HomeMy WebLinkAboutPRE 2023-0019; CASCADA VERDE REDESIGN; Admin Decision LetterJuly 25, 2023
TODD GUSTAFSON
1700 AVIARA PARKWAY, #131385
CARLSBAD, CA 92013
SUBJECT: PRE 2023-0019 (DEV14027) -CASCADA VERDE REDESIGN
APN 215-240-36-00
{'Cityof
Carlsbad
Thank you for submitting a preliminary review application for a 105-unit, state density bonus, apartment
project on a 3.67 gross acre site generally located between the terminus of Altiva Place and Altisma Way,
north of Alicante Road. The project site is currently vacant and undeveloped but was previously approved
for 35 air-space residential condominium units (CT 15-01/PUD 15-03/SDP 15-02/HDP 15-02/HMP 16-02 -
CASCADA VERDE).
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 Division:
1. General Plan and zoning designations for the property are as follows:
a. General Plan Land Use Designation: R-15, Residential (8-15 du/acre)
b. Zoning: Residential Density-Multiple (RD-M) Zone
2. The project requires the following permits:
a. Site Development Plan (SOP)
b. Hillside Development Permit (HOP)
c. Habitat Management Permit (HMP)
3. Pursuant to CMC Section 21.53.120(A), no building permit or other entitlement shall be issued for
any multi-family residential development having more than four (4) dwelling units or an
affordable housing project of any size unless a Site Development Plan (SOP) has been approved
for the project. Therefore, as noted in Comment No. 2 above, an SOP is required and shall be
processed pursuant to the provisions of CMC Chapter 21.06.
4. Unless exempt pursuant to CMC Section 21.95.040, no person shall grade, erect, or construct into
or on top of a slope which has a gradient of fifteen percent or more and an elevation differential
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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greater than fifteen feet without first obtaining a hillside development permit (HOP) pursuant to
CMC Chapter 21.95. The project is proposing to grade into a continuous slope along Alicante Road
and Altisma Way consisting of approximately 460 linear feet. The Slope Analysis Exhibit, Sheet C2,
submitted with the preliminary review application describes the slope as manufactured. This
slope includes a gradient of greater than 40% an elevation differential exceeding 15 feet. No
record of a previous authorized grading permit for these manufactured slopes has been
presented. Therefore, the project is not exempted under CMC Section 21.95.040; and an HOP is
required as noted in Comment No. 2 above. As such, a formal submittal of the project will need
to demonstrate conformance with the Hillside Development Regulations and Hillside
Development & Design Guidelines. As part of any formal submittal, please be sure that project
exhibits address all requirements listed under CMC Section 21.95.130 -Hillside Mapping
Procedures and CMC Section 21.95.140-Hillside Development and Design Standards. The Hillside
Development & Design Guidelines may be reviewed online at:
https://www.carlsbadca.gov/home/showpublisheddocument/270/637425976541270000
5. The Slope Analysis Exhibit (Sheet C2) that was submitted with the preliminary review application
does not follow proper Hillside Mapping Procedures as outlined in CMC Section 21.95.130.
Namely, the slope range that is presented overlaps categories and therefore the analysis is
determined to be inaccurate at this time and cannot be used for providing accurate responses to
requests within this application. A formal submittal will be required to adhere to the requirements
of this chapter.
6. The "net area for density calculations" column that is presented within the Slope Analysis Exhibit,
Slope Analysis and Density Calculations (Sheet C2) does not comply with CMC Section
21.53.230(d), where it is stated that no more than 50% of the portion of a site containing 25% to
40% slopes may be utilized for calculating allowable residential density. Instead, this column
states that the entire 3.677 gross acres is fully developable and qualifies for unit yield purposes.
7. On the Slope Analysis Exhibit, Sheet C2, the area of slopes with corresponding Exclusion Notes 1
and 2 labeled on the map appears logical and accurately depicted with exception to any changes
that may occur because of Comment 5 above. As part of the required Slope Analysis Exhibit,
please be sure to reference CMC Section 21.95.140(8) next to these Exclusion Notes.
8. As it relates to the proposed number of residential units yielded for this site and residential types,
please see the Housing & Homeless Services Departments comments below. Where they defer to
Planning Staff regarding confirmation of acreage and density calculations, Planning Division staff
cannot provide until Comments 5-6 above have been more fully addressed. Also, the California
Housing and Community Development Housing Accountability Division is available for inquires on
interpretation of state law. If this is an area of disagreement, that is a potential venue to get
clarification on this section. The following link to Informational Bulletin IB-110 also offers access
to another venue for addressing disagreements or conflicts:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/10544/638252682072000000
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9. The preliminary review application materials discuss a decomposed granite trail extending north
in a linear spur running parallel to the rear yards of existing residential units and ending at a small
seating area located within proposed open space area. This amenity presents a potential
attractive nuisance that could cause indirect or direct impacts into the habitat areas. Consider
removing from the project design. We recommend as part of the Enhanced Stakeholder Outreach
process (discussed below) that this be exhaustively discussed with interested parties.
