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HomeMy WebLinkAboutCT 99-01; Carlsbad Beach Estates; Tentative Map (CT) (19)City of Carlsbad Planning Department February 24, 1999 Merit Group, Inc. Suite 202 2171 ElCaminoReal Oceanside, CA 92054 SUBJECT: CT 99-01/SDP 99-02/PUD 99-01/CDP 99-02 - CARLSBAD BEACH ESTATES Attached is a list of issues of concern to staff for the above-referenced project. Any issues should be resolved prior to scheduling for a public hearing. In addition, the City may request, in the course of processing the application, that you clarify, amplify, correct, or otherwise supplement the information required for this application. Please contact your staff planner, Elaine Blackburn, at (760) 438-1161, extension 4471, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL J. HOLZMILLER Planning Director MJlj Gary Wayne Dennis Turner Ken Quon Bobbie Hoder File Copy Data Entry Planning Aide 2075 La Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-O894 » CT 99-01/SDP 99-02/Pl)?r'99-01/CDP 99-02 * February 24, 1999 Page 2 ISSUES OF CONCERN No. CT 99-01/SDP 99-02/PUD 99-01/CDP 99-02 Planning: 1. Please add the project application numbers to the plan sheets in the upper right-hand corner. 2. You indicate that you wish to satisfy your affordable housing requirements by providing two second dwelling units. Staff assumes that the "Nanny Bedroom" areas (along with nearby living areas) are the second dwelling unit areas. However these should be relabeled as "Second Dwelling Units", and the plans should clearly delineate exactly which areas are included in the second dwelling unit area calculations. 3. There is no certainty that you will be allowed to satisfy your inclusionary housing requirements by providing second dwelling units. Staff suggests you meet with the Housing and Redevelopment staff as soon as possible to discuss with them your inclusionary housing requirements and how those requirements can/must be satisfied. 4. On Sheet A-1.01 (under Site Data), the maximum allowable density per acre should show the growth control point rather than the maximum of the range. For RH this would be 19 du/ac rather than 23; and for RMH it would be 11.5 du/ac rather than 15. 5. Please clarify how the project satisfies the requirements for private and common recreation areas. You can do this by enhancing the Site Data information and enhancing the site plan drawing (Sheet A-1.01). In the site data table, please call out the total amount of private recreation area required (at 200 square feet per unit). Also call out the amount provided by type (e.g., square feet of private 15'xl5' yards, square feet of private decks, etc.) and the amount of common recreation area provided (both active and passive) by type (e.g., square feet of barbecue grill, etc.). Please also show on the site plan the 15'xl5' private yards for the single-family detached units. 6. The information on the architectural elevations should be revised and enhanced to provide more information and to demonstrate compliance with the City's building height and related definitions (Sections 21.04.065, 21.04.045, and 21.04.370 of the Carlsbad Municipal Code. A. The maximum height allowed in the Beach Area Overlay Zone is 3072 stories (with a pitched roof). B. The building height should be measured from the "existing grade". For this project, the existing grade is the grade which exists currently (before your proposed grading changes). (See Section 21.04.065.) C. You will need to demonstrate that the proposed underground parking area meets the definition of a "basement". (See Section 21.04.045.) CT 99-01/SDP 99-02/Plfef 99-01/CDP 99-02 ^ February 24, 1999 Page 3 D. Since the proposed underground parking area is partially below and partially above grade, the portions of the parking garage which are above existing grade must be included in the building height measurement. Those portions which are below existing grade would be excluded from the building height measurement. (See Section 21.04.370.) Consequently, the building height will vary at different locations around/within the building and so should be called out at several locations. The structure must comply with the building height regulations at all points of the structure. 7. You will need to demonstrate compliance with the City's Small Lot Single-Family Architectural Guidelines for the four single-family detached units proposed. This should be done by completing a Small Lot Single-Family Guidelines Compliance Table. (An example of a completed table is enclosed.) 8. Please call out on the various architectural elevations the extent/dimension of pop- out/recess areas. 