HomeMy WebLinkAboutPRE 2022-0062; SUNNY CREEK; Admin Decision LetterJanuary 17, 2023
Marni-Lyn Fox
Sunny Creek Development Partners LP
6405 Mira Mesa Boulevard
San Diego, CA 92121
8 FILE COPY
SUBJECT: PRE 2022-0062 (DEV2022-0213) -SUNNY CREEK
APN: 206-090-11-00
{'city of
Carlsbad
Thank you for submitting a preliminary review for the construction of 370 residential units on a 17.6-acre
site located on the northwest corner of El Camino Real and College Boulevard. Specifically, a total of 143
townhomes (76 attached and 67 detached) are proposed on a 9.6-acre site and 227 apartments are
proposed on an 8.09-acre site. Common amenities at the apartment site include a club house, leasing
office, and a pool/spa. A total of 45 or 20% of the 227 apartment units are proposed as affordable housir:ig
units (80% of area median income}. A total of 29 or 20% of the 143 town homes are proposed as affordable
housing units (80% of area median income}. 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 from the northeast corner
of the site to the northwest corner of the site.
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. The preparation of an Environmental Impact Report (EIR 2022-0007) is currently underway to study
the potential environmental impacts associated with the proposal 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}. The project site is one of three parcels identified as
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
PRE 2022-0062 (DEV2022-0213)-SUNNY CREEK
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Potential Housing Site No. 4 or the "Zone 15 Cluster" in Appendix C in the city's Housing Element
(please see attached Key Site Fact Sheet). Specifically, the city is studying 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 anticipated city decision date bf the land use
changes is the fall of 2023. The preliminary review analysis contained within this letter and reflected
in the submittal assumes the land use change will be approved.
3. If the project is submitted prior to the approval of the Housing Element Update EIR and the
associated legislative actions, the following permits will be required:
a. General Plan Amendment (GPA) to change the General Plan Land Use designation from L to R-
30 to allow for the multi-family apartments on an 8-acre site;
b. Zone Change (ZC) to change the Zoning from C-L to RD-M to allow for the multi-family
apartments;
c. Tentative Tract Map (CT) for the development of 143 air-space condominiums;
d. Planned Development Permit (PD) for the development of the attached multi-family and
detached single-family airspace condominiums;
e. Site Development Plan (SDP) for the development of 227 apartments;
f. Special Use Permit (SUP) for development in the floodplain;
g. Special Use Permit for development adjacent to the El Camino Real scenic corridor;
h. Minor Planned Development Permit for the relocation of the recreational vehicle storage area.
Staff has agreed to your request to submit the above-noted applications in advance of the approval
of the GPA and Zone Change associated with the Housing Element Update. However, please note
the submittal of the applications and payment of the requisite fees is entirely at your risk. If the
GPA and Zone Change are approved as part of the Housing Element Update, the GPA and ZC
applications will need to be withdrawn. If the GPA and Zone Change are not approved, staff
recommends evaluating the risk of processing these applications separately, including compliance
with th.e California Environmental Quality Act.
In addition, staff will not be able to make a final environmental determination until the Housing
Element EIR process is completed. We expect that other project features will require some
iterations once submitted, but want to note that per the Carlsbad Municipal Code, this may result
in the project being put on hold. If a project is on hold for a time period exceeding six months, the
project shall be withdrawn. We recommend you time the submittals with the timeframe of the
Housing Element and this requirement accordingly.
4. Density/Density Bonus. A detailed review of the proposed density (see below) indicates the
townhomes and apartments are proposed at or below the maximum density of R-15 and R-30,
respectively. Therefore, a density bonus i~ not required. However, clarification is needed as to
whether the RV storage area is included as part of the density calculation. The detailed calculations
for each residential site below are based on a total area of 17.6 acres.
a. R-15, 9.6-acre parcel
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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 designation. The
proposed density calculation for the site is as follows:
143 units+ 9.6 acres= 14.89 du/ac
Therefore, the proposal to construct 143 units falls within the range of 12-15 du/ac for the R-
15 General Plan Land Use designation.
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. The
proposed density calculation for the site is as follows:
227 units+ 8.09 acres= 28.05 du/ac
Therefore, the proposal to construct 227 units falls within the range of 26.5-30 du/ac for the
R-30 General Plan Land Use designation.
5. lnclusionary Housing. Pursuant to Planning Commission Resolution No. 7114 (see attached for
reference), please be advised that a minimum of 20 percent of the total residential housing units
for the R-15 parcel 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.
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 of
this chapter. For projects that qualify for a density bonus, the inclusionary housing requirement shall
PRE 2022-0062 (DEV2022-0213) -SUNNY CREEK
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be based on the total residential units approved for the project, including any density bonus dwelling
units awarded pursuant to this chapter.
