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HomeMy WebLinkAboutCT 99-10; Buerger; Tentative Map (CT) (2)city 0 May 12, 1999 Western Pacific Housing 2385 Camino Vida Roble, #107 Carlsbad, CA 92009 SUBJECT: ZC 99-05/LCPA 99-03/CT 99-lO/PUD 99-99-05/HDP 99-OB/CDP 99-17 - BUERGER SUBDIVISION Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Zone Change, Local Coastal Program Amendment, Tentative Tract Map, Planned Development Permit, Hillside Development Permit, and Coastal Development Permit, applications no. ZC 99-05, CPA 99-03, CT 99-10, PUD 99-99-05, HDP 99-08, and CDP 99-17, as to their completeness for processing. The Zone Change (ZC 99-05) and Local Coastal Program Amendment (LCPA 99-03) applications are complete, as submitted, however the accompanying discretionary applications (CT 99-10, PUD 99-05, HDP 99-08, CDP 99-l 7) will not be deemed complete until the approval of the legislative actions. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. The City may, in the course of processing the application, request that you clarify, amplify, correct, or otherwise, supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. These issues must be addressed before this application can be scheduled for a hearing. The Planning Department will begin processing your application as of the date of this communication. Please contact your staff planner, Anne Hysong, at (760) 438-l 161, extension 4477, if you have any questions or wish to set up a meeting to discuss the application. t +;7 MICHAEL J. HOLZtiLLER / Planning Director MJH:AH:eh c: Gary Wayne Adrienne Landers Mike Shirey, Project Engineer Bobbie Hoder File Copy Data Entry Planning Aide Roger Bhatia, Civcom & Associates 9449 Balboa Avenue, Suite 301 San Diego, CA 92123 2075 La Palmas Dr. - Carlsbad, CA 92009-1576 - (760) 438-l 161 - FAX (760) 438-0894 43 ISSUES OF CONCERN No. ZC 99-05/LCPA 99-03KT 99-lO/PUD 99-99-05/HDP 99-08/CDP 99-l 7 Planning: 1. 2. 3. 4. 5. 6. 7. 8. The project site has greenhouses - please identify their location on the tentative map. Our requirements list requires that the approximate location of existing and proposed buildings and permanent structures on site and within 100’ of the site be shown. The fire suppression zones identified on the plans would preclude the development of any accessory rear yard structures. To avoid future difficulty when residents request building permits to construct patio covers in their rear yards, please begin the 60’ fire suppression zone at the top of slope and submit a biology report identifying the impacts to sensitive species due to necessary removal and/or thinning and pruning in conformance with the Landscape Guidelines Manual. The alternative to this proposal would be to redesign and bring lots/units forward to enable the fire suppression zones to be provided entirely onsite but outside the usable rear yards. The design of Lots 1 - 4 is unacceptable given that there is enough frontage to turn the lots so that they have frontage on Street “A”. There is no need to create 30’ wide private driveways for access on these lots - please revise. Dimension all cul-de-sac frontages and show the usable rear 15’ x 15’ yards. The driveway locations on Lot 10 do not meet City standards and are unacceptable. The cul-de-sac frontage is too narrow for dual driveways. Please propose an alternate plan. Please correct General Information - Item 4, Existing General Plan is RLM and Item 5, Proposed Zoning is R-l . Please add project density - 2.98 du/acre, and APN numbers 215-040-08 and -10. Add to the constraints map the calculation of developable acreage provided on a separate 81/2 X 1 1 sheet. Add project numbers to the tentative map: CT 99-10, PUD 99-05, HDP 99-08, and CDP 99-l 7. Add to the Project Tabulation: Required Guest Parking - 6 spaces; Guest Parking provided - 9 spaces. You can show the driveway parking, however, do not include in the total provided. Since the RV parking is required for the project, please locate on the open space outside the SDG&E easement. Please submit within the next 30 days the Source #3 mentioned in the EIA Part I submitted for this project which is the Limited Soil Sampling and Analysis Report prepared by Geocon Inc., in August 1998. Also, under discussion of environmental evaluation, the applicant indicates there are three parcels totaling 5.04 acres. The - . application only identifies two parcels and one of the APN numbers is wrong. The APN numbers according to the County Assessor are 215-040-08 and -10. 9. Please provide a landscape maintenance responsibility exhibit. Landscape plan will be forwarded to the City’s Landscape Consultant for review. It is recommended that enhanced paving be proposed to reduce the impact of excessive hardscape in front yards due to dual driveway design. 10. The typical lot drainage detail should show a 20’ front yard setback. 11. The site is subject to the payment of an agricultural mitigation fee. 12. Please submit building elevations that are free of structural detail symbols and other unnecessary information. Plans will be reviewed by the Planning Commission. 