HomeMy WebLinkAboutPRE 2022-0060; 945-1065 CARLSBAD VILLAGE DRIVE; Admin Decision LetterDecember 27, 2022
Jonathan Frankel
Tooley Interests LLC
2001 Wilshire Blvd., Suite 240
Santa Monica, CA 90403
B FILE COPY
SUBJECT: PRE 2022-0060 (DEV2022-0208} -945-1065 CARLSBAD VILLAGE DRIVE
APN 203-320-53, 203-320-54, 203-320-55, AND 203-320-56
Dear Mr. Frankel,
CCityof
Carlsbad
Thank you for submitting a preliminary review application for a mixed-use development project proposed
at 945-1065 Carlsbad Village Drive. The project site, an approximately 4.12-acre property, currently is
subdivided into four lots and is developed with a one-story retail shopping center having a total floor area
of approximately 58,735 square feet.
The preliminary review exhibits are proposing to raise the site and develop a mixed-use project consisting
of 219 multifamily residential units and approximately 13,800 square feet of commercial retail/restaurant
uses. Of the 219 multifamily residential units, 22 units are identified in the application as being deed
restricted to Very Low Income households (50% AMI). A 50% density bonus is requested, resulting in a
project density of 53 dwelling units per acre. Exhibits show the proposed commercial uses contained
within three, one-story buildings with publicly accessible plazas and promenades along Carlsbad Village
Drive, and residential apartment units contained within two, five-story buildings separated by a
landscaped paseo and courtyard. The project proposes to include over 45,000 square feet of open space,
including courtyards, a sky deck, private balconies, and residential amenities such as rooftop terraces, a
swimming pool and pool deck courtyard, interior courtyards, and indoor amenity areas. A total of 350
vehicular parking spaces are proposed. These parking space occur at-grade, surrounding the commercial
and residential buildings, and within an above-grade parking structure situated between the lnterstate-5
freeway and the proposed residential buildings. The residential buildings would have a maximum roof
height of 56 feet, with additional parapets and tower features protruding above.
Vehicular access to the site is proposed to occur via four access points from the surrounding streets. Two
vehicular driveways are being provided on the northern boundary of the site along Carlsbad Village Drive
which leads to the project's onsite at-grade parking stalls as well as the parking structure access point.
Vehicular access to the parking structure will also be provided from Oak Ave for residential tenants only.
Access via the_ public alley connecting Carlsbad Village Drive and Oak Avenue will provide two of the four
points of access.
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
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans. policies. and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans, policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Village-Barrio (V-B)
b. Zoning: Village-Barrio (V-B)
c. Carlsbad Village & Barrio Master Plan (VBMP): Freeway Commercial (FC)
2. The project requires the following permits:
a. Site Development Plan (SDP). An SDP is required pursuant to the provisions outlined within
§6.3.3.B of the VBMP (page 6-4). The City Council is the final decision authority following a
recommendation by the Planning Commission pursuant to §6.3.4 of the VBMP (page 6-5).
b. Minor Subdivision (MS). A MS is required to consolidate/merge the four existing lots into one
(see Land Development Engineering, Comment No. 22 below). Because this project will also
require an SDP, the City Council has the authority to approve, conditionally approve or deny
all concurrent processed development permits subject to Carlsbad Municipal Code ("CMC")
§21.54.040.C.3.b.
3. The following technical studies, beyond those listed as required in Form P-2, shall be required with a
formal submittc;1I. Each of the studies should be provided in hardcopy (2 copies) and digital (.pdf)
formats:
a. Environmental Site Assessment (ESA). Please submit a Phase 1 ESA of the project site. If the
findings of a Phase 1 ESA require preparation of a Phase 2 or a limited Phase 2 ESA, please
also submit these additional reports as part of the initial submittal. The report(s) should
consider the proposed project's location directly adjacent to an existing gas station.
b. Air Quality.
c. Health Risk Screening Letter(s). In addition to the above air quality study, please also include
copies of any Health Risk Screening Letters, etc. that may be required due to the project's
location directly adjacent to the Interstate (1)-5 freeway.