6. Density Bonus-Waivers/Concessions. Correspondence submitted with the application indicates
waivers will be requested for an increase in building height and a reduction in width for the one-car
garages. As currently proposed, the project does not require a density bonus; therefore,
concessions or waivers cannot be requested. If additional market rate and inclusionary units are
proposed such that a density bonus is requested, staff can consider the requested
waivers/concessions.
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. The city is finalizing the application form and process for SB 330 Streamline
Applications. Please contact planning@carlsbadca.gov for more information.
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:
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.
9. 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/civicax/filebank/b1obd1oad.aspx?Blob1D=24094
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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:ljwww.carlsbadca.gov/civicax/fi1ebank/b1obdload.aspx?Blob1D=24331
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/civicax/fi1ebank/b1obdload.aspx?Blob1D=34010
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.
Staff can confirm a study to determine the cost to develop the extension to College Boulevard was
initiated by City Council and managed by the Public Works Department. However, the City Council
temporarily paused the study on June 7, 2022. Pursuant to the correspondence letter submitted
with the project plans, it is requested City Council re-initiate the study so a fair share contribution
can be determined to develop a residential project at the subject site. Please be advised this request
should not be made to the Community Development Department. While Planning staff will discuss
you request with Public Works staff, your request should be submitted to the Public Works
Department for consideration as to whether the request can be elevated to the City Council.
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.
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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.
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. 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.
b.
c.
d.
Major arterial setback. College Boulevard: 40 feet; half of the width shall be landscaped.
While a setback is not dimensioned, it appears the detached single-family units comply.
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.
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 143 units are proposed, 36 visitor spaces are
required. The project proposes 28 spaces and does not comply. Please redesign the project
to provide additional on-street visitor parking. Please see Table C, specifically C.7, for
additional details regarding the visitor parking requirements.
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e.
f.
g.
h.
i.
j.
Compact parking: Up to 25% of the visitor parking (or 9 spaces) can be compact spaces. The
minimum dimension for compact stalls is 8 feet by 15 feet. No overhang is permitted into any
required setback or sidewalks less than 6 feet in width. No details were provided regarding
whether compact parking is proposed.
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.
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. While it appears the project complies with the area requirements, the active
uses are not shown; therefore, compliance cannot be verified.
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.
Recreational vehicle (RV) storage. RV storage is not required for projects located within the
R-15 or R-30 General Plan Land Use designations.
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.
Table E, Condominium Projects
c. Architectural requirements. The detached, one-family dwellings shall comply with City
Council Policy No. 44. There are very specific design features and articulation required. Please
see the link below for additional details. In addition, please be advised three different floor
plans and architectural styles are required. At this time, it appears two different styles are
proposed. Further, the designs do not comply the standards of the Policy, including the
required architectural relief (i.e., single-story design element, building recesses).
https://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=24738
The multifamily units shall comply with the architectural requirements pursuant to CMC
Chapter 21.45, Table E, Section E.2.
b. Lot coverage. 60% of the developable acreage.
c. Building height. 35 feet, 3 stories. Please show building heights on all elevations as measured
from existing grade or finished grade, whichever is lower. If proposing to establish a new
grade pursuant to CMC Section 21.04.065, please add a note on the plans stating the request
and ensure the elevations show existing and proposed grade.
d. Setbacks.
• Private street. Residential structure -10 feet; direct entry garage 20 feet.
• Drive aisle. Residential structure -5 feet, fully landscaped; garage -3 feet
• Perimeter. Same as underlying RD-M zone; minimum 5 feet for interior sides (north and
south property lines) and minimum 10 feet for rear (west property line).
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e.
f.
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.
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. As designed, the project does not appear
to comply.
• Multi-family dwellings: 60 square feet per unit; minimum dimension of 6 feet.
Compliance cannot be verified.
16. Site Design. Planning staff has the following comments on the site design for the project:
a. Please consider modifying the site layout to make it more pedestrian-friendly. Staff
recommends additional clustering of the units along with the inclusion of pedestrian
sidewalks, parkways and street trees on the private streets as required pursuant to the
Planned Development Ordinance. Additional drive aisles are recommended off the primary
private streets (i.e. Private Streets "C" and "D") so parkways and sidewalks can be provided.
Please also consider parallel parking instead of standard parking stalls perpendicular to the
private streets. The design of the parking layout is not conducive to a pedestrian-friendly
community.
b. 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.
c. Clarify whether the apartment community will be gated. If a gate is proposed and the Fire
Department requires secondary access for the townhome 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.
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
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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.