10. The parking garage, as depicted in the preliminary review application materials, does not appear
to meet the definition of a basement, and thus would need to be included as part of overall
building height of the structure and would also need to meet building setbacks. As part of the
state density bonus discussion, and use of requested incentives, this feature of the building would
also need to be included for setback deviation.
11. State density bonus parking standards must be requested to be used. As part of formal application
submittal, Density Bonus Supplemental Checklist, Form P-l(H) is required to be completed. As
part of that completeness submittal item, please be sure to include this request pursuant to Gov.
Code §65915.
12. Development Project Public Involvement Policy (Form P-21). As part of any formal application
submittal, please note that this project as proposed will be 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. 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
Please be aware that Part A of this requirement is intended to be completed within the first 30
days of application submittal.
13. For Parking Garage Standards, please see CMC Section 21.44.060(A)(3)-Table D "Enclosed Parking
Garage with Multiple, Open Parking Spaces.
14. For any architectural elevations and section details, these items shall indicate compliance with
Carlsbad building height definition as defined in Section 21.04.065 of the Carlsbad Municipal
Code. We understand building height maximums are being exceeded and are listed as a requested
incentive under state density bonus law. However, these architectural items on the plans will still
need to depict building height accurately according to city zoning regulations.
For addition assistance and understanding, please review the Guide to Measuring Building Height,
which can be found on the Planning Division's website at:
https://www .ca rlsbadca .gov /home/showpubl isheddocu ment/268/637 425976538130000
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15. On page 15 of 23, Section 4(e) of the Cascada Redesign letter, it references relaxation of standards
pursuant to CMC Sections 21.53.120(A) and (B). Please note this section of code was recently
amended by Ordinance CS-422 dated May 10, 2022. Enclosed is a copy of the amended ordinance.
16. The AO prepared architectural sheets, submitted on 8.5"xll" reduced sheets with the preliminary
review application materials, are too small to read or analyze. Therefore, no comments as it
relates to these architectural exhibits has been prepared.
17. California Environmental Quality Act. A new CEQA evaluation will be required for a new project.
Applicant requests that the "Project Alternatives" assessment consider the prior approval of
Cascada Verde. Project Alternatives are only required if an Environmental Impact Report (EIR) is
required. After there is receipt of a proposed project, an initial study will be required to determine
potentially significant impacts and mitigation. This can review previous environmental documents
and will determine the appropriate CEQA process for the proposed project. It is recommended
that specific review and evaluation of habitat impacts and consultation with other agencies occur
at this time. If it is determined an EIR is required, the procedures outlined in Carlsbad Municipal
Code Section 19.04.120 will apply to preparation of the EIR.
18. Cultural Resources Report. The development of the proposed project will require excavation in
an area of the city known to have a moderate sensitivity as it relates to archeological resources.
Please direct your consultant to the city's Tribal, Cultural and Paleontological Resources
Guidelines. These guidelines were adopted after the previous project approvals. 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
These guidelines were adopted after the previous project approvals. An updated report will need
to be submitted demonstrating compliance.
19. Paleontological Resources Report. The development of the proposed project will require
excavation in an area of the city known to have a high sensitivity as it relates to paleontological
resources. Please direct your consultant to the city's Tribal, Cultural and Paleontological
Resources Guidelines. The city's Tribal, Cultural and Paleontological Resources Guidelines may be
found on the city's website at:
https:ijwww.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
These guidelines were adopted after the previous project approvals. An updated report will need
to be submitted demonstrating compliance.
20. Noise Study. It is acknowledged from the preliminary review application materials that a new
noise study will be completed.
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Land Development Engineering Division:
1. Contact Nick Gorman in the Traffic Division via email 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 is required, refer to the Transportation Impact Analysis Guidelines at:
https://www.carlsbadca.gov/home/showpublisheddocument/328/637425982502330000
3. 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.
Preliminary analysis suggests that a VMT analysis will be required since the VMT/capita
percentage of mean is 99.5%. The percentage must be below 85% to be exempt.
4. 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.
5. 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
determine if this criterion applies to your project. Based on our preliminary analysis,
hydromodification appears to be applicable but the site does not appear to have any critical
coarse sediment. The post construction stormwater treatment BMPs shall be shown on a
conceptual grading and drainage plan with the discretionary application.
6. Based on this project's general land use of R-15, this project is NOT subject to the City of Carlsbad
trash capture requirements.
