Loading...
HomeMy WebLinkAboutPRE 2023-0053; SUNNY CREEK; Admin Decision LetterDecember 12, 2023 Robert Davis Sunny Creek Development Partners LP 6405 Mira Mesa Boulevard San Diego, CA 92121 SUBJECT: PRE 2023-0053 (DEV2022-0213} -SUNNY CREEK APN: 206-090-11-00 Ccicyof Carlsbad 8FILE COPY Thank you for submitting a preliminary review for the construction of 416 residential units on a 17.6-acre site located on the northwest corner of El Camino Real and College Boulevard. Specifically, a total of 166 townhomes (126 attached and 40 detached) are proposed on a 9.6-acre site and 250 apartments are proposed on an 8.09-acre site. The proposed densities are 17.29 and 30.9 dwelling units per acre, respectively. Common amenities at the apartment site include a club house, leasing office, and a pool/spa. A total of 29 or 17% of the 166 town homes are proposed as affordable housing units. The site is currently developed with a 20,000-square-foot recreational vehicle storage area for the Terraces of Sunny Creek residential development located on the east side of College Boulevard. The RV storage area is proposed to be relocated to the northeast corner of the property to accommodate the access driveway off 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 Development Area 4 of Local Facilities Management Plan 15(E). 2. A Draft Environmental Impact Report EIR 2022-0007 to change the General Plan and Zoning land use designations for a number of properties in the city to comply with the state's Regional Housing Needs Assessment (RHNA) was considered by the Planning Commission on October 18, 2023 and Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 2 received a recommendation of approval. The project is tentatively scheduled for consideration by the City Council in January 2024. The project site is one of three parcels identified as Potential )' t Housing Sif~l'fo.,4 or the "Zone 15 Cluster" in Appendix C in the city's Housing Element. Specifically, 'the city is SttJd:ying a proposal to change the General Plan Land Use designation at the subject site (APN 209-060-11) from R-15/L to R-15/R-30. Under the current General Plan Land Use designation, a total of 110 residential units can be constructed, If the land use change from R-15 to R-30 is approved by the City Council, a total of 322 units could be constructed on the 17.6-acre site, The preliminary review analysis contained within this letter and reflected in the submittal assumes the land use change will be approved. 3, Housing developments that contain a minimum of 20 percent affordability to lower-income households as required pursuant to Government Code section 65583(c)(1) and 65583.2(h) and that are on specific sites rezoned by the City Council to meet RHNA requirements as detailed in the programs of the Housing Element shall be permitted "by right" as that term is defined in Government Code Section 65583.2(h) and shall be subject to the mitigation measures of Supplemental Environmental Impact Report EIR 2022-0007. Please note, staff is still researching and working with the City Attorney's office on what, if any, permits beyond a building permit will be required for the proposed project. Listed below are the potential permits that could be required. 4. a, Tentative Tract Map (CT) for the development of 166 air-space condominiums and to create a separate lot for the eight acre apartment site; b. Planned Development Permit (PD) for the development 166 attached and detached airspace condominiums; c. Site Development Plan (SDP) for the development of 250 apartments; d. Special Use Permit (SUP) for development in the floodplain; e. Special Use Permit for development adjacent to the El Camino Real scenic corridor; f. Nonconforming Construction Permit for the relocation of the recreational vehicle storage area, Please ensure the appropriate parties are informed of the proposal to relocate the RV storage area. Density/Density Bonus. The detailed calculations for each residential site below are based on a total site area of 17,6 acres. Please note, Planning staff has determined the area of the RV storage lot shall be included in the overall density calculation, This area was not excluded in the city's Housing Element update as it was assumed the entire property will be developed with residential units, If the RV storage area will remain, the area of the lot shall be included in one of the residential project's density calculations, a. R-15, 9.6-acre parcel Pursuant to the Key Site Fact Sheet for Potential Housing Site No. 4, a total of 115 units are projected at 12 du/ac, which is the proposed minimum density for the R-15 General Plan Land Use designation. At the maximum density, 15 du/ac, 144 units could be constructed on the 9.6-acre site. Based on the proposal to construct 166 condominium units, the proposed density calculation for the site is as follows: 166 units+ 9.6 acres= 17,29 du/ac PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 3 Therefore, the proposal to construct 166 units exceeds the maximum allowable density of 15 du/ac and a density bonus will be required. b. R-30, 8-acre parcel Pursuant to the Key Site Fact Sheet for Potential Housing Site No. 4, a total of 212 units are projected at 26.5 du/ac, which is the proposed minimum density for the R-30 designation. At the maximum density, 30 du/ac, 242 units could be constructed on the 9.6-acre site Based on the proposal to construct 250 apartments, the proposed density calculation for the site is as follows: 250 units+ 8.09 acres= 30.9 du/ac Therefore, the proposal to construct 250 apartment units exceeds the maximum density of 30 du/ac and a density bonus will be required. 5. lnclusionary Housing. Pursuant to Planning Commission Resolution No. 7114 (see attached for reference), a minimum of 20 percent of the total residential housing units for the R-15 and R-30 parcels 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. As currently proposed, it does not appear any inclusionary units are proposed at the apartment site. Further, the townhome site does not meet the minimum 20 percent requirement (17 percent proposed). Please ensure each development provides the minimum 20 percent of the total number of units. In addition, if the unit count is increased such that a density bonus is requested, per CMC Section 21.86.030 of the city's Density Bonus Ordinance 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 PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 4 6. of this chapter. For projects that qualify for a density bonus, the inclusionary 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. Density Bonus-Waivers/Concessions. Correspondence submitted with the application indicates waivers will be requested for an increase in building height within the El Camino Real Corridor setback area and a reduction in width for the one-car garages. Please see link below for Application P-l(H) for the information required to be submitted for the requested waivers. https://www .ca rlsbadca .gov /home/showpublisheddocume nt/ 450/637708551460670000 7. 