HomeMy WebLinkAboutPRE 2024-0044; TOLL BROTHERS BRESSI RANCH; Admin Decision LetterSeptember 17, 2024
Eric Everhart
Toll Brothers
350 Commerce
Irvine, CA 92602-1395
SUBJECT: PRE 2024-0044 (DEV2042-0088) -TOLL BROTHERS BRESSI RANCH
APN: 213-260-12-00
\(city of
Carlsbad
Thank you for submitting a preliminary review application to construct 111, three-story, 38'-2"-foot-tall
townhome-style attached condominiums in Planning Area 2 of the Bressi Ranch Master Plan, MP 178(K).
The vacant site, currently designated for light industrial development, is a 7.02-acre corner lot located at
6405 Alicante Road, (MS 16-04, Parcel 3 of Map No. 21433). The corner lot has three street frontages and
is bounded by Gateway Road to the north, Alicante Road to the east and Town Garden Road to the south.
Access to the development is proposed by a single entry off Gateway Road. Onsite circulation includes a
looped private street ranging in width from 33 to 42 feet and a series of private drive aisles off the main
private looped street ranging in width from 24 to 28 feet. Proposed parking includes a two-car garage for
each unit and 30 visitor parking spaces within the development. The site has been previously graded in
conjunction with the original subdivision which created the lot. Existing street improvements include curb,
gutter, sidewalk, and street trees along each of the frontages.
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 178(K)
2. The proposed project will require the following permits:
a. General Plan Amendment (GPA) to change the General Plan Land Use designation from Pl
to R-23, Residential 15-23 du/ac
b. Major Master Plan Amendment to the Bressi Ranch Master Plan to change the land use
designation from Planned Industrial (Pl) to Residential Density Multiple (RD-M). The
Community Development Department
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Master Plan Amendment shall be processed pursual to Carlsbad Municipal Code (CMC)
Chapter 21.38.120 (P-C Zone)
c. Tentative Tract Map (CT) for the subdivision
d. Planned Development Permit (PUD) pursuant to CMC Chapter21.45 shall be required for
the development of airspace condominiums.
Since the General Plan Amendment and Major Master Plan Amendment requires approval by the
Planning Commission and City Council, all the above-noted permits require approval by the
Planning Commission and City Council (CMC 21.54.040).
3. Proposed Land Use Change from Light Industrial to High-Density Residential. Planning staff is
preliminarily unable to support the conceptual request to change the General Plan Land Use
designation and the Bressi Ranch Master Plan zoning designation from light industrial to multi-
family residential to develop the site with townhomes. To satisfy state-mandated housing
requirements, the City Council recently approved an update to the city's Housing Element which
included changes in the land use designations for 16 sites throughout the city to allow for high
density residential development. Given the significant planning efforts and environmental
analysis, extensive public outreach and, ultimately, City Council's approval, new high density
residential development should be focused on the approved sites. This position is additionally
based on the initial feedback from the city's Utilities Department (please see Utilities comments
below) that there may be inadequate sewer infrastructure to support a change in land use without
offsite upgrades. As a result, offsite improvements including upsizing the sewer lines and
potentially the sewer lift station may be required.
In addition, planning staff have been contacted by a representative of the Bressi Ranch
homeowner's association and is aware there are some concerns about the potential request to
change the land use designation to allow for housing. Support from the community for additional
housing rezones/upzones above the legal requirements of the housing RHNA would be an
important factor in the City Council's consideration of the project. Finally, as currently designed,
the project is inconsistent with the high-quality site design and architectural standards of the
Bressi Ranch Master Plan. Please see comment No. 6 below for details on staff concerns regarding
compliance with the intent of the Master Plan.
Notwithstanding the above-noted comment, a decision to process a General Plan Amendment
and associated permits could be made by the applicant, with approval from the property owner.
Ultimate decision making authority for all legislative actions is the City Council, after review and
recommendation by the Planning Commission. If an application were to be submitted, city staff
have the following comments below regarding the conceptual proposal.
4. Density. Based on a proposed density of 15.8 dwelling units per acre (111/7 .02 = 15.8), the
appropriate residential General Plan land use designation is R-23, which permits a density range
of 15 to 23 du/ac. The minimum and maximum number of units that could be permitted within
this range is 105 and 161 units, respectively.
5. Bressi Ranch Master Plan Amendment. The subject site is located within Planning Area (PA) 2 of
the Bressi Ranch Master Plan [MP 178(k)]. PA-2 is designated Planned Industrial (Pl). To develop
the site with residential units, an amendment to MP 178(K) is required. Based on a proposed
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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density of 15.8 du/ac, the appropriate zoning designation is Residential Density Multiple or RO-
M. The RD-M zoning designation is intended for high density residential projects_ and implements
the R-23 General Plan Land Use designation. In addition to changing the zoning designation,
several amendments will be required throughout MP 178(K) to address the increase in unit count
and change in land use.
