HomeMy WebLinkAboutCT 00-16; Poinsettia Properties PA 2, 3, & 4 Part I; Tentative Map (CT)January 24, 2002
TO: BOBBIE HODER
PLANNING DEPARTMENT - GRAPHICS
TRAFFIC ENGINEER
RAENETTE ABBEY, BUILDING DEPARTMENT
ROBIN NUSCHY, BUILDING DEPARTMENT
STEVE RUGGLES, STATION #3 FIRE DEPARTMENT
GREG WOODS, PUBLIC WORKS - OAK ST OFFICE
LORI ALLEN, POLICE DEPARTMENT
KARL VON SCHLIEDER - GIS
JEREMY RIDDLE, ENGINEERING DEPARTMENT
FROM: Planning Director
RE: STREET NAME FOR CT 00-16, POINSETTIA PROPERTIES P.A. 2, 3 & 4
The following street names have been approved as a part of the final map
processing for POINSETTIA PROPERTIES P.A. 2, 3 & 4. A map delineating street
locations is attached.
Private Streets:
A. Macadamia Dr.
B. Waters End Dr.
C. Raintree Dr.
D. Sand Shell Ave.
E. Sweetwater St.
F. Red Coral Ave.
G. Shoreline Dr.
H. Brookside Ct.
1. Coral Reef Ave.
J. Saltgrass Ave.
K. Clearwater St.
L. Strand St.
M. Sandside Ct.
N. Seaward Ave.
0. Bay Ln.
SM:mh
Attachment
-
KEY MAP
SCALE: 1'=400'
PACIFIC \%
OCEAN PROJEcrDESKS^ CONSULTANTS
TuMmn • Bwci—fnit • HIIBHMII • snnvr/an
701 B St3xel. Suite 800, Sui Diego, CA 92101
619-235.6471 FAX 619-234^)349
VICINITY MAP
N.T.S.
JOHN LAING HOMES
895 DOVE STREET, SUITE 110
NEWPORT BEACH, CA 92660
(949) 476-9090
STREET NAMES
A. MACADAMIA DRIVE
B. WATERS END DRIVE
C RAINTREE DRIVE
D. SAND SHELL AVENUE
£ SWEETWATER STREET
F. RED CORAL AVENUE
a SHORUNE DRIVE
H. BROOKSIDE COURT
/. CORAL REEF AVENUE
J SALTGRASS AVENUE
K. CLEARWATER STREET
L. STRAND STREET
M. SANDSIDE COURT
N SEAWARD AVENUE
a BAY LANE
LEGEND
IMPROWMFNT
FIRE HYDRANT
SYMBOL
WATERS END
(POMSETTU PROKRTKS, PJL 2, a, « 4)
CT NO. 00-16
STREET MAP &
FIRE HYDRANT
LOCATIONS
SHT 1
OF
1 SHTS
J.N. 2068.00
iiie City ofCarlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No, @
Application complete date: May 2, 2001
P.C. AGENDA OF: June 20,2001 Project Planner: Barbara Kennedy
Project Engineer: Mike Shirey
SUBJECT: CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44 - POINSETTIA PROPERTIES
PLANNING AREAS 2, 3, «& 4 - Request for a recommendation of approval of a
Tentative Tract Map, Planned Development Permit, Site Development Plan, and
Coastal Development Permit to subdivide a 41.6 acre site for the development of
219 single-family residential lots, a Community Recreation Center, and numerous
open space lots, located west of Avenida Encinas, between Poinsettia Lane and
Embarcadero Way.
I. RECOMMENDATION
That the Plaiming Commission ADOPT Planning Commission Resolutions No. 4997, 4998,
4999, and 5000 RECOMMENDING APPROVAL of CT 00-16, PUD 01-01, SDP 00-12, and
CDP 00-44 based on the fmdings and subject to the conditions contained therein.