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d. Greenhouse Gas Emissions.
e. Historical, Cultural and Paleontological (3 separate reports). The development of the
proposed project will require demolition and excavation in an area of the city known to have
a high sensitivity as it relates to (1) architectural history, (2) archeological resources, and (3)
paleontological resources. Please direct your consultant to the city's Tribal, Cultural and
Paleontological Resources Guidelines. Please note that any archeological pedestrian survey of
the site for the cultural resources study shall also include a Native American monitor during
the survey. The city's Tribal, Cultural and Paleontological Resources Guidelines may be found
on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
f. Noise. Please submit a noise study with your formal application that is prepared in accordance
with the 'requirements outlined in the City of Carlsbad Noise Guidelines Manual. The Noise
Guidelines Manual may be found on the city's website at:
https://www .ca rlsbadca .gov /home/showpu blisheddocu ment/238/637 42597 4092370000
The noise study needs to also discuss any potential noise impacts emanating from squealing
tires, slamming doors, loud music, automobile engines, etc. that may occur as a result of any
proposed structural openings or ventilation corridors of the parking garage facing onto any
nearby sensitive land uses.
This does not represent an exhaustive list. Additional studies may be required based on results of the
above studies and also other studies being requested by the other reviewing Departments and
Divisions listed below.
4. Development Project Public Involvement Policy (Form P-21): The project is subject to both: Part A -
Notice of Project Application Process and Part B -Enhanced Stakeholder Outreach, in that the project
requires (1) a Site Development Plan, and (2) is proposing residential development consisting of 50 or
more residential units, and is also considered (3) a non-residential or mixed-use (residential and non-
residential uses in the same building or on the same site) development project with a total of 50,000
square feet or more of habitable space. The Development Project Public Involvement Policy (Form P-
21) may be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/452/637843403622900000
5. Landscape. Conceptual landscape exhibits are required and shall be prepared in accordance with the
General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016).
The exhibit package shall include a Conceptual Landscape Plan; Conceptual Water Conservation Plan;
Conceptual Fire Protection Plan; and a Conceptual Landscape Maintenance Responsibility Exhibit
(private or common). The Landscape Manual may be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/234/637 42597 4086270000
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6. In addition to meeting the City of Carlsbad Landscape Manual parking lot tree planting requirements
of 1 tree per 4 parking spaces, all commercial project parking lots must meet the State of California
CALGreen Shade Tree planting requirements outlined below for "Surface Parking Areas" (section
5.106.12 and section 5.106.12.l). Please note that the City of Carlsbad landscape manual requires
that all parking lot trees be a minimum of 15-gallon size.
5.106.12 Shade trees. [DSA-SS] Shade trees shall be planted to comply with sections 5.106.12.1,
5.106.12.2, and 5.106.12.3. Percentages shown shall be measured at noon on the summer solstice.
Landscape irrigation necessary to establish and maintain tree health shall comply with section 5.304.6.
5.106.12.1 Surface parking areas. Shade tree plantings, minimum #10 container size or equal, shall be
installed to provide shade over 50% of the parking area within 15 years.
Exception: The surface parking area covered by solar photovoltaic shade structures, or shade
structures with roofing materials that comply with Table AS.106.11.2.2 in Appendix AS, are not
included in the total area calculation.
7. In addition to meeting the City of Carlsbad Landscape Manual planting requirements, all commercial
project landscape areas must meet the State of California CALGreen Shade Tree planting
requirements outlined below for "Planting Areas" (section 5.106.12 and section 5.106.12.2). Please
note t_hat the City of Carlsbad landscape manual requires that all non-slope area trees be a minimum
of 15-gallon size.
5.106.12 Shade trees. [DSA-SS] Shade trees shall be planted to comply with sections 5.106.12.1,
5.106.12.2, and 5.106.12.3. Percentages shown shall be measured at noon on the summer solstice.