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. 8. Climate Action Plan (CAP). New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed 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: 9. http://www.gcode.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. Noise Analysis. As the subject parcel is adjacent to El Camino Real and College Boulevard, 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://www.carlsbadca.gov/home/ showpublisheddocument/23 8/ 63 7 4 25 97 40923 70000 PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 5 10. 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:/ /www.carlsbadca.gov/home/ showpublisheddocument/1604/63 7819050500430000 11. 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. https://www.carlsbadca.gov/home/showpublisheddocument/254/63 7 425976516870000 12. Fair Share Contribution for the Construction of College Boulevard. Pursuant to Local Facilities Management Plan (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. 13. 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. 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, measured form pad elevation. Required setbacks off El Camino Real for residential uses: 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; 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. PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 6 14. RD-M Zone-Apartment Setbacks. Exclusive of setbacks off El Camino Real, the apartment project is subject to the following setbacks: Front: See setbacks from El Camino Real Street Side (College Boulevard frontage): On any side of a lot which is adjacent to a street, the side yard shall be ten feet, with exception that: the required ten-foot side yard abutting a street may be reduced to five feet, providing parking spaces do not open directly onto the street and, that the side yard is landscaped and maintained as prescribed in CMC Section 21.24.040 Side (property line shared with townhomes): 5 feet Rear (property line opposite El Camino Real): 10 feet 15. RD-M Zone/Planned Development/Condominiums. Detached single-family dwellings and attached townhomes 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 comments below for a Planned Development compliance analysis and staff recommendations. Planned Development Ordinance. Pursuant to CMC Chapter 21.45, Tables C and E, please be aware of the following requirements. Please be advised the comments are not all-inclusive. Please. refer to CMC Chapter 21.45 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. A 10' setback is proposed off College Boulevard. Therefore, the project does not comply. Please redesign the project to comply. Please consider attaching the detached units so an increased landscaped setback can be provided. 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. Please redesign the private streets so the parkway is adjacent to the drive aisle instead of the sidewalk. c. d. e. f. Drive aisles. The minimum drive aisle width between the garages is 20 feet and the minimum back-up space required between garages is 24 feet. As designed the project complies. However, please ensure there is a five-foot deep kicker space at the end of each drive aisle for vehicles back into when exiting the garage. Visitor parking. 0.25 spaces per unit. As 166 units are proposed, 42 visitor spaces are required. The project proposes 58 surface parking spaces and complies. Please ensure the parking spaces are dimensioned so staff can verify compliance with the dimension standards. Compact parking: Up to 25% of the visitor parking (or spaces) can be compact spaces. Please confirm how many compact spaces are proposed. 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. Screening of parking. Open parking areas shall be screened from adjacent residences and public ROW by either a wall or landscaping or combination thereof. Please ensure the landscape plan submitted with the project addresses this requirement. PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 7 g. Community recreational space. 200 square feet per unit or a total of 28,600 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 of 75% of this area or 21,450 square feet shall be dedicated toward active uses such as a pool, tennis courts or a children's playground. Please consider providing one, large central community recreation area. Please provide additional details as to what is proposed in the community recreation area. While it appears the project complies with the area requirements, the active uses are not shown; therefore, compliance cannot be verified. In addition, it appears a portion of the townhome project's community recreation area is located on the apartment site. Please clarify. This area should be located on the townhome lot and included in the density calculation. The apartment site should be a minimum of 8 acres, exclusive of this area. 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. It's not clear where the main community recreation area will be so the analysis cannot be competed at this time. i. Recreational vehicle (RV) storage. RV storage is not required for projects located within the R-15 or R-30 General Plan Land Use designations. 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. Please ensure the width and depth of the garages are dimensioned and do not include the walls of the garage. As currently proposed, it does not appear the project complies with this requirement. If the project does not comply, a density bonus waiver will need to be requested. Table E. Condominium Projects a. Lot coverage. 60% of the developable acreage. b. 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 and ensure the elevations show existing and proposed grade. c. 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). However, a minimum 40' setback should be provided off College Boulevard. As designed, the project does not comply. d. 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. e. 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 if provided at-grade. If provided above ground level as deck or balcony, the minimum dimension is 6 feet and the minimum area is 60 square feet. Compliance cannot be verified. • Multi-family dwellings: 60 square feet per unit; minimum dimension of 6 feet. Compliance cannot be verified. PRE 2023-0053 (DEV2022-0213)-SUNNY CREEK December 12, 2023 Page 8 16. • Please ensure the floor plans and site plan include dimensions for the decks/balconies/porches. Site Design. Planning staff has the following comments on the site design for the project: a. Please consider relocating the community open space for the townhomes so it is more central to the development and not adjacent to El Camino Real. It should be visible and centrally located for all residents to enjoy. Please consider locating a drive aisle within this area. b. Please add a 5-foot-deep kicker/turning bump-out space at the end of each drive aisle so cars backing out of the garage can back into this area. c. A solid six-foot-tall decorative screen wall with a cap and pilasters, as well landscaping is recommended in between the apartment and townhome communities. d. Clarify whether the apartment community will be gated. If a gate is proposed and the Fire Department requires secondary access for the town home community, the gate may need to be eliminated. 