6. Compliance with Goals/Intent MP 178(K). Pursuant to Section II of MP 178{K), the Master Plan
incorporates many "Smart Growth" techniques to create a livable community. The implementing
techniques of "Smart Growth" can best be summed up by the Ahwahnee Principles, which are a
set of fundamental planning principles dedicated to building resource-efficient communities that
serve the needs ofthose who live and work within them. One of the main goals of the Ahwahnee
Principles is locating all things required to meet the daily needs of residents within walking
distance of one another. As stated in section IV.A of the Master Plan: "One of the major goals is
to create a pedestrian-oriented community. No high speed, high volume traffic will go through
the residential portion of the Master Plan; only low volume local traffic." Further, the existing
internal roadways have been designed to create a sense of community.
7.
The proposed change in land use from light industrial to residential would locate new residential
units approximately½ mile from the town center and would eliminate an opportunity to provide
jobs within walking distance of the community. The Bressi Ranch Master Plan was strategically
designed so goods, services and jobs would be within walking distance. The proposed land use
change could be inconsistent with this goal. In addition, the change in land use will locate new
residential units in an area which is not well-integrated into the residential planning areas of the
Master Plan, which have been sited around a central park and recreation center which can be
enjoyed by the residents. Any future application should include an analysis of jobs within this
community to estimate the jobs-to-housing ratio and provide evidence if the land use change
would result in decreased adherence with these principles.
In addition to concerns regarding the change in land use from Pl to RD-M, planning staff has
concerns about the design of development. Specifically, architectural enhancements
commensurate to the high-quality design of the existing residential communities within the
Master Plan area, including a mixture of styles/materials, architectural relief, and useable porches
which invite interaction with the community are recommended. Further, each community should
have a well-defined edge, such as greenbelts or wildlife corridors. This currently exists on the east
side of Alicante, which is the current western border of the residential area (PA-6, R-8
designation). The new residential units would not satisfy the intent of the Master Plan and would
be viewed more as an annex with little-to-no integration into the residential community. The
proposed townhome community would front streets with high volume traffic, which is
discouraged in the Master Plan. Finally, the proposed community does not have a community
recreation area and an increased landscaped buffer (minimum setback of 10 feet is currently
proposed; 25 feet recommended) should be provided at the western edge of the development,
which is adjacent to existing light industrial buildings. For the reasons discussed above and in
Comment No. 3, staff has concerns about the change in land use and the conceptual design of the
residential project.
Environmental Review. The Bressi Ranch Master Plan was approved pursuant to a Program
Environmental Impact Report, EIR 98-04. The potential environmental impacts associated with
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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the change in land use from light industrial to high density residential, including adequacy of
sewer capacity, will need to be studied as part of the proposed project. A subsequent CEQA
evaluation will be required to determine the appropriate path for CEQA, ranging from an
addendum to the EIR under CEQA Guidelines Section 15162 or a subsequent EIR subject to the
findings in the guidelines.
8. lnclusionary Housing Requirement. Pursuant to Carlsbad Municipal Code (CMC) Chapter 21.85,
the city's lnclusionary Housing Ordinance, all residential development projects proposing seven
or more housing units are required to designate at least 15% of the total units proposed on site
as affordable to low-income households. In addition, pursuant to Informational Bulletin (IB) No.
157, which provides guidance on the city's lnclusionary Housing Program, any project which
proposes an increase in density is subject to additional inclusionary housing requirements.
Specifically, one of the following alternatives listed below will be required to satisfy the
inclusionary housing requirements for the proposal to change the land use designation from light
industrial to residential, thus adding density to the site:
9.
A. At least 20% of the total residential units are restricted for low-income households; or,
B. A least 15% of the total residential units are restricted for low-income households and an
additional 10% are restricted for moderate-income households; or,
C. At least 15% of the total residential units are restricted for very low-income households.
For additional information on the city's lnclusionary Housing Program, please refer to the link
below.
