HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (39)w'
City of Carlsbad
Planning Department
March 30, 1995
Jack Henthorn & Associates
Mr. Jack Henthom
5431 Avenida Encinas, Suite G
Carlsbad, CA 92008
SUBJECT: CT 93-09/HDP 93-09/SDP 93-07/ZC 93-04 - OCEANBLUFF SUBDIVISION
Dear Jack:
Thank you for your March 7, 1995 resubmittal of plans for the subject project. In addition to
the issues raised by our March 22, 1995 letter, the following project issues remain or have not
been addressed as requested by our previous correspondence (June 23, 1994).
Planning:
1. In accordance with the recommended open space in the Zone 20 EIR, the entire open
space lot (Lot "A") must be shown within the open space easement. As previously
indicated, the developable acreage was included in the total developable acreage used to
calculate density; therefore, no additional development shall be permitted within this
acreage. This recommendation is consistent with the EIR mitigation requiring substantial
conformance with Figure 3.4-3 (Biological Mitigation Map) which is the preferred open
space network system.
2. Revise the map to show lot lines for Lots 78 through 86 extending to the Poinsettia Lane
right of way with an easement over the 50' structural setback. As staff has repeatedly
requested, show the 20' wide trail easement on the map within the required 50' setback
(easement) along the entire on-site and off-site Poinsettia Lane roadway.
3. As previously stated, the phasing shown on the tentative map must account for the need
to construct the affordable housing units prior to Phase HI. Although the actual timing
will be determined by the affordable housing agreement required prior to approval of the
first final map, the proposed phasing must not preclude development of the site as part
of the first phase.
4. Please submit an addendum to the noise study verifying that projected exterior noise
levels will not exceed 60dBA in accordance with City standards for Lots 86 and 87 (wall
height has been reduced from 7' to 6' on plans), and provide the projected noise levels
for Lots 78 through 84 along future Poinsettia Lane resulting from the currently proposed
design.
2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 •(619) 438-1161
CT 93-09/HDP 93-09/SD[ 93-07/ZC 93-04
OCEANBLUFF SUBDIVISION
APRIL 5, 1995
PAGE 2
5. The Housing and Redevelopment Director (HRD) has completed a review of the project
proforma with regard to the requested density increase, and it appears that the requested
increase is justified. However, the HRD questions the economic feasibility of
constructing a 16 unit apartment project at the proposed location. The Planning
Department therefore recommends that the applicant pursue discussions with the Housing
and Redevelopment Director regarding the feasibility of a first-time home buyer option
in this subdivision. The applicant's earlier request to allow an option to purchase credits
in a combined affordable housing project was included as a part of your previous housing
proposal, however, this proposal was not updated with the March 7, 1995 submittal.
Please resubmit a proposal describing the requested option(s) along with written
justification in accordance with Item 3c on Page 44 of the Zone 20 Specific Plan for the
off-site option including: 1) why the onsite contribution is not appropriate based upon
the physical or economic characteristics of the site; 2) how the offsite alternative better
achieves the goals and objectives of the General Plan, Zone 20 Specific Plan, and Mello
n LCP; and 3) that unique opportunities exist to achieve a greater contribution off-site,
i.e., a greater number of units affordable to the very low income group targeted in the
project proforma. Project conditions will include a requirement that any on-site
affordable housing project is constructed concurrent with the first phase or prior to the
second phase of development in accordance with the Inclusionary Housing Ordinance.
6. Specify on the landscape plan some type of recreational use on the area designated as
lawn area. The Planning Department recommends that concrete picnic tables with
permanent barbeque areas and a possible tot lot be provided in this area.
7. The grades shown on the tentative map for Lot 93 differ from those shown on the site
development plan. The tentative map indicates an "A" Street elevation of 311.8' at the
entry to the multifamily project while the site development plan indicates a pad grade of
approximately 320'. The site development plan and tentative map show an approximate
3.5' slope at the driveway entry, although an elevation change from 311.8' to 320' would
require a 6-7' high slope. This change in elevation would also require a steeper driveway
than City standards permit. Please correct plans so that they are consistent and in
accordance with City standards.
8. The corrections shown on the attached redlined landscape check print should be
incorporated into the final landscape plans. The checkprint must be returned with the
final landscape plan submittal.
Engineering;
1. As previously requested, show an offer to dedicate portions of Lot 21 and 22 for general
access and utilities easement (minimum 56 feet wide) to serve APN 212-040-30, CT 84-
32, Cobblestone.
CT 93-09/HDP 93-09/SD[ 93-07/ZC 93-04
OCEANBLUFF SUBDIVISION
APRIL 5, 1995
PAGE 3
If you have any questions regarding the above, please contact me at (619) 438-1161, extension
4477 at your convenience.
Sincerely,
ANNE HYSONG '
Assistant Planner \J
c: Evan Becker
Chris DeCerbo
Michael Holzmiller
Gary Wayne
Attachment
CT93WA.LTR