17. VMT/CEQA Analysis. VMT is used to measure the transportation impact of projects that require CEQA analysis. The location, access, density/building intensity, size and type of uses proposed will all be evaluated for environmental impacts accordingly. If a project is found to have a significant transportation VMT impact, it must identify feasible mitigation measures that could avoid or substantially reduce an impact to less than significant. An analysis with supporting evidence must demonstrate the effectiveness of the site design, project design features, and/or mitigation measures at reducing significant transportation VMT impacts. 18. During the course of environmental review for your project, if required, we would likely consider the interaction between the proposed land uses and the internal/external road networks to ensure that vehicle trip-inducing aspects of the project are not omitted in the VMT analysis. From a CEQA perspective, if additional analysis is required, it is recommended the proposed internal roadway improvements as implemented as part of the proposed project be redesigned to improve circulation and accommodations for bicyclists and pedestrians. The potential for impacts is highly dependent upon the circulation system, both within the vicinity, and within the project itself. Aside from the CEQA transportation VMT analysis, the city may require the preparation of a circulation/operations analysis (Local Traffic Study) to forecast, analyze, and describe how a development will affect existing and future circulation infrastructure for all users of the transportation system, including vehicles, bicycles, pedestrians and transit. The circulation/operations analysis assists making land use, infrastructure planning, and other development recommendations and/or decisions. At this time, city staff is determining how best to quantify the expected changes in transportation conditions, including future construction of College, and evaluating the efficacy of potential improvements, exactions, and/or fair-share contributions, if warranted. Offsite Access. A portion of the secondary access driveway off El Camino Rea.I is located offsite. While a recorded access easement currently exists which allows for the access, permission is needed from the owner of APN 209-060-48-00 to construct the retaining wall on their property. Please submit the authorization letter with the application. PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 9 19. City-Wide Objective Design Standards (ODS). The City Council recently adopted city-wide objective design standards for multi-family residential projects (i.e., apartments and condominiums). Please see link below for reference and revise the project design as appropriate. https://www.carlsbadca.gov/home/showpublisheddocument/13 7 68/638312272425670000 Listed below are some of the requirements in which the project may not comply. Please note, this list is not all-inclusive. Please include a detailed analysis ofthe project's compliance with the ODS with the project submittal. Up to four waivers can be granted as part the ODS compliance analysis. Any additional waivers needed will need to be requested as part of the density bonus. a. Section 2-Site Design Standards Common Open Space. The common open space area shall be adjacent to or visible from the primary street. Enhanced Paving for Entry Driveways. Entry driveways connecting public streets to the interior of the site shall use enhanced paving treatment with patterned and/or colored pavers, brick, or decorative colored and scored concrete, a minimum of 12 feet deep, and spanning the width of the driveway. Traffic Calming Measures. Projects with privately owned or maintained streets shall implement four traffic calming measures and techniques from the City's Residential Traffic Management Program (Phase II or Phase Ill) throughout the project. Examples of such traffic calming tools include speed tables and speed cushions, high visibility crosswalks, and intersection bulb-outs. Vehicle Light Intrusion. Vehicle parking areas shall be located, oriented, and/or screened to prevent visual intrusion of vehicle lights into habitable residential spaces. Where parking areas are located within 15 feet of a residential unit, they shall be located within a garage, carport, or parking structure, or screened by a solid wall, fence, or landscaping a minimum of six feet in height. Passenger Pickup and Drop-off Location. Projects with 50 or more units shall provide at least one pick-up and drop-off location located within 100 feet of a common recreational space (such as a community clubhouse or pool), or located within 100 feet of a vehicular access point. The passenger loading space shall be at least the size of a standard parking space and shall be clearly marked and visible from an entry driveway (access point) into the site. Pick-up and drop-off locations shall incorporate a minimum of one bench and one shade structure. Private Open Space. For any deck or balcony provided, the minimum dimension shall be 6' wide x 6' deep. Screening shall be constructed with limited openings to provide a minimum of 85 percent surface area screening (measured from the finished floor of the private recreational space to the top of the railing, fencing, or walls). PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 10 La ndsca ping. Landscape Buffer. A landscape buffer of minimum five feet shall be located adjacent to all ground-level residential spaces to provide additional privacy and security for residents. The buffer shall be planted with dense evergreen shrubs which grow to or are maintained at a maximum height of four feet. Pedestrian Walkways. Pedestrian walkways shall be flanked on both sides with landscaping, including, groundcover, and shrubs a maximum of four feet in height. A tree shall be provided on either side of the walkway at a minimum of every 50 feet of walkway length. Regular alternating intervals of trees on both sides of all walkways may be provided where there is sufficient space to promote healthy tree growth and avoid root damage to adjacent hardscape elements. Privacy. Landscape screening shall obscure direct sight lines into dwelling units and private recreational space from communal areas such as parking areas, common mailboxes, and pedestrian walkways. Landscaping may be used in combination with walls, fencing, and/ or trellises to screen views where consistent with objective standards from the Carlsbad Landscape Manual. b. Section 3-Building Form and Massing. Building Form and Hierarchy. Buildings greater than two stories shall be designed to differentiate a defined base; a middle or body; and a top, cornice, or parapet cap. Buildings two stories or less shall include a defined base and top. The "base" and "top" each