HomeMy WebLinkAbout2024-03-20; Planning Commission; ; Poulter Properties Multi-Unit Residential, demolish one of two single-family residences and rebuild it, convert both residences into detached condo unitsMeeting Date: March 20, 2024 Item 2
To: Planning Commission
Staff Contact: Edward Valenzuela, Associate Planner; 442-339-2624,
Edward.Valenzuela@carlsbadca.gov
Subject: Poulter Properties Multi-Unit Residential, demolish one of two single-family
residences and rebuild it, convert both residences into detached condo units.
Location: 3900, 3900.5 Garfield St., Carlsbad CA 92008/APN 206-012-01-00/District 1
Case Numbers: PUD 2022-0004/SDP 2023-0030/CDP 2022-0049/MS 2022-0006 (DEV2021-0091)
Applicant/Representative: Andrew Carlos, (760) 579-3996, info@andrewcarlosarchitect.com
CEQA Determination: ☐Not a Project ☒ Exempt ☐ IS/ND or IS/MND ☐ EIR
☐Other:
Permit Type(s): ☒SDP ☐ CUP ☒ CDP ☒ TM/TPM ☐ GPA ☐ REZ ☐ LCPA
☒Other: PUD
CEQA Status: ☐The environmental assessment IS on the Agenda for discussion.
☒A CEQA determination was already issued. That decision is final and
IS NOT on the Agenda
Commission Action: ☒Decision ☐ Recommendation to City Council ☐ Informational (No Action)
Recommended Actions
That the Planning Commission ADOPT Planning Commission Resolution (Exhibit 1), APPROVING Planned Unit
Development Permit (PUD) 2022-0004, Site Development Plan (SDP) 2023-0030, Coastal Development Permit
(CDP) 2022-0049, and Tentative Parcel Map (MS) 2022-0006 based upon the findings and subject to the conditions
contained therein.
Existing Conditions & Project Description
Existing Setting
The subject site consists of a 0.14-acre lot, located at
3900 Garfield St. on the southeastern corner of
Garfield Street and Tamarack Avenue. The corner lot
contains an existing 1,226-square-foot, one-story,
single-family residence, constructed in 1948, a 467-
square-foot, one-story, one-family residence,
constructed in 1950, and a 245-square-foot,
detached, one-car garage. The parcel has a gentle
downhill slope throughout the property with
landscape largely consisting of varying shrubs and
trees. The subject site is surrounded by a mixture of
single-family, duplex, and multi-family residences
Site Map
March 20, 2024 Item #2 1 of 59
allowed by the existing Residential Density-Multiple
(RD-M) zoning and consistent with the General Plan
density.
Table “A” below includes the General Plan designations, zoning and current land uses of the subject site and
surrounding properties. Also refer to Exhibit 2 for a larger site map.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan Designation Zoning Designation Current Land Use
Site Residential, 15-23 dwelling
units per acre (R-23)
Residential Density-Multiple
Zone (RD-M)
Two Single-family Homes
North Residential, 15-23 dwelling
units per acre (R-23)
Residential Density-Multiple
Zone (RD-M)
Duplex
South Residential, 15-23 dwelling
units per acre (R-23)
Residential Density-Multiple
Zone (RD-M)
Single-family Residence
East Residential, 15-23 dwelling
units per acre (R-23)
Residential Density-Multiple
Zone (RD-M)
Multi-family Apartments
West Residential, 15-23 dwelling
units per acre (R-23)
Residential Density-Multiple
Zone (RD-M)
Single-family Residence
General Plan Designation
Zoning Designation
Proposed Project
The applicant proposes to demolish one of the two single-family residences and rebuild it and convert both
residences into detached condo units. The modifications are as follows:
• Proposed demolished and rebuilt residence.
Demolish the existing 467-square-foot rear single-family residence and detached garage and construct a
3,000-square-foot three-story, single-family residence over two 2-car garages on the first floor.
The new detached residential condominium will be constructed near the eastern portion of the property
in place of the demolished residence and garage. The floor plan contains five bedrooms and four-and-
one-half bathrooms including a balcony on the third floor containing a 200-square-foot private
recreational space. A shared driveway from Tamarack Avenue will access two separate two-car garages
March 20, 2024 Item #2 2 of 59
totaling 1,052-square-feet on the ground floor serving each condominium unit. The architectural design
is characterized as a mid-century modern design.
• Existing residence
A one-story 1,226 single-family residence, located near the front of the parcel, facing Garfield Street will
remain and become a detached condominium unit. The floor plan includes four bedrooms and two
bathrooms. The existing unit will have a two-car garage beneath the other proposed dwelling unit. One
visitor parking space for the condominium development is located in front of the residence off Garfield
Street. The architectural design can best be characterized as a mid-century modern design.
The proposed lot would be held in common interest divided between the two residential condominiums and
common areas. The common areas include, but are not limited to, the driveway, visitor parking space, and
landscaped areas. Grading for the proposed improvements and uses are very minor, consisting of 98 cubic yards
of cut, 7 cubic yards of fill and 91 cubic yards of export. Project plans are attached to the staff report (Exhibit 8).
The improvements and uses described above are hereinafter referred to as “Project.”
Public Outreach & Comment
Public notice of the proposed Project was mailed on June 6, 2023 to property owners within 600 feet of the subject
property and all residents within 100 feet. One comment was received as a result of the public notice regarding a
private view being blocked as a result of the proposed development. A Notice of Determination of Exemption was
posted on the city’s website and an email was distributed to interested individuals on Dec. 14, 2023, no comments
were received. Additionally, the Project is not subject to the enhanced stakeholder outreach in City Council Policy
No. 84 (Development Project Public Involvement Policy).
Response to Public Comment & Project Issues
The City does not have a private view protection ordinance. The Project meets the applicable height regulations
of a maximum of 30-feet with at least a 3:12 roof pitch and three stories of the Beach Area Overlay Zone. The
project is in scale with the neighborhood which contains a two-story two-family building directly across the street
on the northeastern corner of Garfield Street and Tamarack Avenue, a two-story multi-family building on the
property directly to the east, and a three-story multi-family building two properties to the east along Tamarack
Avenue. A two-story ADU above garage was recently approved next door on the property directly to the south
along Garfield Street.
Project Analysis
General Plan Consistency
The project site has a General Plan Land Use designation of R-23 Residential which allows for the development of
single and multi-family residences at a density of 15-23 dwelling units per acre (du/ac) with a Growth Management
Control Point (GMCP) of 19 du/ac. The City of Carlsbad General Plan includes several goals and policies that guide
development and land use within the city. A discussion of how the project is consistent with the applicable General
Plan policies is summarized in Exhibit 3.
Municipal Code Consistency
The City of Carlsbad Municipal Code, most notably Tile 21 Zoning Code, includes requirements and provisions that
guide development and land use within the city, consistent with the General Plan. The project is required to
comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including
Planned Development (CMC Chapter 21.45). Specific compliance with these relevant requirements is described in
Exhibit 3.
Local Coastal Program Consistency
The project site is in the Coastal Zone and requires a Coastal Development Permit. The project complies with the
Mello II Segment of the Local Coastal Program, including all goals and policies of the General Plan and all zoning
code standards, as referenced above.
March 20, 2024 Item #2 3 of 59
Inclusionary Housing Ordinance
The project is not adding additional housing units, with two housing units currently existing and two units
proposed. Therefore, the project is not subject to inclusionary housing requirements.
Discretionary Actions & Findings
The proposed Project requires approval of a Planned Unit Development Permit, a Site Development Plan, a Coastal
Development Permit, and a Tentative Parcel Map, each of which is discussed below.
Planned Development Permit (PUD 2022-0004)
Approval of a Planned Development Permit (PUD) is necessary to show how the detached condominiums comply
with established standards relative to architectural design, lot coverage, height, building setbacks, residential
parking, and private recreational space. Staff finds that the required findings for this application can be met
(Exhibits 3 and 4).
Site Development Plan (SDP 2023-0030)
Approval of a Site Development Permit (SDP) is required to ensure that that site layout, configuration, and site
development standards comply with all relevant city standards. (CMC §21.06.030.) Staff finds that the required
findings for this application can be met (Exhibit 3).
Coastal Development Permit (CDP 2022-0049)
Approval of a Coastal Development Permit (CDP) is required to ensure that the project complies with Mello II
Segment of the Local Coastal Program (CMC Chapter 21.201) and the Costal Resource Protection Overlay Zone
(CMC Chapter 21.203). Staff finds that the required findings for this application can be met (Exhibit 3).
Tentative Parcel Map (MS 2022-0006)
Approval of a Tentative Parcel Map is necessary for the proposed condominiums, which will help simplify
ownership of the air-space condominiums, garages, and common areas. Based on a detailed analysis, staff finds
that the required findings for this application can be met (Exhibit 3).
Environmental Review
In accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines, the City Planner has
determined that the project qualified for an exemption pursuant to CEQA Guidelines section 15303– New
Construction or Conversion of Small Structures. A notice of intended decision regarding the environmental
determination was advertised on Dec. 14, 2023 and posted on the city’s website. No comment letter or appeal
was received, and consistent with Chapter 21.54 (Procedures, Hearings, Notices, and Fees) of the Zoning
Ordinance, the City Planner’s written decision is final. Refer to Exhibit 6 for additional support and justification.
Conclusion
Considering the information above and in the referenced attachments, staff has found that the proposed Project
is consistent with all applicable policies of the General Plan and Local Coastal Program, provisions of the Municipal
Code and Local Facility Management Zone. All required public improvement and utilities are available to serve the
proposed development. In addition, there are no environmental issues associated with the Project.
The Project is conditioned to ensure the proposed Project’s compatibility with the surrounding properties and
that the public health, safety, and welfare of the community are maintained. The Project would be required to
comply with all applicable California Building Standards Codes and engineering standards through the standard
building permit and civil improvement plan checking process. Staff recommends the Planning Commission adopt
the resolutions, recommending approval of the proposed Project described in this staff report.
March 20, 2024 Item #2 4 of 59
Exhibits
1.Planning Commission Resolution
2.Location Map
3.Project Analysis
4.Table C and E of the Planned Development Regulations
5.Disclosure Form
6.Notice of CEQA Determination
7.List of Acronyms and Abbreviations
8.Reduced Exhibits
9.Exhibits “A” – “O” March 20, 2024 (on file in the Office of the City Clerk)
March 20, 2024 Item #2 5 of 59
Exhibit 1
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING A PLANNED DEVELOPMENT
PERMIT, SITE DEVELOPMENT PLAN, COASTAL DEVELOPMENT PERMIT,
AND TENTATIVE PARCEL MAP TO DEMOLISH ONE OF TWO SINGLE-
FAMILY RESIDENCES AND REBUILD IT, CONVERT BOTH RESIDENCES INTO
DETACHED CONDO UNITS ON A 0.14-ACRE SITE LOCATED 3900 GARFIELD
ST., WITHIN THE MELLO II SEGMENT OF THE LOCAL COASTAL PROGRAM
AND LOCAL FACILITIES MANAGEMENT ZONE 1.
CASE NAME: POULTER PROPERTIES MULTI-UNIT RESIDENTIAL
CASE NO.: PUD 2022-0004/SDP 2023-0030/
CDP 2022-0049/MS 2022-0006 (DEV2021-0091)
WHEREAS, Andrew Carlos, “Developer,” has filed a verified application with the City of
Carlsbad regarding property owned by 3900 G S Holdings, LLC, “Owner,” described as
Lot 1 in Block “L” of Palisades, in the City of Carlsbad, County of San
Diego, State of California, according to map thereof no. 1747, filed in
the Office of the County Recorder of San Diego County, February 5,
1923.
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Planned Development
Permit, Site Development Plan, Coastal Development Permit, and Tentative Parcel Map as shown on
Exhibit(s) “A” – “O” dated March 20, 2024, on file in the Planning Division, PUD 2022-0004/SDP 2023-
0030/CDP 2022-0049/MS 2022-0006 (DEV2021-0091) – POULTER PROPERTIES MULTI-UNIT
RESIDENTIAL, as provided by Chapter 21.06, 21.24, 21.45, 21.82, 21.203, and 20.24 of the Carlsbad
Municipal Code; and
WHEREAS, the Planning Commission did, on March 20, 2024, hold a duly noticed public
hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the
Planned Development Permit, Site Development Plan, Coastal Development Permit, and Tentative Parcel
Map.
PLANNING COMMISSION RESOLUTION NO.
March 20, 2024 Item #2 6 of 59
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission APPROVES
PUD 2022-0004/SDP 2023-0030/CDP 2022-0049/MS 2022-0006 (DEV2021-0091) –
POULTER PROPERTIES MULTI-UNIT RESIDENTIAL, based on the following findings and
subject to the following conditions:
Findings:
Planned Development Permit (PUD2022-0004)
1. The proposed project is consistent with the general plan, and complies with all applicable
provisions of this chapter, and all other applicable provisions of the Carlsbad Municipal Code, in
that the project’s proposed density of 14.5 du/ac is consistent with the R-23 General Plan Land
Use Designation. The project is consistent with all remaining development and design standards
applicable to the property as contained in Chapters 21.24 (Residential Density-Multiple) Zone,
21.45 (Planned Developments), and 21.82 (Beach Area Overlay Zone) of the
Carlsbad Municipal Code.
