HomeMy WebLinkAboutPRE 2018-0021; FOUR SEASONS CARLSBAD; Admin Decision LetterAugust 24, 2018
John L. Hicks
Kam Sang Company
411 East Huntington Dr., Suite 305
Arcadia, CA 91006
SUBJECT: PRE 2018-0021 (DEV2017-0014)-FOUR SEASONS CARLSBAD
APN: 216-140-44
Ccityof
Carlsbad
Tha.nk you for submitting a preliminary review application for a resort hotel/timeshare project proposed
at the southwest corner of Carlsbad Boulevard and Avenida Encinas. The project site, an approximately
14-acre property, currently is undeveloped.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans. policies. and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal. new plans. policies. and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: VC and OS (Visitor Commercial and Open Space)
b. Zoning: P-C (Planned Community)
c'. The property is in the Coastal Zone and is subject to the West Batiquitos Lagoon/Sammis
Properties Segment of the Local Coastal Program (LCP). The coastal land use designation and
zone are the same as the general plan and zoning above.
d. The property is subject to the Poinsettia Shores Master Plan {PSMP) for Planning Areas G and
H (and a portion of Planning Area I, Open Space, is included at the southwesterly corner of
the property). Planning Areas G and H require the development standards of the Commercial
Tourist (C-T) zone, Chapter 21.29 of the Carlsbad Municipal Code (CMC).
e. The project is subject to the vision and guidelines contained within the Ponto Beachfront
Village Vision Plan (PBWP).
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-73 l 4 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
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2. The project requires the following permits:
a. General Plan Amendment (GPA). Zone Change (ZC), and Local Coastal Program Amendment
(LCPA): The above permits are required to change the land use and zoning to Open Space for
the on-site habitat mitigation areas and dedicated open space areas.
b. Tentative Map (CT): Pursuant to Section 21.42.140(6)(155) of the CMC, development of
timeshares requires a subdivision map. In addition, any preserved habitat areas will be
required to be placed into separate Open Space lot(s).
c. Nonresidential Planned Development (PUD): Pursuant to Section 21.47.010 of the CMC,
development of a commercial subdivision requires a PUD. · • ·
d. Site Development Plan (SDP): Pursuant to the PSMP and Chapter 21.06 of the CMC,
development of the site requires a SDP.
e. Conditional Use Permit (CUP): Pursuant to Sections 21.29.030 and 21.42.140(6)(155) of the
CMC, development of timeshares and any proposed amplified live entertainment requires a
CUP.
f. Coastal Development Permit (CDP): Pursuant to Section 21.201.030 of the CMC, a Coastal
Development Permit is required for development within the coastal zone (appealable to the
Coastal Commission).
g. Hillside Development Permit (HDP): Pursuant to Section 21.95.140 of the CMC, a HDP will be
required if any existing criteria slopes would be affected (projects that grade, erect, or
construct on top of, a slope which has a gradient of fifteen percent or more and an elevation
differential greater than fifteen feet).
h. Habitat Management Plan Permit (HMP): Pursuant to Sections 21.210.030 and 21.210.060 of
the CMC, a HMP is required for development projects that impact, either directly or indirectly,
habitat in the city.
3. All previous comments identified in Preliminary Review No. PRE 16-10 dated April 20, 2016 and PRE
2017-0002 dated March 16, 2017 apply, except where specifically referenced or further discussed
below. Additional comments, not previously raised in PRE 16-10 and PRE 2017-0002 are also included ·
below.
4. The plans are very conceptual and need to be fully detailed prior to formal submittal. Please review
the Development Permits P-2 checklist, and ensure all items are included on the plans with the formal
application submittal. The Development Permits P-2 checklist is available for review on the City of
Carlsbad website at:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24116
5. San Pacifico HOA Issues and Concerns. As mentioned in PRE 2017-0002, City staff received a copy of
a letter dated February 7, 2017 from the San Pacifico HOA addressed to the applicant. Staff
appreciates and encourages your continued cooperation with the surrounding communities in
addressing their concerns.