18. Architectural Design. Staff is generally supportive of the sample residential elevations submitted
with the concept review. The coastal or Mediterranean-inspired designs are preferred. The project
should provide well-articulated units and a mix of colors and materials. Given the number of units
proposed, three different architectural themes shall be included to provide variety in the
community. As discussed in No. 14 above, the design shall comply with City Council Policy No. 44
for the detached units and the Planned Development Ordinance for the attached multifamily units.
19. 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.
20. RV Storage Area. Staff has the following questions and comments regarding the RV storage area:
a. Confirm how many RV spaces exist and ensure the project proposes to replace the same
number of spaces.
b. Dimension the proposed stalls to confirm an RV can be parked in each space.
c. 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).
d. Clarify who will maintain the RV storage lot and associated improvements.
e. Provide contact information for the HOA for the RV storage lot.
f. Provide correspondence from the HOA indicating the group has been consulted regarding
the proposed change.
21. Landscape Plan. A conceptual landscape plan shall be submitted with the project application in
compliance with the city's Landscape Manual. If applicable, please show all existing trees to be
removed on the landscape plan. The Landscape Manual can be found online at:
http://www.carlsbadca.gov/civicax/fi1ebank/b1obdload.aspx?Blob1D=24086
22. McClellan-Palomar Airport. The site is located within the airport influence area of the McClellan-
Palomar Airport and is subject to the McClellan-Palomar Airport Land Use Compatibility Plan. The
site is located in Zone 6, Traffic Pattern Zone, and does not have any land use limitations. Upon
formal submittal of a General Plan Land Use change, an application for land use consistency
determination will be submitted to the San Diego Airport Land Use Commission for a determination
of land use compatibility.
23. Stakeholder Outreach. The project is subject to City Council Policy Statement No. 84, Development
Project Public Involvement. A notice sign is required to be posted onsite by the applicant and an
early public notice is required to be prepared by the applicant and mailed to ali owners located
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within a 600-foot radius of the property. In addition, enhanced stakeholder outreach and a follow-
up summary report are required. Please see attached Policy for details.
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD=35578
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
http://www.carlsbadca.gov/services/depts/planning/default.asp. You may also access the General Plan
Land Use Element and the Zoning Ordinance online at the website address shown; select Department
Listing; select Planning Home Page. Please review all information carefully before submitting.
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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.
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. Proprietary Biofiltration (BF-3) are only allowed in areas where a traditional biofiltration footprint
is infeasible. Provide evidence that infiltration and traditional biofiltration facilities cannot be
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 ofthe BMP.
4. Based on the proposed general land use, 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.
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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 at 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.
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.carlsbadca.gov/home/showpubl isheddocu ment/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/showdocument7id=312.
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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.
24. The entrances to the planned developments shall be designed in accordance with the City of
Carlsbad General Design Standards, Section 4.2.
25. From LOCAL FACILITIES MANAGEMENT PLAN AMENDMENT ZONE 15 (E):
Drainage
A. All future development in Zone 15 will be required to construct any future Zone 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.
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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 issuance of any building permit.
26. The length of the left turn lane on College Boulevard closest to El Camino Real does not appear to
be adequate.
27. 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.
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.
3. Show proposed fire, water, and irrigation connections with meter and backflow sizing.
4. Public potable water and sewer mains along project frontages 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.
Housing and Homeless Services:
1. Based on a total rental unit count of 227, a total of 45 affordable housing units are required (227 x
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0.20 = 45).
2. Based on a total for-sale unit count of 143, a total of 29 affordable housing units are required (143
X 0.20 = 29).
3. A minimum of four, three-bedroom rental units are required pursuant to CMC Section 21.85.030(c):
For those developments which are required to provide ten or more units affordable to lower-
income households, at least ten percent of the lower-income units shall have three or more
bedrooms.
4. The plans did not provide the location of the affordable units. Please specify the location with the
formal submittal.
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.
Fire Prevention:
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 11B 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.
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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 11A 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 1B, 2B, 3B, 4A.
b. New commercial required to comply with sections 1B, 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).
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:
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• Planning Division: Shannon Harker, Senior Planner, at (442) 339-2621
• Land Development Engineering: Allison McLaughlin, Project Engineer, at (442) 339-2732
• Public Works-Utilities: Neil Irani, Associate Engineer, at (442) 339-2305
• Building Division: Jason Pasuit, Building and Code Enforcement Manager, at (442) 339-2788
• Fire Department: Randy Metz, Fire Marshal, at (442) 339-2661
Sincerely,
ERIC LARDY, AICP
City Planner
EL:SH:JC
Enc: Planning Commission Resolution No. 7114
Housing Element, Key Site Facts Sheet
c: Scott Greear, Wal mart Inc., 2608 SE J Street, Bentonville, AR 72716
Allison McLaughlin, Project Engineer
Neil Irani, Public Works-Utilities
Laserfiche/File Copy
Data Entry