 du/ac:
40 x 5.33 = 213.12; rounds up to 214 dwelling units
Density Bonus (DB)
The project proposes 320 units and includes a request for a 50% density bonus {213 base units x
1.5 = 319.5 or 320 units).
lnclusionary Housing Requirement
Per CMC Section 21.86.030 of the city's Density Bonus Ordin~nce {and CMC Section 21.85.050 of
lnclusionary Housing Ordinance):
All housing development projects are subject to Chapter 21.85-lnclusionary Housing, including
projects that also qualify for a density bonus under this chapter. The affordable housing
requirements of the two chapters are not cumulative. If an applicant seeks to construct affordable
housing to qualify for a density bonus in accordance with the provisions of this chapter, those
affordable dwelling units provided to meet the inclusionary requirement established pursuant to
Chapter 21.85 of this title shall also be counted toward satisfying the density bonus requirements
of this chapter. For projects that qualify for a density bonus, the inc/usionary housing requirement
shall be based on the total residential units approved for the project, including any density bonus
dwelling units awarded pursuant to this chapter.
Please see examples in the table below highlighting how the inclusionary housing requirements
can be satisfied with a 50% DB. The inclusionary unit count in bold will be the requirement for
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inclusionary units (i.e., the higher of the two numbers between DB or the city's inclusionary
housing requirement).
:i' ., Very Low Income
r·,'., Low l'ncome Option Blended Option (DB _units at
Option VL, Inc units at L)
Base units at 5.33 X 40 = 213.2 214 214
40 du/ac Rounds up to 214
50% DB 214 X 0.5 = 107 107 · 107
Total Units 214 + 107 = 321 321 3il
w/DB .,
Density 15% X 214 = 32.10 24% X 214 = 51.36 15% X 214 = 32.1
Bonus (rounds up to 33) (rounds up to 52) (rounds up to 33)
inclusionary
requirement
Carlsbad 12.5% X 321 = 40.13 15% X 321 = 48.15 15% X 321 = 48.15
Municipal (rounds down to (rounds down to 48 but DB (rounds down to 48)
Code 40) requirement is higher)
inclusionary (33 units @ VL, 15 units @ L)
requirement
(includes
base units
and DB units)
Therefore, depending on which income option is selected, a total of a 40, 48 or 52 inclusionary
housing units will be required for a 50% DB. In addition, pursuant to CMC Section 21.85.010.A.2,
at least ten percent of the inclusionary units shall have three bedrooms. The current project
proposes 29 three-bedroom units. As currently designed, the project complies with this standard.
In addition, the inclusionary units shall be constructed concurrently with market-rate units and
the mix of number of bedrooms in the affordable dwelling units shall be commensurate with the
market rate units.
Density Bonus Incentives/Concessions and Waivers. Pursuant to State Density Bonus Law, the
number of incentives and concessions that can be requested by a developer varies by the amount
and type of reserved affordable housing units being proposed. Please see the table below for
some examples of how many incentives could be granted based on the level and percentage of
affordability.
Income % of Reserved Units
Very Low 5% 10% 15% 80%or more
~OW. 10% 17% 24% 80%ormore
Moderate 10% 20% 30% 20%maximum
Senior*• n/a n/a n/a n/a
I! lncentiv!,!S , 1-,. .: 2' 3 .. ·· 4*
•ro·quallfy for 4 lncentives, a project must resel'\/e at least 80% of ihe II.nits
for lower Income households (very low,.low, or comblnation thereof). The
remaining 20% may be reserved for moderate Income households.
•• Senior projects with no affordable housing are not entitled to Incentives.
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As part of the request for incentives or concessions, the city requires applicants to provide
reasonable documentation to show that any requested incentive will result in identifiable and
actual cost reductions to provide for affordable housing costs or rents (CMC 21.86.0S0A.5). The
city must grant a requested incentive or concession unless it finds the following:
a. The concession or incentive does not result in identifiable and actual cost reductions to
provide for affordable housing costs or rents.
b. Granting the concession or incentive would have a specific adverse impact on public
health or safety or on property listed on the California historical register, which cannot be
mitigated, or would be contrary to state or federal law
In addition, waivers or a reduction of a development standards may be granted if a developer
provides reasonable documentation showing that the City's standards would physically preclude
the allowed densities and incentives.