6. Coastal Commission -Lower Cost Visitor-Serving Recreational Uses. Please be advised that the
California Coastal Commission is requiring new and amended Local Coastal Programs contain a policy
that addresses "Lower Cost Visitor-Serving Recreational Uses." The intent of the policy is to
encourage a range of affordability for overnight visitor serving accommodations. For example, the
)City of Carlsbad Local Coastal Program Mello II segment contains Policy 6-10, which addresses Lower
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Cost Visitor-Serving Recreational Uses. It is anticipated that this policy will be included in the West
Batiquitos Lagoon/Sammis Properties Segment of the Local Coastal Program in the future. The project
should provide Lower Cost Visitor-Serving accommodations accordingly. The City of Carlsbad Local
Coastal Program is available for review on the City of Carlsbad Planning Division website at:
http:l/www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-24088
7. Architecture. The Design Guidelines of the PBWP encourage an informal, California coastal style of
architecture and indicate there is no one definition of this "style" or character (PBVVP, Chapter 3:
Design Guidelines). The PBVPP specifies the California coastal style is a mix of architectural styles
including beach cottage, Craftsman, Mediterranean, and village influenced architecture. The
proposed architecture is a blend of Mediterranean and Contemporary architectural style, with an
emphasis on Mediterranean architecture, and appears to conform with the intent of the PBWP design
guidelines with regards to the encouraged architectural style. The architecture compliments the
Mediterranean architecture of the surrounding coastal neighborhoods and the Contemporary
architecture that is currently popular along the Carlsbad coastline, including the Village area.
However, the design of the hotel and timeshare buildings appear repetitive and can be further broken
up to add visual interest to the facades. To improve the architecture, staff recommends that the
design of the building openings (e.g. square balcony openings, window/door facade openings, etc.)
be redesigned to break up the repetition in building openings. Potential solutions may include the
addition of corbels details, arches, or other Mediterranean style design features. To further break up
the repetition of design exhibited in the timeshare buildings, potential solutions include, but are not
limited to, the creation of additional floor plans, minor exterior changes, and/or rotating the buildings
so different elevations are seen.
8. Structure Setbacks. In addition to the structural setbacks outlined in PRE 16-10 dated April 19, 2016,
please be aware that a "structural setback of generally 75 feet from the southerly bluff edge" applies
to the hotel project as depicted in Figure 6.6 of the Ponto Beachfront Village Vision Plan Final
Environmental Impact Report. This is a condition of approval of City Council Resolution No 2007-303,
which certified the Environment Impact Report for the Ponto Beachfront Village Vision Plan. Attached
for reference are City Council Resolution No 2007-303 and Figure 6.6 of the Ponto Beachfront Village
Vision Plan Final Environmental Impact Report. This setback requirement may impact the timeshare
building located closest to the southwest corner of the site. Please demonstrate compliance with this
setback requirement in the formal application submittal.
9. Repeat Parking Comments.
a. Employee parking. A formal submittal will need to discuss how employee parking is being
addressed on-site to ensure that the surrounding communities and public streets are not
impacted by employees parking offsite. What strategies will be employed onsite to insure
adequate parking is provided to employees?
b. Beach/Trail parking. The PBVVP states that a small amount of parking should also be
provided for the beach and trails. As part of a formal submittal, please identify these
parking areas on the plans and the total amount of parking being provided to the public
for this specific use.
c. Additional parking comments are provided in PRE 16-10 dated April 19, 2016.
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10. Repeat Trail Comments. The trail alignment as proposed is meandering in and out of the project site
and railroad right of way. A formal submittal would need to show the trail being located on the project
site and would also need to address all mitigation as required for its construction. Future trail
alignments through and/or adjacent to the existing and/or proposed open space habitat preserve
areas will need to be more fully developed in coordination with the technical information provided in
the detailed biological study and also in close cooperation with the Wildlife Agencies and California
Coastal Commission.
11. Pedestrian Trail Crossing Over Railroad Tracks. As mentioned in the first preliminary review, PRE 16-
10, a pedestrian trail crossing over the railroad tracks is envisioned by the PBWP. The submitted
conceptual plan omitted the pedestrian trail crossing over the railroad tracks. Staff recommends that
this amenity be added to the project. Please be prepared to address and discuss the feasibility and/or
constraints associated with this concept in the formal submittal.
12. Trail Amenities. The PBWP envisions trail features such as interpretive signage (to identify native
vegetation, flower types, animal, and avian species that typically occupy the lagoon) as well as public
seating areas (benches or picnic tables), and contemplates a public gazebo. Please incorporate these
trail features with the formal submittal.