shall not exceed two stories in height. This effect shall be achieved through at least two of the following for all buildings: a. Color, texture, or material changes. b. Variations, projections, or reveals in the wall plane. c. Variations in fenestration size or pattern. d. Decorative architectural details such as cornices and columns, or arcades. Wall Plane Variation. Building fa~ades visible from the primary street shall not extend horizontally more than 40 feet in length without a two-foot variation in depth in the wall plane. Building entrances, unit entrances, upper-story setbacks, and projections such as stoops, porches, bays, overhangs, fireplaces, and trellises count towards this requirement. a. Upper Floor Area Reduction. The floor area for upper floors shall be a maximum of 90% of the ground floor area. The upper floor area shall not protrude over the first floor along the street frontage more than five feet. b. Horizontal Articulation. Walls visible from a public right- of-way shall not run in a continuous horizontal plane for more than 40 feet without incorporating articulating features such as glazing, overhangs, cornices, canopies, columns, pilasters, trellises, arches, or clearly defined projecting or recessed architectural elements. Corner Buildings. Corner buildings greater than two stories shall include one or more of the following features on both facades: PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 11 a. An entry to ground-floor commercial uses or a primary building entrance located within 25 feet of the corner of the building. b. A different material application, color, or fenestration pattern of windows and doors from the rest of the fac;ade located within 40 feet of the corner of the building. c. A change in height of at least 5 feet (taller or shorter) compared to the height of the abutting fac;ade, located within 40 feet of the corner of the building. Roofline Variation. Roof lines shall not extend horizontally more than 40 feet in length without at least one prominent change as described below: a. Provide variation in roof form, such as hipped, gable, shed, flat, and mansard. b. Provide variation in architectural elements, such as parapets, varying cornices, chimneys, and reveals. c. Provide variation of roof height of at least 18 inches (as measured from the highest point of each roof line). Flat Roofs and Parapets. Parapets shall be provided around the perimeter of a flat roof. a. Rooftop equipment shall be located a minimum of five feet away from any roof edge and parapet adjacent to a public right-of-way. b. Interior side of parapet walls shall not be visible from a common recreational space or public right-of-way. c. Parapets shall be capped with precast treatment, continuous banding, projecting cornices, dentils, or similar edge treatment. Garages. Garage doors shall be recessed into the garage wall a minimum of four inches to accentuate shadow patterns and relief. Garages shall not be located adjacent to the primary street unless there is no other driveway access available onsite for residential parking. Building and Unit Entrances. Entrances for buildings and individual units shall incorporate architectural treatments e.g., feature window details, towers, decorative veneer or siding, porches, stoops) and/or changes in roof line or wall planes. Common building entrances shall include weather protection that is a minimum 6 feet wide and 4 feet deep by recessing the entrance, or providing an awning or similar weather protection element. Common building entrances shall provide a minimum of 40 square feet of decorative and accent paving that contrast in color and texture from the adjacent pedestrian walkway paving. Individual Unit Entrance. a. Ground-Floor Unit Entrance. Residential entrances located on the ground floor shall include one or more of the following: 1. Entrance Types. Allowable unit entrance forms include: porch, stoop, patio, terrace, forecourt, and courtyard. PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 12 20. 21. 2. Weather Protection. Entrances shall have either a projected sheltering element or be recess. Windows and Doors. Window Treatment. Windows shall either be recessed at least two inches from the plane of the surrounding exterior wall, or shall have a trim or windowsill at least two and a half inches in depth. a. Windows Facing a Public Street or Common Recreational Spaces. Windows within 40 feet of public right-of-way or common recreational spaces shall feature enhanced window treatments, such as decorative lintels, trim, shutters, awnings, and/or trellises. 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. RV Storage Area. Staff has the following questions and comments regarding the RV storage area: a. Please refer to links to Planning Commission No. 4294 and City Council staff report below for background as it relates to the discussion. Resolution: https://records.carlsbadca.gov/Weblink/DocView.aspx?id=4830781&dbid=0&repo=CityofC arlsbad&searchid=b02797dl-477b-44bd-b01c-43ee81722d9b City Council staff report (includes Planning Commission staff report with details regarding RV storage area-see pdf page 124): https://records.carlsbadca.gov/Weblink/DocView.aspx?id=4860214&dbid=0&repo=CityofC a rlsbad&sea rch id=d3fd08ba-a b 7f-4394-93a9-68c63b6fa 177 b. It has been determined that the RV storage area shall be included in the density calculation. The update to the Housing Element assumes the entire lot will be developed with residential units. Therefore, the areas is required to be included in the density calculation for either the R-15 or R-30 designation. Please ensure that each site meets the minimum density. c. An administrative Nonconforming Construction Permit (NCP) will be required for the RV storage area as it will be considered a legal nonconforming use once the commercial designation is changed to residential as part of the Housing Element Update process. d. Please submit any copies of any agreements that exist on title related to the RV storage area. Please confirm that a private agreement exists on title to address who is responsible for the long-term maintenance of the RV storage lot. If it does not currently exist, an agreement will be required prior to issuance of a grading permit for the proposed project. Pursuant to research completed by Planning staff, including a review of the staff report for the Terraces of Sunny Creek residential development (link included above), the current RV storage area was originally intended to be a temporary location until a permanent location could be found within Zone 15. Since Zone 15 has remained largely undeveloped, the RV storage area has remained in its current location. e. Pursuant to the staff report for the Terraces of Sunny Creek (see pdf page 124), a minimum of 3,440 square of RV storage was required for the RV storage lot for the Terraces of Sunny PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 13 22. 23. 