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HomeMy WebLinkAboutCT 98-17; Hadley Property; Tentative Map (CT) (6)City of Carlsbad November 16, 1998 David Salene Spectrum Communities, L.L.C. 15375 Barranca Parkway, Suite B-21 1 Irvine, CA 92618 SUBJECT: HADLEY PROPERTY - CT 98-171CDP 98-74/HDP 98-19 Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your development application no. CT 98-17/GDP 98-741HDP 98- 19 as to its completeness for processing. Due to the fact that legislative actions (Zone Change and Local Coastal Program Amendment) are being processed concurrently with quasi-judicial actions the Planning Department has determined that the site development plan, coastal development permit, special use permit, and hillside development permit must remain incomplete until the legislative actions are approved by the City Council. Please contact your staff planner, Jeff Gibson, at (760) 438-l 161, extension 4455, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL J. HOLZMILLER Planning Director MJH:JG:vd C: Gary Wayne Adrienne Landers Steve Jantz Bobbie Hoder File Copy Data Entry Planning Aide 2075 La Palmas Dr. l Carlsbad, CA 92009-1576 l (760) 438-l 161 l FAX (760) 438-0894 @ LIST OF ITEMS NEEDED FOR STAFF REVIEW OF THE APPLICATION No. CT 98-17ICDP 98-74/HDP 98-19 Planning: 1. The tentative map and associated application exhibits should be at scale no smaller than 1 n = 40” (use multiple cut sheets and match lines where applicable). 2. The “constraints map notes” need to be corrected to reflect the fact that the site contains .2 acres of oak woodland and an archaeological site (Sdi 6819). The density calculation table must also include the oak woodland and this area must be subtracted from the project’s gross acreage for purposes of density calculation. 3. The site has been historically utilized for agricultural purposes, therefore, the Final Program EIR for SP 203A, which covers this property, requires the submittal of a pesticide/soil testing report prior to approval of the tentative map. 4. The biological mitigation section of Final Program EIR for SP 203A requires the incorporation of building setbacks/buffer zones to separate development areas from dedicated open space boundaries to protect the native habitat area. A 60 foot wide buffer/setback is recommended, and in this project, the 60 foot setback would prohibit the development of several of the proposed lots. The exact location of the buffer area should be delineated on the tentative map and discussed and justified in the biological report. 5. Please revise the biological report to include a biological impact assessment and mitigation plan for the impacts associated with the selective clearing of native habitat for purposes of fire suppression in Zone 3. Prior to your next re-submittal the Planning Department recommends that you consult with the resource agencies concerning the project’s biological impacts and the appropriate mitigation measures for the impacts. 6. A site visit to the property and. the review of orthophoto maps indicates that vegetation on a portion of the site has been cleared without an approved grading permit from the City. The areas that have been cleared must be surveyed and reflected in the impact section of the project’s biological report. If deemed a significant impact, applicable mitigation would be required for the clearing of sensitive native habitat. The appropriate state and federal wildlife agencies should also be notified by your biologist of the removal of native habitat. 7. The project is subject to inclusionary housing requirements, therefore, if you propose to purchase affordable housing credits from Villa Loma there is an application process that must take place before this project can proceed to Planning Commission. The City’s Combined Project Review Committee must review the proposal in accordance with City Council Policies No. 57 and 58 and make a recommendation to the Housing Commission. For more information on how to proceed when proposing an affordable housing credit purchase from Villa Loma, please contact the City’s Housing and Redevelopment Department. 8. The pesticide residue section of Final Program EIR for SP 203A requires a minimum 25-foot-wide open space easement be provided between open field agricultural operations (Tabata parcels) and the lot lines of all individual residential lots located within future developable area on-site. This buffer area may be located on the adjacent agricultural property so long as evidence of an easement agreement is presented at the time of project application. ISSUES OF CONCERN Planning: 1. The project’s landscape plans do not comply with the landscape requirements of Specific Plan 203(A). Street tree requirements -70% of homes must have 1 - 24” box tree and 2 -15 gallon trees/ 30% from the theme palette and 70% from the accent palette (See Page 90 of SP 203 (A)). 2. R-l-7500 is the proposed zoning, therefore, Lot 18 must be increased in size to at least 7500 sq. ft. or a Planned Development Permit application must be submitted. 3. After structure setbacks for fire suppression and habitat purposes are taken into consideration for Lots No. 19 and 20, there is not enough development area to plot a reasonably sized dwelling unit. These lots should be either expanded or eliminated. 4. When creating a panhandle lot that have less than 10,000 sq. ft. of area in the buildable area of the lot, exclusive of the access portion of the lot, the applicant is required to process a site plan showing that all requirements of the panhandle section of the R-l-Zone are met. Part of this site plan review process should include the establishment of the front, year and side yards of the panhandle lot for purposes of building setback from property lines. 5. See the attached redlined marked plans for additional comments. Please return all marked redlined plans with the next re-submittal of the application. Engineering: Traffic and Circulation 1. The access (Street “A”) with Black Rail Road must be coordinated with the other undeveloped parcels along Black Rail. According to the approved Specific Plan, joint access between this parcel to the north is proposed with one access roadway. The applicant should prepare an appropriate circulation plan which will provide access to all parcels in compliance with the appropriate intersection spacing outlined in the Engineering Design standards. 2. Street “G” in the Aviara Phase Ill area traverses parallel to the southerly boundary of this project. The applicant should consider utilizing this roadway as access. Sewer and Water 3: Both sewer and water facilities to serve the proposed development will be required. Coordinate design standards and utility locations with CMWD. Gradinq 4. A grading permit will be required. 5. A permission to grade letter will be required for the area outside the project boundaries. Drainaue 6. Rip rap will be required at the end of the 18” storm drain. 7. Due to the proposed grading, a ponding effect occurs at the boundary with Tabata. Please propose a solution. Miscellaneous 8. Attached is a red-lined check print of the proposed project for the applicants use in making the requested revisions. This check print must be returned with the project revisions to facilitate continued staff review.