IL INTRODUCTION
The proposed project, which includes Planning Areas 2, 3, and 4 (PA 2, 3, & 4) of the Poinsettia
Properties Specific Plan, is a proposal to subdivide a 41.6 acre site for the development of 219
single-family homes, a 1.33 acre Community Recreation Center, and associated recreation, open
space and RV storage facilities. The site is located in the Mello II Segment of the Coastal
Overlay Zone on the west side of Avenida Encinas, between Poinsettia Lane and Embarcadero
Way. The project requires approval of a tentative tract map, planned development permit, and
coastal development permit. In addition, approval of a site development plan is required for the
centralized park site in PA 3. Because the subdivision proposes more than 50 lots, fmal approval
by the City Council is required. The proposed subdivision is consistent with the zoning and land
use provisions of the Poinsettia Properties Specific Plan and incorporates a transit-oriented
design focus. Affordable housing obligations have been met through an affordable housing
agreement to construct required units in Plaiming Area 5 of the Specific Plan. As designed and
conditioned, the project addresses this concem and is consistent with all relevant City regulations
and policies.
IIL PROJECT DESCRIPTION AND BACKGROUND
In January 1998, the City Council approved the Poinsettia Properties Specific Plan. This
document addresses eight planning areas wrapping around the east, west and south sides of the
Poinsettia Transit Station. The Specific Plan was designed to create a transit-oriented
development (TOD) project located near the rail station and the nearby major transportation
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CT 00-16/PUD Ol-Ol/SDFuO-12/CDP 00-44 - POINSETTIA PROMRTIES P.A. 2, 3, & 4
June 20, 2001
Page 2
corridor. Interstate 5. The plan incorporated numerous features to create a pedestrian-focused
environment where residents can accomplish their daily activities without driving. This
included: designing pedestrian-scale streets lined with trees to slow traffic; building homes with
porches facing the street rather than garages; providing design details on the homes to create
visual interest; and, adding trails, open space and sidewalks to provide pedestrian connections
and opportunities.
The 41.6 acre site is located within the southwest quadrant of the City in Local Facilities
Management Zone 22. The north side of the site is adjacent to the Poinsettia Transit Station and
the affordable housing apartment project just north of Embarcadero Way. Poinsettia Lane runs
along the south side ofthe site, with the Lakeshore Gardens Mobile Home Park beyond; Avenida
Encinas borders the site on the east, with car dealerships. Kaiser Permanente, and several motels
on the opposite side of the street; and, the site is bordered on the west by the San Diego Northem
(formerly AT&SF) railroad tracks. The site slopes down firom the east to the west with a change
in elevation of approximately 12 to 16 feet from Avendia Encinas to the railroad right-of-way.
Vernal pool habitat was identified with the project EIR in an off-site location within the railroad
corridor right-of-way. The EIR mitigation measures require a minimum 100 foot buffer where
vemal pools are present in order to provide an adequate watershed and buffer area for the vemal
pool habitat. The 100 foot buffer area is included as an expansion of the required 40 foot railroad
right-of-way buffer/trail area. The site was graded previously and used as a nursery and is
devoid of any native vegetation. In May 2000, the property owner appUed for a Coastal
Development Permit (CDP 00-13) to stockpile soil for the development of the site.
Approximately 155,000 cubic yards of soil were imported and stockpiled on the site, and no
additional import for the site is anticipated.
The project includes the development of three planning areas within the Poinsettia Properties
Specific Plan. PA 2 and PA 4 are both designated for residential single-family detached dwelling
units. PA 2 is designated as a Residential Medium land use with a maximum of 168 dwellings
and PA 4 is designated as a Residential Medium High land use with a maximum of 178
dwellings. Compliance with this requirement has been met through the provision of a total of
219 detached single-family homes each with a minimum 3,500 square foot lot. PA 3 is
designated for use as a private Community Recreation Center to serve the homeowners of PA 2
and PA 4. The private facility will be maintained by the Homeowners' Association (HOA) for
these planning areas. Parkways, entry area landscaping and other common areas will also be
maintained by the HOA. Patios, patio covers, balconies, and trellises will be allowed as shown
on the detailed plans included as Exhibits P and Q.