2. The proposed project will not be detrimental to existing uses, or to uses specifically permitted in
the area in which the proposed use is to be located, and will not adversely impact the site,
surroundings, or traffic, in that the two-unit residential air-space condominium project is
compatible with existing surrounding single-family, duplex, and multiple-family residential uses
as permitted by the Residential Density-Multiple (RD-M) Zone and will not generate a significant
number of trips from the site as a single-family dwelling is replacing an existing single-family
dwelling.
3. The project will not adversely affect the public health, safety, or general welfare, in that the two-
unit residential air-space condominium project has been designed to comply with all applicable
development standards to ensure compatibility with surrounding single-, two- and multi-family
residential uses.
4. The project’s design, including architecture, streets, and site layout a) contributes to the
community’s overall aesthetic quality, b) includes the use of harmonious materials and colors,
and the appropriate use of landscaping, and c) achieves continuity among all elements of the
project, in that the two-unit, three-story residential air-space condominium project is
architecturally harmonious with the surrounding environment in that it is designed with respect
to the existing mid-century modern single-family dwelling unit. Primary building materials
include stucco, natural wood vertical siding, and concrete masonry unit block. Other finishes on
the proposed dwelling unit include a clear tempered glass balcony guard rail, bronze aluminum
brakemetal fascia, black aluminum window frames, and a 3:12 pitch butterfly roof. Finishes on
the existing dwelling unit include vinyl windows and wood facia both painted iron ore, and a
torch down roof with granulated cap sheet. All elements (i.e. site layout, architecture,
landscaping) create continuity in the overall project design.
March 20, 2024 Item #2 7 of 59
Site Development Plan (SDP 2023-0030)
5. That the requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing development or uses or to
development or uses specifically permitted in the area in which the proposed development or
use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in
that the project consists of the demolition of an existing single-family residence and detached
garage and the construction of a one-unit detached residential air-space condominium that
along with the other existing single-family residence will be a two-unit condominium project
on a 0.14-acre lot located at 3900 Garfield St.. The site is surrounded by a mix of existing
single-family, duplex, and multiple-family residential developments. The proposed two-unit
residential project at a density of 14.5 du/ac is consistent with the R-23 Residential (15-23
du/ac) General Plan Land Use designation according to CMC 21.53.230(e)(3) which allows unit
yields to be rounded-down when the minimum density is used to calculate unit yields. The
project is consistent with the various elements and objectives of the General Plan as discussed
in the findings below and Section "A" of the Project Analysis. The proposed two-unit
residential project will not be detrimental to existing uses or to uses specifically permitted in
the area in which the use is located in that residential is a permitted use within the Residential
Density- Multiple (RD-M) Zone and is compatible with the other residential uses surrounding
the project site, including single-family, duplex, and multi-family residential. The two-unit
residential air-space condominium project, comprising two detached single-family homes will
not adversely impact the site, surroundings, or traffic circulation in that project will not
generate a significant number of trips from the site as a single-family dwelling is replacing an
existing single-family dwelling. The project complies with all minimum development standards
of the Carlsbad Municipal Code, including but not limited to the RD-M Zone, Beach Area
Overlay Zone, and the Planned Development Ordinance. Furthermore, the project is
adequately parked on-site and does not result in any significant environmental impacts.
6. That the site for the intended development or use is adequate in size and shape to accommodate
the use, in that as demonstrated in the project staff report, the two-unit residential air-space
condominium project complies with all development standards (i.e. front, side and rear
setbacks except for the existing nonconforming street side setback of the existing residence to
remain, lot coverage, private open space, number of parking spaces, and height restrictions) of
the Residential Density-Multiple (RD-M) Zone, the Beach Area Overlay Zone, and the Planned
Development Ordinance.
7. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained, in that as demonstrated in the project staff
report, the two-unit residential air-space condominium project complies with all applicable
development standards (i.e. setbacks, lot coverage, parking, and height restrictions) of the
Residential Density-Multiple (RD-M) Zone, the Beach Area Overlay Zone (BAOZ), and the
Planned Development Ordinance. Landscaping along Garfield Street and Tamarack Avenue will
be provided consistent with the requirements of the city's Landscape Manual. In addition to the
above, all proposed walls/fences on the property comply with the Zoning Code.
March 20, 2024 Item #2 8 of 59
8. That the street systems serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use, in that the two-unit residential air-space condominium
project will take access off Tamarack Avenue, which is identified as a local street and designed
to adequately handle any additional trips generated by the project. The proposed project will
construct frontage improvements, including curb, gutter, and sidewalk, along the Garfield
Street frontage, connecting to the pedestrian access provided by the southeastern corner of
Garfield Street and Tamarack Avenue. The project will also reconstruct portions of the curb,
gutter, and sidewalk along Tamarack Avenue due to the modification of the driveway.
Coastal Development Permit (CDP 2022-0049)
9. That the proposed development is in conformance with the Mello II Segment of the Certified
Local Coastal Program and all applicable policies in that the site is designated R-23 Residential
(15-23 du/ac) for single-family, duplex, and multi-family residential development by the Mello
II Segment of the LCP. The project proposes to demolish one of two single-family residences and
a detached garage, rebuild the residence, and convert both units into detached air-space
condominiums at a density of 14.5 du/acre on a 0.14-acre site. The proposed three-story unit
will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor
otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on
the site, nor are there any sensitive resources located on the property. In addition, the proposed
two-unit residential condominium project is not located in an area of known geologic instability
or flood hazards. Since the site does not have frontage along the coastline, no public
opportunities for coastal shoreline access are available from the subject site. Furthermore, the
residentially designated site is not suited for water-oriented recreation activities.
10. The proposal is in conformity with the public access and recreation policies of Chapter 3 of the
Coastal Act in that the property is not located adjacent to the shoreline. Therefore, the two-
unit residential air-space condominium project will not interfere with the public's right to
physical access to the ocean and, furthermore, the residentially designated site is not suited for
water-oriented recreation activities. The project will not block any views from parks or any
other public areas.
11. (Optional) The project is consistent with the provisions of the Coastal Resource Protection Overlay
Zone (Chapter 21.203 of the Zoning Ordinance) in that the two-unit residential air-space
condominium project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm
Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP)
to avoid increased urban runoff, pollutants, and soil erosion. No steep slopes or native
vegetation is located on the subject property and the site is not located in an area prone to
landslides, or susceptible to accelerated erosion, floods, or liquefaction.
12. The project is not between the sea and the first public road parallel to the sea and therefore, is
not subject to the provisions of the Coastal Shoreline Development Overlay Zone (Chapter 21.204
of the Zoning Ordinance).
Minor Subdivision (MS 2022-0006)
13. That the proposed map and the proposed design and improvement of the subdivision as
conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable
March 20, 2024 Item #2 9 of 59
specific plans, Titles 20 and 21 of the Carlsbad Municipal Code and the State Subdivision Map Act,
and will not cause serious public health problems, in that the two-unit residential air-space
condominium project created through the minor subdivision satisfies all the minimum
requirements of Title 20 and has been designed to comply with other applicable regulations
including the Residential Density-Multiple (RD-M) Zone, the Beach Area Overlay Zone, the
Planned Development Ordinance, Growth Management Ordinance, and the R-23 Residential
General Plan Land Use designation.
14. That the proposed project is compatible with the surrounding future land uses since surrounding
properties are designated R-23 Residential for residential development at a density of 15-23
dwelling units per acre. Surrounding properties are also designated R-23 Residential and are
developed with duplex or multiple-family residential projects of a similar density or
underdeveloped lots containing one single-family home.
15. That the site is physically suitable for the type and density of the development since the site is
adequate in size and shape to accommodate residential development at the density proposed in
that all required development standards and design criteria required by the Residential Density-
Multiple (RD-M) Zone, the Planned Development Ordinance, and the Beach Area Overlay Zone
are incorporated into the two-unit residential air-space condominium project.
16. That the design of the subdivision or the type of improvements will not conflict with easements
of record or easements established by court judgment, or acquired by the public at large, for
access through or use of property within the proposed subdivision, in that the two-unit
residential air-space condominium project has been designed and conditioned so that there are
no conflicts with established easements and no additional right-of-way is required.
17. That the property is not subject to a contract entered into pursuant to the Land Conservation Act
of 1965 (Williamson Act).
18. That the design of the subdivision provides, to the extent feasible, for future passive or natural
heating or cooling opportunities in the subdivision, in that the new residential unit is designed to
include a balcony and operable windows oriented to maximize exposure of the unit to natural
light and ventilation from nearby coastal breezes.
19. That the Planning Commission has considered, in connection with the housing proposed by this
subdivision, the housing needs of the region, and balanced those housing needs against the public
service needs of the City and available fiscal and environmental resources.
20. That the design of the subdivision and improvements are not likely to cause substantial
environmental damage nor substantially and avoidably injure fish and wildlife or their habitat, in
that the two-unit residential air-space condominium project site has been previously developed
and is surrounded by existing development.
21. That the discharge of waste from the subdivision will not result in violation of existing California
Regional Water Quality Control Board requirements, in that the two-unit residential air-space
condominium project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm
Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP)
to avoid increased urban runoff, pollutants, and soil erosion.
March 20, 2024 Item #2 10 of 59
General
22. The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the City’s General Plan, based on the facts set forth in the staff report dated
March 20, 2024 including, but not limited to the following:
a. Land Use & Community Design – The two-unit residential air-space condominium project is
consistent with the elements and objectives of the General Plan as discussed in Section “A”
of the Project Analysis. The project’s density of 14.5 dwelling units per acre is consistent with
the R-23 Residential (15-23 du/ac) General Plan Land Use designation according to CMC
21.53.230(e)(3) which allows unit yields to be rounded-down when the minimum density is
used to calculate unit yields.
b. Mobility – The proposed project has been designed to meet all circulation requirements,
including vehicular access to and from Tamarack Avenue. In addition, the applicant will be
required to pay any applicable traffic impact fees, prior to issuance of a building permit, that
will go toward future road improvements. The proposed project will construct frontage
improvements along Garfield Street, including a curb, gutter, and sidewalk along the Garfield
Street frontage connecting to the pedestrian access provided by the southeastern corner of
Garfield Street and Tamarack Avenue. The project will also reconstruct portions of the curb,
gutter and sidewalk along Tamarack Avenue due to the modification of the driveway.
c. Housing – The project is not adding additional housing units, with two housing units currently
existing and two units proposed. Therefore, the project is not subject to inclusionary housing
requirements.
d. Public Safety – The proposed structural improvements will be required to be designed in
conformance with all seismic design standards. In addition, the proposed project is
consistent with all the applicable fire safety requirements including fire sprinklers.
Additionally, the proposed project is not located in an area of known geologic instability or
flood hazard and the site is not located in an area prone to landslides, or susceptible to
accelerated erosion, floods, or liquefaction.
23. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 1 and all City public facility policies and ordinances. The project
includes elements or has been conditioned to construct or provide funding to ensure that all
facilities and improvements regarding sewer collection and treatment; water; drainage;
circulation; fire; schools; parks and other recreational facilities; libraries; government
administrative facilities; and open space, related to the project will be installed to serve new
development prior to or concurrent with need. Specifically,
a. The project has been conditioned to provide proof from the Carlsbad Unified School District
that the project has satisfied its obligation for school facilities.
b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44 and will be collected
prior to issuance of building permit.
March 20, 2024 Item #2 11 of 59
c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior
to the issuance of building permit.
d. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
24. That the project is consistent with the City’s Landscape Manual and Water Efficient Landscape
Ordinance (Carlsbad Municipal Code Chapter 18.50).
25. The City Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment, and it is
therefore categorically exempt from the requirement for the preparation of environmental
documents pursuant to Section 15303 – New Construction of Conversion of Small Structures, of
the state California Environmental Quality Act (CEQA) Guidelines.
26. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of grading
permit, building permit, or recordation of the Final Parcel Map, whichever comes first.
1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the city shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or a successor in interest by the city’s approval of this Planned Development Permit,
Site Development Plan, Coastal Development Permit, and Minor Subdivision.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Planned Development Permit, Site Development Plan, Coastal
Development Permit, and Minor Subdivision, documents, as necessary to make them internally
consistent and in conformity with the final action on the project. Development shall occur
substantially as shown on the approved Exhibits. Any proposed development, different from this
approval, shall require an amendment to this approval.
3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
4. If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged,
this approval shall be suspended as provided in Government Code Section 66020. If any such
March 20, 2024 Item #2 12 of 59
condition is determined to be invalid, this approval shall be invalid unless the City Council
determines that the project without the condition complies with all requirements of law.
