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HomeMy WebLinkAboutCP 95-02; Lagoon Waterfront LLC Condominium; Condo Permit (CP) (4)City of Carlsbad v m^HHHVBMMHHMBHMHBBM^MMMi^^^^^H^BBPlanning Department March 10, 1995 Farwest American EnL, Inc. P.O. Box 2198 Carlsbad, CA 92018 SUBJECT: LAGOON WATERFRONT DUPLEX APN: 207-150-21 A review of your project was conducted on March 9, 1995. 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 specific and detailed review. PLANNING: 1. Duplex units are required to provide 1 off-street guest parking space. Please specify the location of the guest space. Guest parking may be provided as a tandem space only if a 20* setback is provided. 2. Spot elevations on the plan shown as 99.00' in the front and 104.43 at the high point are inaccurate. According to our ortho photo topographic maps, this lot appears to be between 12' and 9* in elevation. Please correct 3. The architectural elevations are not to scale, therefore, a determination of building height cannot be made during this preliminary review. Building height in the RW Zone is limited to 35' from grade to peak of roof at all points surrounding and within the structure. Please explain the architectural elevations highlighted in yellow on the attached exhibit The structure has a third level, however, the third level floor plan does not illustrate the uses for this level except roof access. The plan indicates three levels plus a roof access level. 4. The density permitted using the growth management control point for a 6,000 square foot lot by the RH General Plan designation is 2 units. 5. The duplex units are subject to Inclusionary Housing Impact fees (currently $2,925/per market rate unit) at the time of building permit issuance. Conversion of the duplex units to condominiums at a future date could result in the assessment of the inclusionary in-lieu fee (currently $11,485/per market rate unit) prior to final map approval. 6. Conversion to condominiums at a future date will require the approval of a Tentative Parcel Map and Minor Condominium permit to subdivide airspace. The condominium permit requires findings of consistency with the Planned Development (PD) Ordinance, Chapter 21.45 of the Zoning Ordinance. The provision of two covered spaces per unit and a guest parking space will satisfy the PD ordinance parking requirements, and the plan appears to provide a 15' x 15' rear yard area to satisfy the private/common passive open space requirement of 200 square feet per unit. 2O75 Las Palmas Drive • Carlsbad, California 92OO9-4859 • (619) 438-1161 PRE 95-06 - LAGOON WATERFRONT DUPLEX MARCH 10, 1995 PAGE 2 7. With respect to fees, I have highlighted on the "Governmental Fee" calculation submitted with the subject application, the application fees that would be assessed to allow the conversion of these units to airspace condominiums. Conversion of the duplex to condominiums will require the submittal of a Tentative Parcel Map to subdivide airspace and a minor Condominium Permit. As specified in Item 5 of this document, the construction of two units on the existing lot will require a building permit and is subject to inclusionary housing impact fees. Conversion of the units to condominiums at a later date could result in the assessment of inclusionary housing in-lieu fees. The other fees included in this calculation are associated with grading permits and building permits and must be verified with the Building and Engineering (plancheck) Departments. The preliminary plan submitted for review does not appear to propose grading. Grading permit and plancheck fees may not be applicable. ENGINEERING: 1. A soils report will be required at time of building permit application. Please contact the City's Building Department to determine the extent of analysis which will be required. 2. The applicant has stated that in the future this project may be converted to a condominium. Therefore, the project should be constructed to all condominium standards (i.e., guest parking requirements, setbacks, etc.) so as not to incur difficulties with regards to future discretionary reviews. 3. Please be advised that any damaged facilities (i.e., curb and gutter, sidewalk, etc.) may be required to be repaired as a condition of approval for the project 4. The applicant will be required to process a Minor Subdivision if the project is converted to a condominium in the future. 5. Please indicate the amount of grading: cut/fill, import/export or state on the site plan that no grading will be required. 6. Please add the amount of Average Daily Traffic (ADT) generated by the proposed project to the site plan. 7. Please add Vicinity Map to the site plan. 8. Please add cross section of Cove Drive to the site plan. 9. Please label all existing/proposed facilities (i.e., curb and gutter, sidewalk, street light standards, fire hydrants, etc.) 10. Please indicate existing/proposed topography. The applicant has stated that they wish to drain the lot towards the lagoon, which is acceptable to staff; however, along the north property line a sump condition exists, as indicated by the spot elevations which were provided. Please indicate how positive drainage will be achieved at this location. Additionally, in accordance with City Standard GS-15, any surface drainage flow line adjacent to a structure must be located at a minimum of 5 feet away from the structure. This proposed PRE 95-06 - LAGOON WATERFRONT DUPLEX MARCH 10, 1995 PAGE 3 project indicates a structure setback of 4 feet from the property lines and therefore does not meet this City Standard, with regards to drainage. 11. Please indicate all easements and encumbrances for this property in accordance with the PR. Indicate the future disposition of all easements and encumbrances. 12. Please verify, and revise if required, the "assumed" benchmark elevation. Also revise any spot elevations, if required, due to a benchmark elevadon change. 13. Please identify and provide the bearing and distance of the property line adjacent to the lagooa Along the front property line please change the "?" to degrees, for the bearing. Please indicate degree designations for all bearings. 14. Please indicate how proposed surface runoff will be discharged into the lagoon (i.e., sheet flow runoff, piping/outlet, etc.). Staff recommends sheet flow run off. 15. Are the palm tree designations existing or proposed? If they are proposed, please delete them. They are located off site. 16. Only one set of sewer and water service is indicated. If this proposed project is planned as a future condominium, each unit must be served separately. 17. Please indicate a cross section of a preliminary design for the proposed boat dock. Are any special planning actions or building permits required to construct this dock? Attached for your use in making the requested revisions, is a redlined check print of the project Please contact Anne Hysong at (619) 438-1161, extension 4477 if you have any questions. Sir GARY E. WAYNE Assistant Planning Director GEW:ARvd c: Michael J. Holzmiller Chris DeCerbo Bobbie Hoder File Copy Data Entry