24. Creek. Please confirm the size of the RV storage area complies with this standard and update the plans to note the size. f. Confirm how many RV spaces exist and ensure the project proposes to replace the same number of spaces. g. Dimension the proposed stalls to confirm an RV can be parked in each space. h. A gate, 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 (HOA). i. Provide contact information for the HOA for the RV storage lot. j. With the next submittal, provide correspondence from the HOA indicating the group has been consulted regarding the proposed change. 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. 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/car1sbad/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. Stakeholder Outreach. If Planning Commission approval is required, the project will be 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 PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 14 addition, enhanced stakeholder outreach and a follow-up summary report are required. Please see attached Policy for details. https://www.carlsbadca.gov/home/showpublisheddocument/266/63 7 425976535170000 All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at https://www.carlsbadca.gov/departments/community-development/permits-applications-forms 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. Landscaping: Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. 1. As the project progresses please coordinate between the architectural plans, engineering plans and landscape plans for all site layout to be consistent. Please include all easements, utilities, storm drains, property lines, grading, etc. on the landscape plans. Please make sure no trees are located within public utility easements. 2. Please show the general location of the proposed irrigation meter for the project. Please coordinate with the civil engineer for their plans to also show the meter location. It is assumed that this project will use recycled water for irrigation. Please confirm. 3. Please include all vehicular sight lines, sight triangles, including intersection site distance corridors and Ca/Trans sight distance standards (i.e.: stopping sight distance). Coordinate with the civil engineer to show and label this information on the conceptual landscape plans. 4. Please correct the overlapping text associated with the bar scale. Please check all sheets. 5. Plans are too conceptual to provide an appropriate review. Please show a range of tree, shrub and ground cover symbols. Provide a separate symbol for each type of tree (large, or small flowering, etc.), type of shrub (i.e. large evergreen shrub, medium size shrub, small flowering accent shrub, etc.) and ground covers. Please provide a list of general proposed species for each plant category. Final comments are reserved pending receipt of more complete plans. 6. As the planting legends are developed (per above comment), please include all common and botanical plant names, tree types and quantities, shrub types and spacing with general layout, ground cover types and spacing, and include the WUCOLS IV plant water use categories for all proposed plant species. PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 15 7. Please provide a Maintenance Responsibility·-Exhibit. The Maintenance Responsibility Exhibit shall be prepared at a scale and size (preferably one sheet) that provides an overall view of the project and shall clearly identify the various areas of landscape maintenance responsibilities (private, common area/homeowners" association (HOA), City, etc.). 8. The Landscape Manual indicates that landscape plans are to feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. The Landscape Manual also indicates that landscaping shall be used to accentuate and enhance architecture. A significant amount of tree planting along the frontages of all roads (particularly ECR and College Blvd.) will be needed to screen and soften the project. 9. Please add a note to the plan to specify that any trees located within a vehicular sight line must have all limbs removed to a height of 6 feet above the adjacent top of curb. 10. Please add a note to the plan to indicate that all utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. 11. The City of Carlsbad Landscape Manual requires that street trees be provided at a minimum of one tree for every 40' of street frontage. Trees may be planted on center or grouped. It appears that street trees are proposed on College Blvd., but they are not proposed for El Camino Real or Sunny Creek Road. The status of Sunny Creek Road improvements is not clear. Please add street trees where needed (meet the 1 tree per 40 feet requirement) on all frontages. 12. Street Trees shall be located: a. A minimum of seven (7) feet from any sewer line. b. In areas that do not conflict with public utilities. c. Outside of sight distance areas. d. Within the street Right-of-Way. 13. Street Trees shall be selected from the approved tree replacement list identified in Chapter 6 of the Carlsbad Community Forest Management Plan, unless approved otherwise. For ECR and College Blvd, see comment below. 14. El Camino Real and College Blvd. are "Themed Streets" with established tree species identified in the landscape manual. Per the landscape manual, and as identified on the plans, For College Blvd., Cinnamomum camphor is the theme tree. Per the landscape manual, 50% of the Street Trees should be this species. In addition, "Support" tree species are identified in the landscape manual and should be represented as 30% of the Street Trees. The support tree species are Eucalyptus species and/or Liriodendron tulipifera. For El Camino Real, the theme tree is Lophostemon confertus, and the support trees are Eucalyptus species, Eriobotrya deflexa, Pi nus canariensis, and Lophostemon confertus. In addition to the "theme" and "support" species, 20% of the Street Trees may be proposed by the Applicant as "Project Identity/Accent Trees". The Applicant may choose the best tree for the project and submit if for approval. 15. All Street Trees must be 24"box minimum size and single trunk. PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 16 16. It appears that most all parking on site include shade covers. Therefore, the requirement of 1 tree per 4 parking spaces will not be applied to covered spaces. It is noted that there are a few parking area finger islands that do not include a tree, while others in similar situations do include trees. Please include trees for all the finger islands. 17. Per the Landscape manual, where landscaped "finger'' islands are provided between parking spaces, they shall be designed with a minimum outside width of seven (7) feet and a minimum landscape width of four (4) feet. It is noted that some (or most) of the finger islands are less than 7' in width. Please enlarge the islands. 18. Parking areas shall be screened from adjacent property or streets through the use of planting or any combination of planting, mounding, and decorative walls. Screening elements shall have a total height of at least three (3) feet. Please indicate on the plans the appropriate planting or other methods of screening per this requirement. 