5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney’s fees incurred by the city arising, directly or indirectly,
from (a) city’s approval and issuance of this Planned Development Permit, Site Development
Plan, Coastal Development Permit, and Minor Subdivision (b) city’s approval or issuance of any
permit or action, whether discretionary or nondiscretionary, in connection with the use
contemplated herein, and (c) Developer/Operator’s installation and operation of the facility
permitted hereby, including without limitation, any and all liabilities arising from the emission by
the facility of electromagnetic fields or other energy waves or emissions. This obligation survives
until all legal proceedings have been concluded and continues even if the city’s approval is not
validated.
6. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever
occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Tentative Parcel
Map/Site Plan, conceptual grading plan and preliminary utility plan reflecting the conditions
approved by the final decision-making body. The copy shall be submitted to the City Planner,
reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no
changes were required, the approved exhibits shall fulfill this condition.
7. Prior to the issuance of a building permit, the Developer shall provide proof to the Building
Division from the Carlsbad Unified School District that this project has satisfied its obligation to
provide school facilities.
8. This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
9. This approval shall become null and void if building permits are not issued for this project within
24 months from the date of project approval.
10. Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the City that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
building permit, and that water and sewer capacity and facilities will continue to be available until
the time of occupancy. A note to this effect shall be placed on the Final Map.
11. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17 and the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, subject
to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay
any applicable Local Facilities Management Plan fee for Zone 1, pursuant to Chapter 21.90. All
such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this
approval will not be consistent with the General Plan and shall become void.
March 20, 2024 Item #2 13 of 59
12. Prior to the issuance of the grading permit or final parcel map approval, whichever comes first,
Developer shall submit to the City a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a Planned Development Permit, Site Development Plan,
Coastal Development Permit, and Minor Subdivision, by Resolution(s) No. on the
property. Said Notice of Restriction shall note the property description, location of the file
containing complete project details and all conditions of approval as well as any conditions or
restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority
to execute and record an amendment to the notice which modifies or terminates said notice upon
a showing of good cause by the Developer or successor in interest.
13. Developer shall make a separate formal landscape construction drawing plan check submittal to
the Planning Division and obtain City Planner approval of a Final Landscape and Irrigation Plan
showing conformance with the approved Preliminary Landscape Plan and the city’s Landscape
Manual. Developer shall construct and install all landscaping and irrigation as shown on the
approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free
from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum
amount of water to the landscape for plant growth without causing soil erosion and runoff.
14. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan
check process on file in the Planning Division and accompanied by the project’s building,
improvement, and grading plans.
15. Developer shall establish a homeowner's association and corresponding covenants, conditions,
and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the City Planner prior
to Certificate of Occupancy. Prior to issuance of a building permit, the Developer shall provide
the Planning Division with a recorded copy of the official CC&Rs that have been approved by the
Department of Real Estate and the City Planner. A “hold” will be placed on the building permit
(i.e. Certificate of Occupancy) to ensure that said CC&R’s are received prior to issuance of
Certificate of Occupancy. At a minimum, the CC&Rs shall contain the following provisions:
a. General Enforcement by the City: The City shall have the right, but not the obligation, to
enforce those Protective Covenants set forth in this Declaration in favor of, or in which the
City has an interest.
b. Notice and Amendment: A copy of any proposed amendment shall be provided to the City in
advance. If the proposed amendment affects the City, City shall have the right to disapprove.
A copy of the final approved amendment shall be transmitted to City within 30 days for the
official record.
c. Failure of Association to Maintain Common Area Lots and Easements: In the event that the
Association fails to maintain the “Common Area Lots and/or the Association’s Easements” as
provided in Article , Section the city shall have the right, but not the
duty, to perform the necessary maintenance. If the city elects to perform such maintenance,
the city shall give written notice to the Association, with a copy thereof to the Owners in the
Project, setting forth with particularity the maintenance which the city finds to be required
and requesting the same be carried out by the Association within a period of thirty (30) days
March 20, 2024 Item #2 14 of 59
from the giving of such notice. In the event that the Association fails to carry out such
maintenance of the Common Area Lots and/or Association’s Easements within the period
specified by the city’s notice, the City shall be entitled to cause such work to be completed
and shall be entitled to reimbursement with respect thereto from the Owners as provided
herein.
d. Special Assessments Levied by the City: In the event the City has performed the necessary
maintenance to either Common Area Lots and/or Association’s Easements, the city shall
submit a written invoice to the Association for all costs incurred by the City to perform such
maintenance of the Common Area Lots and or Association’s Easements. The city shall provide
a copy of such invoice to each Owner in the Project, together with a statement that if the
Association fails to pay such invoice in full within the time specified, the city will pursue
collection against the Owners in the Project pursuant to the provisions of this Section. Said
invoice shall be due and payable by the Association within twenty (20) days of receipt by the
Association. If the Association shall fail to pay such invoice in full within the period specified,
payment shall be deemed delinquent and shall be subject to a late charge in an amount equal
to six percent (6%) of the amount of the invoice. Thereafter the City may pursue collection
from the Association by means of any remedies available at law or in equity. Without limiting
the generality of the foregoing, in addition to all other rights and remedies available to the
city, the city may levy a special assessment against the Owners of each Lot in the Project for
an equal pro rata share of the invoice, plus the late charge. Such special assessment shall
constitute a charge on the land and shall be a continuing lien upon each Lot against which the
special assessment is levied. Each Owner in the Project hereby vests the city with the right
and power to levy such special assessment, to impose a lien upon their respective Lot and to
bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and
his/her respective Lot for purposes of collecting such special assessment in accordance with
the procedures set forth in Article of this Declaration.
e. Landscape Maintenance Responsibilities: The HOAs and individual lot or unit owner landscape
maintenance responsibilities shall be as set forth in Exhibit ____________.
f. Balconies, trellis, and decks: The individual lot or unit owner allowances and prohibitions
regarding balconies, trellis, and decks shall be as set forth in Exhibit __________.
16. Prior to Certificate of Occupancy, the Developer shall submit to the City Planner a recorded copy
of the Condominium Plan filed with the Bureau of Real Estate which is in conformance with the
City-approved documents and exhibits.
17. All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of
Community Development and Planning.
18. If satisfaction of the school facility requirement involves a Mello-Roos Community Facilities
District or other financing mechanism which is inconsistent with City Council Policy No. 38, by
allowing a pass-through of the taxes or fees to individual home buyers, then in addition to any
other disclosure required by law or Council policy, the Developer shall disclose to future owners
in the project, to the maximum extent possible, the existence of the tax or fee, and that the school
March 20, 2024 Item #2 15 of 59
district is the taxing agency responsible for the financing mechanism. The form of notice is subject
to the approval of the City Planner and shall at least include a handout and a sign inside the sales
facility, or inside each unit, stating the fact of a potential pass-through of fees or taxes exists and
where complete information regarding those fees or taxes can be obtained.
19. Developer shall display a current Zoning and Land Use Map, or an alternative, suitable to the City
Planner, in the sales office or inside each unit, at all times. All sales maps that are distributed or
made available to the public shall include but not be limited to trails, future and existing schools,
parks, and streets.
20. Developer shall post a sign in the sales office, or inside each unit, in a prominent location that
discloses which special districts and school district provide service to the project. Said sign shall
remain posted until ALL of the units are sold.
Engineering:
Engineering Conditions
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the
approval of this proposed subdivision, must be met prior to approval of a Final Map, building or
grading permit whichever occurs first.
General
21. Prior to hauling dirt or construction materials to or from any proposed construction site
within this project, developer shall apply for and obtain approval from, the city engineer
for the proposed haul route.
22. This project is approved upon the express condition that building permits will not be
issued for the development of the subject property unless the district engineer has
determined that adequate water and sewer facilities are available at the time of permit
issuance and will continue to be available until time of occupancy.
23. Developer shall prepare, submit, and process for city engineer approval a final map to
subdivide this project. There shall be one Final Map recorded for this project. Developer
shall pay the city standard map review plan check fees.
24. Developer shall install sight distance corridors at all street intersections and driveways in
accordance with City Engineering Standards. The property owner shall maintain this
condition.
25. Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or
other recorded document, addressing the maintenance, repair, and replacement of
shared private improvements within this subdivision, including but not limited to private
(STREETS, UTILITIES, STREET TREES, SIDEWALKS, LANDSCAPING, STREET LIGHTING,
March 20, 2024 Item #2 16 of 59
RAISED MEDIANS, ENHANCED PAVING, WATER QUALITY TREATMENT MEASURES, LOW
IMPACT DEVELOPMENT FEATURES, STORM DRAIN FACILITIES, etc.) located therein and to
distribute the costs of such maintenance in an equitable manner among the owners of
the properties within this subdivision. The CCR’s shall include a requirement to provide
an annual verification of the effective operation and maintenance of each structural
treatment control BMP in accordance with the BMP maintenance agreement and the
Trash Capture Storm Water Quality Management Plan (TCSWQMP). The annual
verification shall be submitted to the enforcement official in a format as approved by the
city prior to the start of the rainy season.
26. Property owner shall maintain all landscaping (street trees, tree grates, shrubs,
groundcover, etc.) and irrigation along the parkway frontage with Garfield Street and
Tamarack Avenue as shown on the Tentative Map/Site Plan.
Fees/Agreements
27. Developer shall cause property owner to execute and submit to the city engineer for
recordation, the city’s standard form Geologic Failure Hold Harmless Agreement.
28. Developer shall cause property owner to execute and submit to the city engineer for
recordation the city’s standard form Drainage Hold Harmless Agreement.
29. Developer shall cause owner to execute, for recordation, a city standard Local
Improvement District Agreement to pay fair share contributions for undergrounding of
all existing overhead utilities and installation of streetlights, as needed, along the
subdivision frontage, should a future district be formed.
Grading
30. Based upon a review of the proposed grading and the grading quantities shown on the
Tentative Map, a grading permit for this project is required. Developer shall prepare and
submit plans and technical studies/reports as required by city engineer, post security and
pay all applicable grading plan review and permit fees per the city’s latest fee schedule.
31. Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to
the city engineer for review and approval. Said Plan may be required to include, but not
be limited to, identifying the location of the construction trailer, material staging,
bathroom facilities, parking of construction vehicles, employee parking, construction
fencing and gates, obtaining any necessary permission for off-site encroachment,
addressing pedestrian safety, and identifying time restrictions for various construction
activities.
Storm Water Quality
March 20, 2024 Item #2 17 of 59
32. Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include
but are not limited to pollution control practices or devices, erosion control to prevent
silt runoff during construction, general housekeeping practices, pollution prevention and
educational practices, maintenance procedures, and other management practices or
devices to prevent or reduce the discharge of pollutants to stormwater, receiving water
or stormwater conveyance system to the maximum extent practicable. Developer shall
notify prospective owners and tenants of the above requirements.
33. Developer shall complete and submit to the city engineer a Determination of Project’s
SWPPP Tier Level and Construction Threat Level Form pursuant to City Engineering
Standards. Developer shall also submit the appropriate Tier level Storm Water
Compliance form and appropriate Tier level Storm Water Pollution Prevention Plan
(SWPPP) to the satisfaction of the city engineer. Developer shall pay all applicable SWPPP
plan review and inspection fees per the city’s latest fee schedule.
34. This project is subject to Trash Capture requirements. Developer shall prepare and
process a Trash Capture Storm Water Quality Management Plan (TCSWQMP), subject to
city engineer approval, to comply with the Carlsbad BMP Design Manual latest version.
The final TCSWQMP required by this condition shall be reviewed and approved by the city
engineer with final grading plans and/or building plans, whichever occurs first. Developer
shall pay all applicable SWQMP plan review and inspection fees per the city’s latest fee
schedule.
35. Developer shall complete the City of Carlsbad Standard Stormwater Requirement
Checklist Form. Developer is responsible to ensure that all final design plans, grading
plans, and building plans incorporate applicable best management practices (BMPs).
These BMPs include site design, source control and Low Impact Design (LID) measures
including, but not limited to, minimizing the use of impervious area (paving), routing run-
off from impervious area to pervious/landscape areas, preventing illicit discharges into
the storm drain and adding storm drain stenciling or signage all to the satisfaction of the
city engineer.
Dedications/Improvements
36. Developer shall cause owner to dedicate to the city and/or other appropriate entities for
pedestrian access and street right-of-way purposes as shown on the Tentative Map. The
offer shall be made on the Final Map. All land so offered shall be free and clear of all liens
and encumbrances and without cost to the city. Streets that are already public are not
required to be rededicated. Additional easements may be required at final design to the
satisfaction of the city engineer.
37. Prior to any work in city right-of-way or public easements, Developer shall apply for and
obtain a right-of-way permit to the satisfaction of the city engineer.