13. The Planning Department did not receive your construction materials board and color samples. Within the next 30 days, please provide these for staff review in accordance with the Zone 20 Specific Plan Visual Design Guidelines. Engineering: Note: Because the level of environmental review must be determined within 30 days, the information requested in Items 1 and 2 below must be submitted within the next 30 days. 1. As indicated in the preliminary review of the project, please indicate potential shared/aligned access to adjacent parcels (i.e., Yamamoto, Aviara Phase III <CT 92- 3>, Sugino and Muroya). Intersection design and spacing (300’ collector spacing) is a major issue along Black Rail Road since many of the property owners are now proposing projects. Attached is a preliminary intersection study. Although this configuration is not formally adopted, staff does support the concept. It is incumbent on each property owner proposing a project to analyze access along Black Rail Road adjacent to their property. 2. Thank you for providing a hydrology map for the project. Please also provide a preliminary report which indicates the calculations, pre and post 100 year Q’s and velocities and a conclusion/recommendation. Additionally, please be advised, discharging concentrated runoff onto Black Rail Road at the northwest corner of the site is unacceptable. Additionally, there is a cumulative runoff effect along Black Rail Road. This cumulative effect must be analyzed. For example, what is the Q north of this proposed project and what effect does adding the proposed project’s Q’s have on the existing inlet south of the project. Can this inlet and storm drain handle these flows? What is the size of this existing storm drain? Is storm drain required along Black Rail Road, along this project’s frontage ? Please investigate these issues, identify impacts and make mitigation measure recommendations. 3. Please indicate Preliminary Title Report (PR), Schedule “B” easement item No.‘s 5, 6, 7 and 11, and, access item No. 12, on the tentative map. Indicate the future disposition of all easements and encumbrances. 4. Please indicate existinq Parcel’s 1, 2 and 3 on the tentative map, in accordance with the Legal Description in the PR. 5. Please add Parcel 3 to the Leoal Description on sheet 1 of the tentative map, in accordance with the Legal Description in the PR. Engineering Issues of Concern Traffic & Transportation 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. The proposed on-site street must have concrete sidewalks on both sides. The plan view seems to indicate this but the typical section for “A” Street only shows sidewalk on one side. Please revise as necessary. Adequate turning radii must be available at the project entrance. Please show that a standard AASHTO ‘P’ Vehicle can turn around on-site without backing into or utilizing the public street. Please narrow the proposed private street raised median to 8’. Additionally, please relocate this raised median 5’ to the east. Raised medians must be located a minimum of 15’ back from the prolongation of the cross street curb line. Please indicate all existina and proposed improvements. in both plan and cross- section view for both Black Rail Road and ‘A’ Street. Indicate street light standards, fire hydrants, 5.5’ concrete sidewalk, etc. The cross-section for Black Rail Road indicates an existing A/C pavement width of 40’. Is this correct? Black Rail Road was only improved to its full width grading (60’), with only 28’ of A/C pavement being constructed. Some sections of Black Rail Road may have been minimally widened for drainage purposes, but not to the full 40’ street width. Please verify and revise as necessary. Please be advised, as a condition of approval for this project, the remaining section of Black Rail Road will be required to be constructed along the projects frontage. This includes any off-site transitions to the existing improvements. Provide 1” = 20’ scale exhibits on the tentative map showing that a standard ‘P’ Vehicle can maneuver within the proposed dwelling unit driveways and access driveways (i.e., 30’ drive aisles) for Lot No.‘s 2, 4, 5, 6, 7, 8, 9 and 12. Please revise the tentative map to a 1” = 40’ scale. Please show the sight distance sight lines on the Conceptual Landscape plan. Also please add the following note to the Conceptual Landscape plan: “Proposed mature landscaping and vegetation encroaching into the sight line can only have a maximum height of 30 inches and a minimum tree canopy of 8’. Any proposed monument signs or walls encroaching into the sight line can only have a maximum height of 30 inches.” Please be advised, the City Council (CC), at the Tuesday, April 27, 1999, CC meeting, enacted an Urgency Ordinance for traffic mitigation measures for Local Facility Management Plan (LFMP) Zone’s 5, 10, 15, 16, 17, 18, 20 and 21. Projects within these zones are required to sign an agreement to pay a traffic mitigation fee of $lO/ADT. This fee will be collected at issuance of any building permit for a project. This proposed project is located within LFMP Zone 20. Please be advised, this project is also located within the boundary of Bridge and Thoroughfare District (B&TD) No. 2, Aviara Parkway/Poinsettia Lane, and will be required to pay a B&TD fee estimated at $566/ADT, prior to recording a Final Map for the project. Please show standard handicap ramps at the curb returns of the project entrance. In accordance with City Standards, please relocate the top of the “X” for any proposed driveway to a minimum of 3’ away from any property line. 13. In accordance with City Standards, please show a profile of proposed ‘A’ Street on the tentative map. Sewer and Water Facilities 1. Please show dwelling unit (D/U) sewer clean-outs and water valves. These facilities must be located out of the D/U driveways. This can be shown on each lot, or on a typical plan view (e.g. on the GS-15 Typical Lot Drainage view). Soils & Gradinq 1. In conformance with Hillside Development Permit (HDP) requirements, please indicate the cy/ac of site grading. Please be advised, the acceptable limit is 0 - 7,999cyIac. 