13. Ponto Beachfront Village Gateway Signage. The PBWP specifies that gateway signage is required at
the public entry to the site (PBWP, Section 2.5 Streetscape Design). The project should incorporate
a gateway monument sign at the entry to the site as depicted in the PBVVP. The proposed mixed-use
project across Avenida Encinas has a preliminary gateway sign design that should be mirrored with
the proposed project. Please meet with staff to discuss.
14. Trash: Please contact Waste Management for approval of the trash location(s) and operations.
15. Cultural Resources Report: Please be areas that the site is located in an area of high archaeological
sensitivity. A formal submittal of this project will need to include a cultural resources report prepared
by the appropriate registered professional {archaeologist for archaeology, and paleontologist for
paleontology). Please refer to the City of Carlsbad Tribal, Cultural, and Paleontological Resources
Guidelines for further information. The Guidelines are available for review on the City of Carlsbad
Planning Division website at:
http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D-34010
16. Early Public Notification: Per City Council Policy #84, Development Project Public Involvement Policy,
all development applications filed on and after March 5, 2018, that require approval by the Planning
Commission or City Council, shall provide early public notification. The purpose of Policy #84 is to
help ensure applicants proposing development projects are aware of and have considered input from
interested and affected stakeholders prior to project consideration by city decision makers. The policy
is intended to supplement and not replace or conflict with legal noticing requirements or any other
required public involvement for development applications. Please see the attached policy for more
information regarding 'the applicants' early public notification responsibilities. Legal noticing
requirements, which are in addition to the applicants' early public notification requirements, can be
found on line by visiting the City of Carlsbad's Planning Division Website.
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17. This preliminary review does not constitute a complete review of the proposed project and additional
items of concern may be identified upon formal project application submittal. Please refer to the
Development Permits P-2 checklist for all of the necessary required items prior to formal submittal.
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
http://www.carlsbadca.gov/services/depts/planning/default.asp. You may also access the General Plan
Land Use Element and the Zoning Ordinance online at the website address shown; select Department
Listing; select Planning Home Page. Please review all information carefully before submitting.
Land Development Engineering:
Prior to formal application submittal the following items must be adequately resolved/addressed:
1. Complete a Storm Water Standards Questionnaire {Form E-34). This questionnaire will guide you and
the City in determining what type of reports and storm water mitigation must be completed to satisfy
state and City storm water quality requirements. The questionnaire can be obtained on the city's web
site. Preliminary analysis suggests that the project is a Priority Development Project {PDP) and
therefore is subject to numerically sized storm water pollutant treatment BM P's. Show the treatment
control BMPs for the proposed impervious area. A preliminary SWQMP shall be provided on the
discretionary application.
2. The existing and proposed sections of Avenida Encinas should be included as a part of the site plan.
Dedication to the city of Carlsbad will be required for the proposed traffic circle at the intersection of
Avenida Encinas and Ponto Drive. The sidewalk shall be proposed with a width of 10-ft and a parkway
width of 3-ft. It is suggested to coordinate with the adjacent development on the improvements of
Avenida Encinas. These improvements shall be shown on the preliminary plans provided on the
discretionary application.
3. Due to the proposed 45 residential timeshare units, a tentative map will be required for a
discretionary application. Show the existing and proposed property line distances and bearings.
4. A preliminary grading plan, utility plan, and improvement plan shall be provided for the discretionary
application.
5. Show and label on the preliminary utility plan, the existing and proposed utilities. Show and label the
proposed sewer line to be constructed to the north side of Avenida Encinas. The proposed driveway
ramp to the underground parking conflicts with the proposed sewer main and will require approval
from Carlsbad Municipal Water District {CMWD).
6. A preliminary geotechnical investigation shall be included with the discretionary application regarding
the suitability of the site in regard to the proposed project and a statement regarding the impact of
this development on any and all existing offsite improvements.
7. A preliminary hydrology report shall be included with the discretionary application regarding the
existing and proposed development for 100-year storm and hydraulic calculations for any proposed
drainage facilities.
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8. A traffic study shall be included with the discretionary application including the evaluation of Avenida
Encinas, Ponto Drive, and Carlsbad Boulevard. The intersection analysis is triggered by study area
which is based on the corridor analysis. This should be coordinated with the proposed development
on the northside of Avenida Encinas at Ponto Drive.