7. Provide a Preliminary Title Report (current within the last six (6) months).
8. 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. The drainage easement and water easement that traverses the location of the
proposed building shall be abandoned by either separate instrument via application for city plan
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check or if a subdivision map is processed on the property, abandonment via the map.
9. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure, including the new storm drain
discharging from Altisma Way and the existing storm drain discharging from Altiva Place. Impacts
to the 72-inch storm drain channeling flow under Alicante Road will also require analysis since the
proposed development will increase flow to the channel. Show 100-year storm hydrologic
calculations before and after development for each drainage basin. Although the property is not
located within a FEMA designated flood plain, the development is located adjacent to a creek
subject to variation in elevation flows that would appear to potentially extend into the building
footprint during larger storm events. Therefore, analyze the pre and post development flood plain
and floodway elevations and boundaries for a 100-year storm event. The results could have a
significant impact on the building location and design since the building is currently proposed near
the elevation of the creek channel. The lowest floor elevation shall be located above the flood
plain elevation. Refer to Section 21.110.160 of the Carlsbad Municipal Code for additional
guidance on construction in a flood plain and demonstrate compliance on the preliminary grading
plan.
10. A preliminary geotechnical report is required to evaluate the feasibility of the project. Please
submit a current geotechnical report with description and evaluation of the proposed project with
your application for discretionary permits. Guidelines for preliminary geotechnical studies are
available on the City of Carlsbad Engineering website. Based on previous reports prepared for the
proposed 35-unit condominium development, alluvium up to 10 feet in depth was recommended
for removal and recompaction as well as caissons embedded in bedrock or terrace deposits for
the proposed building at the southwest corner of the project site. Shallow groundwater was also
encountered. Given the location of the proposed apartment building being within the vicinity of
the aforementioned condominium from the previous project, many of these recommendations
or variations of these recommendations should be anticipated for the proposed apartment
building.
11. Per CMC Section 15.16.060 this project will require a grading permit and grading plan. Shoring will
be required to construct the building as shown. Plot proposed shoring on the conceptual grading
plan and cross sections with the discretionary permits. Where shoring is not proposed, plot
temporary vertical and 1:1 back-cuts consistent with the recommendations from the geotechnical
engineer. A detailed shoring design shall be included with the construction grading plans
processed after discretionary plans are approved.
12. A separate improvement plan for work within the right-of-way is required for this project. New
sidewalk and a driveway approach will be required on Altisma Way. New ADA compliant
pedestrian ramps will be required wherever compliance is needed along the property street
frontage. At final design, design of the public improvements shall be reviewed by a Certified
Accessibility Specialist person (CASp) for compliance with current ADA requirements. Street
pavement shall be restored with grind and overlay where conditions warrant. Currently there is
cracking on Altisma Way and Alicante Street that would warrant grind and overlay for half the
street fronting the property.
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13. Add an access ramp from Alicante Road to the basin of the creek channel equivalent to the design
proposed with the previously approved 35-unit condominium project under CT 15-01.
14. 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 Engineering Standards Volume 1, Chapter 2.
15. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards. Include remedial grading quantities on the plan which may be extensive given the
depth of alluvium soils needing removal and recompaction as identified in previous geotechnical
reports.
16. Include a separate civil plan with only existing features (topography, utilities, easements,
infrastructure, etc.) shown on the property with your plan set submitted as part of your
application for discretionary permits.
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 will 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. Trees along the Altisma Way frontage are included in the city's street tree inventory. Plot the trees
and indicate on the site plan which trees would remain or be removed. Proposed removal of street
trees will require approval per CMC Section 11.12.090. Coordinate with the Parks & Recreation
Department for additional information.
20. Show existing lot line bearing and distance.
21. Show location and dimensions of all accessways and pathways as required for compliance with
Title 24 -State Accessibility Requirements.
22. Provide typical street cross sections for existing frontage streets. Provide existing right-of-way
width and existing improvements and proposed improvements.
23. Delineate and annotate all proposed driveways and driveway widths. Construct driveway to San
Diego Regional Standards Drawing (SDRSD) G-14A and City of Carlsbad Standard Drawing GS-12.
24. Include parking garage design with your site plan. If the project is planning to connect a storm
drain to the sanitary sewer for emergency and incidental flows in the underground parking garage,
the developer shall apply for a provisional source control permit with Encinas Wastewater District.
Discharges cannot flow to a BMP unless the BMP completely contains the flow. This flow cann~t
enter the public drainage system (MS4) since the flow would be an illegal discharge as a non-
storm water discharge.
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25. Show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities,
overhead lines, traffic signals, street lights and any other pertinent utility in Alicante Road, Altisma
Way and Altiva Place that affects the property.
26. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way. Plot the location of the transformer serving the project.