The primary entrance to the gated community is located on Avenida Encinas across from
Macadamia Drive. The enfrance is accented by a decorative entry stmcture and trellis elements
at the pedestrian entrance points, as well as lush landscape areas surrounding the entrance. The
PA 3 Commimity Recreation Center is located immediately west of the primary enfrance and
functions as a focal point at the enfrance to the development. A second entrance point to the
project is located across from Raintree Drive on Avenida Encinas and has similar landscape and
pedestrian accent elements. An egress only road is located on the north end of the site and
connects with Embarcadero Way. This access point was not required by the Specific Plan;
however, the Fire Department felt that a third point of egress was warranted in the event of an
emergency situation. Although the community is gated to restrict vehicular circulation, the
Coastal Commission required that the project must be developed with unrestricted pedestrian
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CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44 - POINSETTIA PROP5RTIES P.A. 2, 3, & 4
June 20, 2001
Page 3
access. Therefore, the project has been designed with pedestrian openings (no gates) at the
project entrance points which coimect with a 15 foot wide public access parkway that runs
north/south through the center of the site. This public parkway provides a pedestrian connection
from Avenida Encinas through the site to the fiiture mixed-use project in PA 6 which will
ultimately connect to the fransit station.
Landscape buffers with meandering sidewalks are located aroimd the perimeter of the site.
Twenty foot wide buffers are provided on Avendia Encinas and Poinsettia Lane and an additional
10 foot landscape buffer is provided along the north edge of the project. The landscape buffer
along Avenida Encinas exhibits a semi-formal planting design featuring Mexican Fan Palms,
accent frees, and turf areas which undulate between massed plantings of colorful shmbs and
groundcovers. More informal planting buffers are provided along Poinsettia Lane and
Embarcadero Way. A minimum 40 foot wide railroad pedestrian open space corridor is provided
on the west side ofthe site and increases in width to maintain a 100 foot buffer around the off-
site vemal pools. The corridor, which is separated from the raifroad r.o.w. by a black chainlink
fence, contains an informal decomposed granite (d.g.) frail on the eastem half of the buffer and
native landscaping as required by the Program EIR. These trails provide pedestrian access
around the perimeter of the site and links to the fransit station and PA 6.
Noise walls wrap around the east, south, and west sides of the development. To diminish the
relative height of these walls, landscape berms are used in conjunction with a maximum 6 foot
high wall where wall heights would otherwise be greater than 6 feet. The remaining perimeter
fencing will also be constmcted as a 6 foot high decorative block wall to match the noise wall.
The walls facing Avenida Encinas, Poinsettia Lane, and Embarcadero Way are designed with an
18" offset between sections to provide additional interest along the streetscape. Decorative
mounding and native landscaping will be used along the walls facing the railroad corridor.
Openings have been designed into the perimeter walls at various locations to provide coimections
between the interior and exterior trail/walkway system.
The interior of the project features a unique site plan which enhances the pedestrian experience in
several ways. The 36 foot wide private sfreets (with parking on both sides) feature parkways
with sidewalks that are separated from the curb by a 5.5 foot wide strip planted with turf and
frees to create a feeling of openness and old-fashioned neighborhood charm. Theme trees are
planted along each sfreet and in consideration of off-site view protection, at least 75% of the trees
within the project will be canopy trees with a maximum mature height of 30 feet or less. Traffic
calming features such as "bulb-outs" at the comers slow traffic and reduce the width ofthe street
crossing at the intersections. Enhanced paving at key points create a visual cue to drivers that
pedestrians may be crossing in the area. The large park contained within PA 3 provides an active
central recreation area for the development and features a pool, spa, pool house, tot-lot, half-
court basketball, sand volleyball, large expanses of turf, and amenities such as picnic tables,
benches, drinking fountains, and bike racks. In addition to the cenfralized park, two 10,000
square foot minimum passive recreation parks are located in the north and south ends of the
development and are interconnected by the 15 foot public pedestrian parkway. The northerly
park features a "bark park", seating areas, trellis/arbor stmctures, and large expanses of turf
This park also has a visual and thematic relationship with the pedestrian link to PA 5 and 6. The
southerly park has been designed as a "Neighborhood Plaza" and features a large decorative
paved area, built-in BBQ, gazebo, seating areas, wooden swings, and turf areas for bocci ball and
CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44 - POINSETTIA PRoMlTIES P.A. 2, 3, & 4
June 20, 2001
Page 4
croquet. In addition to common recreation areas, a minimum 15' x 15' rear yard area is provided
for each home.
