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HomeMy WebLinkAboutCT 98-14; Thompson/Tabata; Tentative Map (CT) (76)Qack Henthorn & AssociQks 5375 Avenida Encinas, Suite D Carlsbad, California 92008 (760) 438-4090 Fax (760) 438-0981 December 23, 1998 Mr. Jeff Gibson City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, CA 92009-1576 Subject: Poinsettia/Tabata, Standard Pacific Homes -- 1st Plancheck Review Resubmittal CT 98-14/PUD 98-05/HDP 98-15/CDP 98-68 Dear Jeff: The enclosed submirtal is comprised of revised plans responding to the City's "Incomplete Items and Issues of Concern" letter of October 14,1998. The following discussion responds directly to the items identified in the City's letter. Planning: 1. The joint Tentative Map, Planned Development Permit and Landscape plans were modified to be at a l"=40'-scale. 2. The addresses of the property owners of the area to be subdivided are included on the TM cover sheet. 3. Product type is not available yet for the project. A site development plan with lot setbacks will be submitted with the architectural elevations and footprints when they are available. 4. The total lot building coverage will be provided when the proposed product types are available. 5. The estimate of the yearly amount of irrigation and the percent of site used for landscaping were added to the plans. 6. Building Elevations and Floor Plans will be submitted at a later time when architecture is available. 7. The architectural guideline compliance summary will be submitted after the architectural product is provided. 8. An authorization for Gregg Linhoff of Standard Pacific Corp. to sign land use documents was previously submitted. 9. The constraints map was revised pursuant to the City's marked plans. 10. A Site Development Plan is being prepared for submirtal with the project architecture. 11. An offsite affordable housing credit request application will be processed with the City's Housing & Redevelopment Department in accordance with City Council Policies No. 57 & 58. 12. The permit numbers were added to all of the plans. 13. A Phase I Environmental Assessment covering the whole property is included with this submittal. 14. An amended biological report was not included as the fire suppression lines were moved toward the pad areas to minimize any impacts to the adjacent sensitive native vegetation (CSS). 15. The street frontage dimensions were added for the referenced lots (new lot #'s 222-225). Engineering: 1. All property owners signed the originally submitted application (see attached pages). 2. A dispositions table was added to the TM cover sheet providing a summary of the easements in the preliminary title report and referenced in detail on the cover of the constraints mapping. 3. The total grading and import/export quantities was shown on the HDP exhibit and is within the acceptable range. 4. 1"=40' scale sheets were added to the submittal per the City's request (see item #1 above). 5. The referenced street profiles were added to the TM set. 6. Street lights and fire hydrants were added to the street cross sections and the requested notations were added. 7. The intersection spacing distances were added to the TM. 8. Typical/minimal retaining wall locations/standards were added to the Typical Lot Drainage detail and proposed walls are shown on the plans. 9. Access to the two "not a part" parcels is being shown on the plans. The northerly Tabata parcel has access via the existing 30' easement along the north end of the parcel to the west which can provide access for a potential of two lots. An easement is shown for access to the Weidner/Dennis parcel along the parcel's southerly boundary. -1- 10. The tentative map street design was revised to satisfy City standards regarding the proposed knuckles including the tangent sections and horizontal angles. 1 1 . A reclaimed waterline will service the project for the major common slope areas. 12. The lot water and sewer details were added to the Typical Lot Drainage detail, outside of the driveways. 13. The project will be conditioned to pay a fair share of the B&TD #2 per the Zone 20 LFMP. 14. The earliest that any potential engineering issues of concern can be identified would be beneficial for the progressive processing of the project design. 15. The red-lined check prints are returned with this submittal for use in your continued review. Issues of Concern Planning: 1. The TM and preliminary grading are shown on the revised plans at a 40'-scale drawing (see P. #1 & E. #4 above). 2. The SDP exhibit will show compliance with the RV parking standards concurrent with the plotting of the lots. The recreational area criteria is satisfied in the private rear yard areas and the four common recreation area lots onsite. 3. Some of the existing manufactured slopes must be impacted due to previously set street alignments. 4. The project landscape plans were modified to be in compliance with the Zone 20 Specific Plan, SP 203(A). 5. As the adjacent agricultural operations are maintained in greenhouses and not open field agriculture, a landscaped windscreen is not necessary. A solid fence screen was added at the rear of the adjacent lots (new lot #'s 133-141). 6. A functional access easement is provided to access the adjacent parcel and an existing 20' wide internal access lane along the parcel's southerly boundary will not be impacted. It is not appropriate for this project to define or design future operations for the adjacent site. 7. Additional verbal conversations with the acoustical engineer on Nov. 19, 1998 confirmed that the sound levels at the location of the lots along the Aviara Parkway side do not warrant additional external noise attenuation. 8. AH of the panhandle lots were eliminated except one, new lot #125, which is greater than 14,000 sq. ft. in size. 9. On the previous plan Lot 22 had over 70' of frontage. 10. Ok, the General Plan designations delineation line is acceptable. 1 1 . To follow the existing zone lines would create approximately 6 parcels with split zones across them. There will only be four lots less than 10,000 sq. ft. (new lots 208, 209, 210 & 211) adjacent to the remainder lot between this development and Aviara Parkway. The average lot size of the lots in this area is 15,000 sq. ft. Lot lines could virtually be assumed over the "remainder/not-a-part" parcel adjacent to the east. 12. The portions of the project within the Site III area of the Coastal Agricultural Overlay Zone will be required to pay an agricultural conversion fee prior to final map approval. 13. The design of the lots of off Lemon Leaf Drive are compatible with adjacent land uses and satisfy the intent of the land use designation. 14. The red-lined check-prints are returned for your review. Since the separate Zone Change (ZC 98-08) and Local Coastal Propgram Amendment (LCPA 98-04) applications were deemed complete in the City's letter dated October 2, 1998, it is anticipated that you may work closely with the staff planner, Elaine Blackburn, to take that portion of the project forward at the first available LCPA batching opportunity. Please let me know if we can provide you any with any additional information at this time. Thank you. Sincerely, Melissa K. Allen encl. cc: File Mike Shirey, City of Carlsbad, Engineering Department Gregg Linhoff, Standard Pacific Homes Philip Buccola, Buccola Engineering C:\WlNWORD\Thompson St Pac\Submittals\Jeff 2nd Submittal Ltr.doc -2-