Please refer to the link below for the city's State Density Bonus Law Informational Bulletin, IB-
112:
637744794162930000 (carlsbadca.gov)
Please refer to the link below for the Density Bonus Supplemental Checklist, P-l(H):
https://www.carlsbadca.gov/home/showpublisheddocument/450/637843404170270000
4. Unit Count for MP 178(K). Pursuant to ExhibitXIV-1 of MP 178(K), the total number of residential
units in the Master Plan shall not exceed 749. The current number of units approved is 749. The
proposed Major Master Plan Amendment will need to update MP 178(K) to add the proposed
number of units and the appropriate environmental analysis will need to be completed to account
for the increase in dwelling units.
5. Setbacks. The setbacks for the subject property/development will be established as part of the
Major Master Plan Amendment. The proposed setbacks should be generally consistent with the
development standards for the multi-family land uses/Planning Areas for MP 178(K). Please be
advised, per comments in No. 7 below, if the RD-M building height standards are applied to the
proposed project, the setbacks will need to be greater than the RD-M setbacks to account for the .
increased building height.
The summary submitted with the preliminary review indicates the following setbacks are
proposed:
a. North (Palomar Airport Road): 64 feet on plans; 50 feet proposed in application summary.
Staff is supportive of at least a SO-foot setback off Palomar Airport Road as it complies with
MP 178(K). Please ensure this area is fully landscaped with fast-growing, tall specimen trees.
All landscaping shall comply with the requirements of the Bressi Ranch Master Plan.
b. South (Gateway Road, Front Yard on a Collector, Local or Private Street): 20 feet proposed.
PA 5 of MP 178(K) requires an average setback of 35 feet, with a minimum of 25 feet, fully
landscaped. Based on the proposed building height of 60 feet, staff would like to see the
setbacks increased adjacent to Gateway Road.
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6.
c. East: (Gateway Road, Front Yard on a Collector, Local or Private Street): 10 feet proposed.
PA 5 of MP 178(K) requires an average setback of 35 feet, with a minimum of 25 feet, full
landscaped. Based on the proposed building height of 60 feet, staff would like to see the
setbacks increased adjacent to Gateway Road.
d. West (side property line shared with Pizza Port): 15 feet proposed. A greater setback along
the west property line should be considered that provides a dense landscape screen adjacent
to the existing loading area and parking lot associated with Pizza Port brewery and
production facility. As currently proposed, a dog park is proposed in this area. While staff is
supportive of a dog park, it is located in an area that should have a significant landscape
buffer between the adjacent light industrial use (brewery with loading area and visible
outdoor tanks) and the proposed residential project. Please consider relocating the dog park
or reducing the size so a significant landscape screen can be provided.
Parking. The project description and plans submitted with the application indicate 1.5 parking
spaces per unit or a total of 480 spaces will be provided. Pursuant to MP 178(K), the parking shall
comply with Chapter 21.44, Parking Ordinance, of the Carlsbad Municipal Code. As a density
bonus is proposed, current density bonus law supersedes the Parking Ordinance. Per state
density bonus law, no more than one parking space can be required for studios and one-bedroom
units and no more than 1.5 spaces can be required two or three-bedroom units. The project plans
provide the following breakdown for the types of units:
Unit type:
Studio units: none
One-bedroom units: 182
Two-bedroom units: 109
Three-bedroom units: 29
Parking required:
182 x 1 space per unit = 182 spaces
109 x 1.5 spaces per unit= 163.5 spaces
29 x 1.5 spaces per unit= 43.5 spaces
TOTAL SPACES REQUIRED= 389
A total of 389 parking spaces are required and a total of 480 are proposed. Therefore, the
preliminary design currently complies with the minimum number of parking spaces required per
the current density bonus law. A detailed parking analysis will be completed once the application
is submitted.
7. Building Height. Planning Areas PA 15 and PA 16 of MP 178(K) have a General Plan Land Use
designation of Residential High or R-23 and are subject to the development standards of the RO-
M zone (CMC Chapter 21.24).
Pursuant to CMC Section 21.24.030, no building shall exceed a height of 35 feet. In addition,
pursuant to CMC Section 21.24.080, for any structure above 35 feet which has had its height
increased by approval of specific plan, the setbacks shall be increased at a ratio of one and one-
half addition~l foot horizontally for each eight feet of vertical construction. Planning staff
recommends the amendment to MP 178{K) include the same standards as PA 15 and 16, including
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the 35-foot maximum building height. Since the proposed building height is 60 feet (with
allowable architectural projections for the elevator tower), an incentive/concession will need to
be requested to exceed the building height as part of the density bonus request. Further, an
additional incentive, concession or waiver will likely need to be requested for reduced setbacks.