9. The cover sheet of the plans provided with the discretionary application submittal shall include the
APN, legal description, demand for water (GPD), traffic (ADT), and sewer (EDU), pre-and post-
development runoff (CFS}, districts for water, sewer, and school, and earthwork quantities including
cut, fill, import, export, and remedial in cubic yards.
10. Provide a preliminary title report with the discretionary application submittal. Show and label on the
tentative map, preliminary grading plan, and utility plan, all easements listed in said report.
11. It is unclear what type of trails are being proposed. Provide a legend to clarify the different line types.
Label and show, the proposed public trail easements on the plans submitted for the discretionary
application.
12. Vertical control for all design elevations should be based upon the city standard vertical datum,
NVGVD 29. All future design drawings will be required to be based on this datum.
13. The site plan should include all appropriate information listed on the Development Permits (Form P-
2), Section 2: Site Information. A copy can be obtained on the city's web site'.
14. Address the comments on the red line plans.
Environmental:
The following are comments from the City of Carlsbad HMP Coordinator with regards to the Biological
Resources Technical Report for the Ponto Hotel Project prepared by Helix, June 7, 2018:
1. Biological surveys should be conducted generally between March -May, which captures the bird
breeding season and plant blooming period.
2. Address potential indirect impacts of unauthorized people in the preserved areas. Address how you
will ensure that there is no unauthorized access into these protected areas (fencing, signage denoting
habitat preservation, educational signage, etc.).
3. Bio-1: all preserved areas onsite require a preserve management plan/management cost estimate (to
be reviewed and approved by the city and resource agencies), and funding for long-term management
in perpetuity through a non-wasting endowment.
4. Prior to issuance of a grading permit a restoration plan must be submitted to and approved by the
city.
5. Figure 7 -Show the fuel modification zones. These must be completely within the impact buffer and
are considered permanent impacts.
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6. Figure 7 -show the 20-foot upland setback (buffer) around the permanent impact boundary. These
areas are impact neutral and cannot be used for mitigation. No development or grading is allowed
within the upland buffer.
7. Figure 7 -show the 100-foot wetland buffer on the map. No development or fuel modification can
occur within this buffer. The buffer must be included in the conservation easement area and must be
replanted with upland habitat in areas that do not contain vegetation.
8. Figures 7 -only show (1) permanent project impacts (2) temporary project impacts not associated
with habitat restoration, if any. Do not show grading for restoration on this map.
9. Figure 8 -separate project impacts from restoration. "Limits of Grading" should only be used for
project impacts. Restoration should be shown separately (please make the hatching brighter so it's
easieno see).
10. Show the entire trail as a different color so it's clear whether the lines are for the trail vs. the rest of
the development.
11. If the trail is being built as part of this project, the easement would be considered a permanent impact.
If it is not being built, explain why it is not being revegetated.
12. If the trail is part of the project, discuss it in detail as a project component.
13. To approve the enhancement portion of your mitigation to satisfy a portion of the mitigation I will
have to do a site visit to confirm site conditions.
14. Be more specific about how you are meeting the 67% onsite conservation of CSS requirement {what
percentage of CSS are you preserving onsite?).
1. The applicant shall submit a comprehensive and scaled fire department access plan that identifies all
fire access roads, how access will be achieved for each building, fire lane markings and all proposed
fire lane signage. the site plans shown with the renderings show many buildings where fire access is
not compliant with the California Fire Code. Landscape drawings also identify fire access roads that
utilize grass pavers. Carlsbad Fire has a prescriptive guideline regarding the use of pre-engineered
grass pave products. The fire access site plan shall address this use and demonstrate that it complies
with the guideline.
2. Applicant must submit a detailed exiting analysis to justify the placement of all assembly rooms below
grade, and how they will achieve a code compliant egress path that also complies with ADA
regulations. This design must be demonstrated and approved by both Carlsbad Fire and Building
Departments before the proposed design can move forward.
Building:
1. No comments
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Landscape:
1. The plans are incomplete and unable to be appropriately reviewed. Please provide preliminary
Conceptual Landscape Plans consistent with Section 3, Preliminary Concept Plans, as found in the City
of Carlsbad Landscape Manual. Plans are to include a Conceptual Landscape/Planting Plan clearly
indicating locations and species for all proposed plants to be installed; a Landscape Maintenance Plan
clearly showing areas of maintenance responsibility; a Water Use Plan clearly indicating where
recycled water, gray water, and potable water are proposed to be used for irrigation; a Water
Conservation Plan with estimated water use calculations; and a Fire Suppression Plan if applicable. A
partial list of requirements is listed below; however, the Applicant is responsible for meeting all
requirements for Concept Plans as defined in Landscape Manual. Final comments are reserved
pending receipt of more complete plans.