18-157:
https://www.carlsbadca.gov/home/showpublisheddocument/9634/638600230107830000
City-Wide Objective Design Standards (ODS). In addition to the Bressi Ranch Master Plan, the
design of the townhomes will be subject to city-wide Objective Design Standards (ODS) Please
see links below for reference and revise the project design as appropriate.
https://www.carlsbadca.gov/home/showpublisheddocument/13768/638201047511900000
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 of the project's compliance with the ODS
with the project submittal.
a. Section 2-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.
b. Section 2-Common Open Space. Projects of 50 units or more shall include at least one
on-site common recreational space located outdoors and adjacent or visible from the
Community Development Department
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primary street. Projects of 20 or more units shall provide on-site common recreational
spaces at a minimum of 100 square feet per unit. Common recreational space includes
amenities accessible to all residents such as play areas, community center, courtyards,
gathering and picnic spaces, rooftop lounges, multi-use paths/trails, pocket parks,
athletic/recreational courts or gyms, dog runs and enclosures; pools and spas; and
community gardens. An applicant may provide on-site common recreational space
through an amenity not on this list if it is readily accessible by all residents for recreation
and social purposes. 1. Minimum Dimensions. Except for pocket parks and multi-use
paths and trails, common recreational spaces shall be continuous space with no less than
15 feet in any given direction. a. Pocket Parks. Pocket parks shall have a minimum width
of 50 feet in at least one direction. b. Exemption for Multi-Use Paths and Trails. Multi-use
paths and trails are not subject to the minimum dimension requirement of 15 feet.
~ Section 2-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).
d. Section 2 -Landscaping.
e.
Landscape Buffer. A landscape buffer a 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.
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
Community Development Department
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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: 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.
f. Individual Unit Entrances.
g.
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.
2. Weather Protection. Entrances shall have either a projected sheltering element or be
recessed from the main facade; the projection or recess shall have a minimum depth of
24 inches.
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.
Community Development Department
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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.
10. Setbacks. Please submit a setback exhibit with the project submittal detailing required/proposed
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 6, 7, 8 and 12 for MP 178(K)
as well as the Planned Development Ordinance. In addition to landscaped setbacks adjacent to
the street, a significant landscape/structural setback is recommended adjacent to the existing
light industrial development to the west.
11. Parking. A total of 111 three and four-bedroom units are proposed. The plans submitted with the
application identify a two-car garage for each unit and 30 visitor parking spaces along the private
streets. Pursuant to MP 178(K), the parking shall comply with Chapter 21.44, Parking Ordinance,
of the Carlsbad Municipal Code. Pursuant to CMC Section 21.44.020, Table A, multi-family units
with two or more bedrooms require two covered spaces per unit. In addition, for projects which
propose more than 11 units, 0.25 visitor spaces are required per unit. As 111 units are proposed,
28 visitor spaces are required. As currently designed, the project complies. However, please see
Comment No. 13 below regarding the electric vehicle requirements.
12. Building Height. Pursuant to CMC Section 21.45.080, the building height is the same as required
by the underlying zone and shall not exceed three stories. If the site were to be redesignated to
RD-Min the Master Plan, the maximum building height is 35'. The elevations submitted propose
a height of 38'-2". Therefore, the height would need to be reduced to 35' comply.
13. Electric Vehicle (EV) Infrastructure. Please be advised, the project will be subject to the
requirements of the mid-cycle updates to the Green Building Code. Included as part of the
update, is an increase in the minimum percentages of electric vehicle spaces required to be
installed, ready and capable. Preliminarily, it is staff's understanding that the onsite visitor parking
stalls will need to be increased in width by as much as seven (7) feet to comply with the minimum
standards. As a result, the project may need to be significantly redesigned to not only
accommodate the parking spaces but also satisfy the minimum private street widths. Please
ensure any future submittal considers the new EV parking requirements.
14. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP)-The project site is in PA-2 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.
Please be advised, ALUC approval is required for the change in the land use designation from Pl
to RD-M. Preliminary review of this project against the new ALUCP revealed the following:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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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. Pursuant to Exhibit 111-2, the project site
is bisected by two Safety Zones 3 (Inner Turning Zone) and 6 (Traffic Pattern Zone).
Pursuant to Table 111-2 {Pgs. 3-45 through 3-52), residential projects with a density range
of 13-16 du/ac are considered compatible within Safety Zone 6 with no F.A.R. restrictions.
Residential projects within Safety Zone 3 are conditionally compatible. Pursuant to Exhibit
111-3, lot coverage cannot exceed 60% in area in Safety Zone 3. In addition, if the Safety
Zone 3 goes through a building, and more than 50% of the building is in Zone 3, the 60%
lot coverage requirement would include the entire building, not just the portion that
encroaches in Zone 3. Lot coverage is defined on 2.2.26 on page 2-5 as the ratio between
the ground floor area of a building (or buildings) and the area of a lot/parcel. Section
3.4.8 further says that all structures, including parking structures and support buildings,
shall be counted when determining maximum lot coverage.