27. Project property is located within the jurisdiction of the Leucadia Wastewater District (LWD).
Submit the Sewer Study to the LWD for review and provide letter from LWD verifying acceptable
options for connecting to their public mains as outlined in the study.
28. Public potable water 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.
29. The property is located within the Carlsbad Municipal Water District. Locate fire service,
backflows, potable and recycled water services, meters, landscape irrigation services for the new
development in compliance with 2022 Carlsbad Engineering Design Standards requirements.
30. Identify the location of the trash enclosure. The trash enclosure shall be designed to the City of
Carlsbad standard drawing GS-16 to the greatest extent possible. Any deviation from the City of
Carlsbad standard may require approval from Republic Services to ensure that the trash enclosure
is serviceable.
31. 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.)
32. Plot stopping sight distance at all driveways and corner sight distance at all street intersections.
33. Address the comments on the attached redlined plan.
34. 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.
Housing and Homeless Services Department:
Housing & Homeless Services staff have completed a review of the above-referenced project for pre-
application completeness. The Housing & Homeless Services finds that the project as proposed does not
demonstrate compliance with State law and City codes. The applicant should submit an application and
address the following:
1. Total Units & Affordability -Applicant is applying for additional units, incentives, and waivers in
accordance with density bonus provisions found in Government Code §65915 and Carlsbad
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Municipal Code Chapter 21.86. Based on projected gross acreage (Planning needs to confirm
acreage and density calculations) and project as proposed, the following are HHS calculations.
A Acreage 3.677
B Max Density per Acre 15
C Base Units (Ax B) 3.67 X 15 = 55.2 rounds up to 56 units
D Requested Bonus (C x 50%) Base Units x 50% 28 units
E Total Units (C + D) Base Units+ Bonus 84 units
F Required Affordable Units 56 X 15% = 8.4, rounds up to 9 very
per GC 65915 (C x 15%) low-income units
G Required Affordable Units 84 X 12.5%= 10.5 units, rounds up to 11
Per CMC 21.85 (Ex 12.5%) very-low-income units
H Total Affordable Unit Count 9 affordable units (F) count toward required units (G), so
(The higher of For G) total affordable unit count is 11
I Accessory Dwelling Units See discussion below. A maximum of two (2) detached
(per GC 65852.2 (e)(l)(D)(i)) AD Us permitted for this project.
J Total Unit Count (E + I) 84+2 = 86 units
2. lnclusionary Requirement -Project is also subject to Carlsbad Municipal Code Chapter 21.85,
requiring fifteen percent of the total residential units be affordable for lower income households.
Carlsbad Municipal Code (CMC) Section 21.85.070 provides alternatives to construction of
inclusionary units, including reducing the required number of inclusionary units to twelve and a
half (12.5%) percent for projects that restrict all affordable units to extremely low or very-low-
income households. Under this alternative, this project is providing very-low-income units
pursuant to Government Code §65915, and therefore, the very-low-income inclusionary units
shall be twelve and a half (12.5%) percent of the total residential units approved by the final
decision-making authority, including density bonus units. Therefore, the affordable units required
by this code section is 11 units (84 x 0.125 = 10.5 rounded up to 11). The project would be required
to provide 11 very-low-income units based on Carlsbad Municipal Code Chapter 21.85.
The project is required to provide 11 affordable units, and per CMC Section 21.85.030, a minimum
of 10 percent of the affordable units shall have three or more bedrooms. The project is required
to provide 11 inclusionary units x 10% = 1.1 or one, three-bedroom unit is required.
Additionally, per CMC Section 21.85.040(G) -inclusionary units shall be reasonably consistent or
compatible with the design of the total project in terms of appearance, materials, and finished
quality.
3. Accessory Dwelling Units -There are two ways in which State law permits AD Us with multi-family
residential projects: detached AD Us and conversion ADUs. A detached ADU is a completely free-
standing structure that is unattached to the main multi-family structure; a conversion ADU
converts existing "non-livable space" in the main multi-family structure into a new ADU (e.g., a
storage room, boiler room, passageway, attic, basement, or garage). The maximum number of
conversions AD Us depend on how many units are already on the property. At least one conversion
ADU is permitted, and beyond that, the number of allowed conversion AD Us is up to 25% of the
number of existing units already on the property. State law also allows for a maximum of two (2)
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detached ADUs for a proposed (new) multi-family residential project, subject to height, setbacks
and other requirements. The applicant has misinterpreted the State law regarding AD Us on multi-
family residential projects. The project as proposed, does not allow for conversion of existing
space to create new ADUs, as this site is undeveloped. Therefore, under State law, Government
Code 65852.2 (e)(l)(D)(i), the project is permitted a maximum of two (2) detached ADUs on a
proposed multifamily residential project.
