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.