8. Photo Simulations. Once the application is submitted and all design-related issues have been
resolved, photo simulations will be required to assess the visual impacts as viewed from various
vantage points, including Palomar Airport Road, Gateway Road and from the residential
community to the south.
9. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) -The project site is located on
Lots 38 and 39 of the Bressi Ranch Master Plan, which is located within the McClellan-Palomar
Airport Influence Area (AIA). New development within the AIA must be reviewed for consistency
with an adopted land use compatibility plan for the airport. The Bressi Ranch Master Plan was
approved under the Comprehensive Land Use Plan {CLUP) for McClellan-Palomar Airport, which
was originally adopted on April 22, 1994 and later amended on October 4, 2004. A new document
has since been approved by the San Diego Airport Land Use Commission (ALUC). Renamed as the
McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP), this document was adopted on
January 25, 2010 and later amended on March 4, 2010 and December 1, 2011.
The proposed land use change is significantly different than the land use approved under the prior
compatibility plan. As a result, the project will be subject to review and consistency findings of
the new ALUCP (see ALUCP Policy 2.3.2(c)). Please be advised the ALUC will be reviewing the
proposed changes to the General Plan Land Use designation as part of the EIR process that is
currently underway for the potential new housing locations. If a determination of consistency is
made as part of the current EIR process, ALUC review may not be required for the proposed
project. Preliminary review of this project against the new ALUCP revealed the following:
a. Exhibit 111-1-Compatibility Policy Map: Noise. The project site is located outside of the
60 db CNEL noise exposure range per Exhibit 111-1. Pursuant to the ALUCP Section 3.3.3(a)
on page 3-19: "The threshold for evaluation is the projected 60 dB CNEL contour. This
contour defines the noise impact area of the Airport. All land uses located outside of this
noise contour are consistent with the noise compatibility policies."
b. Exhibit 111-2 -Compatibility Policy Map: Safety. The project site is located entirely within
Safety Zone 6 (Traffic Pattern Zone) per Exhibit 111-2. Pursuant to Table 111-2 (Pgs. 3-45
through 3-52), Residential, >20.0 du/ac is considered compatible within Safety Zone 6
with no F.A.R. restrictions. However, the project proposes some small
communal/assembly-type areas (i.e., communal terraces, pool area, game room,
community room, lounge, fitness area, etc.), that would all need to be further analyzed
within a formal submittal after additional information has been provided regarding the
sizes of each and their maximum accommodations.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. The project site is
located within the 7:1 Transitional Surface contour of Exhibit 111-3. Formal submittal of
this project under the new ALUCP would require compliance with the Federal Aviation
Administration's (FAA) Federal Aviation Regulations (FAR) Part 77, Objects Affecting
Navigable Airspace. FAR Part 77 regulations require that anyone proposing to construct
an object, which could affect navigable airspace around an airport, submit information
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about the proposed construction to the FAA. The FM will then conduct an aeronautical
study, the outcome of which is a determination as to whether the object would be a
potential hazard to air navigation. Any formal submittals would be required to include a
copy of the FAR Part 77 determination.
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the
Overflight Notification Area. Pursuant to the ALUCP Policy 3.6 -Overflight Compatibility
Policies for McClellan-Palomar Airport, real estate disclosures and overflight notification
documents would need to be recorded.
e. Exhibit 111-5 -Compatibility Policy Map: Airport lnfh.,!ence Area. The project site is located
within Review Area #1 of the Airport Influence Area. Review Area #1 cohsists of locations
where noise and/or safety concerns may necessitate limitations on the types of land use
actions. Please see discussions above in subsection a.) and b).
f. Exhibit 111-6 -Compatibility Policy Map: Avigation Easement Area and Overflight
Notification Areas. The project site is located outside of the Avigation Easement Area,
but is located within the Airport Overflight Notification Area. As noted above in
subsection d) above, real estate disclosures and overflight notification documents would
need to be recorded.
g. In accordance with the McClellan-Palomar ALUCP Chapter 2 -Policy 2.6.1, an amendment
to the General Plan requires an Airport Land Use Commission (ALUC) review and a
determination of consistency. A copy of a completed FAA Part 77 will be required to
accompany any" Application for Determination of Consistency". As discussed above, the
ALUC will be reviewing the proposed changes to the General Plan Land Use designation
as part of the EIR process that is currently underway for the potential new housing
locations. If a determination of consistency is made as part of the current EIR process,
ALUC review may not be required for the proposed project. A final determination will be
made once the application is submitted.