To ascertain the precise parameters of what portions of the property lie within what
zones, ALUC staff provided a link to a geo-referenced, digital boundary shape files that
can be downloaded from their website, and the imagery of the parcel and compatibility
factors can be viewed using the Mapping Tool I had on screen during our meeting. Those
may be accessed at:
https://www.san.org/Airport-Projects/Land-Use-Compatibility/ALUC-Mapping-Tool
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. ALUCP would require compliance with the Federal Aviation
Administration's (FAA) Federal Aviation Regulations (FAR) Part 77, Objects Affecting
Navigable Airspace.
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 Influence Area. The project site is located
within Review Area #1 of the Airport Influence Area. Review Area #1 consists 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
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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15.
d) above, real estate disclosures and overflight notification documents would need to be
recorded.
For additional information , please refer to an email to you dated 7 /31/24 from Ed Gowen, Senior
Airport Planner with the Airport Land Use Commission.
Please see link below for the McClellan-Palomar Airport Land Use Compatibility Plan:
https://www.carlsbadca.gov/home/showpublisheddocument/226/637446617757230000
Noise Analysis. A formal proposal, if submitted, will need to provide a noise study consistent with
the City of Carlsbad Noise Guidelines Manual and the policies and standards for residential noise
in the General Plan. Please see link below for the Noise Guidelines Manual:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24094
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. 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. Submit
either an approved Scoping Agreement or correspondence from the Traffic Division indicating one
is not required. Provide ADT and peak hour trips per generation rates from SAN DAG Brief Guide
of Vehicular Traffic Generation Rates for the San Diego Region on the site plan/tentative map.
2. If a Local Mobility Analysis may be required, refer to the Transportation Impact Analysis
Guidelines
at https://www.carlsbadca.gov/home/showpublisheddocument/328/637425982502330000 .
a. 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.
b. A Transportation Demand Management (TOM) plan may be required depending on the
number of employee vehicle trips the project will generate. Calculate the gross employee
ADT using the generation rates from Table 2-2 of the TOM Handbook at
https://www.carlsbadca.gov/home/showpublisheddocument/310/63742598133837000
0 Show calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit
a TOM plan with your application for discretionary permits.
Community Development Department
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3. 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.
4. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP).
All impervious surfaces being created or replaced (onsite and offsite) shall be included for
treatment. Submit a Storm Water Quality Management Plan. Review the Hydromodification
Exemption Map and Potential Critical Coarse Sediment Yield Area Map on the City website to see
if this criterion applies to your project. The post construction stormwater treatment BMPs shall
be shown on a conceptual grading plan and drainage plan with the discretionary application.
5. Based on this project's general land use Public Institutional, this project is subject to the City of
Carlsbad trash capture requirements. Incorporate trash capture measures on the project plans.
Please prepare a Preliminary Trash Capture Storm Water Quality Management Plan and
incorporate into Storm Water Quality Management Plan, Form E-35.
6. Provide a Preliminary Title Report (current within the last six (6) months).
7. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Report on the site plan. If any vacations or quitclaims are planned with this development
annotate on the site plan.
8. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm
hydrologic calculations before and after development for each drainage basin.
9. A Preliminary Geotechnical Report is required to evaluate the feasibility of the project. Guidelines
for preliminary geotechnical studies are available on the City of Carlsbad Engineering website.
10. Per CMClS.16.060 this project will require a grading permit and grading plan.
11. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey
Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical
control per City of Carlsbad Engineering Standards.
12. Delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
13. Delineate and annotate approximate topographic contours for existing and proposed condition.
Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and 10%, and
5' intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
14. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, streetlights, adjacent driveways, vaults, transformers, etc.) at
the project site, project frontage and within 25 feet of the boundary.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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15. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards.
16. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
17. Provide the method of draining each lot. Unless otherwise specified by a geotechnical engineer,
method of drainage shall comply with California Building Code (latest version) section 1804.4.
18. Delineate all retaining walls that may be utilized on the project site and show top of wall and
bottom of wall elevations, including at the highest and lowest points. Indicate maximum height
of retaining wall measured from bottom of footing to top of wall and maximum height measured
from finish surface to top of wall.
19. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
20. Show existing lot line bearing and distance.
21. The trees along the Gateway Road, Alicante Road and Garden Road frontage are included in the
city's street tree inventory. Indicate on the site plan that they are to remain or to be removed.
Proposed removal of street trees will require approval per Section 11.12.090 of the Carlsbad
Municipal Code. Coordinate with the parks and recreation department for additional information.