The site is constrained due to its long, narrow configuration. In order to break up the linearity of
the site, parks and sfreets are situated so that there are no more than 10 homes in a row. The
westem half of the site has a unique lot layout with small clusters of homes centered around
"mini" cul-de-sacs. Small "pocket parks" located at the end of these cul-de-sacs serve as "green"
focal points and provide a small gathering space for neighbors to interact. The lot sizes within
the development range in size from a minimum of 3,600 to over 7,000 square feet. In addition,
the width of the lots range generally from 45 to 55 feet wide. This allowed the homes be to
designed with varying widths in order to avoid a "cookie cutter" appearance. The site layout also
features many homes located on comer lots. This provided an opportunity to add more diversity
to the streetscape by designing homes with enhanced elevations on both street sides and by
designing some homes with wrap-around porches and side entry garages.
The proposed homes feature separate architectural plans for the north and south sides. Products
for the north and south each include three basic floor plans (each with three different
architectural treatments). Three enhanced floor plans (each with three different architectural
treatments) are also provided for the comer lot conditions. With the additional diversity afforded
by the comer lot designs, there will be a total of 36 variations of the 6 basic floor plans. The
square footages and building heights are as follows:
JBZ Homes (north end)
Plan Sq. Ft. Height
1 1,982 25'
2 2,238 -2,353 24'
3 2,481 25'-27'
Dahlin Grou] p Homes (south er
Plan Sq. Ft. Height
1 2, 342 - 2,374 24'-25'
2 2,421 26'-28'
3 2,745 27'-28'
The homes are generally located between 10 and 20 feet from the street right-of-way at the back
of the sidewalk (20' to 30' from face of curb). The site layout encourages social interaction by
locating homes close to the street and close to their neighbors. The homes are designed to
promote this pedestrian-friendly ambiance with a covered front porch that provides an area to
relax with family and converse with passing neighbors. A minimum of 83% of the homes will
feature either a front porch, wrap-around porch, or second story balcony element which faces the
sfreet. In contrast to typical suburban planning principles, garages on over 25% of the units are
located at the rear of the property away from the socially active streetscape. The driveway
approaches on these units resemble walkways or courtyards with grass planting strips. The
building design is reminiscent of beach cottage, English cottage, and craftsman style homes.
Period details of these architectural styles which are included in the proposed project include
wood, shingle or board and batten siding, wooden shutters, stone or brick wainscot elements,
decorative wooden posts, porch railings, wood corbels, knee braces, exposed rafter tails, divided
light windows, and gable end details.
CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44 - POINSETTIA PROPERTIES P.A. 2, 3, & 4
June 20, 2001
Pages
The required RV storage for both PA 2 and 4 will be provided in a centralized location at the
southwest comer of the site. The RV storage area will be screened from view by a decorative
block wall and dense landscaping. Constmction of a sewer pump station is also required with
the development proposal. The site for the pump station is located adjacent to the RV storage
area. The pump station will have a small equipment building (approx. 20' x 20') which is
conditioned to be designed to complement the project architecture.
The proposed project is subject to the following plans, ordinances, standards and poUcies:
A. Carlsbad General Plan;
B. Mello II Segment of the Carlsbad Local Coastal Program;
C. Poinsettia Properties Specific Plan;
D. Subdivision Ordinance
E. Inclusionary Housing regulations
F. Growth Management, Zone 22 Local Facilities Management Plan.
G. Califomia Environmental Quality Act and Environmental Protection Procedures.
IV. ANALYSIS
The recommendation of approval for this project was developed by analyzing the project's
consistency with the appUcable policies and regulations listed above. The following analysis
section discusses compliance with each of these regulations/poUcies utiUzing both text and
tables.