Please see link below for the McClellan-Palomar Airport Land Use Compatibility Plan:
https://www .ca rlsbadca .gov /home/showpu blisheddocument/226/63 7 446617757230000.
10. Noise Analysis. A formal proposal, if submitted, will need to provide a noise study consistent with
the City of Carlsbad Noise Guidelines Manual. A link to City of Carlsbad's Noise Guidelines is as
follows:
11.
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094
Landscape Plan. Given the conceptual nature of the plans, a detailed analysis of the proposed
landscaping was not conducted. However, a formal proposal if submitted will need to comply
with the City of Carlsbad Landscape Manual. The Landscape Manual is available for review on the
City of Carlsbad web-site at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086
In addition to the City's Landscape Manual, the Bressi Ranch Master Plan, should also be used as
a guiding document for development of the Preliminary Landscape Plans to be submitted with
any formal submittal.
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12.
13.
If a formal submittal of this project is considered, a greater setback along the west property line
should be considered that provides a dense landscape screen adjacent to the existing loading area
and parking lot associated with Pizza Port brewery and production facility. Staff also strongly
encourages offsite landscaping (with the permission of Pizza Port and at the developer's expense)
on the Pizza Port side along the common property line so as to increase the density of existing
landscaping and to further create a significant landscape buffer between the industrial and
residential uses.
Architecture/Massing. Significant upgrades are recommended to the architectural design of the
building to comply with the minimum residential design standards of MP 178(K). The architectural
design guidelines can be found in Section X of MP 178(K). A formal proposal would need to
incorporate an enhanced architectural design that is more in keeping with the high-quality design
standards that are synonymous with the Bressi Ranch community. Please ensure the parking
garage includes a well-designed green screen. There are a number of residential projects in the
Bressi Ranch Master Plan that can be used as a guide for development.
Cross Sections. Please include detailed cross sections through the property (north-south and east-
west) and include the adjacent buildings/structures to the west. Please ensure the cross sections
include wall heights, any cut or fill, are drawn to scale and include the adjacent streets.
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 www.carlsbadca.gov. 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:
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:
https://www.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000
Preliminary analysis suggests that the project is a Priority Development Project and is therefore
subject to designing and installing numerically sized water quality basins via a Storm Water Quality
Management Plan (SWQMP) per Chapter 5 of the Carlsbad BMP Design Manual in addition to
installing trash capture, site design and source control best management practices (BMP) per
Chapter 4 of the Carlsbad BMP Design Manual. Worksheets in the manual shall be used to size
the proposed BMP shown on the site plan. Provide special attention to treating runoff from the
proposed dog park.
The project appears to be subject to flow control (Chapter 6 Hydromodification) as well. Critical
course sediment yield areas exist on the property per the WMAA Potential Critical Course
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Sediment Yield Area map for Carlsbad so mitigation requirements will be required for Critical
course sediment or cite a valid exemption.
2. Before submitting your application for discretionary permits through the Planning Division,
contact the Traffic Division, 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 is
required and the scope of analysis. With your application submittal, submit one or the other 1)
an approved Scoping Agreement, or 2) correspondence from the Traffic Division indicating one is
not required.
If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at
https://www .ca rlsbadca .gov /home/showpu blisheddocument/328/637 425982502330000 .
Also, depending on the CEQA determination, which is determined ;:ifter 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.
3. Since the project is proposed over two parcels, an adjustment plat will need to be processed to
consolidate the lots into one lot. The adjustment plan is administrative, requires a plan check and
would be required to be processed and recorded prior to issuance of a grading permit.
Alternatively, a minor subdivision may be processed instead which has the benefit of simplifying
the abandonment or dedication of any easements on the map rather than dedicating or
abandoning by separate plan check and recordation. The private storm drain _easement that
appears along the westerly boundary of Lot 38 per map 14960 will need to be abandoned as it
serves Lot 39 which would be part of the consolidation of lots. A title report must be submitted
with the application for discretionary permits. Tabulate and plot any other easements appearing
in this report. If easements cannot be plotted based on insufficient information in the recorded
documents, state that the easement cannot be plotted in the easement table.
4. If any street trees must be removed, be aware that a separate permit must first be issued by ,the
Parks and Recreation Division.