March 20, 2024 Item #2 18 of 59
38. Developer shall prepare and process public improvement plans and, prior to city engineer
approval of said plans, shall execute a city standard Subdivision Improvement Agreement
to install and shall post security in accordance with C.M.C. Section 20.16.070 for public
improvements shown on the Tentative Map. Said improvements shall be installed to city
standards to the satisfaction of the city engineer. These improvements include, but are
not limited to:
A. Curb, gutter, and sidewalk along Garfield Street
B. Curb, gutter, and sidewalk along Tamarack Avenue. Sidewalk shall be minimum of
5-feet wide along Tamarack Avenue.
C. Driveway approach on Garfield Street
D. Driveway approach on Tamarack Avenue
E. Water lateral and meter
F. Grind and overlay of bicycle lane adjacent to driveway approach on Tamarack
Avenue.
Additional public improvements required in other conditions of this resolution are hereby
included in the above list by reference. Developer shall pay the standard improvement
plan check and inspection fees in accordance with the fee schedule. Improvements listed
above shall be constructed within 36 months of approval of the subdivision or
development improvement agreement or such other time as provided in said agreement.
39. Developer is responsible to ensure all existing overhead utilities servicing the subject
property are to be undergrounded as shown on the [Tentative Map/Site Plan] and to the
satisfaction of the city engineer. No new or relocated utility poles are allowed.
40. Developer is responsible to ensure utility transformers or raised water backflow
preventers that serve this development are located outside the right-of-way as shown
on the Tentative Map and to the satisfaction of the city engineer. These facilities shall be
constructed within the property.
Non-Mapping Notes
41. Add the following notes to the final map as non-mapping data:
A. Developer has executed a city standard Subdivision Improvement Agreement and
has posted security in accordance with C.M.C. Section 20.16.070 to install public
improvements shown on the Tentative Map. These improvements include, but are
not limited to:
1) Curb, gutter, and sidewalk along Garfield Street
2) Curb, gutter, and sidewalk along Tamarack Avenue. Sidewalk shall be
minimum of 5-feet wide along Tamarack Avenue.
March 20, 2024 Item #2 19 of 59
3) Driveway approach on Garfield Street
4) Driveway approach on Tamarack Avenue
5) Water lateral and meter
D. Building permits will not be issued for development of the subject property unless
the appropriate agency determines that sewer and water facilities are available.
E. Geotechnical Caution:
The owner of this property on behalf of itself and all of its successors in
interest has agreed to hold harmless and indemnify the City of Carlsbad
from any action that may arise through any geological failure, ground
water seepage or land subsidence and subsequent damage that may occur
on, or adjacent to, this subdivision due to its construction, operation or
maintenance.
F. No structure, fence, wall, tree, shrub, sign, or other object may be placed or
permitted to encroach within the area identified as a sight distance corridor as
defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans
standards.
G. The owner of this property on behalf of itself and all of its successors in interest
has agreed to hold harmless and indemnify the City of Carlsbad from any action
that may arise through any diversion of waters, the alteration of the normal flow
of surface waters or drainage, or the concentration of surface waters or drainage
from the drainage system or other improvements identified in the city approved
development plans; or by the design, construction or maintenance of the drainage
system or other improvements identified in the city approved development plans.
H. There are no public park or recreational facilities to be located in whole or in part
within this subdivision. The subdivider is therefore obligated to pay park-in-lieu
fees in accordance with section 20.44.050 of the Carlsbad Municipal Code and has
either paid all of said park in-lieu fees or agreed to pay all of said park-in-lieu fees
in accordance with section 20.16.070 of the Carlsbad Municipal Code.
Utilities
42. Developer shall meet with the fire marshal to determine if fire protection measures (fire
flows, fire hydrant locations, building sprinklers) are required to serve the project.
43. Developer shall install potable water and/or recycled water services and meters at
locations approved by the district engineer. The locations of said services shall be
reflected on public improvement plans.
March 20, 2024 Item #2 20 of 59
44. The developer shall agree to install sewer laterals and clean-outs at locations approved
by the city engineer. The locations of sewer laterals shall be reflected on public
improvement plans.
The project is subject to all applicable provisions of local ordinances, including but not limited
to the following:
45. Developer shall pay planned local area drainage fees in accordance with Section
15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer.
46. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and
Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips
(ADT) and floor area contained in the staff report and shown on the Tentative Map are
for planning purposes only.
47. Subdivider shall comply with Section 20.16.040(d) of the Carlsbad Municipal Code
regarding the undergrounding of existing overhead utilities.
Code Reminders
48. This tentative parcel map shall expire two years from the date on which the Planning Commission
voted to approve this application.
49. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the
City of Carlsbad Municipal Code to the satisfaction of the city engineer.
50. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor
area contained in the staff report and shown on the tentative parcel map are for planning
purposes only.
51. Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by
Council Policy No. 17.
52. Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management
fee for Zone 1 as required by Carlsbad Municipal Code Section 21.90.050.
53. Developer shall pay a landscape inspection fee as required by Section 20.08.050 of the Carlsbad
Municipal Code.
54. Developer acknowledges that the project is required to comply with the city’s greenhouse gas
(GHG) reduction ordinances and requirements. GHG reduction requirements are in accordance
with, but are not limited to, Carlsbad Municipal Code Chapters 18.21, 18.30, and 18.51 in addition
to the California Green Building Standards Code (CCR, Title 24, Part 11 – CALGreen), as amended
from time to time. GHG reduction requirements may be different than what is proposed on the
project plans or in the Climate Action Plan Checklist originally submitted with this project.
March 20, 2024 Item #2 21 of 59
Developer acknowledges that new GHG reduction requirements related to energy efficiency,
photovoltaic, electric vehicle charging, water heating and traffic demand management
requirements as set forth in the ordinances and codes may impact, but are not limited to, site
design and local building code requirements. If incorporating GHG reduction requirements results
in substantial modifications to the project, then prior to issuance of development (grading,
building, etc.) permits, Developer may be required to submit and receive approval of a
Consistency Determination or Amendment for this project through the Planning Division.
Compliance with the applicable GHG reduction requirements must be demonstrated on or with
the construction plans prior to issuance of the applicable development permits.
55. Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building permit issuance,
except as otherwise specifically provided herein.
56. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
NOTICE TO APPLICANT
An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village
Drive, Carlsbad, California, 92008, within ten (10) calendar days of the date of the Planning Commission’s
decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the appeal must be in
writing and state the reason(s) for the appeal. The City Council must make a determination on the appeal
prior to any judicial review.
NOTICE
Please take NOTICE that approval of your project includes the “imposition” of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as “fees/exactions.”
You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest
them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the
protest and any other required information with the City Manager for processing in accordance with
Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent
legal action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
March 20, 2024 Item #2 22 of 59
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PUD 2022-0004/SDP 2023-0030/CDP 2022-0049/MS 2022-0006 (DEV2021-0091)
POULTER PROPERTIES MULTI-UNIT RESIDENTIAL
SITE MAP
J
SITE
Map generated on: 2/13/2024
Exhibit 2
March 20, 2024 Item #2 24 of 59
PROJECT ANALYSIS EXHIBIT 3
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
PROJECT ANALYSIS
The project is subject to the following regulations:
A. General Plan R-23 Land Use Designation
B. RD-M Zone, Planned Development Regulations and Beach Area Overlay Zone (BAOZ) (CMC Chapter
21.24, 21.45, 21.82)
C. Local Coastal Program (Mello II Segment)
D. Subdivision Ordinance
E. Inclusionary Housing Ordinance (CMC Chapter 21.85)
F. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 1
G. California Environmental Quality Act Exemption (Environmental Statement)
H. Short-term Vacation Rentals
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
is discussed in detail within the sections below.
A. General Plan R-23 Residential Land Use Designation
The General Plan Land Use designation for the property is R-23 Residential, which allows for multiple-
family residential development at a density range of 15-23 dwelling units per acre (du/ac). The two
dwelling unit project results in a project density of 14.5 du/ac. The project site has a net developable
acreage of 0.14 acres, which results in a 2.1 to 3.2 dwelling unit yield for the property.
According to Carlsbad Municipal Code (CMC) Section 21.53.230(e)(3), when using the minimum density
for a density yield calculation, if the unit yield results in a fractional unit below 0.5, the unit yield may be
rounded-down. Unit yields rounded-down pursuant to this provision that result in a density below the
minimum density of the applicable land use designation shall be considered consistent with the general
plan according to CMC 21.53.230, Note 2. Therefore, the two-unit residential development, with a density
of 14.5 du/ac, complies with the R-23 General Plan Land Use designation for density.
Table “A” below identifies the permissible density range for properties within R-23, as well as the
allowable density range based on the size of the project site and the proposed density and units.
The project also complies with the other Elements of the General Plan as outlined in Table “A” below:
TABLE A – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Land Use &
Community
Design
Goal 2-P.7 – Do not permit
residential development below the
minimum of the density range
except in certain circumstances.
The two-unit residential project
density of 14.5 du/ac is considered
consistent with the General Plan per
Note 2 of CMC 21.53.230 which
states that unit yields resulting in a
fractional unit below 0.5, may be
rounded-down when using the
Yes
March 20, 2024 Item #2 25 of 59
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
minimum density for the unit yield
calculation.
Mobility Policy 3-P.5 – Require developers to
construct or pay their fair share
toward improvements for all travel
modes consistent with the Mobility
Element, the Growth Management
Plan, and specific impacts
associated with their development.
The proposed project has been
designed to meet all circulation
requirements, including vehicular
access to and from Tamarack
Avenue. In addition, the applicant
will be required to pay any
applicable traffic impact fees, prior
to issuance of a building permit,
that will go toward future road
improvements.
The proposed project includes the
construction of a curb, gutter and
sidewalk along the Garfield Street
frontage connecting to the
pedestrian access provided by the
southeastern corner of Garfield
Street and Tamarack Avenue. The
project will also reconstruct
portions of the curb, gutter, and
sidewalk along Tamarack Avenue
due to the modification of the
driveway.
Yes
Public Safety Goal 6-G.1 – Minimize injury, loss of
life, and damage to property
resulting from fire, flood, hazardous
material release, or seismic
disasters.
Policy 6-P.6 – Enforce the
requirements of Titles 18, 20, and
21 pertaining to drainage and flood
control when reviewing applications
for building permits and
subdivisions.
Policy 6-P.34 – Enforce the Uniform
Building and Fire codes, adopted by
the city, to provide fire protection
standards for all existing and
proposed structures.
The proposed structural
improvements will be required to
be designed in conformance with all
seismic design standards. In
addition, the proposed project is
consistent with all the applicable
fire safety requirements including
fire sprinklers.
Furthermore, the project has been
conditioned to develop and
implement a program of “best
management practices” for the
elimination and reduction of
pollutants which enter into and/or
are transported within storm
drainage facilities.
Furthermore, the proposed project
is not located in an area of known
Yes
March 20, 2024 Item #2 26 of 59
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Policy 6-P.39 – Ensure all new
development complies with all
applicable regulations regarding the
provision of public utilities and
facilities.
geologic instability or flood hazard
and the site is not located in an area
prone to landslides, or susceptible
to accelerated erosion, floods or
liquefaction.
Sustainability Policy 9-P.1 – Enforce the Climate
Action Plan (CAP) as the city’s
strategy to reduce greenhouse gas
emissions.
The new dwelling unit will employ a
photovoltaic system, heat pump
water heater, and one electric
vehicle service equipment (EVSE)
ready parking space in accordance
with the CAP.
Yes
B. Residential Density–Multiple (RD-M) Zone (Chapter 21.24), Planned Development Regulations
(Chapter 21.45), and Beach Area Overlay Zone (BAOZ) (Chapter 21.82)
The proposed project is required to comply with all applicable land use and development standards of the
Carlsbad Municipal Code (CMC) including the Residential Density-Multiple (RD-M) Zone (CMC Chapter
21.24), Planned Developments (CMC Chapter 21.45), and the Beach Area Overlay Zone (BAOZ) (CMC
Chapter 21.82).
The two-unit residential air-space condominium project meets or exceeds the requirements of the RD-M
Zone and the BAOZ as outlined in Table “B” below. With exception to the standards listed in Table B below,
the Planned Development regulations provide the majority of the development standards. The project
complies with all applicable development standards for Planned Developments (CMC Chapter 21.45).
Please refer to Attachment No. 4 for an analysis of the project’s compliance with Tables C and E of the
Planned Development regulations.
TABLE B – BAOZ AND RD-M COMPLIANCE
BAOZ Standards Required Proposed Comply?
Building Height 30 feet with a minimum 3:12 roof
pitch provided or 24 feet if less
than a 3:12 roof pitch is provided
Roof Ridge = 30’ w/ 3:12 roof
pitch
Yes
RD-M Standards Required Proposed Comply?
