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HomeMy WebLinkAboutCT 99-14; The Regency; Tentative Map (CT) (10)August 13, 1999 Brett Development, Inc Mr. Bernard Reeder 205 Meadow Vista Way Encinitas, CA 92024 SUBJECT: CT 99-14/PUD 99-06/SDP 99-11 - THE REGENCY Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your tentative tract map, planned development permit, and site development plan, application no. CT 99-14/PUD 99-06/SDP 99-11, as to its completeness for processing. The application is incomplete, as submitted. Attached are two lists. The first list is information which must be submitted to complete your application. This list of items must be submitted directly to your staff planner by appointment. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. The second list is issues of concern to staff. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, July 16, 1999, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact your staff planner, Barbara Kennedy, at (760) 438-l 161, extension 4325, if you have any- questions or wish to set up a meeting to discuss the application. Sincerely, Planning Director MJH:BK:eh c: Gary Wayne Adrienne Landers, Team Leader David Rick, Project Engineer Bobbie Hoder File Copy Data Entry Planning Aide 2075 La Palmas Dr. - Carl&ad, CA 92009-1576 - (760) 438-l 161 - FAX (760) 438-0894 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. CT 99-l 4/PUD 99-06/SDP 99-l 1 - The Regency Planning: 1. 2. The application needs ;o have the names and signatures of both property owners. The Preliminary Title Report indicates that Golf Properties is the owner of Lots 417 and 418. The Danny Thomas Family Trust is listed as owner for Lot 419. Provide documentation showing that Sabrina Properties can sign for Golf Properties. In general, the disclosure statements and PFF agreements all need to correspond with the owners as shown on the Preliminary Title Reports. Please note that the secretary must also sign for corporations, or the corporation must attach a resolution certified by the secretary under corporate seal empowering that officer to bind the corporation. 3. 4. Please submit two additional copies of the Preliminary Title Reports. Additional analysis is required to supplement your EIA Part I. A brief explanation is required for all answers other than “No Impact”. 5. Show the existing development surrounding the site, at a distance of at least 40 feet away. Include the topography, pad elevations for the structures, location/height of the crib wall, and location/height of all fences. 6. A Hillside Development Permit application will be required if development will encroach into the existing slope or if regrading of the slope is required. 7. Add the following to the cover sheet: A. B. Add the total number of units to note 2. Provide a summary table for the building coverage for each lot and the overall building coverage for the entire site. 8. The landscape plan shall be revised as follows: A. A common active recreation area is required. Please Include site amenities for this area. 6. Please indicate the height and fencing type along Unicornio Street. It should be an upgraded material such as stucco or decorative block. 9. C. Provide a landscape maintenance responsibility exhibit. Please indicate if you are proposing to provide 15% of the units as affordable or if you are proposing to purchase housing credits to meet the lnclusionary Housing requirements. If housing credits will be purchased, then the SDP application is not required. Engineering: 1. Please submit a preliminary hydrology map and calculations. Show before and after discharges. ISSUES OF CONCERN Planning: 1. The previous preliminary review suggested that staff would be supportive of on- street guest parking. However, in order to prevent potential neighborhood opposition in regard to on-street parking, it is strongly suggested that you increase the width of the private driveways to accommodate guest parking within the project. A 32 foot wide street may have parking on one side and a 36 foot wide street may have parking on both sides. It would be relatively easy to increase the width of street “A” to 36 feet and street “B” to either 32 or 36 feet so that guest parking can be provided on-site. A total of 6 guest parking spaces are required. 2. There are some concerns about the compatibility of the proposed layout with the existing features on either side of the subject property. Redesigning the project in a mirror image may provide a better layout. For example, if private street B was located along the east edge, it would provide a better transition between the existing crib wall and the existing grade, and would allow for maintenance of the crib wall. Similarly, the rear yards of Lots 2-4 would back up to existing rear yards on the west side that are at the same grade. 3. An RV storage area is required for the project. A minimum of 20 s.f/unit is required and it must be screened from view with solid fencing. If the storage area will be located in the slope area, please be aware that retaining walls may not encroach more than 6 vertical feet into the manufactured slope. 4. In order to help you with redesign of the project, please design the project according to the following standards: A. Minimum Lot size is 3,500 sq. ft., with a minimum lot width of 40’. B. Private rear yards must maintain a minimum clear area of 15’ x ? 