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
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