5. Submit a preliminary grading plan with your application submittal for discretionary permits.
Include existing and proposed finish surfaces and/or topographic contours. A subsequent grading.
permit will be required. List grading quantities, including remedial grading, in cubic yards on the
preliminary grading plan.
6. Clarify where the trash receptacles are located and submit a letter from Republic Services
verifying that they have reviewed the design and can provide adequate trash service per the
proposed design.
7. Plot all existing public utilities fronting the property, including storm drain, water mains and sewer
main. Recycled water pipe also fronts the property. Landscaping shall use recycled water where
applicable. Plot proposed connections to all utilities and remove any existing laterals/services
that will not be used.
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8. Dimension all driveways to a minimum width of 24 feet. Maximum width is 34 feet. Add ADA
compliant pedestrian ramps at the driveway entrances.
9. Plot vehicular stopping sight distance at the driveways per Table A, Chapter 1, Volume 1 of the
City of Carlsbad Engineering Standards.
Utilities:
1. Submit a water study, analyzing existing and proposed demands for the public water distribution
system. Water study to include domestic meter and fire sizing criteria, as well as modeling of
public distribution system in response to on-site water demands per the CMWD _2019 Potable
Water Master Plan and fire flow requirements per CFC Table B105.1 as modified by the City of
Carlsbad fire department.
2. Submit a sewer study analyzing existing and proposed demands for the public sewer main. Model
the demands and performance criteria of the sewer per the City of Carlsbad 2019 Sewer Master
Plan and City of Carlsbad Volume 1 Engineering Standards. Scope of sewer analysis to include all
existing and proposed sewer flows into and out of Gateway Rd./EI Fuerte St. intersection
manhole.
3. Show proposed Civil Site Plan with utility connection locations and details, and meter and
backflow sizing and arrangements.
1. Fire access has been approved through an Alternative Means and Method (AM&M) submittal.
Standard fire and building code requirements apply.
Building:
The following comments are provided courtesy of the Building Division and will need to be clearly detailed
in your final design prior to submitting for building permit construction plan review.
1. This project consists of more than three dwelling units and may be subject to CBC Chapter 11A
and/or 11B accessibility requirements and other/ Federal accessibility requirements depending
on the funding source(s). (Government funding will trigger HUD section 504 accessibility
requirements).
2. Funding sources such as CTAC may trigger additional accessibility requirements above the
minimum amounts required by the California Building Code. Please list those additional
requirements, if applicable, in chart form on the cover sheet and provide details on the plans.
3. This project is defined as apartments for determining accessibility requirements. New apartments
of three or more dwellings are defined as covered multifamily dwellings subject to CBC Chapter
11A accessibility requirements for accessible/ adaptable units.
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4. This is an R-2 occupancy. Type of construction and consideration of area and/or height/story
increase will have to be detailed on the cover sheet.
5. Area increase will not be allowed for type 111-A building of 75' height. 2019 CBC Table 504.3.
6. Area increase not allowed for R-2 occupancy of type Ill-A construction and five story building.
2019 CBC Table 504.4.
7. Allowable area will need to be clearly calculated based on use of 2019 CBC Table 506.2.
8. This building is considered an elevator building for accessibility plan review purposes.
9. This building is considered a high-rise building. Structural Observation will be required. CBC
1704.6. Applicant can show dimensions which indicate otherwise.
10. Show details for airborne and structure-borne sound transmission compliance with CBC section
1206 for the walls separating the new ADU from the main dwelling.
11. This project will trigger Carlsbad Climate Action Plan compliance for the following:
a. New residential required to comply with sections lB, 2B, 3B, 4A.
b. Clearly detail these separate requirements on the plans.
c. NOTE: This building will be considered a high-rise building for Energy Code CAP plan
review purposes if application is received prior to January 1, 2022.
12. A soils report is required for new construction. Prepare the report and include recommendations
into the foundation design.
13. A boundary certification is required for new structures built 5 feet or closer to a side or rear yard
property line.
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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 DevelopmentEngineering: David Rick, Project Engineer, at (442) 339-2781
• Building Division: Jason Pasuit, Building Official, at (442) 339-2788
• Fire Department: Randy Metz, Fire Marshal, at (442) 339-2661
Sincerely,
ERIC LARDY
City Planner
EL:SH:JC
c: Eric Lardy, City Planner
Principal Planner
David Rick, Project Engineer
Laserfiche/Data Entry
Case File