22. Show existing lot line bearing and distance.
23. Provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements and proposed improvements and
dedications.
24. Delineate and annotate all proposed driveways and driveway widths.
25. Abutter's rights of access along Gateway Road were relinquished per Parcel Map 21433. Said
relinquishment will need to be quitclaimed during the Final Engineering plans process.
26. Driveways that exceed more than 150' length shall have a turnaround designed for a 3-point turn
of a passenger vehicle. Additionally, applicant shall coordinate with the fire department to ensure
width and grade of driveway meets fire department requirements.
27. Show truck turning radii. Plot turning radii per Caltrans figure 404.SB and/or 404.5F.
28. Provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
29. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities,
overhead lines, traffic signals, streetlights in Gateway Road, Alicante Road and Town Garden Road
and laterals affecting the property.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0044 (DEV2024-0088) -TOLL BROTHERS BRESSI RANCH
September 17, 2024
Pa e 12
30. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way.
31. Provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update
2019, Section 4.2 Design Criteria. Coordinate with CMWD for requirements.
32. Provide a Water Study for the new development based on City of Carlsbad Potable Water Master
Plan 2019, Section 4.2 Design Criteria. Coordinate with CMWD for requirements.
33. Public potable water and sewer mains along project frontages must meet minimum design
diameter and material as specified in City of Carlsbad Engineering Standards Vol. 2 Section 3.2.2
for water and Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be
required as a condition of development. Coordinate with CMWD for requirements.
34. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with City of Carlsbad
Engineering Standards requirements.
35. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing and proposed grades on-site, fences and location of structures on-site and on
adjacent properties.
36. A 3" AC grind and overlay may be required for Gateway Road, Alicante Road or Town Garden
Road if more than two utility trenches are proposed. A half street of full street overlay HALF
STREET OR FULL WIDTH OF STREET.
37. Coordinate with SDG&E since the proposed development is located within their easement. This
project will require written approval from SDG&E.
38. Meet with the Fire Department to identify the necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.)
39. Plot stopping sight distance at all driveways and corner sight distance at all street intersections.
40. Plot stopping sight distance at all driveways and corner sight distance at all street intersections
41. Address the comments on the attached redlined plan.
42. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Utilities:
1. Submit a water study analyzing the proposed water demands, domestic meter sizing, and fire
sizing criteria. The study shall include hydraulic modeling ofthe public distribution system per the
Carlsbad Engineering Standards Volume 2, Chapter 3 -Design Procedures and Guidelines and fire
flow requirements per CFC Table B105.1 as modified by the City of Carlsbad fire department.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0044 (DEV2024-0088} -TOLL BROTHERS BRESSI RANCH
September 17, 2024
Pa e 13
a. Development shall be conditioned to provide a private looped water system for its
residents.
b. Multiple water services are stubbed for this parcel's future connection to the public water
system. Any unused, existing water service stubs along the parcel frontages shall be
removed from the right-of-way and replaced with straight pipe spools or tees as a
condition of development.
2. Submit a sewer study analyzing proposed demands for the public sewer main. Model the demands
and performance criteria of the sewer per the Carlsbad Engineering Standards Volume 1, Chapter
6 -Design Criteria for Sewer Facilities.
a. Multiple sewer laterals are stubbed for this parcel's future connection to the public sewer
system. Any unused, existing sewer lateral stubs along the parcel frontages shall be
removed from the sewer main as a condition of development.
b. Note: The existing sewer collection system and lift station capacity for this catchment
does not account for the increase in sewer demand resulting from the proposed zoning
change. The development shall be required to pay for its proportionate share of off-site
sewer improvements as a condition of approval and may include sewer pipe upsizing,
increase of sewer lift station pumping capacity, addition of odor control facilities at the
sewer lift station, and construction of a redundant sewer force main per the Carlsbad
Engineering Standards Volume 1, Chapter 6 -Design Criteria for Sewer Facilities.
3. Recycled water is available to this parcel and its use shall be required for landscape irrigation.
Design of the irrigation system shall conform with Carlsbad Engineering Standards Volume 2,
Chapter 5 -Requirements for On-Site (Private} Recycled Water Systems and shall require final
approval by the Carlsbad Municipal Water District and the San Diego County Department of
Environmental Health and Quality. The development shall design, construct, and pay for all
recycled water service connections to the public recycled water distribution system in accordance
with the Carlsbad Engineering Standards.
Traffic Division:
1. Please coordinate with Nick Gorman, nick.gorman@carlsbadca.gov, to submit a Scoping
Agreement per the latest City of Carlsbad Transportation Impact Analysis Guidelines.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600