Landscape irrigation necessary to establish and maintain tree health shall comply with section 5.304.6.
5.106.12.2 Landscape areas. Shade trees plantings, minimum #10 container size-or equal, shall be
installed to provide shade over 20% of the landscape area within 15 years. Exception: Playfields for
organized sport activity are not included in the total area calculation.
8. In addition to meeting the City of Carlsbad Landscape Manual planting requirements, all commercial
project landscape areas must meet the State of California CALGreen Shade Tree planting
requirements outlined below for "Hardscape Areas" (section 5.106.12 and section 5.106.12.3). Please
note that the City of Carlsbad landscape manual requires that all non-slope area trees be a minimum
of 15-gallon size.
5.106.12 Shade trees. [DSA-SS] Shade trees shall be planted to comply with sections
5.106.12.1,5.106.12.2, and 5.106.12.3. Percentages shown shall be measured at noon on the summer
solstice. Landscape irrigation necessary to establish and maintain tree health shall comply with section
5.304.6.
5.106.12.3 Hardscape areas. Shade trees plantings, minimum #10 container size or equal, shall be
installed to provide shade over 20% of the hardscape area within 15 years. Exception: Walks,
hardscape areas covered by solar photovoltaic shade structures, and hardscape areas covered by
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shade structures with roofing materials that comply with Table AS.106.11.2.2 in Appendix AS, are not
included in the total area calculation.
6. Proposed Land Use. Mixed-use is permitted within the FC District per the VBMP, Table 2-1. For an
exhaustive list of uses permitted, conditionally permitted, and/or prohibited in the FC District, please
consult Table 2-1 beginning on page 2-6 of the VBMP. For an exhaustive list of expressly prohibited
uses, please see Table 2-1 on page 2-8.
7. Unit Yield/Density. Please be aware that the base maximum unit yield for this mixed-use project is
determined by multiplying the total 4.12 developable acres multiplied by the base maximum density
of 35 dwelling units per acre (4.12 acres x 35 du/ac = 144.2 or 143 units when rounded up to the
nearest whole number). The density calculation included within the project description and included
as an attachment to the preliminary review application incorrectly identifies 146 units. Using this
information, and the request for 50% density bonus, the number of density bonus units drops from
73 to 72 (143 x 50% = 71.5 or 72 density bonus units). Using this information, the total number of
units proposed should not exceed 218 dwelling units. (See also Housing and Homeless Department
comments below.)
8. The preliminary review application is requesting a 50% density bonus. A formal project will need to
include the submittal of a Density Bonus Supplemental Checklist (Form P-l(H)). Form P-l(H) may be
found on the city's website at:
https:ljwww .ca rlsbadca .gov /home/showpubl isheddocument/ 450/63 7843404170270000
The preliminary exhibits show residential parking calculation ratios per Gov. Code §65915, Subd.
(p)(2)(A). As part of a formal project application submittal, please also include this request as part of
the supplemental information included with your submittal of the checklist.
9. The preliminary review application is requesting information regarding all necessary technical reports
to determine if a CEQA §15332 In-Fill Development Project, Class 32, categorical exemption can be
made. Such reports are included in the above discussions and within the subsequent
Division/Department comments included below. Further analysis and studies beyond this may still be
necessary for the city to make such a determination.
Please note that any mitigation measure resulting from findings in the above reports, which can be
considered project design features, should be incorporated into the project exhibit submittals where
applicable, and detailed appropriately.
10. CEQA Memorandum. To assist in making the above determination, please consult with a qualified
professional environmental consulting firm in the preparation of a CEQA Memorandum to be
prepared and submitted for screen check review by city staff and possibly third party review. To
qualify for an in-fill development exemption, a project must meet the conditions listed. In addition,
the exemption cannot be used when any of the exceptions listed in §15300.2 of the CEQA Guidelines
or Chapter 19.04 of the CMC apply. The requested CEQA memo shall include such analysis.