Setbacks Front (Garfield Street): 20’
Street Side (Tamarack Avenue):
10’ for house, 20’ for garage
Interior Side: 10% Lot Width – 5’
Rear: 10’
Front: 20’
Street Side: 10’ (house),
20’ (garage)
Interior Side: 5’
Rear: 10’
The existing residence that will
remain has a nonconforming
street side setback of 4.82’ along
Tamarack. A nonconforming
construction permit is not
Yes
March 20, 2024 Item #2 27 of 59
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
C. Local Coastal Program (Mello II Segment)
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies
The proposed site is in the Mello II Segment of the Local Coastal Program (LCP) and is within the
appealable jurisdiction of the California Coastal Commission. The project site has an LCP Land Use
designation of R-23 and Zoning of RD-M, which are consistent with the city’s General Plan and Zoning. The
project density of 14.5 du/acre is consistent with the R-23 Residential General Plan Land Use designation
discussed in Section “A.”
The project consists of the demolition of an existing one-family residence and detached garage and the
construction of a new one-family residence to create a two-unit detached air-space condominium project
with an existing one-family residence that will remain on site. The proposed project is compatible with
the surrounding development of one-family, duplex, and multi-family residential structures. The new
three-story structure will not obstruct views of the coastline as seen from public lands or the public right-
of-way, nor otherwise damage the visual beauty of the Coastal Zone. No agricultural uses currently exist
on the previously developed site, nor are there any sensitive resources located on-site. The proposed
project is not located in an area of known geologic instability or flood hazard. Since the site does not have
frontage along the coastline, no public opportunities for coastal shoreline access are available from the
subject site. Furthermore, the residentially designated site is not suited for water-oriented recreation
activities.
2. Coastal Resource Protection Overlay Zone
The development is subject to the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). The
Coastal Resource Protection Overlay Zone identifies areas of protection: a) preservation of steep slopes
and vegetation; b) drainage, erosion, sedimentation, habitat; c) seismic hazards, landslides, and slope
instability; and d) floodplain development. The project’s compliance with each of these areas of concern
is discussed below:
a. Preservation of Steep Slopes and Vegetation. Slopes greater than 25% and possessing endangered
plant/animal species and/or coastal sage scrub and chaparral plant communities are considered “dual
criteria” slopes and are protected in the Coastal Zone. The project does not support any “dual criteria”
slopes.
b. Drainage, Erosion, Sedimentation, Habitat. The project will adhere to the city’s Master Drainage Plan,
Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff
Management Program (JRMP) to avoid increased urban run-off, pollutants, and soil erosion.
c. Seismic Hazards, Landslides and Slope Instability. The site is not located in an area prone to landslides,
or susceptible to accelerated erosion, floods, or liquefaction.
required as the existing residence
to remain is not being expanded.
Lot Coverage 60% 50% Yes
March 20, 2024 Item #2 28 of 59
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
d. Flood Plain Development. No structures or fill are being proposed within a one-hundred-year
floodplain area as identified by the FEMA Flood Map Service Center.
D. Subdivision Ordinance
The Land Development Engineering Division has reviewed the proposed Minor Subdivision and has found
that the subdivision complies with all applicable requirements of the Subdivision Map Act and the city’s
Subdivision Ordinance (Title 20) for Minor Subdivisions. The subdivision is considered minor because it
involves the division of land into four or fewer condominiums (two air-space condominiums proposed).
The project has been conditioned to install all infrastructure-related improvements and the necessary
easements for these improvements concurrent with the development.
E. Inclusionary Housing Ordinance
For all residential development less than seven units, the inclusionary housing requirement may be
satisfied through the payment of an inclusionary housing in-lieu fee. However, pursuant to Carlsbad
Municipal Code Section 21.85.030(D)(3), the construction of a new residential structure which replaces a
residential structure that was destroyed or demolished within two years prior to the application for a
building permit for the new residential structure is exempt from affordable housing requirements. The
demolition of a one-family residential unit and construction of a new one-family unit is not subject to the
inclusionary housing requirement.
F. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. There will be no impact to public facilities because there will be no net increase in the number of
dwelling units on site which will remain at two.
G. Environmental Review (California Environmental Quality Act)
The California Environmental Quality Act (“CEQA”), and its implementing regulations (“CEQA Guidelines”)
adopted by the Secretary of the California Natural Resources Agency, list classes of projects that have
been determined not to have a significant effect on the environment and as a result are exempt from
further environmental review under CEQA. City staff completed a review of the project and potential
environmental impacts associated with the project pursuant to CEQA and concluded that the project
qualified for an exemption pursuant to CEQA Guidelines section 15303 – New Construction Or Conversion
Of Small Structures. CEQA Guidelines Section 15303 is a Class 3 exemption. Class 3 consists of construction
and location of limited numbers of new, small facilities or structures; installation of small new equipment
and facilities in small structures; and the conversion of existing small structures from one use to another
where only minor modifications are made in the exterior of the structure.
A notice of intended decision regarding the environmental determination was advertised on December
14, 2023 and posted on the city’s website. The notice included a general description of the project, the
proposed environmental findings, and a general explanation of the matter to be considered. The findings
and determination contained in that notice was declared as final on the date of the noticed decision,
unless appealed as provided by the procedures commencing in Chapter 21.54 (Procedures, Hearings,
Notices, and Fees) of the Zoning Ordinance.
March 20, 2024 Item #2 29 of 59
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
During the 10-day public review period, the city received no comment letters from the public regarding
the prospective environmental determination. Since no appeal was filed and no substantial evidence was
submitted that would support a finding that the exemption requirements would not be satisfied, the
project was determined by the city planner to not have a significant effect on the environment. The CEQA
Determination letter is attached to this staff report as Exhibit 6 and demonstrates that the project is
categorically exempt from further environmental review. The city planner’s written decision is final and
the CEQA determination is not within the Planning Commission’s purview. With the appropriate
environmental clearances in place, all the city’s procedural requirements and relevant aspects of CEQA
have been satisfied. In making this determination, the City Planner has found that the exceptions listed in
Section 15300.2 of the state CEQA Guidelines and Chapter 19.04 of the Municipal Code do not apply to
this project.
H. Short-term Vacation Rentals
Both exis�ng residences have been used at Short-term Vaca�on Rentals (STVRs) since 2016. STVRs are
governed by Title 5 of the Carlsbad Municipal Code (CMC). “Short-term vaca�on rental” is defined as the
rental of any legally permited dwelling unit as that term is defined in CMC Sec�on 21.04.120, or any
por�on of any legally permited dwelling unit for occupancy for dwelling, lodging or sleeping purposes for
a period of less than 30 consecu�ve calendar days. STVRs are permited only in the Coastal Zone as defined
by the California Coastal Commission and in the La Costa Resort and Spa Master Plan area. The subject
property is located in the Appeals Jurisdic�on of the Coastal Zone.
March 20, 2024 Item #2 30 of 59
Exhibit 4
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.1 Density
Per the underlying General Plan designation. When two or more general
plan land use designations exist within a planned development, the
density may be transferred from one general plan designation to another
with a general plan amendment.
N/A
C.2 Arterial
Setbacks
All dwelling units adjacent to any arterial road shown on the Circulation
Element of the General Plan shall maintain the following minimum
setbacks from the right-of-way:
Prime Arterial 50 Feet
Major Arterial 40 Feet
Secondary Arterial 30 Feet
Carlsbad Boulevard 20 Feet
N/A
Half (50%) of the required arterial setback area located closest to the
arterial shall be fully landscaped to enhance the street scene and buffer
homes from traffic on adjacent arterials, and:
• Shall contain a minimum of one 24” box tree for every 30 lineal
feet of street frontage; and
• Shall be commonly owned and maintained
N/A
Project perimeter walls greater than 42 inches in height shall not be
located in the required landscaped portion of the arterial setback, except
noise attenuation walls that:
• Are required by a noise study, and
• Due to topography, are necessary to be placed within the required
landscaped portion of the arterial setback.
N/A
C.3
Permitted
Intrusions
into
Setbacks/
Building
Separation
Permitted intrusions into required building setbacks shall be the same as
specified in Section 21.46.120 of this code. The same intrusions specified
in Section 21.46.120 shall be permitted into required building separation.
Roof eave and balcony intrusions
into required yards do
not exceed the 2 feet as permitted
pursuant to CMC Section
21.46.120. Project complies
C.4 Streets
Private
Minimum right-of-way width 56 feet
N/A
Minimum curb-to-curb width 34 feet
Minimum parkway width
(curb adjacent) 5.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from
property line)
Public
Minimum right-of-way width 60 feet
N/A
Minimum curb-to-curb width 34 feet
Minimum parkway width
(curb adjacent) 7.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from
property line)
Street
Trees
within
parkways
One-family dwellings and
twin homes on small-lots
A minimum of one street tree
(24-inch box) per lot is required
to be planted in the parkway
along all streets.
N/A
March 20, 2024 Item #2 31 of 59
Condominium projects
Street trees shall be spaced no
further apart than 30 feet on
center within the parkway.
All City street trees are existing and
will be protected in place.
Tree species should be selected to create a unified image for
the street, provide an effective canopy, avoid sidewalk damage
and minimize water consumption.
All City street trees are existing and
will be protected in place.
C.5 Drive-aisles
3 or fewer
dwelling
units
Minimum 12 feet wide when the drive-aisle is not required for
emergency vehicle access, as determined by the Fire Chief. N/A. A minimum 30-foot-wide
driveway is proposed to access the
parking garages. If the drive-aisle is required for emergency vehicle access, it
shall be a minimum of 20 feet wide.
4 or more
dwelling
units
Minimum 20 feet wide. N/A
All
projects
No parking shall be permitted within the minimum required
width of a drive-aisle.
N/A. Private drive aisle is not
proposed. A two-car garage is
provided for each unit, both
garages are setback from the street
a minimum of 20 feet
A minimum 24-foot vehicle back-up/maneuvering area shall be
provided in front of garages, carports or uncovered parking
spaces (this may include driveway area, drive-aisles, and
streets).
N/A. Private drive aisle is not
proposed.
Additional width may be required for vehicle/emergency
vehicle maneuvering area.
Fire Prevention has reviewed and
approved of the proposed design.
Parkways and/or sidewalks may be required. N/A
No more than 24 dwelling units shall be located along a single-
entry drive-aisle. N/A
All drive-aisles shall be enhanced with decorative pavement. N/A
C.6
Number of
Visitor
Parking
Spaces
Required (1)
Projects with 10 units or fewer A .30 space per each unit. Project proposes two units. At 0.3
spaces per unit, the two-unit
project requires 0.6 spaces, or one
visitor space based on rounding up
to the nearest whole number. The
project provides one parking
space on-site.
Projects 11 units or more A .25 space per each unit.
When calculating the required number of visitor parking spaces, if the
calculation results in a fractional parking space, the required number of
visitor parking spaces shall always be rounded up to the nearest whole
number.
C.7
Location of
Visitor
Parking
On
Private/
Public
Streets
On-street visitor parking is permitted on private/public streets,
subject to the following:
• The private/public street is a minimum 34-feet wide (curb-
to-curb)
• There are no restrictions that would prohibit on-street
parking where the visitor parking is proposed
• The visitor parking spaces may be located:
o Along one or both sides of any private/public street(s)
located within the project boundary, and
o Along the abutting side and portion of any existing
public/private street(s) that is contiguous to the project
boundary
No required visitor parking is
provided on the street since it is
not permitted pursuant to the
Beach Area Overlay Zone (BAOZ).
The BAOZ has the same visitor
parking requirements as the
Planned Development Ordinance,
0.3 spaces per each unit for
projects with 10 dwelling units or
less, or one visitor space based on
rounding up to the nearest whole
number. The project provides one
parking space on-site.
In parking bays along public/private streets within the project
boundary, provided the parking bays are outside the minimum
required street right-of-way width.
N/A
March 20, 2024 Item #2 32 of 59
When visitor parking is provided as on-street parallel parking,
not less than 24 lineal feet per space, exclusive of
driveway/drive-aisle entrances and aprons, shall be provided
for each parking space, except where parallel parking spaces
are located immediately adjacent to driveway/drive-aisle
aprons, then 20 lineal feet may be provided.
N/A
Within the Beach Area Overlay Zone, on-street parking shall not
count toward meeting the visitor parking requirement.
No on-street visitor parking is
proposed.
On Drive-
aisles
Visitor parking must be provided in parking bays that are
located outside the required minimum drive-aisle width.
No drive-aisles are proposed under
this project.
On a
Driveway
Outside
the Beach
Area
Overlay
Zone
One required visitor parking space may be credited
for each driveway in a project that has a depth of
40 feet or more.
N/A
For projects with 10 or fewer units, all required
visitor parking may be located within driveways
(located in front of a unit’s garage), provided that
all dwelling units in the project have driveways with
a depth of 20 feet or more.
N/A
Within
the Beach
Area
Overlay
Zone
One required visitor parking space may be credited
for each driveway in a project that has a depth of
40 feet or more.
