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HomeMy WebLinkAboutCT 99-10; Buerger; Tentative Map (CT)x acRtB/-a/r 77 City January 19, 1999 Mr. Scot Sandstrom Western Pacific Housing 2385 Camino Vida Roble, Suite 107 Carlsbad, CA 92009 SUBJECT: PRE 98-66 - Buerger Single Family Development APN: 215-040-08, -10 A preliminary review of your project was conducted on January 7, 1998. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The preliminary review does not represent an in-depth analysis of your project. Additional issues of concern may be raised after your application is submitted and processed for a more soecific and detailed review. Plannina: 1. The project site consists of two lots, comprising a total of 4.82 acres. The site is designated Residential Low Medium (RLM) in the City’s General Plan and, therefore, has a Growth Control Point density of 3.2 units per developable acre. There are areas within the project site that are considered undevelopable or partially developable with regard to residential density calculations, namely the major power transmission line easement and all slopes over 25 percent inclination. No slope analysis data was provided, therefore no calculation can be made on the total acreage of partially-developable slopes. The major power transmission line easement measures approximately two acres in area. Deducting this from the 4.82 acre total, yields approximately 2.8 acres. Further deducting the sloped areas would yield a developable acreage of less than 2.8 acres. Therefore, the total residential yield on the property is eight units or fewer, depending on the extent of slopes (3.2 units per acre X 2.8 acres = 8.96, rounded down to 8 total units). The proposed 12 unit project exceeds the allowable density on the property. 2. The zoning designation of the property is Limited Control (L-C), which does not allow any residential development. Therefore, a zone change to an 2075 La Palmas Dr. l Carlsbad, CA 92009-1576 l (760) 438-l 161 - FAX (760) 438-0894 @ PRE 98-66 - BUERGEf- INGLE FAMILY DEVELOPMENT January 19, 1999 appropriate zoning designation is required prior to, or concurrent with, the proposed residential development project. Since the site is located within the City’s Coastal Zone, a Local Coastal Program Amendment is required concurrent with the Zone Change. These actions require approval of both the City Council and the California Coastal Commission. 3. Given the proposed lot size and street configuration (with apparent entry gates), the subdivision appears to be a Planned Unit Development. Therefore, in addition to a Tentative Tract Map, a Planned Unit Development Permit will also be necessary. Listed below are areas where the proposal may not meet the Planned Development standards, as contained in Chapter 21.45 of the Zoning Ordinance. a. A 32 foot wide street allows guest parking on one side. Please show all guest parking proposed for the main street. b. All accesses, except for driveways serving one unit, must be at least 30 feet wide. 20 foot wide driveways accessing two to four units is not consistent with the PD Ordinance. C. No side or front yard setbacks are dimensioned, therefore setback compliance cannot be verified. d. Single family planned developments require common, passive open space proportionate with the number of proposed dwelling units. Please show where this open space is provided and what amenities will be provided. e. All planned developments with over IO dwelling units must provide parking for recreational vehicles. Please identify where this requirement is being accommodated. f. Please identify how and where refuse collection will be handled. 4. Driveways to individual units are not accurate. Unit orientation for lots 11 and 12 would have the driveways crossing onto adjacent properties or adjacent units. Please clarify and/or correct. 5. Retaining walls should not be directly adjacent to streets, there should be enough room to provide planting between the wall and sidewalk or street. PRE 98-66 - BUERGEI- INGLE FAMILY DEVELOPMENT _ January 19, 1999 Paae 3 6. 7. 8. 9. 10. The proposed retaining wall along the easterly boundary is directly adjacent to natural slopes within the Aviara Master Plan and could be extremely visible from public areas. This wall may be a project design issue. Please label and dimension all easements on the property and provide the distance and bearings for all existing and proposed property lines. No architectural renderings were submitted, therefore no comments regarding architecture can be made. No landscaping plans were submitted, therefore no comments regarding landscaping can be made. All residential projects with seven or more units must provide proportionate share of housing affordable to lower-income house Please indicate where this housing is being provided. their iholds. Enaineerina: 1. The existing improvements to Black Rail Road should be shown. Additional improvements i.e. sidewalk, curb & gutter, storm drains, and street lights will be required if not constructed. Access to adjacent parcels should be shown. The intersection spacing on Black Rail Road (300’) could be an issue. An overall exhibit from Poinsettia Lane to Aviara Parkway should demonstrate existing and future points of access. A few projects have submitted and have demonstrated feasible access. Sight distance should be shown at all intersections. Clear areas should be provided. Walls, landscaping and monument signs should be pulled back to maintain visibility in all directions. We ask that the sight distance or clear areas be shown on the landscape and grading plans to avoid design error. Street “A” looks like it is skewed more than 10 degrees from perpendicular to Black Rail Road. Refer to Engineering design criteria, specifically the section on “alignment”. The proposed gate system will need revision. Provide queuing, stacking and turnaround details for review. “A” street must be private if a gate is proposed. PRE 98-66 - BUERGE.- SINGLE FAMILY DEVELOPMENT _ January 19, 1999 Page 4 6. The proposed 20’ access / driveways to lots 1 thru 8 are not supported. 7. Lots 11 and 12 have buildings plotted that should be rotated to provide access. Please contact Michael Grim at (760) 438-l 161, extension 4499 if you have any questions. WAYNE ’ ant Planning Director GEW:MG:mh c: Michael J. Holzmiller Clyde Wickham Mike Smith Bill Plummer Bobbie Hoder File Copy Data Entry