Government Code 65852.2 (e)(1) citation:
(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially
approve an application for a building permit within a residential or mixed-use zone to
create any of the following:
(D) (i) Not more than two (2) accessory dwelling units that are located on a lot that has
an existing or proposed multifamily dwelling but are detached from that multifamily
dwelling and are subject to a height Hmitation in clause (i), (ii), or (iii), as applicable, of
subparagraph (D) of paragraph (2) of subdivision (c) and rear yard and side setbacks of no
more than four feet.
(A, B related to single family, C related to existing multifamily)
(C) (i) Multiple accessory dwelling units within the portions of existing multifamily
dwelling structures that are not used as livable space, including, but not limited to,
storage rooms, boiler rooms, passageways, attics, basements, or garages, if each unit
complies with state building standards for dwellings.
(ii) A local agency shall allow at least one accessory dwelling unit within an existing
multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling
units.
4. Affordable Unit Distribution -Applicant should be aware that State law (Health and Safety Code
Section 17929 ("AB 491")) requires the affordable units to be distributed equitability throughout
the project.
Health and Safety Code Section 17929 (a)(2} citation:
(a) (1) For a mixed-income multifamily structure, both of the following shall apply:
(A) The occupants of the affordable housing units within the mixed-income
multifamily structure shall have the same access to the common entrances to that
structure as the occupants of the market-rate housing units.
(B) The occupants of the affordable housing units within the mixed-income
multifamily structure shall have the same access to the common areas and
amenities of that structure as the occupants of the market-rate housing units.
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(2) A mixed-income multifamily structure shall not isolate the affordable housing units within that
structure to a specific floor or an area on a specific floor.
Landscape:
Please note that each numbered comment below has been referenced by corresponding number on the
returned red line plans where appropriate for ease in locating the specific area of the comment concern.
1. Landscape plans are subject to all requirements of the City of Carlsbad Landscape Manual
determined appropriate for the project. For general reference, the Landscape Manual can be
found through the following link:
https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000
2. Plans shall be drawn on a 50% screen of the civil engineering grading plan in order that all
easements, utilities, storm drains, property lines, grading, etc. can be identified. Please add and
identify all utility and easement information as appropriate to the landscape plans.
3. Please indicate the approximate proposed locations of water service lines and meters for
irrigation. Locations should be coordinated with the civil engineering plans.
4. Please include all proposed outdoor elements including, but not limited to, recreational areas,
outdoor eating areas, hardscape, trails, and water features.
5. Please provide the following note on the plan regarding drainage: All landscape areas shall have
positive drainage {2% grade in planting areas) away from all structures and terminating in an
approved drainage system
6. The planting plan shall consist of a drawing that illustrates, on a page or pages, the conceptual
locations of all planting areas, existing vegetation to be retained or removed, planting palette,
plant types represented by symbols, hardscape areas, landscape design features (including Low
Impact Development {LID), natural features, and water features.
7. The planting palette shall include:
a. Common and botanical plant names.
b. Tree types and quantities.
c. Shrub types and spacing with general layout.
d. Ground cover types and spacing.
e. Proposed plant sizes (either by number or percentage(%) of total quantity).
8. Please note that Trees shall not be planted within a public utility easement unless otherwise
approved by the City.
9. Please specify/label on the landscape plans each specific BMP design for all bio-retention areas
as one of the following (per attached Appendix E: BMP Design Fact Sheet):
a. Section A
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b. Section B
c. Section C
d. Section D
For each basin clarify on the plans if to be lined or not and indicate if each section is bio-retention
only or a flow through planter. All plantings within the basin perimeter must be plants selected
from Appendix E: BMP Design Fact Sheet (attached) and appropriate for basin bottoms, side
slopes, and each of the four Sections as defined in Appendix E.
10. Please provide a Maintenance Responsibility Exhibit in conjunction with the required Landscape
Concept Plans. The Maintenance Responsibility Exhibit shall be prepared at a scale and size
(preferably one sheet) that provides an overall view of the project and shall clearly identify the
various areas of landscape maintenance responsibilities (private, common area/homeowners"
association (HOA), City, etc.).
11. The Landscape Manual indicates that landscape plans are to feature ground cover, shrubs, and
trees to screen elements of unsightliness and screen/soften new improvements. The Landscape
Manual also indicates that landscaping shall be used to accentuate and enhance architecture.
12. Plants in a transitional area (adjacent to native vegetation) shall consist of a combination of site
adaptive and compatible native and/or non-native species and shall conform to the Landscape
Manual requirements in Section 5 -Fire Protection Requirements.
13. Please add a note to the plan to indicate that all utilities are to be screened. Landscape
construction drawings will be required to show and label all utilities and provide appropriate
screening.
14. Please identify on the plan if there are any existing trees in the public right-of-way that are
scheduled to be removed. If so, the Applicant may need to work with the Parks & Recreation
Department for tree removal approval.
