HomeMy WebLinkAboutCP 02-13; La Costa Condominiums; Condo Permit (CP) (6)c h
39- 82 -
City of Carlsbad
March 7, 2002
Bill Hofman
Hofman Planning Associates
5900 Pasteur Court, Suite 150
Carlsbad, CA 92008
SUBJECT: PRE 01- 70 - LA COSTA CONDOMINIUMS
(APN 21 6-1 60-27)
A preliminary review of your project was conducted on November 29, 2001.
Additional review occurred during the subsequent months. 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 Dreliminarv
review does not represent an in-deoth analysis of your project. Additional issues of
concern may be raised after your application is submitted and processed for a more
specific and detailed review.
PLANNING
1. Following are the land use designations for the project site:
A. General Plan designation and density: RMH (Residential Medium High
Density), 8-1 5 dwelling unitdacre, Growth Control Point of 11.5 dwelling
unitdacre.
6. Zoning Designation: RD-M (Residential Density-Multiple)
2. Following are the discretionary permits required for the 58-unit condominium
proposal. Because more than 50 units are proposed, Council approval will be
necessary.
A. Planned Development Permit
B. Hillside Development Permit
C. Tentative Tract Map
3. To implement City Council direction, Planning Department Administrative Policy
37 requires this project, since it requires discretionary permits and is bordered
on two sides by existing single-family development, to post on-site project
disclosure signs during formal application review. Photo-simulation exhibits of
the project as viewed from its surroundings also will be required. The permit
application forms contain more information.
4. Recently, the, City Council adopted a comprehensive overhaul- of the City's
planned development standards, Chapter 21.45 of the Zoning Ordinance. The
1635 Faraday Avenue Carlsbad, CA 92008-7314 (760) 602-4600 FAX (760) 602-8559 www.ci.carlsbad.ca.us @
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new standards differ from previous requirements in several ways by providing,
for example:
A. Standards tailored just for multiple-unit buildings (buildings containing
B. Separate requirements for community recreational space and private
C. Detailed architectural requirements.
three or more units), including setbacks and building separation.
outdoor space.
5. Along with the new ordinance, the Council adopted a Policy Statement No. 66,
Principles for the Development of Livable Neighborhoods. Compliance with the
policy is a requirement of the ordinance for all planned developments. Among
other things, the policy stresses that the livable portion of a residence (e.g., its
front door, windows, courtyard, balcony), rather than its garage, should be the
prominent feature facing and oriented toward the street.
Staff encourages you to become familiar with the new ordinance and policy. Copies of
both are available at the Planning Counter.
6. The reported presence of an underlying landslide and unstable slopes on the
project site and the corrective grading measures proposed to address them may
represent potentially significant environmental impacts. So staff can evaluate
these potential impacts, please provide geotechnical and soils reports, grading
plans, and hillside mapping data (as required for a hillside development permit),
when the discretionary permits for the project are submitted. This information
will expedite review if submitted early and enable the City to:
A. Conduct the required environmental review and determine the needed
environmental document. At the very least, staff anticipates a mitigated
negative declaration will be necessary.
B. Verify the existence of reported hillside conditions and the need for
corrective grading.
C. Determine if the project qualifies as an exemption from the hillside
development standards per Zoning Ordinance Section 21.95.130.
Without an exemption, the project would or might violate standards that
minimize toe of slope encroachment, reduce grading volumes, and
preserve natural slopes. The information will help determine if slope
conditions warrant an exemption from the standards and to what degree.
D. Determine whether the proposed buttress is appropriate for slope stability
and as a building pad.
7. Based on the area and percent of slope information provided with the previous
preliminary review for this site, the property has a net developable acreage of
5.035 acres. The density yield based on the growth control point therefore
would be 57 units, one fewer than proposed. Residential development can
exceed the growth control point only if the City Council can make the findings
in Zoning Ordinance Section 21.90.045.
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8. Please refer to the previous preliminary review letter issued for this project for
additional information and comments (October 6, 1999, letter on PRE 99-59
from Assistant Planning Director to Hofman Planning).
Application forms explaining standard submittal requirements and the new. The Zoning
Ordinance is available online at www.ci.carlsbad.ca.us.
ENGINEERING
The Engineering Department has completed our preliminary review of the above-
referenced project. Any formal application submittal for this project must adequately
addresshesolve the following items:
Substantial Issues
1. The California Regional Water Quality Control Board recently issued tentative
Order No. 2001-01. This action leads to updates in the National Pollution
Discharge Elimination System (NPDES) permit whereby the City of Carlsbad is a
co-permittee to the City of San Diego. Please be advised, these new regulations
may require significant changes to this project and other projects processed
throughout the San Diego region. In order to facilitate the compliance of this
project, the following are some criteria that must be incorporated into the design
of the project:
A.
B.
C.
D.
Staff
All efforts must be made so that there can be no increased peak runoff
rate from the developed site over the greatest discharge expected from
the existing undeveloped site. This can be proved via engineering
calculations in the project hydrology report. In the hydrology study, using
the 10-year frequency storm, calculate the existing property 0 and
determine the difference in cfs between the proposed and existing. You
may want to consider using an onsite catchments or retention basin to
control the peak runoff rate;
Revise the plan to incorporate Best Management Practices (BMP's) as
outlined in the California Storm Water Best Management Practice
Handbooks, latest edition. Include measures to capture anticipated
pollutants from the project and street;
Pre and post construction offsite and downstream siltation will not be
permitted at any time;
The applicant will be required to submit a Storm Water Pollution
Prevention Plan (SWPPP) that addresses design, construction and post-
construction phases of the project. The final SWPPP will be required
before issuance of development permits. A preliminary SWPPP must be
submitted for staff review with your application submittal.
encourages you to review the draft permit requirements
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March 7, 2002
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1
(http://www.swrcb.ca.gov/rwqcbS/Programs/Storm_Water/storm_water.html).
Per Section F. 1 .b. (1) of the California Regional Water Quality Control Board San
Diego Region Order No. 2001-01, the project must ensure that pollutant
discharges and runoff flows from the development are reduced to the maximum
extent practicable using best management practices for the existing and
proposed portions of the project site. Numeric sizing of all filtration and volume
control facilities is required.
Issues
Please address all previous issues that were indicated in the previous preliminary
review letter for the project.
FIRE
1. All condominiums shall be equipped with automatic fire sprinkler systems.
2. All project streets shall be posted as fire lanes per Carlsbad Municipal Code
17.040.020.
If you have questions about this letter, please call the following people:
Planning Department comments: Scott Donnell, Associate Planner, at
Engineering Department comments: Mike Shirey, Project Engineer -
Fire Department comments: Colleen Balch, Fire Prevention, at (760) 602-
(760) 602-46 1 8.
Engineering Development Services, at (760) 602-2400, extension 1420.
4662.
- +‘&stant Planning Director
GEW:SD:mh
C: Kwan So, Calso, LLC
Michael J. Holzmiller, Planning Director
Dennis Turner, Team Leader
Mike Shirey, Project Engineer
Colleen Balch, Fire Prevention
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