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11. This project is subject to the Chapter 2.6 Area-Wide Standards of the VBMP beginning on page 2-12.
The project appears to be deficient in the following areas:
a. §2.6.1-A. INGRESS AND EGRESS. Vehicle access shall be taken from an alley where the condition
exists. §2.6.1.A.3.b limits projects to one (1) access point from a public street in cases where
alley's do NOT exist. This project site has alley access and is still providing two (2) additional access
points on Carlsbad Village Drive and one (1) on Oak Avenue at the parking garage. §2.6.1.A.3.c.
limits a driveway apron to a 20-foot-width. The additional proposed vehicle accessways are
exceeding this width.
b. §2.6.1 -B. PARKING. Surface parking shall be located behind buildings and away from street
frontages.
c. §2.6.2 -A. BUILDING ORIENTATION. Primary entrance of a ground floor commercial use, i.e., the
three (3) proposed commercial buildings, shall be oriented towards the primary street, i.e.,
Carlsbad Village Drive. It is unclear, but it appears that the site plan is trying to set up the buildings
to be oriented towards the parking that is being proposed to the side and rear.
d. §2.6.2 -C. ROOF PROTRUSIONS. Please update all elevations to clearly identify the heights of all
tower features. Be sure to identify/describe· what each of tower represents. Please note that no
roof structure ~hall be taller than the minimum necessary height needed to accommodate,
screen, or enclose the intended use (§2.6.2.C.2). Additionally, no roof structure or any other space
of feature shall be allowed for the purposes of providing additional floor space (§2.6.2.C.4).
e. §2.6.6 -A. PARKING. Please update the parking calculations for the commercial to reflect the
ratios outlined in the VBMP beginning on page 2-22. For the proposed residential, recognizing
that you are requesting residential parking per Govt .. Code §65915, Subd. (p)(2)(A), please also
update the parking analysis table for comparison purposes to show the residential parking
requirements per the VBMP.
12. This project is subject to the Chapter 2.7.4-Freeway Commercial (FC) Supplemental District Standards
of the VBMP beginning on page 2-55. The project appears to be deficient in the following areas:
a. The preamble statement on page 2-55 discusses how many of the buildings in this district are
highly visible from 1-5, therefore service and delivery areas and mechanical equipment should be
screened from view. While it is unclear at such an early stage of development, please consider as
you design, all mechanical equipment and any safety type features or barriers, etc., you can think
of that may possibly be required to be located on roof tops and then design them into the
architecture where possible. This is a source of recent community concern.
b. §2.7.4 -A. SETBACKS. §2.7.4.A.1 requires a 15-foot landscape setback where surface parking
areas are located adjacent to a public street.
c. §2.7.4 -A; SETBACKS. §2.7.4.A.1.a discusses encroachments permitted within the front setback
for awnings, canopies, and upper floor balconies. The project elevations appear to be proposing
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awnings/canopies along Carlsbad Village Drive. Please show these features on the project site
plan along with each respective setback dimension.
d. §2.7.4-G. BUILDING HEIGHT. Please demonstrate how the project meets the upper floor setback
requirements outlined in §2.7.4.G.2.a. on page 2-58. For each building floor, please relate it to the
property line and include detailed setback dimensions outlining the degree of proposed plane
changes as discussed in the preliminary review application materials.
e. §2.7.4-H. BUILDING MASSING. Please demonstrate how the proposed parking garage complies
with this development standard where fronting 1-5.
The three (3) Density Bonus Waivers, waiving (1) maximum building height standards (§2.7.4.G.1), (2)
the enclosed fourth floor space percentage standards (§2.7.4.G.2.a), and (3) front yard setback
standards (§2.7.4.A.1) discussed in the preliminary review application will need to be requested and
discussed as part of the formal submittal.
13. This project is subject to the Chapter 2.8 Area-Wide Design Guidelines of the VBMP beginning on page
2-72. Please prepare a matrix demonstrating how the project complies with each applicable guideline.