N/A
If the streets within and/or adjacent to the project
allow for on-street parking on both sides of the
street, then visitor parking may be located in a
driveway, subject to the following:
• All required visitor parking may be located
within driveways (located in front of a unit’s
garage), provided that all dwelling units in the
project have driveways with a depth of 20 feet
or more.
• If less than 100% of the driveways in a project
have a depth of 20 feet or more, then a .25
visitor parking space will be credited for each
driveway in a project that has a depth of 20 feet
or more (calculations resulting in a fractional
parking space credit shall always be rounded
down to the nearest whole number).
Garfield Street allows for parking
on both sides of the street.
Although, the garage has been
converted to a bedroom and bath,
the driveway remains and has a
depth of 20 feet. Therefore, the
requirement for one visitor parking
stall for the two-unit project can be
satisfied onsite.
All
projects
The minimum driveway depth required for visitor
parking (20 feet or 40 feet) applies to driveways for
front or side-loaded garages, and is measured from
the property line, back of sidewalk, or from the
edge of the drive-aisle, whichever is closest to the
structure.
See above.
Compact
Parking
For projects of more than 25 units, up to 25% of visitor parking
may be provided as compact spaces (8 feet by 15 feet). No
overhang is permitted into any required setback area or over
sidewalks less than 6 feet wide.
N/A
For all projects within the Beach Area Overlay Zone, up to 55%
of the visitor parking may be provided as compact spaces (8
feet by 15 feet).
N/A
March 20, 2024 Item #2 33 of 59
Distance
from unit
Visitor parking spaces must be located no more than 300 feet
as measured in a logical walking path from the entrance of the
unit it could be considered to serve.
The visitor parking stall is
located in the driveway in
front of the unit and is
therefore less than 300 feet
from the unit.
C.8
Screening
of Parking
Areas
Open parking areas should be screened from adjacent residences and
public rights-of-way by either a view-obscuring wall, landscaped berm, or
landscaping, except parking located within a driveway.
N/A. The required visitor
parking space is located in
the driveway in front of the
unit.
C.9
Community
Recreational
Space (1)
Community recreational space shall be provided for all projects of 11 or
more dwelling units, as follows:
N/A (project has less than 11
dwelling units) Minimum community
recreational space
required
Project is NOT within
R-23 general plan
designation
200 square feet per unit
Project IS within R-23
general plan
designation
150 square feet per unit
Projects with 11 to
25 dwelling units
Community recreational space shall be provided as
either (or both) passive or active recreation
facilities.
N/A
Projects with 26 or
more dwelling units
Community recreational space shall be provided as
both passive and active recreational facilities with a
minimum of 75% of the area allocated for active
facilities.
N/A
Projects with 50 or
more dwelling units
Community recreational space shall be provided as
both passive and active recreational facilities for a
variety of age groups (a minimum of 75% of the
area allocated for active facilities).
N/A
For projects consisting of one-family dwellings or
twin homes on small-lots, at least 25% of the
community recreation space must be provided as
pocket parks.
• Pocket park lots must have a minimum width of
50 feet and be located at strategic locations
such as street intersections (especially “T-
intersections”) and where open space vistas
may be achieved.
N/A
All projects
(with 11 or more
dwelling units)
Community recreational space shall be located and
designed so as to be functional, usable, and easily
accessible from the units it is intended to serve.
N/A
Credit for indoor recreation facilities shall not
exceed 25% of the required community recreation
area.
N/A
Required community recreation areas shall not be
located in any required front yard and may not
include any streets, drive-aisles, driveways, parking
areas, storage areas, slopes of 5% or greater, or
walkways (except those walkways that are clearly
integral to the design of the recreation area).
N/A
Recreation Area
Parking
In addition to required resident and visitor parking,
recreation area parking shall be provided, as
follows: 1 space for each 15 residential units, or
fraction thereof, for units located more than 1,000
feet from a community recreation area.
N/A
March 20, 2024 Item #2 34 of 59
The location of recreation area parking shall be
subject to the same location requirements as for
visitor parking, except that required recreation
area parking shall not be located within a
driveway(s).
N/A
Examples of recreation facilities include, but are not limited to, the following:
Active
Swimming pool area
Children’s playground equipment
Spa
Courts (tennis, racquetball, volleyball, basketball)
Recreation rooms or buildings
Horseshoe pits
Pitch and putt
Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a
minimum dimension of 50 feet)
Any other facility deemed by the City Planner to satisfy the intent of providing active
recreational facilities
Passive
Benches
Barbecues
Community gardens
Grassy play areas with a slope of less than 5%
C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided.
Appropriate lighting for the two-
unit project will be evaluated with
the final landscape and building
plans.
C.11 Reserved
C.12
Recreational
Vehicle (RV)
Storage (1)
Required for projects with 100 or more units, or a master or specific plan
with 100 or more planned development units. Exception: RV storage is
not required for projects located within the R-15 or R-23 land use
designations.
N/A 20 square feet per unit, not to include area required for driveways and
approaches.
Developments located within master plans or residential specific plans
may have this requirement met by the common RV storage area provided
by the master plan or residential specific plan.
RV storage areas shall be designed to accommodate recreational vehicles
of various sizes (i.e. motorhomes, campers, boats, personal watercraft,
etc.).
N/A
The storage of recreational vehicles shall be prohibited in the front yard
setback and on any public or private streets or any other area visible to the
public. A provision containing this restriction shall be included in the
covenants, conditions and restrictions for the project. All RV storage areas
shall be screened from adjacent residences and public rights-of-way by a
view-obscuring wall and landscaping.
N/A
C.13 Storage
Space
480 cubic feet of separate storage space per unit.
A two-car garage with minimum
required dimensions is provided for
each unit which satisfies the
storage requirements.
If all storage for each unit is located in one area, the space may be reduced
to 392 cubic feet.
Required storage space shall be separately enclosed for each unit and be
conveniently accessible to the outdoors.
Required storage space may be designed as an enlargement of a covered
parking structure provided it does not extend into the area of the required
parking stall, and does not impede the ability to utilize the parking stall (for
vehicle parking).
March 20, 2024 Item #2 35 of 59
A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required
storage space per unit.
This requirement is in addition to closets and other indoor storage areas.
(1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
E.1
Livable
Neighborhood
Policy
Must comply with City Council Policy 66, Principles for the Development
of Livable Neighborhoods.
N/A, City Council resolution 2023-230
rescinded City Council Policy 66 to
achieve consistency with current state
regulations that require objective
design standards. The final edits to the
municipal code referencing Policy 66
are pending California Coastal
Commission approval. To date, the
Coastal Commission has not certified
any city policy as part of the Local
Coastal Program and therefore, the
Policy does not apply in the interim.
E.2 Architectural
Requirements
One-family and
two-family
dwellings
Must comply with City Council Policy 44, Neighborhood
Architectural Design Guidelines
N/A, The purpose and intent of the
architectural guidelines is to ensure
that a variety of architectural
elements are incorporated into single-
family home projects to avoid cookie-
cutter homes that all look the same.
Per Policy 44, a new individual single-
family home or remodel shall not be
subject to these architectural
guidelines. The City’s new Objective
Design Standards (ODS) are not in
effect in the Coastal Zone yet.
However, ODS only apply to
multifamily housing and mixed-use
development projects that include two
or more attached residential units
Multiple-family
dwellings
There shall be at least three separate building planes on
all building elevations. The minimum offset in planes
shall be 18 inches and shall include, but not be limited
to, building walls, windows, and roofs.
N/A
All building elevations shall incorporate a minimum of
four complimentary design elements, including but not
limited to:
• A variety of roof planes;
• Windows and doors recessed a minimum of 2 inches;
• Decorative window or door frames;
• Exposed roof rafter tails;
• Dormers;
• Columns;
• Arched elements;
• Varied window shapes;
• Exterior wood elements;
N/A
March 20, 2024 Item #2 36 of 59
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
• Accent materials such as brick, stone, shingles, wood,
or siding;
• Knee braces; and
• Towers.
E.3 Maximum
Coverage 60% of total project net developable acreage. Proposed building coverage is 50% of
the lot area (2,985 square feet).
E.4 Maximum
Building Height
Same as required by the underlying zone, and not to exceed three stories
(1)(7)
The project is located within the BAOZ,
and therefore pursuant to Footnote #1
below, building height shall be subject
to the requirements of C.M.C. Chapter
21.82.050, which states that no
residential structure shall exceed 30
feet when providing a minimum 3:12
roof pitch, or 24 feet when providing
less than a 3:12 roof pitch. The project
is proposing a building height of 30’
with a 3:12 roof pitch. Project
complies.
Projects
within the R-
23 general
plan
designation
(1)(7)
40 feet, if roof pitch is 3:12 or greater N/A. The project is located within
the BAOZ. Therefore, pursuant to
Footnote #1 below, building height
shall be subject to the requirements
of C.M.C. Chapter 21.82 as discussed
above. The project does not exceed
three stories. Project complies.
35 feet, if roof pitch is less than 3:12
Building height shall not exceed three stories
E.5
Minimum
Building
Setbacks
From a
private or
public
street(2)(3)
Residential
structure 10 feet Garfield Street and Tamarack Avenue
are public streets. The new residential
structure is set back at least 10’ as
measured from the outside edge of the
ultimate street right-of-way width.
Each of the two-car direct entry
garages are setback 20’ from Tamarack
Avenue.
Direct entry
garage 20 feet
From a drive-
aisle(4)
Residential
structure
(except as
specified
below)
5 feet, fully landscaped (walkways
providing access to dwelling entryways
may be located within required
landscaped area)
N/A. No drive aisles are proposed.
Residential
structure –
directly
above a
garage
0 feet when projecting over the front of a
garage. N/A. See above.
Garage
3 feet
N/A. See above. Garages facing directly onto a drive-aisle
shall be equipped with an automatic
garage door opener.
0 feet (residential structure and garage) N/A. See above.
March 20, 2024 Item #2 37 of 59
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Projects of 25
units or less
within the R-
15 and R-23
general plan
designations
Garages facing directly onto a drive-aisle
shall be equipped with an automatic
garage door opener.
N/A. See above.
Balconies/deck
s (unenclosed
and
uncovered)
0 feet
N/A. See above.
May cantilever over a drive-aisle,
provided the balcony/deck complies with
all other applicable requirements, such
as:
• Setbacks from property lines
• Building separation
• Fire and Engineering Department
requirements
From the perimeter property
lines of the project site (not
adjacent to a public/private
street)
The building setback from an interior side
or rear perimeter property line shall be
the same as required by the underlying
zone for an interior side or rear yard
setback.
The underlying zone for the project is
RD-M. The required interior side yard
setback is 5’ and the project proposes
5’. The required rear yard setback is
10’ and the project proposes a rear
yard setback of 10’.
E.6
Minimum
Building
Separation
10 feet The one-family condominium units
are separated by 10’.
E.7 Resident
Parking (6)
All dwelling
types
If a project is located within the R-23 general plan
designation, resident parking shall be provided as
specified below, and may also be provided as follows:
• 25% of the units in the project may include a tandem
two-car garage (minimum 12 feet x 40 feet).
• Calculations for this provision resulting in a fractional
unit may be rounded up to the next whole number.
Tandem parking is not proposed.
One-family
and two-
family
dwellings
2 spaces per unit, provided as either:
• a two-car garage (minimum 20 feet x 20 feet), or
• 2 separate one-car garages (minimum 12 feet x 20
feet each)
• In the R-W Zone, the 2 required parking spaces may
be provided as 1 covered space and 1 uncovered
space (5)
A two-car garage with the minimum
required dimensions is provided for
each unit.
Multiple-
family
dwellings
Studio and
one-bedroom
units
1.5 spaces per unit, 1 of which must be
covered (5)
N/A
When calculating the required number of
parking spaces, if the calculation results
in a fractional parking space, the
required number of parking spaces shall
always be rounded up to the nearest
whole number.
Units with two
or more
bedrooms
2 spaces per unit, provided as either:
• a one-car garage (12 feet x 20 feet)
and 1 covered or uncovered space; or
(5)
N/A
March 20, 2024 Item #2 38 of 59
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
• a two-car garage (minimum 20 feet x
20 feet), or
• 2 separate one-car garages (minimum
12 feet x 20 feet each)
• In the R-W Zone and the Beach Area
Overlay Zone, the 2 required parking
spaces may be provided as 1 covered
space and 1 uncovered space (5)
Required parking may be provided within an enclosed
parking garage with multiple, open parking spaces,
subject to the following:
• Each parking space shall maintain a standard stall size
of 8.5 feet by 20 feet, exclusive of supporting
columns; and
• A backup distance of 24 feet shall be maintained in
addition to a minimum 5 feet turning bump-out
located at the end of any stall series.
N/A
Required resident parking spaces shall be located no
more than 150 feet as measured in a logical walking
path from the entrance of the units it could be
considered to serve.
Each unit’s parking spaces are within
150 feet of the unit it is intended to
serve.
E.8
Private
Recreational
Space
One-family,
two-family,
and multiple-
family
dwellings
Required private recreational space shall be designed so
as to be functional, usable, and easily accessible from
the dwelling it is intended to serve.