2. Please setback the top and toe of slopes along the northerly subdivision boundary line, and, the toe of slope for proposed Lot No. 12, in accordance with City Standard GS-14. 3. Please indicate section “A-A” on the Geologic Map (Figure 2 of the Geo-technical report). Additionally, Figure 2 indicates a retaining wall along the easterly subdivision boundary line and the tentative map does not show this wall. Please reconcile the map and this exhibit. Please be advised, staff does not recommend oroposinq a retaininu wall alona any of the subdivision boundarv lines. Drainaae 1. 2. 3. 4. Why is slope runoff being concentrated at the southeast corner of the site? Why not let this runoff follow the natural drainage course down the existing slopes? Is there drainage impacts to developed property (e.g., Aviara Phase Ill) to the east, or potential future impacts to developable portions of the property located to the south (Sugino)? What impacts does the proposed concentrated discharge have (e.g., any potential erosive velocities, etc.)? Depending on the disposition of the surrounding property (i.e., developed, undeveloped, open space, etc.), staff recommends that concentrating slope runoff be avoided and letting the runoff flow down the natural drainage course. Please be advised, the proposed brow ditch along the northerly subdivision boundary must be relocated on-site. What is proposed for the surface flow for the two Open Space lots. City Standards do not permit excessive surface flows across sidewalks. Since sidewalks will be constructed with this project, investigate mitigating this situation. The Typical Lot Drainage plan view indicates surface drainage for the D/U’s. City Standard GS-15 indicates that the distance to the flow line from a structure is 5’. The distance shown on sheets 1 and 2 of the tentative map seems to be substantially less than the required 5’ minimum. This 5’ minimum flow line distance can be reduced to 3’ from the face of structure and 2’ from property line or face of retaining wall, if documentation from a soils engineer is submitted that a reduced flow line design will work. Additionally, yard drains can also be proposed with one standard D- 27 curb drain. Due to drainage deficiencies that have recently been occurring in the field, a final lot drainage design must be included at the tentative map stage of the proposed project. Once a design is finalized, a Typical Lot Drainage plan view and cross-section must be shown on the tentative map. Please be advised, this is a maior staff issue of concern. Land Title & Mappinq 1. Please clearly indicate proposed lot ownership, common area and/or exclusive use areas, on the tentative map. This project seems to be a modified single-family subdivision. However, in some areas the lot lines travel through the proposed 30’ drive aisles (e.g., at Lots 1 through 4) while in other areas they do not (e.g., at Lots 5 through 9). Are Lot’s 1 through 4 being proposed as panhandle lots? If so, covenants for reciprocal access easements and maintenance agreements will be required. Engineering staff highly recommend that the proposed 30’ drive aisles be included as a part of the proposed ‘A’ Street private lot with public access and utility easements being dedicated over ‘A’ Street and the 30’ drive aisles. Miscellaneous 1. 2. 3. 4. Please delete the “approval block” located at the bottom right corner on sheets 1 and 2 of the tentative map. Please list the other discretionary applications that are being processed (i.e., CDP 99- 17, HDP 99-08, LCPA 99-03, PUD 99-05 and ZC 99-05), on the tentative map. Please label the tentative map as CT 99-10. A red-lined check print is enclosed for the applicants use in making the requested revisions. This check print must be returned with the plan revisions to facilitate continued staff review. Fire Department: 1. Please place an address monument sign at the entrance of each shared driveway indicating addresses of residences served. 2. The installation of a “Knox” entry system override switch in the gate system to facilitate emergency access will be required. 3. The proposed fire suppression landscaping does not conform to the requirements of the City’s Landscape Manual. Please submit a landscape plan which accurately reflects those requirements. 4. Rear yard landscaping proposed for Lots 7 through 10 is unacceptable without assurance that rear yard landscape restrictions are thoroughly disclosed to potential purchasers. (See Planning Comment No. 2 above). Water District: 1. The Developer will be responsible for paying all sewer assessment fees associated with contribution to the North Batiquitos Sewer System.