5’. C. For the individual lots, the setbacks shall be 20’ front, 5’ side, and 10’ rear. D. Maintain a 40’ structure setback from Alga Road (major arterial). E. Maintain a 10’ structure setback from Unicornio Street. I would suggest designing a 5 foot common area adjacent to the Unicornio Street right-of- way (r.o.w.1 to accommodate street tree planting. Street trees may not be planted within the public r.o.w. This would still leave a 5 foot sideyard for the residence. 5. A single story building edge or single story roof element should be incorporated on the building elevations facing Unicornio Street to help reduce the building mass facing the street. 6. 7. 8. The garages must have a minimum clear interior dimension of 20’ x 20’ clear. Show the square footage of the balconies. Indicate how trash service will be collected and obtain approval from Coast Waste Management. Engineering: The following issues have been identified at this time and shall be addressed prior to second submittal: 1. 2. 3. 4. 5. The applicant is responsible for half street improvements on Alga Road. A 5 foot wide sidewalk must be installed along the portion of Alga Road which fronts the project. A protective pedestrian railing shall also be installed between the sidewalk and slope. Retaining walls may be necessary to accommodate the required sidewalk width and 2% grade to street. Show these facilities in detail on the site plan. The remaining median improvements may be deferred through a contract agreement for future public improvements. The on-street parking cannot be credited toward the required guest parking spaces. No striping will be permitted on Unicornio Street. Remove reference to the Unicornio Street guest parking from the plans. All transitions between curb and driveway approach need to be a minimum of 3 feet from an extension of the side yard property line. The driveway approach located at the northwest corner of the property does not comply with this standard. The transition is at 0 feet from an extension of the project’s side boundary line. Some repair of the sidewalk and curb will be required. Add the following note on the tentative map: “public sidewalk and curb on Unicornio Street will be repaired where needed per the City Engineer’s satisfaction. A right-of-way permit shall be obtained from the City prior to commencing repair work. II On the tentative tract map, show: 4 the location of all structures, fences and topography within 40 feet of the surrounding property. More specifically, show the existing crib retaining wall along the east side of the property and the neighbor’s existing perimeter fence located along the west side of the property. b) Show grade of the proposed private streets from the street- terminus to 6. 7. 8. 9. Unicornio Street. Also, indicate that gutter will be installed in addition to the curb. (4 d) A cross section of Unicornio Street. Proposed surface drainage patterns of each individual parcel created. Your project description indicates that drainage of each residential lot will flow to each lot’s respective private street frontage. However, the planned development/tentative map does not illustrate this scenario. In order to obtain minimum surface flow of 1% to the street and prevent cross lot drainage, pads will need to be raised and terraced between property lines. Show terracing of the lots (i.e. 2:l bank slopes). Also provide a typical side-yard cross section showing drainage swale location and grade from foundation. If any sub-terrain yard drains are proposed, then add them on the plans. Yard drains, however, are discouraged and shall be used minimally. e> The public storm drain line and the inlet located on Unicornio Street at the northeast corner of the property. Indicate the size of the storm drain. f > The driveway locations on the opposite side of Unicornio Street. 9) Project No. “CT 99-14, PUD 99-06, SDP 99-l 1 “. h) Median on Alga Road. Provide site distance lines at the intersection of the proposed private streets and Unicornio Street. Site distance shall be in accordance with the latest CALTRANS Highway Design Manual (a site line distance of 330 feet measured 15 feet from the face of curb). No fences, slopes, berms, or landscaping over 30” in height shall located within the site corridor. The proposed street trees must be located a minimum of 3 feet from the public right-of-way. Trees are currently proposed within the right-of-way on Unicornio Street and Alga Road. Revise landscape plan accordingly. A 3 foot extension of pavement needs to be added at the terminus of each private street to provide a 3-point turn around for vehicles. Trash trucks must also be able to make this 3-point turn and comply with turning radius requirements per Figure 407E of the California Department of Transportation Highway Design Manual. All owners involved must give written consent to subdivide property. The application only has a signature from a representative of the Thomas Trust. Signature(s) on the application are required from the property owners of Lots 417 and 418. Verification and clarification of ownership is also required as stated under the planning department comments. Note: Please submit the enclosed redlined plans with your second submittal.