9. Please label all architectural elevation views as north, south, east, or west rather than as front, rear, left, and right. 10. Please verify and/or correct the directional labeling of the architectural elevations for the Plans 4, 5, and 6. They appear to be reversed. 11. Only three architectural elevations are shown for Plans 4, 5, and 6. Please provide a full set of elevations for these units. 12. Sheet A-2.07 is identified as the first and second level floor plans for Plan 4. However, based upon the other plan sheets and the number of units proposed, Plan 4 should be a single-story floor plan. (Another Plan 4 unit would be "stacked" on top of the first resulting in a two-story building.) Staff suggests you re-label the plans (e.g., "First Level Unit" and "Second Level Unit") on this sheet to clarify and more accurately reflect the "stacked flat" design of Plan 4. 13. Staff notes that the Tentative Map sheet is difficult to read. It contains a lot of information and also shows considerable smudging. We suggest you clean up the smudgy areas and delete extraneous information. Engineering: 1. The proposed sump pump and pressurized storm drain are unacceptable as it appears that runoff is being diverted from its natural drainage course. Rather, the City requires this project to provide a gravity storm drain system that follows the natural runoff pattern of the site. Please note that based on the findings of a hydrology analysis, it may be necessary to detain runoff onsite. 2. The typical cross section for the private street should include a note designating it as a "public utility and access easement." CT 99-01/SDP 99-02/Pl)S5r99-01/CDP 99-02 February 24, 1999 Page 4 3. The tentative map should include a note indicating the sewer district that will serve this project, which in this case, is the Carlsbad Municipal Water District. 4. The slope of the private street is shown as 14% on Sheet A-1.01 and as 5.40% on the tentative map. 5. It appears the wall heights of the parking garage are higher than the 4.5' height noted on the plans. 6. Please note that the drainage areas along the side yards of the single family residences are to be designed to provide a positive drainage of 2% to a swale located a minimum 5' away from the face of the building. If this is not possible, the applicant's soils engineer must provide a letter indicating their approval of the proposed drainage design. 7. Please clarify the grades in the area of and around the garage entry. Our concern is for vehicles backing out of the guest space into a downslope area. Fire: 1. Due to the height and area, Lot 5 building must be protected by an automatic sprinkler system. 2. A fire hydrant is required within 100' of the project entrance. 3. The fire flow calculation, based upon fire sprinkler protection of Lot 5, is 2500 GPM. Water: 1. The Developer will be expected to provide detailed information to the District Engineer regarding water demand, irrigation demand, fire flow demand in gallons per minute, and projected sewer flow in million gallons per day. 2. The entire potable water system, recycled water system and sewer system shall be evaluated in detail by Developer and District Engineer to insure that adequate capacity, pressure and flow demands can be met. 3. All District pipelines, pump stations, pressure reducing stations and appurtenances required for this project by the District shall be within public right-of-way or within easements granted to the District or the City of Carlsbad. 4. Sequentially, the Developers Engineer shall do the following: A. Meet with the City Fire Marshal and establish the fire protection requirements. B. Prepare and submit a colored recycled water use area map and submit this map to the Planning Department for processing and approval by the District Engineer. CT 99-01/SDP 99-02/PlT99-01/CDP 99-02 February 24, 1999 PaeeS C. Prior to the preparation of sewer, water, and recycled water improvement plans, the Developer shall submit preliminary system layouts to the District Engineer for review, comment and approval. 5. All potable water and recycled water meters shall be placed within public right of way. 6. No more than 19 homes (dwelling units) shall be served on a single potable water distribution pipeline. For those locations with more than 19 homes (dwelling units), a looped potable water pipeline shall be designed. The Developer should verify with the District Engineer that a looped system will not be required for this project. Note: Attached is a redlined check print set of the project. You must return this plan set with the corrected plans to assist us in our continued review.