2. The applicant will be required to address all City of Carlsbad Landscape Manual requirements as
determined appropriate. The City of Carlsbad Landscape Manual can be found at the following
website: http:l/www.carlsbadca.gov/services/depts/planning/codes.asp
3. Please reference City of Carlsbad documents as appropriate.
4. Plans shall be prepared by a licensed landscape architect, licensed civil engineer, licensed architect,
or other qualified professional licensed by the state to do this work.
5. The planting plan shall consist of a drawing that illustrates, on a page or pages, the conceptual
locations of all planting areas, existing vegetation to be retained or removed, planting palette, plant
types represented by symbols, hardscape areas, landscape design features (including Low Impact
Development (LID), natural features, and water features. The planting palette shall include:
a) Common and botanical plant names.
b) Tree types and quantities.
c) Shrub types and spacing with general layout.
d) Ground cover types and spacing.
e) Proposed plant sizes (either by number or percentage(%) of total quantity).
6. Specify/label on the landscape plans each specific BMP design for all bio-retention areas as one of
the following (per attached Appendix E: BMP Design Fact Sheet):
a) Section A
b) Section B
c) Section C
d) Section D
e) other
For each basin clarify on the plans if to be lined or not and indicate if each section is bio-retention
only or a flow through planter or bio-retention. Provide plantings in each of the sections per the
attached Appendix E: BMP Design Fact Sheet.
7. At a minimum, plans shall include the following items:
a) Existing conditions (grades, plants, property lines, easements, right-of-way's, drainage elements,
utilities, etc.).
b) Existing improvements.
c) Potable and reclaimed service locations and lines.
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d) All existing and proposed easements (labeled).
e) All vehicular sight lines, including intersection site distance corridors (see Figures 3-A and 3-B in
the Landscape Manual) and Caltrans sight distance standards (i.e.: stopping sight distance).
Coordinate with the civil engineer to show and label this information on the conceptual landscape
plans.
f) Project address and vicinity map.
g) North arrow and bar scale.
h)
i)
j)
Proposed grading consistent with grading plans for the project.
Indicate positive surface drainage (2% grade in planting areas) away from structures and
terminating in an approved drainage system.
All proposed outdoor elements including, but riot limited to, rec~eational areas, outdoor eating
areas, hardscape, trails, and water features.
k) Provide a detailed description of any water features that will be included in the landscaped area.
I) Other design features and details as needed for clarity (trails, fencing, parking lot lighting, trellis
structures, raised planters, etc.).
8. Invasive species shall not be added to a landscaped area.
9. Generally, identify all existing woody plant material to be removed or retained. Trees over 12" in
caliper diameter shall be identified on the plan individually as to caliper size and type and labeled to
be retained or removed.
10. Provide a minimum ofone street tree for every 40' of street frontage. Trees may be planted on center
or grouped. Street trees shall be located:
a) A minimum of seven (7) feet from any sewer line.
b) In areas that do not conflict with public utilities.
c) Outside of sight distance areas.
d) Inside the public right-of-way, unless approved otherwise by the City.
11. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to
this requirement shall be located within the parking area, exclusive of parking lot setbacks. The trees
shall be located in close proximity to the spaces they are to shade.
12. A perimeter landscape border of at least eight (8) feet in width (exclusive of curbs} shall be provided
around each outdoor/at grade parking area unless the Zoning Ordinance or other governing
document specifically provides otherwise. The perimeter landscaped border (between property lines
and parking areas) may include any landscaped yard, setback, or landscaped area otherwise required
within the property and shall be continuous except for required access points. A perimeter landscape
border is not required between a parking lot and building. The planting within the perimeter
landscape border is not counted towards the 3% landscape requirement for parking lots.
13. Parking areas shall be screened from adjacent property or streets through the use of planting or any
combination of planting, mounding, and decorative walls. Screening elements shall have a total height
of at least three (3) feet.
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14. A minimum of three percent of the parking area shall be landscaped. The "parking area" includes all
parking spaces and drive aisles. The plantings shall be contained in planting areas with a minimum
dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The
plantings shall be located throughout the off-street parking areas in order to obtain the maximum
amount of dispersion. Please provide a calculation proving the percentage of landscape area provided
in the parking area.