19. Per the landscape manual, a minimum of 3% of the parking area shall be landscaped. The "parking area" includes all parking spaces and drive aisles. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation showing the percentage of landscape area provided in the parking area. 20. Please provide a Water Conservation Plan in conjunction with the Landscape Concept Plan. This plan shall demonstrate to the City how the proposed development will use all practical means available to conserve water in the landscape. Please provide/address the following: a. Please indicate the proposed type of water to be used for irrigation (i.e. potable, recycled, graywater, etc.). b. Please provide a colored or hatched plan clearly showing where recycled water, graywater and potable water are proposed to be used for irrigation. This plan will be forwarded to Carlsbad Municipal Water District (CMWD) for review. Any comments will be returned to the applicant. c. Irrigation systems for all projects, except for service to a single-family residence or front yard irrigation on individually metered condos, shall be designed to use non-potable, treated recycled water, unless an exemption is approved by the City Utilities Department. d. Please provide written descriptions of water conservation features including addressing xeriscape principles (see Appendix A of the Landscape Manual) within the project. e. Hydrozone Diagram: Please include one "Hydrozone Diagram" which identifies grouping of plants within the individual hydrozones (high, moderate, low, very low or special landscape areas) and which indicates the square footage and irrigation method of each area. f. 'Separate water service for landscaping (including, but not limited to connections, water meters, and back flow preventers) shall be provided for all commercial/industrial projects, golf courses, parks, and residential common areas in projects over four (4) dwelling units. g. Concept plans shall include calculations which document the maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAWA) and estimated total water use (ETWU). A landscape project shall not exceed the MAWA. The PRE 2023-0053 (DEV2022-0213)-SUNNY CREEK December 12, 2023 Page 17 MAWA for a landscape project shall be determined by the following calculation as defined in the City ordinance: MAWA = (ETo)(0.62)((0.55 x LA)+ (0.45 x SLA)]. The ETWU shall be determined by the following calculation as defined in the Landscape Manual: Please provide calculations and worksheets on city forms as found in the Landscape Manual. In addition to the calculations, include a statement on the plans signed under penalty of perjury by the person who prepared the plan that provides: "I am familiar with the requirements for landscape and irrigation plans contained in the City of Carlsbad's Landscape Manual and Water Efficient Landscape Regulations. I have prepared this plan in compliance with those regulations and the landscape manual. I certify that the plan implements those regulations to provide efficient use of water." Please provide a line beneath this statement for signature and date. 21. The plan shall provide that only subsurface irrigation shall be used to irrigate any vegetation within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces are designed and constructed to cause water to drain entirely into a landscaped area. Please add a note to this effect. 22. Please add the following notes to the plans and insure all requirements are met: Slopes 6:1 or steeper requiring erosion control measures as specified herein shall be treated with one or more of the following planting standards: a. Standard 1-Cover Crop/And Erosion Control Matting: Cover crop shall be a seed mix typically made up of quick germinating and fast covering grasses, clovers, and/or wild flowers. Submit the specific seed mix for City approval prior to application. The cover crop shall be applied at a rate sufficient to provide 90% coverage within thirty (30) days. The type of erosion control matting shall be as approved by the city and affixed to the slope as recommended by the manufacturer. On slopes 3 feet or less in vertical height where adjacent to public walks or streets: When planting occurs between August 15 and April 15, erosion control matting shall be required. During the remainder of the year, the cover crop and/or erosion control matting may be used. On slopes greater than 3 feet in height, erosion control matting shall be required and a cover crop shall not be used, unless otherwise approved by the City. b. Standard #2 -Ground Cover One hundred (100%) percent of the area shall be planted with a ground cover known to have excellent soil binding characteristics (planted from a minimum size of flatted material and spaced to provide full coverage within one year). c. Standard #3 -Low Shrubs PRE 2023-0053 (DEV2022-0213)-SUNNY CREEK December 12, 2023 Page 18 Low spreading woody shrubs (planted from a minimum of 1-gallon containers) shall cover a minimum of seventy (70%) percent of the slope face (at mature size). d. Standard #4-Trees and/or Large Shrubs Trees and/or large shrubs shall be (planted from a minimum of 1-gallon containers) shall be installed at a minimum rate of one (1) plant per two hundred (200) square feet. Slopes -6:1 or steeper and: a. 3' or less in vertical height and adjacent to public walks or streets require at a minimum Standard #1 (cover crop or erosion control matting). b. 3' to 8' in vertical height require Standards #1 (erosion control matting shall be installed in lieu of a cover crop), #2 and #3. c. In excess of 8' in vertical height require Standards #1 (erosion control matting shall be installed in lieu of a cover crop), #2, #3, and #4. Areas graded flatter than 6:1 require a cover crop per Standard #1 with temporary irrigation when they have one or more of the following conditions: a. Sheet graded pads not scheduled for improvements within 6 months of completion of rough grading. b. A potential erosion problem as determined by the City. c. Identified by the City as highly visible areas to the public or have special conditions that warrant immediate treatment. 23. PLEASE RETURN REDLIN ES and provide 2 copies of all plans (concept and water conservation), for the next submittal. The submittal must be made to a Planning Division staff member at the Planning counter along with a transmittal clearly indicating what the submittal is for (i.e. Pre- Concept drawing re-submittal}. Appointments for all landscape submittals. both new submittals and resubmittals, are required. Please link to www.carlsbadca.gov/cdappointments to make a submittal appointment. Please provide a written response to all comments clearly indicating where and how each comment was addressed. 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 Form E-34. 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. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP), all impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment. The post construction stormwater treatment BMPs shall be designed per the City of Carlsbad BMP Manual and shown on a conceptual grading plan and drainage plan with the discretionary application. PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 19 2. Prepare a Preliminary Storm Water Quality Management Plan utilizing the stormwater template E- 35 on the City of Carlsbad website. This project is subject to designing and installing numerically sized water quality basins per Chapter 5 of the Carlsbad BMP Design Manual, in addition to installing 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 water quality basin shown on the site plan. The project appears to be subject to flow control (Chapter 6 Hydromodification) as well. 3. If utilized on site, compact biofiltration facilities must meet the design requirements set forth in Appendix F of the City of Carlsbad BMP Design Manual. Proprietary biofiltration facilities must be plantable. Additionally, site design BMPs (like rain barrels and tree wells) shall be designed to meet the retention requirements of a traditional Biofiltration facility. BMPs must be located in common· areas and unrestricted access for City staff shall be provided to enforce maintenance and effectiveness of the BMP. 4. Based on the proposed General Plan Land Use designation, R-30, this project is subject to the City of Carlsbad trash capture requirements. Incorporate trash capture measures on the project plans. Provide trash capture calculations and incorporate in the Storm Water Quality Management Plan. 5. 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. 6. 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. 7. A recent Preliminary Title Report (PTR) will be required with formal project application submittal. 8. All easements and encumbrances identified in the PTR must be indicated on the site plan. 9. Show complete property boundary data on the site plan, including bearings and distances. 10. Show locations of all existing public utilities within El Camino Real and College Blvd., 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. 11. On the site plan, show and identify all existing surface improvements (curb, gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the project frontage and within 100 feet. 12. Show existing and proposed contour lines onsite and extend a.t least 100 feet beyond property lines. 13. Show the locations of all existing and proposed buildings, walls, fences, and permanent structures onsite and within 100 feet of site. PRE 2023-0053 (DEV2022-0213)-SUNNY CREEK December 12, 2023 Page 20 14. 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. 15. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. 16. Show spot elevations and method of drainage for the site, including storm drains, gutters, swales and basins. 17. Show proposed finished floor elevations for structures. 18. Contact Nick Gorman in the Traffic Division at Nick.Gorman@carlsbadca.gov, a division of the Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are used to determine if a Local Mobility Analysis is required and the scope of analysis. With your response to these comments, submit one or the other 1) an approved Scoping Agreement, or 2) correspondence from the Traffic Division indicating one is not required. In order to assess the applicability of this requirement, provide ADT and peak hour trips per generation rates from SAN DAG Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region. Include this information on the site plan/tentative map. If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at https://www .ca rlsbadca .gov /home/showpu b I isheddocu me nt/328/637 425982502330000 . 19. Depending on the CEQA determination, which is determined after the application for discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles Traveled Analysis Guidelines available at https://www.carlsbadca.gov/home/showdocument?id=312. 20. Submit a Climate Action Plan (CAP) checklist, form P-30 to demonstrate that this project is in compliance with CAP. If applicable per checklist, include a Transportation Demand Management (TDM) Plan and Greenhouse Gas (GHG) Analysis with discretionary application. Delineate all electric vehicle (EV), EV Ready, and EV capable parking spaces and charging station on the site plan. 21. 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 without permission from FEMA. 22. 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. 23. Provide sidewalks per City of Carlsbad General Design Standards, Section 4.4. PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 21 24. The entrances to the planned developments shall be designed in accordance with the City of Carlsbad General Design Standards, Section 4.2. 25. Pursuant to LOCAL FACILITIES MANAGEMENT PLAN AMENDMENT ZONE 15 (E): Drainage A. All future development in Zone 15 will be required to construct any future Zone 15 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 15. (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, 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 1ssuance of any building permit. 28. The City of Carlsbad has plans to widen El Camino Real in this area as soon as next year. Coordinate proposed improvements with the proposed El Camino Real plans. PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 22 29. Address the existing storm drain outfall in the southwest corner of the site. Show how offsite stormwater will be conveyed and where. 30. Private street Sunny Creek Drive shall be designed in accordance with the City of Carlsbad General Design Standards, Section 4.1. 31. 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. Public Works-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. It is noted that a zoning change is being processed for this project, which will require CMWD modeling the development impacts to the existing water system at the developer's expense and may trigger off-site water improvements as a condition of approval. 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. It is noted that a zoning change is being processed for this project, which will require Carlsbad modeling the development impacts to the existing sewer and pump station at the developer's expense and may trigger off-site sewer improvements as a condition of approval. 3. Show proposed fire, water, and irrigation connections with meter and backflow sizing. Reclaimed water is available in College Blvd. frontage and will be required for irrigation purposes. 4. A public potable water main in Sunny Creek Road along project frontage must meet minimum design diameter and material as specified in City of Carlsbad Engineering Standard Vol. 2 Section 3.2.2 for water and Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition of development. 5. See attached red lines for additional comments. Housing and Homeless Services: 1. Density Bonus -Please clarify whether a Density Bonus under Government Code Section 65915 is being requested. If so, please provide density calculations and relationship to lnclusionary Housing Ordinance for provision of affordable housing units. 