Where not applicable, please indicate as such. This matrix shall be provided with the formal submittal
in both hard copy and digitally, preferable .word format. The matrix will eventually be incorporated
into an exhibit to be attached to the Planning Commission and City Council staff reports.
14. Visibility of the proposed transformer and trash enclosure locations at Carlsbad Village Drive is highly
concerning, especially to eastbound vehicular and pedestrian traffic. Please relocate further into the
site along the alley far away from Carlsbad Village Drive.
15. The preliminary exhibits show location of parking spaces but do not provide any dimensions. Please
reference the CMC §21.44.050 for parking space size and area requirements. For enclosed parking
garages with multiple, open parking spaces, please reference CMC §21.44.060.A.3-Table D. The
exhibits for the parking garage also do not show the required minimum 5-foot turning bump-out at
the end of each stall series, nor does it dimension the 24-foot-wide back-up maneuvering areas. This
will all need to be shown with a formal submittal.
16. 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 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.
17. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely
impact development requirements of this project. A formal application submittal will need to include
a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to
the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric
vehicle charging, water heating and traffic demand management requirements, as set forth in the
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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:ljwww.geode.us/ codes/ ca rlsbad/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.
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/planning. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please
review all information carefully before submitting.
Land Development Engineering (includes PW-Utilities Design):
1. Complete a Stormwater Standards Questionnaire, Form E-34 and submit with a formal submittal. 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.
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.
2. Provide spot elevations and details to show how all storm water, on site and off site, will be treated
by BMPs.
3. Prepare a Preliminary Storm Water Quality Management Plan utilizing the stormwater template E-35
on the City of Carlsbad website as this project is subject to water quality BMPs. This project is exempt
from the hydromodification criteria based on Hydromodification Exemption Analyses for Select
Carlsbad Watersheds by Wayne Chang dated September 17, 2015.
4. This project is subject to the City of Carlsbad trash capture requirements for the entire property.
Incorporate trash capture measures and calculations into the preliminary Storm Water Quality
Management Plan being required in the above.
5. Proprietary Biofiltration (BF-3) are only allowed in areas where a traditional biofiltration footprint is
infeasible. Please provide evidence that infiltration and traditional biofiltration facilities cannot be
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designed on site. 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.
6. Submit a Climate Action Plan (CAP) Checklist, Form P-30 to demonstrate that this project is compliant
with the city's CAP. If applicable per checklist, please include a Transportation Demand Management
(TDM) Plan and Greenhouse Gas (GHG) Analysis with the discretionary applications. Delineate all
electric vehicle (EV) and EV capable parking spaces on the project site plan and on the floor plans for
the parking garage where applicable.
7. Depending on the eventual 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, which is available on the city's website at the following
web address:
https://www .ca rlsbadca .gov /home/showdocument?id=312.
8. A Transportation Demand Management Plan (TDM) plan may be required depending on the number
of employee vehicle trips the project will generate. Please calculate the gross employee ADT using the
generation rates from Table 2-2 of the city's Transportation Demand Management (TDM) Handbook,
which is available on the city's website at the following web address:
https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000.
If applicable, please submit a TDM plan with your application for discretionary permits.
9. Please provide two (2) copies of a Preliminary Title Report (current within 6 months of the application
date).
a. If the owner noted on the Preliminary Title Report does not match the person signing the P-1
as owner, please provide paperwork documenting that the person signing is authorized to
sign as an owner.
b. Standard LLC authorized signatory sheets from LLC formation papers, the Secretary of State's
Statement of Information must provide an agent of service with title of "manager," or
designation of the signer as trustee if the ownership is a trust will be required. Appropriate
documentation of authorization to sign as owner may be required for other ownership
entities.
In addition to the above, please label and annotate all existing easements affecting the property on
the site plan. If any existing easements will be vacated or quitclaimed call out on the site plan.
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10. Coordinate with SDG&E to provide the minimum clearance from the existing power poles on Oak
Avenue and in the existing alley to the face of the building, or alternatively, underground the existing
overhead lines and show on the discretionary plan.