15. The City of Carlsbad Landscape Manual requires that street trees be provided at a minimum of
one (1) tree for every 40-feet of street frontage. Trees may be planted on center or grouped.
16. Street trees shall be located:
a. A minimum of seven (7) feet from any sewer line.
b. In areas that do not conflict with public utilities.
c. Outside of sight distance areas.
d. Within the street right-of-way.
17. Street trees shall be selected from the approved tree replacement list identified in Chapter 6 of
the Carlsbad Community Forest Management Plan, unless approved otherwise.
18. Please provide a Water Conservation Plan in conjunction with the required Landscape Concept
Plans. This plan shall demonstrate to the City how the proposed development will use all practical
means available to conserve water in the landscape. Please provide/address the following:
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a. Please indicate the proposed type of water to be used for irrigation (i.e., potable,
recycled, graywater, etc.).
b. Please provide a colored or hatched plan clearly showing where recycled water,
graywater and potable water are proposed to be used for irrigation. This plan will be
forwarded to Carlsbad Municipal Water District (CMWD) for review. Any comments will
be returned to the applicant.
c. Irrigation systems for all projects, except for service to a single-family residence or front
yard irrigation on individually metered condos, shall be designed to use non-potable,
treated recycled water, unless an exemption is approved by the City Utilities Department.
d. Please provide written descriptions of water conservation features including addressing
xeriscape principles (see Appendix A of the Landscape Manual) within the project.
e. Hydrozone Diagram: Please include one "Hydrozone Diagram" which identifies grouping
of plants within the individual hydrozones (high, moderate, low, very low or special
landscape areas) and which indicates the square footage and irrigation method of each
area.
f. Separate water service for landscaping (including, but not limited to connections, water
meters, and back flow preventers) shall be provided for all commercial/industrial
projects, golf courses, parks, and residential common areas in projects over four (4)
dwelling units.
g. Concept plans shall include calculations which document the maximum allowed annual
water use for the landscaped area or maximum applied water allowance (MAWA) and
estimated total water use (ETWU). A landscape project shall not exceed the MAWA. The
MAWA for a landscape project shall be determined by the following calculation as defined
in the City ordinance: MAWA = (ETo)(0.62)((0.55 x LA)+ (0.45 x SLA)]. The ETWU shall be
determined by the following calculation as defined in the Landscape Manual:
Please provide calculations and worksheets on city forms as found in the Landscape
Manual:
In addition to the calculations, include a statement on the plans signed under penalty of
perjury by the person who prepared the plans that provides:
"I am familiar with the requirements for landscape and irrigation plans
contained in the City of Carlsbad's Landscape Manual and Water Efficient
Landscape Regulations. I have prepared this plan in compliance with
those regulations and the landscape manual. I certify that the plan
implements those regulations to provide efficient use of water."
Please provide a line beneath this statement for signature and date.
19. The plan shall provide that only subsurface irrigation shall be used to irrigate any vegetation
within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces
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are designed and constructed to cause water to drain entirely into a landscaped area. Please add
a note to this effect.
20. Please add the following notes to the plans and ensure all requirements are met:
• Slopes 6:1 or steeper requiring erosion control measures as specified herein shall be
treated with one (1) or more of the following planting standards:
a. Standard 1-Cover Crop/And Erosion Control Matting:
Cover crop shall be a seed mix typically made up of quick germinating and fast
covering grasses, clovers, and/or wild flowers. Submit the specific seed mix for City
approval prior to application. The cover crop shall be applied at a rate sufficient to
provide 90% coverage within thirty (30) days.
The type of erosion control matting shall be as approved by the city and affixed to the
slope as recommended by the manufacturer.
On slopes 3 feet or less in vertical height where adjacent to public walks or streets:
When planting occurs between August 15 and April 15, erosion control matting
shall be required.
During the remainder of the year, the cover crop and/or erosion control matting
may be used.
On slopes greater than 3 feet in height, erosion control matting shall be required, and
a cover crop shall not be used, unless otherwise approved by the City.
b. Standard #2 -Ground Cover
One hundred (100%) percent of the area shall be planted with a ground cover known
to have excellent soil binding characteristics (planted from a minimum size of flatted
material and spaced to provide full coverage within one year).
c. Standard #3 -Low Shrubs
Low spreading woody shrubs (planted from a minimum of 1-gallon containers) shall
cover a minimum of seventy (70%) percent of the slope face (at mature size).
d. Standard #4 -Trees and/or Large Shrubs
Trees and/or large shrubs shall be (planted from a minimum of 1-gallon containers)
shall be installed at a minimum rate of one (1) plant per two hundred (200) square
feet.