15. If landscaped "finger" islands are provided between parking spaces, they shall be designed with a
minimum outside width of seven (7) feet and a minimum landscape width of four (4) feet.
16. Provide a Maintenance Responsibility Exhibit. The Maintenance Responsibility Exhibit shall be
prepared at a scale and size (preferably one sheet) that provides an overall view of the project and
shall clearly identify the various areas of landscape maintenance responsibilities (private, common
area/homeowners' association (HOA), etc).
17. Show and label all bio-swales/detention basins or underground drainage collection systems (in or
under planting areas that could impact the planting) and provide appropriate landscaping.
18. The Landscape Manual indicates that landscape plans are to feature ground cover, shrubs, and trees
to screen elements of unsightliness and screen/soften new improvements. The Landscape Manual
also indicates that landscaping shall be used to accentuate and enhance architecture. Address as
appropriate.
19. 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum 5-gallon size. Please add
appropriate notes to plans and ensure this requirement is met.
20. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid
obstructing motorists' views of pedestrian crossings, driveways, roadways and other vehicular travel
ways. On collector streets and larger, landscape elements over 30 inches in height (including planting
measured at maturity) as measured from adjacent street grade are not permitted at street corners
within a triangular zone drawn from two points, 25 feet outward from the beginning of curves. At
medium to high use driveways, the 30-inch height limitation applies at driveways 25 feet from the
edge of the apron outward along the curb, then 45 degrees in toward the property. Landscape
features (shrubs, trees, fencing, etc:) shall be selected to ensure that no visual impairments or
obstructions are located within the Caltrans sight distance lines. Please show and label all vehicular
sight lines on the plans per above and ensure no conflicts.
21. All utilities are to be screened. Landscape construction drawings will be required to show and label
all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans
and ensure that there are no conflicts with trees.
22. Provide a Water Conservation Plan in conjunction with the Landscape Concept Plan. This plan shall
demonstrate to the City how the proposed development will use all practical means available to
conserve water in the landscape. Please provide/address the following:
a) Indicate the proposed type of water to be used for irrigation (i.e. potable, recycled, graywater,
etc.).
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b) Provide a colored or hatched plan clearly showing where recycled water, graywater and potable
water are proposed to be used for irrigation. This plan will be forwarded to Carlsbad Municipal
Water District {CMWD) for review. Any comments will be returned to the applicant.
c) Irrigation systems for all projects, except for service to a single-family residence or front yard
irrigation on individually metered ~ondos, shall be designed to use non-potable, treated recycled
water, unless an exemption is approved by the City Utilities Department.
d) Written description of water conservation features including addressing xeriscape principles (see
Appendix A of the Landscape Manual) within the project.
e) Hydrozone diagram: Include one "hydrozone diagram" which identifies grouping of plants within
the individual hydrozones (high, moderate, low, very low or special landscape areas) and which
indicates the square footage and irrigation method of each area.
f) Separate water service for landscaping (including, but not limited to connections, water meters,
and back flow preventers) shall be provided for all commercial/industrial projects, golf courses,
parks, and residential common areas in projects over four (4) dwelling units.
g) Concept plans shall include calculations which document the maximum allowed annual water use
for the landscaped area or maximum applied water allowance (MAWA) and estimated total water
use (ETWU). A landscape project shall not exceed the MAWA. The MAWA for a landscape project
shall be determined by the following calculation as defined in the City ordinance: MAWA =
(ETo)(0.62)[(.45 LA)+ (.55 x SLA)l for commercial/industrial and MAWA = (ETo)(0.62)[(.55 LA)+
(.45 x SLA)] for residential. The ETWU shall be determined by the following calculation as defined
in the Landscape Manual:
ETWU = (ETo)(0.62{ PF~HA + SLA)
Please provide calculations and worksheets on city forms as found in the Landscape Manual.
In addition to the calculations, include a statement on the plans signed under penalty of perjury
by the person who prepared the plan that provides:
"I am familiar with the requirements for landscape and irrigation plans contained in the city of
Carlsbad's landscape manual and water efficient landscape regulations. I have prepared this plan
in compliance with those regulations and the landscape manual and agree to comply with all
requirements when submitting construction documents. I certify that the plan implements those
regulations to provide efficient use of water."