11. Indicate the volume of grading (cut, fill,_ import, export, and remedial) that is proposed for this project
in cubic yards. The remedial quantities shall be determined by the recommendations of a geotechnical
engineer.
12. Per CMC §15.16.060 this project will require a grading permit and grading plan and a separate
improvement plan for work within the right-of-way.
13. Provide proposed contours on the conceptual grading and drainage plan.
14. Provide invert elevations to the nearest tenth for proposed storm drains and size proposed.
15. A Preliminary Geotechnical Report will be required to support the project during the discretionary
application phase. At a minimum, the report shall include recommendations for remedial work and
any recommendations regarding infiltration.
16. A Preliminary Drainage Study will be required to support the project during the discretionary
application phase. The applicant shall analyze the 100-year storm event hydrology in the existing and
proposed conditions. Detention facilities shall be provided to detain the 100-year storm event to
existing conditions for each point of compliance, those calculations to support the facility shall be
included in the study.
17. Please call out any retaining walls that will be utilized on the project site and show top of wall, bottom
of wall elevations. Indicate maximum height of retaining wall, show footing and remedial excavation
required in cross sections. Highlight location of worst condition elevation for each wall proposed.
18. Show proposed parcel/lot lines and callout on the site plan, provide proposed parcel/lot areas.
19. Either remove or {elocate the existing parcel line through the proposed parking structure and provide
required setbacks to all structures.
20. Show location and dimensions of all accessways and pathways as required for compliance with Title
24 -State Accessibility Requirements.
21. Indicate location and layout of Electric Vehicle parking spaces/charging stations. Callout EV Charging
Stations, EV Ready, and EV Capable as required per CMC Title 18.21.120-150.
22. Since this project will be merging in to one lot, this is a minor subdivision. A tentative parcel map will
be required with the discretionary application and a parcel map will be required with the construction
documents. A lot tie covenant is prohibited.
23. Provide bearing and distance for all property lines shown.
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24. Show size and type of all existing trees located along Carlsbad Village Drive. Please be aware that
these trees are identified in the City of Carlsbad's Tree Inventory. Any proposed removal of street
trees will first require approval from the City of Carlsbad's Parks Department per CMC_ §11.12.090.
Please coordinate with the Parks Department for additional information.
25. Provide setback dimensions for all proposed structures to all property lines for the parking structure
and between buildings.
26. Add the owner's address, and the developer's name and address if different than the owner, and a
vicinity map to the site plan.
27. Show all existing utilities and callout size for: water, sewer, storm drain, dry utilities, and overhead
lines in Carlsbad Village Drive and Oak Avenue and laterals affecting the property.
28. Provide a Sewer Study for new development based on City of Carlsbad's Sewer Master Plan Update
2019, Section 4.2 Design Criteria; and in compliance with Volume 1 of the Engineering Design
Standards, 2022 Edition.
29. Provide a Water Study for the new development based on City of Carlsbad's Potable Water Master
Plan 2019, Section 4.2 Design Criteria; and in compliance with Volume 2 of the Engineering Design
Standards, 2022 Edition.
30. Public potable water and sewer mains along project frontages must meet minimum design diameter
and material as specified in City of Carlsbad's 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.
31. Identify locations and detail fire service, water, irrigation, and sewer connections for the new
development in compliance with 2022 Carlsbad Engineering Design Standards requirements.
32. The existing water services will need to be removed and replaced with a new PVC tee at the main. A
master meter may be allowed for the residential units, coordinate with Carlsbad Municipal Water
District with the discretionary application. The proposed water service(s) and meter(s) will require a
backflow preventer.
33. A 3-inch or larger master meter will be required to be above ground and outside of th,e proposed
sidewalk. If this is outside of the public right-of-way an easement will be required to Carlsbad
Municipal Water District.
34. Provide the water demand and sewer generation for this project per the City of Carlsbad Engineering
standards.