Each home provides a private
recreation area in the form of ground
level area and a third level balcony.
The private recreation areas are easily
accessible from the interior living area
of each unit. The required areas do not
encroach within the required front
yard setback, nor include any
driveways, parking areas, storage
areas, or common walkways.
Required private recreational space shall be located
adjacent to the unit the area is intended to serve.
Required private recreational space shall not be located
within any required front yard setback area, and may not
include any driveways, parking areas, storage areas, or
common walkways.
One-family
and two-
family
dwellings
Minimum
total area
per unit
Projects not within the R-
15 or R-23 general plan
designations
400 square
feet The project is within the R-23 GPLU
designation, and therefore, provides at
least 200 square feet of private
recreational space per unit.
Projects within the R-15 or
R-23 general plan
designations
200 square
feet
May consist of more than one recreational space. N/A
May be provided at ground level and/or as a
deck/balcony on a second/third floor or roof.
Consists of a ground level area and a
third level balcony.
If provided
at ground
level
Minimum
dimension
Not within
the R-15 or R-
23 general
plan
designations
15 feet The project is within the R-23 GPLU
designation, and therefore, provides at
least 10-foot minimum dimensions for
ground level recreational space. Within the R-
15 or R-23
general plan
designations
10 feet
March 20, 2024 Item #2 39 of 59
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Shall not have a slope gradient greater
than 5%.
Recreation area do not have a slope
gradient greater than 5%.
Attached solid patio covers and
decks/balconies may project into a
required private recreational space,
subject to the following:
• The depth of the projection shall not
exceed 6 feet (measured from the
wall of the dwelling that is contiguous
to the patio/deck/balcony).
The length of the projection shall not be
limited, except as required by any
setback or lot coverage standards.
The 3rd floor balcony of the proposed
unit projects 1 foot into the ground-
level private open space for the
existing unit. The projection does not
exceed six feet; therefore, the project
is in compliance with this standard.
The project complies with the lot
coverage standard of 60% or less.
Open or lattice-top patio covers may be
located within the required private
recreation space (provided the patio
cover complies with all applicable
standards, including the required
setbacks).
N/A
If provided
above ground
level as a
deck/ balcony
or roof deck
Minimum dimension 6 feet The balcony provided for required
private recreation space has
dimensions of at least six feet and is at
least 60 square feet in area. Minimum area 60 square
feet
Multiple-family
dwellings
Minimum total area per unit (patio,
porch, or balcony)
60 square
feet N/A
Minimum dimension of patio, porch or
balcony 6 feet N/A
Projects of 11 or more units that are within the R-23
general plan designation may opt to provide an
additional 75 square feet of community recreation space
per unit (subject to the standards specified in Table C of
this Chapter), in lieu of providing the per unit private
recreational space specified above.
N/A
(1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of
Chapter 21.82 of this code.
(2) See Table C in Section 21.45.060 for required setbacks from an arterial street.
(3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is
closest to the building.
(4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside
edge of the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located
contiguous to a drive-aisle (excluding parking located in a driveway in front of a unit’s garage).
(5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and
may be tandem.
(6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
(7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions
include protective barriers for balconies and roof decks.
March 20, 2024 Item #2 40 of 59
Exhibit 5
March 20, 2024 Item #2 41 of 59
March 20, 2024 Item #2 42 of 59
Exhibit 6
March 20, 2024 Item #2 43 of 59
LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 7
This is a list of acronyms and abbreviations (in alphabetical order) that are commonly used in staff
reports.
Acronym Description Acronym Description
APA American Planning Association LCPA Local Coastal Program Amendment
APN Assessor Parcel Number LOS Level of Service
AQMD Air Quality Management District MND Mitigated Negative Declaration
BMP Best Management Practice NCTD North County Transit District
CALTRANS California Department of Transportation ND Negative Declaration
CC City Council PC Planning Commission
CCR Conditions, Covenants and Restrictions PDP Planned Development Permit
CEQA California Environmental Quality Act PEIR Program Environmental Impact Report
CFD Community Facilities District PUD Planned Unit Development
CIP Capital Improvement Program ROW Right of Way
COA Conditions of Approval RWQCB Regional Water Quality Control Board
CofO Certificate of Occupancy SANDAG San Diego Association of Governments
CT Tentative Parcel Map SDP Site Development Permit
CUP Conditional Use Permit SP Specific Plan
DIF Development Impact Fee SWPPP Storm Water Pollution Prevention Program
DISTRICT City Council Member District Number TM Tentative Map
EIR Environmental Impact Report ZC Zone Change
EIS Environmental Impact Statement (federal)
EPA Environmental Protection Agency
FEMA Federal Emergency Management Agency
GP General Plan
GPA General Plan Amendment
GIS Geographic Information Systems
HCA Housing Crisis Act 2019
IS Initial Study
March 20, 2024 Item #2 44 of 59
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March 20, 2024 Item #2 49 of 59
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March 20, 2024 Item #2 55 of 59
xxx-xLLPC2022-xxx
CDP2022-xxxx
POULTER PROPERTIES MULTI-UNIT
RESIDENTIAL
KSKSBD
1 4
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March 20, 2024 Item #2 56 of 59
IRRIGATION NOTES:
1. IRRIGATION CONTROLLER SHALL BE:
HUNTER IRRIGATION X-CORE 8 STATION
WALL MOUNT CONTROLLER. MODEL # XC-800.
2. RAIN SENSOR SHALL BE:
HUNTER IRRIGATION WIRELESS SOLAR SYNC
MODEL # WSS-SEN.
3. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE
SYSTEM IS WITHIN THE MANUFACTURERS RECOMMENDED PRESSURE RANGE.
PRESSURE REGULATOR SHALL BE:
WILKINS #500 YSBR
FACTORY SET AT 70 PSI
PRESSURE REDUCING VALVE SHALL BE LOCATED AS CLOSE TO POINT OF CONNECTION AS POSSIBLE.
4. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE
AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY.
5. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD. ASABE/ICC 802-2014
"LANDSCAPE IRRIGATIOON SPRINKLER AND EMITTER STANDARD." AND ALL SPRINKLER HEADS SNSTALLED IN THE
LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL
DEFINED IN ASABE/ICC 802-2014.
OVERHEAD IRRIGATION NOZZLES SHALL BE:
HUNTER IRRIGATION MP ROTATOR
MODEL MP1000,2000,3000 AS NEEDED WITH A WORKING PRESSURE OF 40 PSI. DISTRIBUTION UNIFORMITY OF THESE
NOZZLES ARE .8 PER HUNTER.COM
DRIP IRRIGATION SHALL BE:
HUNTER IRRIGATION PLD DRIP LINE.
MODEL AND SPACING SHALL BE DETERMINED AFTER A SOILS REPORT IS COMPLETED. INSTALL PER MANUFACTURERS
RECOMMENDATION. DISTRIBUTION UNIFORMITY OF THIS LINE IS .9 PER HUNTER.COM
6. FOR GENERAL VALVE LOCATIONS REFER TO HYDROZONE CHART ON SHEET L1.1. SYSTEMS SHALL BE DESIGNED SO THAT
VALVES ONLY OPERATE HEADS INSIDE THE SAME HYDROZONE.
7. ALL HYDROZONES SHALL BE VALVED/ZONED SEPERATELY
8. ALL IRRIGATION WATER SHALL BE POTABLE WATER, AND NO RECYCLED WATER SHALL BE USED ON SITE.
IRRIGATION CONCEPT:
THE LANDSCAPE ASSOCIATED WITH THIS PROJECT SHALL BE IRRIGATED BY MEANS OF A POTABLE AUTOMATIC IRRIGATION
SYSTEM. THE SYSTEM SHALL INCLUDE THE FOLLOWING:
1. IRRIGATION SYSTEM SHALL BE PROTECTED BY A BACKFLOW PREVENTION DEVICE.
2. IRRIGATION SYSTEM SHALL BE AN AUTOMATIC, PERMANENT, BELOW-GRADE SYSTEM.
3. HOSE BIBBS SHALL BE INCLUDED TO SERVICE PLANTING AREAS.
4. IRRIGATION SYSTEMS SHALL BE SPRAY OR DRIP SYSTEMS.
5. NO IRRIGATION RUN-OFF SHALL DRAIN OFF-SITE INTO THE PUBLIC RIGHT-OF-WAY, STREETS, DRIVES, OR ALLEYS. A
CONNECTION SHALL NOT BE MADE TO ANY STORMWATER SYSTEM WITHOUT PROPER BMP'S.
6. THE BMP'S SHALL STORE AND TREAT ALL STORMWATER AND ACCIDENTAL IRRIGATION RUN-OFF PRIOR TO
DISCHARGE INTO CITY STORMWATER SYSTEM.
7. ALL IMPERMEABLE SURFACES SHALL BE CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED
AREA.
8. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-FOUR INCHES OF AN
IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO
CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA.
MAINTENANCE:
ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY THE OWNER.
LANDSCAPE AREAS SHALL BE FREE OF DEBRIS AND LITTER AND ALL
PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING
CONDITION
DESIGN CRITERIA:
1. ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO THE LANDSCAPE STANDARDS
OF THE CITY-WIDE LANDSCAPE REGULATIONS,THE CITY OF CARLSBAD LANDSCAPE
MANUAL AND ALL OTHER LANDSCAPE-RELATED CITY AND REGIONAL STANDARDS.
2. PLANTING WILL BE DESIGNED TO HIGHLIGHT ENTRANCE AREAS TO THE PROJECT
AND ADD VISUAL INTEREST TO THE SITE.
3. ALL PLANT MATERIAL SELECTED FOR USE WILL BE OF A TYPE KNOWN TO BE
SUCCESSFUL IN THE AREA OR IN SIMILAR CLIMATIC AND SOIL CONDITIONS.
4. COLOR FROM PLANT FOLIAGE, BARK, OR FLOWER WILL BE UTILIZED TO CREATE AN
INVITING, WARM, AND VISUALLY APPEALING LANDSCAPE ENVIRONMENT.
MIN. TREE / IMPROVEMENT SEPARATION DISTANCE:
TRAFFIC SIGNAL / STOP SIGN - 20 FEET
UNDERGROUND UTILITY LINES - 5 FEET
ABOVE GROUND UTILITY STRUCTURES - 10 FEET
SEWERS - 10 FEET
DRIVEWAYS - 10 FEET
INTERSECTIONS (INTERSECTING CURB LINES OF TWO STREETS) - 25 FEET
WATER EFFICIENT LANDSCAPE DECLARATION
" 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 AND AGREE TO COMPLY WITH
ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY
THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF
WATER."
SIGNATURE___________________________________ DATE 10-02-2023
DESIGN STATEMENT:
THE LANDSCAPE CONCEPT FOR THE APARTMENT COMPLEX IS INFLUENCED BY THE STYLE OF THE ADJACENT COMMUNITY AND
COMPLEMENTS THE ARCHITECTURAL STYLE OF THE BUILDING. THE ARRANGEMENT OF HARDSCAPE AND PLANTINGS PROMOTES
MOVEMENT THROUGH THE SITE. ORNAMENTAL VEGETATION HAS BEEN SELECTED WITH CONSIDERATION OF DROUGHT
TOLERANCE, EASE OF MAINTENANCE, STRUCTURE, FLOWER AND FOLIAGE. A RESTRICTED PALETTE OF PLANT MATERIAL SHALL
MAINTAIN THE COHESIVE THEME OF THE LANDSCAPE DESIGN. THE LANDSCAPE STYLE SHALL MAINTAIN CONSISTENCY TO
AVOID COMPLEX PLANT MIXTURES AND VISUAL CONFUSION.
GENERAL NOTES:
1. ALL GRADED, DISTURBED, OR ERODED AREAS THAT WILL NOT BE PERMANENTLY PAVED OR COVERED BY STRUCTURES
SHALL BE PERMANENTLY REVEGETATED AND IRRIGATED IN ACCORDANCE WITH THE STANDARDS IN THE CITY OF CARLSBAD
LANDSCAPE MANUAL.
2. GRADED PAD AREAS SHALL BE HYDRO-SEEDED TO PREVENT EROSION IN THE EVENT THAT CONSTRUCTION OF BUILDINGS
DOES NOT OCCUR WITHIN 30 DAYS OF GRADING. HYDRO-SEED SHALL BE IRRIGATED OR REAPPLIED AS NECESSARY TO
ESTABLISH GROWTH.
3. ALL PLANTING, IRRIGATION, AND LANDSCAPE RELATED IMPROVEMENTS WILL COMPLY WITH THE CITY OF CARLSBAD
LANDSCAPE REGULATIONS AND THE LANDSCAPE MANUAL STANDARDS.