• Slopes -6:1 or steeper, and:
a. 3-feet or less in vertical height and adjacent to public walks or streets require at a
minimum Standard #1 (cover crop or erosion control matting).
b. 3-feet to 8-feet in vertical height require Standards #1 (erosion control matting shall
be installed in lieu of a cover crop), #2 and #3.
c. In excess of 8-feet in vertical height require Standards #1 (erosion control matting
shall be installed in lieu of a cover crop), #2, #3, and #4.
• Areas graded flatter than 6:1 require a cover crop per Standard #1 with temporary
irrigation when they have one (1) or more of the following conditions:
a. Sheet graded pads not scheduled for improvements within six (6) months of
completion of rough grading.
b. A potential erosion problem as determined by the city.
c. Identified by the City as highly visible areas to the public or have special conditions
that warrant immediate treatment.
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Fire Department:
1. The proposed submittal did not include a site plan that showed buildings, fire access lanes,
proposed elevation drawings, etc. To provide accurate fire comments on the proposed
development, these shall be provided. Please be aware that pending changes to fire hazard
severity zones at the state level could impact building construction requirements for this project.
Public Works Department, Transportation:
1. Transportation Impact Analysis (TIA) Scoping Agreement: Due to the proposed changes in the
project's site plan and number of dwelling units it appears a TIA report may be required. Please
submit a TIA scoping agreement as provided in Appendix A of the City's Transportation Impact
Analysis Guidelines (attached).
Public Works Department, Utilities-Design:
1. Submit a Water Study, analyzing existing and proposed demands for the public water distribution
system. The required water study shall 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. The project proposes to remove on-site public 14-inch diameter water main. This water main is
necessary to support the public water distribution system. If the 14-inch water main is removed,
it must be replaced outside of the proposed building footprint. A new watermain in Altiva Place
and new connections in Alicante Road may be required.
3. Show proposed fire, water, and irrigation connections with meter and backflow sizing.
4. Please note that the sewer study was not reviewed as the project is located within the Leucadia
Wastewater District. All public sewer improvements and studies should be routed to Leucadia for
review.
Habitat Management:
1. The Cascada Verde Project has received permits and approvals from the City of Carlsbad and
wetland permitting agencies. These permits and approvals are still active. Due to changes in
financial and real estate conditions, the applicant has chosen to redesign this project; therefore,
this project is being evaluated as a redesign of an existing approved project rather than as a new
project. The focus of this HMP review is whether the redesigned project is a biologically superior
alternative to the original project.
2. The applicant must submit a revised biological technical report consistent with the most current
Guidelines for Biological Studies. This report must include the following: impact acreage by habitat
type, mitigation details, including wetland creation component; impact map showing project
impacts and fuel modification zone boundaries overlaid onto newly mapped vegetation
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communities; results of surveys for least Bell's vireo and coastal California gnatcatcher. Explain
that fuel mod zones will be revegetated with low fuel native species and be maintained as habitat
that will meet Fire Dept FMZ Condition B standards (Natural Slopes with Native Vegetation; See
Chapter 5 of city's Landscape Manual).
3. Describe and justify results of remapped vegetation and jurisdictional delineation. Explain why
there is no mapped native grassland.
4. Impacts: Include all areas within limits of grading and vegetation removal, including FMZ 1 and 2,
decomposed granite walkway, trail, any sewer-related structures, etc.
5. Provide tables comparing the impacts and mitigation of the original design vs. the redesign.
IMPACTS (source: adopted MNO) MITIGATION
Project Impacts {AE .. Oril!in _1,t_q:i,s R/00!11! -a=•
Vegetation Original Rellised Vqetatlon Onsite Offsite Onsite Offsite
Riparian woodland 1.11 Riparian/Wetland I 0.74 2,79•
Native grassland 0.33 Native Grassland I 0 0.99
CSS-unoccuDied 0.28 CSS-Unoccupied FEE N/A
NNG 0.29 NNG FEE N/A
Eucalyptus woodland 0.57 Eucalyptus woodland FEE N/A
Oi$t\lrbed 0.22 Disturbed FEE N/A
Landscape (Developed) 0.42 •in the form 0f creation, restoration ~nd/or enhancement
6. The comparison table in the submittal states that CDFW jurisdictional impact was reduced 44%, but
shows original plan impacts of 0.54 acre and revised design impacts of 0.97 acre, which is an increase
not a decrease.
7. Fuel modification zones
a. FMZ 1-The planting palette appears to be more native landscaping than habitat. Revise plant
palette and clarify that there will be no permanent irrigation (keep existing irrigation note).
b. FMZ 2 seeds, if added, should be sourced locally (within 25 miles). Name the habitat type you
are restoring to.