23. The surface area of a water feature, including swimming pools, shall be included in a high-water use
hydrozone.
24. The plan shall provide that only subsurface irrigation shall be used to irrigate any vegetation within
twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces are
designed and constructed to cause water to drain entirely into a landscaped area.
25. Please add the following notes to the plans and insure all requirements are met:
Slopes 6:1 or steeper requiring erosion control measures as specified herein shall be treated with one
or more of the following planting standards:
a) Standard 1-Cover Crop/Reinforced Straw Matting:
Cover crop shall be a seed mix typically made up of quick germinating and fast covering grasses,
clovers, and/or wild flowers. Submit the specific S/?ed mix for City approval prior to application.
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The cover crop shall be applied at a rate and manner sufficient to provide 90 percent coverage
within thirty (30) days.
Type of reinforced straw matting shall be as approved by the city and staked to the slope as
recommended by the manufacturer.
Reinforced straw matting shall be required when planting occurs between August 15 and April 15.
The cover crop and/or reinforced straw mat shall be used the remainder of the year.
b) Standard #2 -Ground Cover
One hundred (100%) percent of the area shall be planted with a ground cover known to have
excellent soil binding characteristics (planted from a minimum size of flatted material and spaced
to provide full coverage within one year).
c) Standard #3 -Low Shrubs
Low spreading woody shrubs (planted from a minimum of 1 gallon containers) shall cover a
minimum of seventy {70%) percent of the slope face (at mature size).
d) Standard #4-Trees and/or Large Shrubs
Trees and/or large shrubs shall be (planted from a minimum of 1 gallon containers) at a minimum
rate of one (1) per two hundred (200) square feet.
Slopes -6:1 or steeper and:
a) 3' or less in vertical height and are adjacent to public walks or streets require a minimum Standard
#1.
b) 3' to 8' in vertical height require Standards #1 (erosion control matting shall be installed in lieu of
a cover crop), #2 and #3.
c) In excess of 8' in vertical height require Standards #1 (erosion control matting shall be installed in
lieu of a cover crop), #2, #3, and #4.
Areas graded flatter than 6:1 require Standard #1 (cover crop) with temporary irrigation when they
have one or more of the following conditions:
a) Sheet graded pads not scheduled for improvements within 6 months of completion of rough
grading.
b) A potential erosion problem as determined by the City.
c) Identified by the City as highly visible areas to the public or have special conditions that warrant
immediate treatment.
26. Please review the site with the Fire Marshal and determine if fire suppression zones are required. If
required, provide a fire suppression plan which shall consist of a written and graphic plan and sections
illustrating the following:
a) Fire hydrant locations
b) Rear yard setbacks
c) Fire control planting as outlined in Section 5 of the Landscape Manual
d) Emergency/maintenance access
e) Maintenance responsibility and schedule of frequency
f) Any other project modification to protect the development from fire hazards
g) Street widths dimensioned
PRE 2017-0002 (DEV2017-0014)-FOUR SEASONS CARLSBAD
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27. Provide. 2 copies of all plans (concept, water conservation, fire protection (if applicable), and colored
water use plan) for the next submittal. The submittal must be made to a Planning Division staff
member at the Planning counter along with a transmittal clearly indicating what the submittal is for
(i.e. Conceptual Plan re-submittal}. Please provide a written response to all comments clearly
indicating where and how each comment was addressed.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Cliff Jones at the number below. You may also contact each department individually as follows:
• Planning Division: Cliff Jones, Senior Planner, at 760-602-4613.
• Land Development Engineering: Kyrenne Chua, Project Engineer, at 760-602-2744.
• HMP Coordinator: Rosanne Humphrey, at 760-602-4689.
• Fire Department: Randy Metz, Fire Marshall, at 760-602-4661.
• Building Division: Mike Peterson, Building Official, at 760-602-2721.
• Landscape: Michael Elliott, MELA, at (760) 944-8463
Sincerely,
DON NEU, AICP
City Planner
DN:0:jb
Attachments:
1. City Council Resolution No 2007-303 (excerpted)
2. Figure 6.6 of the Ponto Beachfront Village Vision Plan Final Environmental Impact Report
3. LDE Redlines dated 7/23/2018
c: Kyrenne Chua, Project Engineer
Randy Metz, Fire Marshal
File Copy
Data. Entry
HPRM