35. Show proposed sewer laterals to support all the buildings.
36. Revise the proposed trash enclosure to be consistent with the City of Carlsbad standard drawing GS-
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37. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties, show existing ground, fences, and existing adjacent structures. Also show proposed
improvements and any remedial excavation required to construct.
38. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard Volume
1, Chapter 2 and NAD83 state plane coordinates for horizontal control of CAD files.
39. Frontage improvements and dedications are required per CMC §18.40.040 and CMC §18.40.030 of
the building code, additionally for maps per CMC §20.16.040 and CMC §20.16.030 respectively.
40. An 8-foot dedication for right-of-way is required along the entire frontage of Carlsbad Village Drive.
41. Provide right-of-way dedication for a standard cul-de-sac per City of Carlsbad Drawing No. GS-3 at
Oak Avenue.
42. The existing curb and gutter along Carlsbad Village Drive can remain, excepting any removals for
driveways and ADA improvements. The existing sidewalk and pavers will need to be removed and
replaced to provide one cohesive 10-foot minimum concrete sidewalk from the edge of the tree wells.
43, Per Volume 1, Section 3.15 of the City of Carlsbad Engineering Standards a 40-foot max driveway
width is permitted for commercial development type.
44. This project will require frontage improvements along Oak Avenue, demolition of the existing
driveway and replacement of curb, gutter, and a proposed 6-foot-wide non-contiguous sidewalk per
City of Carlsbad Engineering standards Volume 1, Section 3.7. Additionally, frontage improvements
will include north half street improvements for the proposed cul-de-sac for curb, gutter, sidewalk, and
driveway consistent with the City of Carlsbad Engineering Standards GS-3.
45. Adjust improvements for the parking structure and residential building to account for required
setbacks from the proposed right-of-way at Oak Avenue.
46. A 3-inch AC grind and overlay is required for the entire alley on the west side of the project site.
47. Please coordinate with Caltrans to ensure any future right-of-way needed for the interstate is
accounted for along with the required setbacks.
48. Please be advised that a more in-depth review of the proposed development will occur with the
~iscretionary permit application, when a more complete design of the project is provided.
Fire and Life Safety Division:
1. The plan provided is not adequate for determining fire department access. Applicant shall provide a
detailed plan that shows all proposed fire access measurements for hose pulls to within 150 feet of
all exterior walls of all structures, including courtyards and the parking structure. The plan provided
shows what appears to be deficiencies in meeting this requirement. Applicant shall also show all
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Pa e 13
proposed locations and markings for fire lanes and fire hydrant locations in accordance with the
Carlsbad Fire Department Master Plan Guideline and the California Fire Code.
Building Division:
1. The Building Division has no comments regarding the preliminary review submittal for conceptual
plan review.
However, the following comments are being provided courtesy of the Building Division to be clearly
detailed in your final design prior to submitting for building permit construction plan review:
a. This project consists of more than three dwelling units and may be subject to CBC Chapter 11A
and/or 118 accessibility requirements and other/ Federal accessibility requirements depending
on the funding source(s). (Government funding will trigger HUD section 504 accessibility
requirements).
b. 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.
c. Clearly define these dwelling as apartments or condominiums for the plan review process to
determine accessibility requirements. (New apartments of three or more and new condominiums
of four or more are defined as covered multifamily dwellings subject to CBC Chapter 11A
accessibility requirements for accessible/ adaptable units).
d. This is a mixed-use building including R-2 occupancy. Type of construction and consideration of
area and/or height/story increase will have to be detailed on the cover sheet.
e. If an elevator will be present, this building is considered an elevator building for accessibility plan
review purposes. Clearly designate which units will have mobility and communication features.
f. If this building is considered a high-rise building, Structural Observation will be required. CBC
1704.6.
g. Show details for airborne and structure borne sound transmission compliance with CBC section
1206 for the walls and floors separating dwellings.
h. This project will trigger Carlsbad Climate Action Plan compliance for the following:
I. New residential required to comply with sections 18, 2B, 38, 4A.
II. New commercial required to comply with sections 1B, 2B, 38, 48, 5.
Ill. Clearly detail these separate requirements on the plans.
