HomeMy WebLinkAboutPRE 95-33; SYCAMORE CREEK I; Admin Decision Letter• City of Carlsbad
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October 19, 1995
Hofman Planning Associates
2386 Faraday Avenue, Suite 120
Carlsbad, CA. 92008
SUBJECT: PRE 95-33 -SYCAMORE CREEK I
APN: 209-090-1 THROUGH 12 AND 209-060-14 AND 59
Preliminary review of your project was conducted on October 12, 1995. Listed below are the issues
raised by staff. Please note that the purpose of a preliminary review is to provide you with direction
and comments on the overall concept of your project. The preliminary review does not represent an
in-depth analysis of your project. Additional issues of concern may be raised after your application
is submitted and processed for a more specific and detailed review.
1. The proposed project requires a General Plan Amendment, a Zone Change, a Specific Plan
Amendment, a Special Use Permit for both the El Camino Real Corridor and the Agua
Hedionda Creek floodplain, a Local Facility Plan Amendment, a Tentative Tract Map, a
Planned Development Permit, and a Hillside Development Permit.
2. General Plan Amendment -A General Plan Amendment to a residential designation would
be necessary to enable the achievement of this project. As it is staffs understanding that
dwelling units are not being allocated from another area of the Specific Plan, the only
process available to assign dwelling units to this property is through City Council Policy No.
43. While the amendment to the Local Facilities Management Plan for this zone should
indicate the availability of additional units due to land use decisions regarding potential and
existing environmental mitigation land, projects proposing a zone change from non-residential
to residential are the lowest priority and may be approved if specific findings can be made.
A copy of Policy #43 is enclosed. Any formal submittal should document how the required
findings can be made.
3. Planned Development Permit -As no product siting occurs with this review comments
regarding development standards apply only to subdivision and grading requirements for a
Planned Development Permit. Potential future issues exist as regards product design and
siting due to this omission.
4. The project proposes a residential Planned Development governed by Carlsbad Municipal
Code Section 21.45. Section 21.45.075 establishes basic design elements that shall be
incorporated within the project as identified within the City of Carlsbad Design Guidelines
Manual. Emphasis is placed on curvilinear streets and walkways, whereas Street "B" does not
exhibit this trait. A curved or meandering street alignment is recommended for Street "B"
to reduce the potential for accelerated vehicular speeds and to create a more interesting and
varied street scene.
2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161
•
-PRE 95-33 -SYCAMORE CREEK I
October 19, 1995
Page 2
5. Hillside Development Permit -Section 21.95.060 (j)(l) limits slopes to 30 feet, while Section
11.06.lOO(e) requires fill slopes over 30 feet to have drainage terraces provided every 25 feet
with a width of not less than 8 feet. One such terrace would be required at the South side
of the Eastern terminus of Street "D". It appears that a portion of Lot 17 should be adjusted
with Lot 18 at this point.
6. The City may request the applicant to provide an alternative street alignment to determine
if the Street "A"/Street "D" intersection can be removed off the curve.
7. It appears there are two lot no. S's.
8. The plan should indicate the 100 year flood elevation instead of showing the "floodway".
9. The proposed raised curb island at the corner of El Camino Real and College Boulevard
should be eliminated from the plan.
10. A thorough constraints analysis may further indicate areas of concern.
11. Please show top of wall and bottom of wall elevations.
12. Be sure to show the method for secondary overflow for drainage in a sump condition.
Please contact Brian Hunter at (619) 438-1161, extension 4457 if you have any questions.
Sincerely,
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1-GARY & WAYNE/
Assistant Planning Director
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c: Bobbie Hoder
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Data Entry
Ken Quon
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