4. ALL TREES SHALL BE MAINTAINED SO THAT ALL BRANCHES OVER THE PEDESTRIAN WALKWAYS ARE AT LEAST 6 FEET ABOVE
THE WALKWAY GRADE AND SO THAT ALL BRANCHES OVER VEHICLE TRAVEL WAYS ARE 14 FEET ABOVE GRADE OF THE
TRAVEL WAY.
5. ALL PLANTING AREAS SHALL BE MAINTAINED FREE OF WEEDS, DEBRIS, AND LITTER.
6. ALL PROPOSED IRRIGATION SYSTEMS WILL USE AN APPROVED RAIN SENSOR SHUTOFF DEVICE.
7. HIGH WATER USE PLANTS SHALL BE LIMITED TO NOT MORE THAN 10 PERCENT OF THE TOTAL DEVELOPED LANDSCAPE
AREA. ALL OTHER PLANTINGS SHALL BE COMPOSED OF LOW-WATER-USE PLANT MATERIAL.
8. AN AUTOMATIC, ELECTRICALLY CONTROLLED IRRIGATION SYSTEM SHALL BE INSTALLED AS SHOWN ON THE CONSTRUCTION
PLANS. IRRIGATION SYSTEMS SHALL ME MAINTAINED FOR PROPER DEVELOPMENT AND MAINTENANCE OF THE VEGETATION
IN A HEALTHY, DISEASE-RESISTANT CONDITION. THE DESIGN OF THE SYSTEM SHALL PROVIDE ADEQUATE SUPPORT FOR
THE VEGETATION SELECTED.
9. INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES
INTO LANDSCAPE AREA (UNLESS CONTRAINDICATED BY A SOIL TEST).
10. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A
CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE
AND IRRIGATION MAINTENANCE.
11. ALL LANDSCAPED AREAS SHALL RECEIVE A 3" LAYER OF WOOD BARK MULCH UNLESS OTHERWISE NOTED ON PLANS.
POULTER PROPERTIES MULTI-UNIT
RESIDENTIAL
KSKSBD
2 4
PLANT MATERIAL LEGEND
CALLOUTSYMBOL BOTANICAL NAME COMMON NAME QUANTITY SIZE
MINIMUM HEIGHTAND SPREAD
IRRIGATION DEMANDS
H - HIGH
M - MODERATE
L - LOW
N - RAINFALL ONLY
REMARKS
SHRUBS & SUCCULENTS
ALO. STR. ALOE STRIATA CORAL ALOE 4 5 GAL. 16" x 12"L FULL FORM AND COLOR, VIGOROUS
ALO. ROO. ALOE RUDIKOPPE 'LITTLE GEM'LITTLE GEM ALOE 4 1 GAL. 12" x 12"L FULL FORM AND COLOR, VIGOROUS
KNI. UVA. KNIPHOPHIA UVARIA RED HOT POKER 30 1 GAL.12" x 8"L FULL CLUMPS, FULL FORM, GOOD COLOR, VIGOROUS
MUH. RIG. MUHLENBERGIA RIGENS DEER GRASS 8 5 GAL.18" x 12"L FULL CLUMPS, FULL FORM, GOOD COLOR, VIGOROUS
NA EXISTING LANDSCAPE (SHRUBS / GROUNDCOVER) OUTSIDE LIMIT OF WORK TO BE PROTECTED IN PLACE
NA EXISTING TREES OUTSIDE LIMIT OF WORK TO BE PROTECTED IN PLACE
WATER USE TABLE
DESCRIPTION IRRIGATION TYPENUMBERSYMBOLAREA (SQ.FT.)
DRIPH1LOW WATER USE PLANTS, PART SUN 482 SQ. FT.
482 SQ. FT.LOW WATER USE PLANTS = .3 WUCOLS VALUELOW WATER USE PLANTS = 482 SQ.FT (100% OF SITE PLANTING AREA)
R
TOTAL SHRUBS: 5 GALLON - 12 (26%)
1 GALLON - 34 (74%)
TOTAL EXTERIOR AREAMINUS PAVING: 482 SQ.FT.
LANDSCAPE AREA: 482 SQ.FT. (100%)
DUE TO LIMITED PLANTING AREA, THE PLANSQUALIFY FOR A PRESCRIPTIVE COMPLIANCE
REVIEW.
XXX-XLLPC2022-XXXX
DEV2022-XXXX
EXISTING TREE AND SHRUB INVENTORY
LETTER SCIENTIFIC NAME COMMON NAME SIZE (HxW)IN FEET CALIPER NOTES MAINTENANCE STRATEGY
A ARCHONTOPHOENIX
CUNNINGHAMIANA KING PALM 12' BTH TRIPLE CITY STREET TREE PROTECT IN PLACE
B SYAGRUS
ROMANZOFFIANUM QUEEN PALM 20' BTH 12"CITY STREET TREE PROTECT IN PLACE
C SYAGRUS
ROMANZOFFIANUM QUEEN PALM 20' BTH 12"CITY STREET TREE PROTECT IN PLACE
D SYAGRUSROMANZOFFIANUM QUEEN PALM 15' BTH 12"CITY STREET TREE PROTECT IN PLACE
E SYAGRUSROMANZOFFIANUM QUEEN PALM 8' BTH 12"CITY STREET TREE PROTECT IN PLACE
F SYAGRUS
ROMANZOFFIANUM QUEEN PALM 15' BTH 12"OUTSIDE CONSTRUCTION LIMITS PROTECT IN PLACE
G SYAGRUS
ROMANZOFFIANUM QUEEN PALM 15' BTH 12"OUTSIDE CONSTRUCTION LIMITS PROTECT IN PLACE
H DRACEANA DRACO DRAGON TREE 8'12"OUTSIDE CONSTRUCTION LIMITS PROTECT IN PLACE
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March 20, 2024 Item #2 57 of 59
POULTER PROPERTIES MULTI-UNIT
RESIDENTIAL
KSKSBD
3 4
XXX-XLLPC2022-XXXX
DEV2022-XXXX
LANDSCAPE SITE PLANL3
NOTES:
1. ALL CONCRETE AREAS ARE IMPERVIOUS, ANDSHALL DRAIN INTO LANDSCAPED AREAS.2. ALL PLANTING AREAS SHALL BE GRADED AT 2%
AWAY FROM STRUCTURES AND TERMINATE IN ANAPPROVED DRAINAGE SYSTEM.3. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANYDIRECTION SHALL BE IRRIGATED WITHSUBSURFACE IRRIGATION OR OTHER MEANSTHAT PRODUCES NO RUNOFF OR OVERSPRAY
CONCEPTUAL MAINTENANCE RESPONSIBILITY EXHIBIT
SCALE:1" = 20'-0"
PLANT WATER USE PLAN
SCALE:1" = 20'-0"
CONCEPTUAL WATER CONSERVATION PLAN
SCALE:1" = 20'-0"
LANDSCAPE TO BE
MAINTAINED BY PROPERTY
OWNER (TYP. SYM.)
PROPERTY LINE (TYP. SYM.)
LOW WATER USE PLANTS(TYP. SYM.)HYDROZONE 1
(TYP SYM)
IRRIGATION CONTROLLER AND RAIN SENSOR TO
BE LOCATED ON BUILDING WALL
3" DEPTH MULCH -
COLOR AND SIZE TO
MATCH EXISTING MULCH
ALONG GARFIELD STREET
(TYPICAL SYMBOL)
NATURAL GRAY CONCRETE WITHTOP-CAST 'ACID ETCH' FINISH -SCORING PER PLAN(TYPICAL SYMBOL)
EXISTING SIDEWALK
(TYPICAL SYMBOL)
NEW CONCRETE SIDEWALK /
DRIVEWAY PER CIVIL ENGINEER
(TYPICAL SYMBOL)
EXISTING 6' TALL WOOD FENCE
LIMIT OF WORK LINE - ALL LANDSCAPEOUTSIDE LIMIT OF WORK TO REMAIN R
8 MUH. RIG.
5 GAL.
20 KNI. UVA.
1 GAL.
4 ALO. ROO.
1 GAL.
4 ALO. STR.
5 GAL.
EXISTING LANDSCAPE TO REMAIN
(TYPICAL SYMBOL)
EXISTING TREES - REFER TO
TREE INVENTORY ON SHEET L1
(TYPICAL SYMBOL)
A B C D E
F G H
WATER METER AND WATER LINE
(TYPICAL SYMBOL)
STORM DRAIN
(TYPICAL SYMBOL)
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March 20, 2024 Item #2 58 of 59
XXX-XLLPC2022-XXXX
DEV2022-XXXX
POULTER PROPERTIES MULTI-UNIT
RESIDENTIAL
KSKSBD
4 4
GRADE
1.33 lbs/LF STEEL POST
FENCE MATERIAL:
ORANGE, UV RESISTANT
HIGH TENSILE STRENGTH
POLYETHYLENE LAMINAR
BARRICADE FABRIC
4' O.C.
MINIMUM
NOTES:
1. ALL PLANTS DESIGNATED TO BE SAVED SHALL BE
PROTECTED BY FENCING, AS ILLUSTRATED.
2. INSTALL TREE PROTECTION FENCE AT TREE DRIP LINE OR
AT EDGE OF DISTURBED AREA, PRIOR TO COMMENCEMENT
OF CONSTRUCTION. FENCE SHALL COMPLETELY ENCIRCLE
THE TREE.
3. AVOID DRIVING POSTS OR STAKES INTO MAJOR ROOTS
DURING INSTALLATION OF FENCING.
4. DEAD TREES, SCRUB, OR UNDERGROWTH SHALL BE CUT
FLUSH WITH ADJACENT GRADE. THERE SHALL BE NO SOIL
DISTURBANCE UNDER THE DRIP LINE OF TREES TO BE
PRESERVED.
5. TREE PROTECTION FENCING SHALL BE MAINTAINED
THROUGHOUT THE DURATION OF THE PROJECT.
6. NO STOCKPILING OF MATERIALS, VEHICULAR TRAFFIC, OR
STORAGE IS ALLOWED WITHIN THE LIMIT OF THE FENCING.
7. NO LIQUIDS, GARBAGE, OR OTHER DEBRIS SHALL BE
DUMPED WITHIN THE LIMIT OF THE FENCING.
8. NO EQUIPMENT OR MACHINERY SHALL BE USED WITHIN
THE PROTECTION FENCE. WORK WITHIN THE PROTECTION
ZONE SHALL BE DONE MANUALLY.
9. TREATMENT OF ROOTS EXPOSED DURING CONSTRUCTION:
FOR ROOTS OVER 1 INCH IN DIAMETER DAMAGED DURING
CONSTRUCTION, MAKE A CLEAN STRAIGHT CUT TO REMOVE
DAMAGED PORTION OF THE ROOT. ALL EXPOSED ROOTS
SHOULD BE TEMPORARILY COVERED WITH SOIL OR MULCH
AS SOON AS POSSIBLE TO PREVENT DRYING.
10. FOR PRUNING GUIDELINES, SEE ANSI #300.
11. REFER TO STANDARDS IN GENERAL SPECIFICATIONS FOR
TREE PROTECTION.TREE PROTECTIONA NOT TO SCALE
March 20, 2024 Item #2 59 of 59
Poulter Properties Multi-Unit Residential
Edward Valenzuela, Associate Planner
Community Development
March 20, 2024
PUD 2022-0004/ SDP2023-0030/ CDP 2022-0049/ MS 2022-0006
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2
Project Location
3
Existing Site
4
Site Plan
5
Poulter Properties Multi-Unit Residential
Residence/Garage to be Demolished Rebuilt Residence
Tamarack Avenue Frontage
Project Description
Demolish one of two SFRs
Rebuild demolished unit
Convert both residences to condos
2-car garage for each unit
Existing Residence to Remain
Poulter Properties Multi-Unit Residential
6
Existing Residence to Remain
Front (South) Elevation
Project Features
3-stories tall (30’-0”)
Stucco, wood siding, single score CMU
Butterfly roof
Balcony (294 sf)
Tempered glass guardrail
Poulter Properties Multi-Unit Residential
7
Rebuilt New Residence
South Elevation
8
POULTER PROPERTIES
MULTI-UNIT RESIDENTIAL
(RESIDENCE TO REMAIN)
9
POULTER PROPERTIES
MULTI -UNIT RESIDENTIAL
(NEW RESIDENCE)
PROJECT CONSISTENCY
Poulter Properties Multi-Unit Residential
10
•General Plan
•Zoning Ordinance
•Local Coastal Program
•Subdivision Ordinance
•California Environmental Quality Act (CEQA)
RECOMMENDED ACTION
Adopt a resolution approving a planned development
permit, site development plan, coastal development
permit, and tentative parcel map as described in the
staff report.
Poulter Properties Multi-Unit Residential
11
BACK-UP SLIDES
SWAN RESIDENCE
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13
First Floor – Garage Level
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Second Floor
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Third Floor
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Roof Plan
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Section BB
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West Elevation
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East Elevation
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North Elevation
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South Elevation
Elevations and Floorplan –
Existing Residence to Remain
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