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IV. NOTE: This building will be considered a high-rise building for Energy Code CAP plan
review purposes.
i. Each new parking facility will require accessible stalls per llB-208 and 1109A, 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 CODES).
j. Clearly designate which parking facilities are for housing (assigned/unassigned) and for public use
and provide parking stall charts for accessible, EV and accessible EV stalls for each facility.
k. A soils report is required for new construction. Prepare the report and include recommendations
into the foundation design.
I. A boundary certification is required for new structures built 5 feet or closer to a side or rear yard
property line.
m. Sewer design with fixture unit counts for entire sewer line.
n. Electrical load calculations and single line diagram for entire electrical design.
o. Carlsbad Climate Action Plan (CAP) sections 2A, 3A and 4A are triggered for this project. CAP
specific plan details to be coordinated with the CFl-R energy documents.
p. Gas line isometric for proposed gas fixtures.
Housing and Homeless Services
1. The total base unit of 146 is incorrect as each (pg. 13 of SB330 pre-app) parcel is rounded up
than added together to get one extra unit. The correct calculations are shown below:
4.12 ac x 35 du/ac = 145 units
145 x .50% = 73 units
145 + 73 = 218 total units
218 x .125 = 27 lnclusionary Units (based on Very Low Income)
145 x .15 = 22 Density Bonus Units (included in the 27 lnclusionary Units above)
2. With a formal submittal, please identify the location of all proposed affordable units within
the project development.
PW-Transportation and Mobility
Staff has completed a review of the above-referenced project. The Transportation Department has also
reviewed the Scoping Agreement for Transportation Impact Study for the Carlsbad Village Mixed Use
project and have provided the comments below:
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1. Please clearly indicate the level of analysis for this project.
2. Remove reference to Vehicle Miles Traveled (VMT) in this scoping agreement.
3. Site Access: The traffic memo will need to describe the site access and address potential queuing
concerns, specifically at the westbound left-turn pocket on Carlsbad Village Drive. Please provide
peak hour turning movement counts and queuing analysis at westbound left turn from Carlsbad
Village Drive into the project site. In addition, sight distance issues and entrance into the parking
garage will need to be addressed in the traffic memo.
4. Attachment C -Transit Proximity: Recommend removing this exhibit as it is unrelated to the
project analysis.
5. See attached Scoping Agreement redline.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jason Goff at the number below. You may also contact each department individually as follows:
• Planning Division: Jason Goff, Senior Planner, at (442) 339-2643
• Land Development Engineering Division: Nicole Fine, Project Engineer, at (442) 339-2744
• Fire and Life Safety Division: Randy Metz, Fire Inspections, at (442) 339-2661
• Building Division: Jason Pasuit, Building Official, at 442-339-2788
• Housing & Homeless Services: Christian Gutierrez, Senior Program Manager, at 442-339-2299
• PW-Trans and Mobility: Nathan Schmidt, Transportation & Mobility Manager, at 442-339-2734
• PW-Transportation: John Kim, City Traffic Engineer, at 442-339-2757
• PW-Utilities Design: Neil Irani, Utilities Associate Engineer, at 442-339-2305
Sincerely,
ERIC LARDY, AICP
City Planner
EL:JG:JC
Enclosures:
1. PW-Transportation and Mobility-Redlined Scoping Agreement
2. LDE-Redlined Civil Sheet C-1
c: GRT Carlsbad Village LLC, Attn: Andrew Cerrina, 2001 Wilshire Blvd., Suite 240, Santa Monica, CA 90403
GRT Carlsbad Village LLC, Attn: Patrick Tooley, 2001 Wilshire Blvd., Suite 240, Santa Monica, CA 90403
Tooley Interests LLC, Attn: Patrick Tooley, 2001 Wilshire Blvd., Suite 240, Santa Monica, CA 90403
Nicole Fine, Project Engineer
Data Entry
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