2. lnclusionary Requirement -Project is subject to Carlsbad Municipal Code Chapter 21.85 and is subject to Planning Commission Resolution No. 7114-which increases the percentage of affordable units required for certain parcels from 15 percent of the total residential units to 20 percent of the total residential units. This project (APN 209-090-11) is required to provide a minimum of 20 percent of the total residential units to be affordable for lower income households. The applicant should PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 23 use the following calculations to comply with lnclusionary Housing Ordinance and Planning Commission Resolution No. 7114: For-sale residential For-rent residential 9.6 acres 8.09 acres 166 units x 20% = 33.2 units, rounds to 33 units 250 units x 20% = 50 units Total: 426 units x 20% = 83 affordable units total Applicant has proposed 29 affordable units as part of the for-sale residential, which is less than 20 percent required of the project. The applicant did not indicate number of proposed affordable units as part of the for-rent residential, but it must be a minimum of 50 units. The project is required to provide 83 affordable units, and per CMC 21.85.030 (C), a minimum of 10 percent of the affordable units shall have three or more bedrooms. The project is required to provide 83 inclusionary units x 10% = 8.3 units, rounds down to 8, three-bedroom unit is required. Additionally, per CMC 21.85.040 (G) -inclusionary units shall be reasonably consistent or compatible with the design of the total project in terms of appearance, materials, and finished quality. Additionally, the affordable unit bedroom counts should be commensurate with the market-rate unit bedroom counts. 3. Affordable Unit Distribution -Applicant should be aware that State law (Health and Safety Code Section 17929 ("AB 491")) requires the affordable units to be distributed equitability throughout the project. Health and Safety Code Section 17929 (a)(2) citation: (a) (1) For a mixed-income multifamily structure, both of the following shall apply: (A) The occupants of the affordable housing units within the mixed-income multifamily structure shall have the same access to the common entrances to that structure as the occupants of the market-rate housing units. (B) The occupants of the affordable housing units within the mixed-income multifamily structure shall have the same access to the common areas and amenities of that structure as the occupants of the market-rate housing units. (2) A mixed-income multifamily structure shall not isolate the affordable housing units within that structure to a specific floor or an area on a specific floor. Public Works-Traffic: 1. Please submit a Scoping Agreement pursuant to the latest city of Carlsbad Transportation Impact Analysis Guidelines. 2. Project Trip Generation-provide average daily and peak hour traffic generated by the project. For the proposed land use trip generation, please utilize SANDAGs Not-So-Brief Guide of Vehicular Traffic Generation Rates. PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 24 Fire Prevention: Any comments received from the Fire Department will be provided under a separate cover. 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. The Building Division will not need to see these preliminary plans again: 1. Carlsbad requirements: CLIMATE ZONE 7 SEISMIC (R=6.5) = .12 W; SDC = D; SDS ~ .75, :Sl.00; D1/D2 RAINFALL ("/hr.): 3.7" WIND VELOCITY: 96mph 2019 California codes are adopted until December 31, 2022. 2022 codes take effect on January 1, 2023. 2. This project consists of building with more than three dwelling units and will be subject to CBC Chapter 11A and/or 118 accessibility requirements and other Federal accessibility requirements depending on the funding source(s). New apartments of three or more dwellings per building and new condominiums of four or more dwellings per building are defined as covered multifamily dwellings subject to CBC Chapter 11A accessibility requirements for accessible/ adaptable units. 3. Government funding (if applicable) will trigger HUD section 504 accessibility requirements. 4. 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. 5. Clearly define these dwelling as apartments or condominiums for the plan review process to determine accessibility requirements. (New apartments of three or more dwellings per building and new condominiums of four or more dwellings per building are defined as covered multifamily dwellings subject to CBC Chapter llA accessibility requirements for accessible/ adaptable units). 6. Show details for airborne and structure borne sound transmission compliance with CBC section 1206 for the walls and floors separating dwellings. 7. This project will trigger Carlsbad Climate Action Plan compliance for the following: a. New residential required to comply with sections 18, 2B, 3B, 4A. b. New commercial required to comply with sections 18, 2B, 3B, 4B, 5. c. Clearly detail these separate requirements on the plans. d. Each new parking facility will require accessible stalls per llB-208 for parking facilities with public access, and 1109A for residential areas (not available to the public). e. Each new parking facility will require EV parking stalls per Green Code 4.106 or 5.106 (depending on residential assigned/unassigned or public accommodation), and accessible EV stalls per 11B or 1109A. (APPLICATIONS DATED JANUARY 1, 2023 OR LATER WILL BE REQURIED TO COMPLY WITH THE 2022 GREEN CODE REQUIREMENTS FOR EV PARKING:25% EV READY, 10% EV CAPABLE, 5% EV CHARGER INSTALLED). PRE 2023-0053 (DEV2022-0213) -SUNNY CREEK December 12, 2023 Page 25 f. Clearly designate which parking facilities are for housing (assigned/unassigned) and for public use. Provide parking stall charts for accessible, EV and accessible EV stalls for each facility, including 2% of private garages. 8. A soils report is required for new construction. Prepare the report and include recommendations into the foundation design. 9. A boundary certification is required for new structures built 5 feet or closer to a side or rear yard property line. 10. Sewer design with fixture unit counts for entire sewer system to be included in complete plumbing plans. 11. Gas line isometric for proposed gas fixtures to be included in complete plumbing plans. 12. Electrical load calculations and single line diagram for entire electrical design to be included in complete electrical plans. 13. This is a preliminary review that has been done for the benefit of the design team. If this project moves forward for building permits, the above details should be clearly shown on the plans for plan. 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: Tim Carroll, Project Engineer, at (442) 339-2737 • Public Works-Utilities: Neil Irani, Associate Engineer, at (442) 339-2305 • Fire Department: Randy Metz, Fire Marshal, at (442) 339-2661 Sincerely, ERIC LARDY, AICP City Planner EL:SH:ES Enc: Engineering civil plan redlines Landscape plan redlines c: Tim Carroll, Project Engineer Laserfiche/File Copy Data Entry