8. Describe all the ways in which this redesign is a biologically superior design. For example: clustered
development near roadway; no creek crossing; less impacts to habitat and wetland resources; more
buffer function for creek; more preserved habitat onsite; may be completely mitigated onsite; some
enhancement of the site by removal of non-native trees and planting with native species; etc.
9. Project includes a trail on the north side, and a five (5) foot-wide decomposed granite walking path on
the south side of the building. It seems like this could invite people to go into the adjacent habitat to
hang out. Describe how this will be avoided.
10. Address HMP adjacency standards
Building Division:
The Building Division has no comments to provide regarding this PRE submittal for conceptual plan review.
However, the following comments are being provided courtesy of the Building Division and will need to
be clearly detailed in a final design prior to submitting for building permit construction plan review:
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Carlsbad requirements:
CLIMATE ZONE 7
SEISMIC (R=6.5) = .12 W; SDC = D; SDS.:: .75, :51.00; Dl/D2
RAINFALL ("/hr.): 3.7"
WIND VELOCITY: 96mph
1. This project consists of building with more than two dwelling units and may be subject to CBC
Chapter 11A and/or 11B accessibility requirements and other/ Federal accessibility requirements
depending on the funding source(s). 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.
2. Funding sources such as CTAC may trigger additional accessibility requirements above the
minimum amounts required by the California Building Code. If applicable, please list those
additional requirements, if applicable, in chart form on the cover sheet and provide details on the
plans.
3. Is the project constructed by, for, or on behalf of a Title II entity or part of a Title II entities program
that provides housing? If yes, then the 2010 ADAS applies.
4. Is the project receiving Federal financial assistance, and if so, is it coming from HUD? If it's a Home
Key Project, then the answer to that is yes. Therefore, it must comply with HUD 504 regulations
with the options of either using UFAS or the HUD Deeming Notice that allows the use of the 2010
ADAS with certain exceptions.
5. Property line between each dwelling: The occupancy would be defined as R-3. R-3 occupancies
must be separated by (2) one-hour walls or (1) two-hour wall for CRC 302.
6. Property line around the perimeter of the entire property: The occupancy will be defined as R-2
requiring a one-hour separation between dwellings with separate utilities Carlsbad Climate Action
Plan. This project will trigger Carlsbad Climate Action Plan compliance for the following:
7. New residential construction is required to comply with CAP sections 2A, 3A and 4A for solar,
water heating and EV charging. (each new dwelling requires an EV charger installed).
8. The Carlsbad form B-55 will be required to be imprinted onto the plans to be approved for a
permit.
9. 2022 CRC also requires ESS ready provisions to be designed into new residential construction.
10. A soils report is required for new construction. Prepare the report and include recommendations
into the foundation design.
11. A boundary certification is required for new structures built 5 feet or closer to a side or rear yard
property line.
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12. Sewer design with fixture unit counts for entire sewer system to be included in complete plumbing
plans.
13. Sewer and water lines within the property line boundary are considered private systems.
Consideration should be made now to determine if these systems will meet the city standard or
will be designed per the California Plumbing Code.
14. A partial underground sewer and water permit can be applied for concurrent with grading to allow
the building division to conduct inspections of these systems during grading. Submit three full
plumbing plans for these under street systems with the B-1 application.
15. Gas line isometric for proposed gas fixtures to be included in complete plumbing plans.
16. Electrical load calculations and single line diagram for entire electrical design to be included in
complete electrical plans.
17. All utilities must enter each dwelling separately from the outside and are not approved to be run
though the garages or under the foundation at any point. Through penetrations between R-3 or
R-2 occupancies in not approved.
18. All registered Energy documents are required to be imprinted onto the plans.
19. Show details for airborne and structure borne sound transmission compliance with CBC section
1206 for the walls and floors separating dwellings.
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:ljwww.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.
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: David Rick, Associate Engineer, at (442) 339-2781
• Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661
• Building Division: Jason Pasiut, Building Official, at (442) 339-2788
• PW Transportation: Nathan Schmidt, Transportation Planning & Mobility Manager, at (442) 339-2734
• PW Utilities-Design: Neil Irani, Utilities Associate Engineer, at (442) 339-2305
• Housing & Homeless Services: Nicole Piano Jones, Senior Program Manager, at (442) 339-2191
• Habitat Management: Rosanne Humphrey, Senior Program Manager, at (442) 339-2689
• Landscape: Bruce Dugmore, Consulting Landscape Architect, at (760) 212-5143
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Sincerely,
ERIC LARDY, AICP
City Planner
EL:JG:ES
Enclosures:
1. Landscape Consultant Redlines
2. LDE Redlines
3. Ordinance CS-422 dated May 10, 2022
c: LANSHIRE HOUSING PARTNERS LLC, P.O. Box 2671, Carlsbad, CA 92018
David Rick, Project Engineer
Fire Prevention
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