A. GENERAL PLAN
The General Plan land use designations for the project are as follows: PA 2: RM (Medium
Density Residential), PA 3: OS (Open Space), and PA 4: RMH (Residential Medium High).
When the City Council approved the Specific Plan in 1998, it made the finding that the Specific
Plan implements the General Plan and is consistent with its goals, objectives, and policies. This
finding was based on the fact that the specific plan provides for the following: (1) the provision
of the necessary circulation element roadway improvements; (2) the protection and enhancement
of the off-site wetland areas; (3) the constmction of a future public frail; (4) the provisions for
affordable housing; (5) the payment of mitigation fees to convert agricultural land to urban uses;
and (6) compliance with the Local Facilities Management Plan for Zone 22 for public facilities
and services. Based on this implementation and consistency relationship between the Poinsettia
Properties Specific Plan and the General Plan, it can be determined that if PA 2, 3, & 4 are
consistent with the Specific Plan, it is also consistent with the General Plan.
B. MELLO II SEGMENT OF THE CARLSBAD LOCAL COASTAL PROGRAM
The proposed project is located within the Mello II Segment ofthe City's Local Coastal Program
(LCP). When the Poinsettia Properties Specific Plan was approved, it was accompanied by a
Local Program Amendment (LCPA) to provide consistency between the specific plan, the zoning
ordinance and the Mello II Segment. When the LCPA was heard by the Coastal Commission,
the specific plan became the land use plan and implementing ordinance for this section of the
Mello II Segment. The LCPA was approved with modifications in three areas: viewsheds.
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CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44 - POINSETTIA PROPERTIES P.A. 2, 3, & 4
June 20, 2001
Page 6
pedestrian accessibiUty, and protection of the vemal pools. The proposed project complies with
these modifications in the following manner:
Table 1: LCP Compliance
Modification Proposal Compliance?
Protection of significant ocean horizon views from
Interstate 5
Existing view corridor on
south side of Poinsettia
Lane is not impacted by
proposed project.
Yes
Protection of vemal pools 100' buffers are provided
around wetlands
Yes
Pedestrian accessibility to proposed coastal rail trail An 8 foot wide public
pedestrian trail is proposed
within the railroad
pedestrian open space
corridor.
Yes
Unrestricted public pedestrian access from PA 4 to
PA 6
An unrestricted public
pedestrian access corridor is
provided which connects the
entry points on Avendia
Encinas through the
development to the mixed
use area in PA 6 and the
affordable housing site in
PAS.
The proposed project is consistent with the LCP because it is in compUance with the required
Coastal Commission Modifications listed above, with the General Plan poUcies outlined in
Section A above and with the Specific Plan standards addressed in Section C below. In addition,
the project has paid an Agricultural Conversion Mitigation Fee, consistent with the Coastal
Agricultural Overlay Zone of the LCP.
C. POINSETTIA PROPERTIES SPECIFIC PLAN/PLANNED DEVELOPMENT/
SITE DEVELOPMENT PLAN
The Poinsettia Properties Specific Plan (SP 210) provides a framework for the development of
the vacant properties within the specific plan area to ensure the logical and efficient provision of
public facilities and community amenities for future residents. A Planned Development Permit
is also required with the project and, in conjunction with the tentative map, provides a method to
approve the small lot subdivision and private sfreets. Planning Area 3 will be developed as a
private recreation center and requires approval of a Site Development Plan. The proposed
development within Planning Areas 2, 3, and 4 meets or exceeds all applicable requirements of
the specific plan (including the focus on a pedestrian-oriented development) and all requirements
ofthe planned development ordinance, as demonsfrated in Table 2 below:
CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44 - POINSETTIA PROPERTIES P.A. 2, 3, & 4
June 20, 2001
Page 7
Table 2: Specific Plan /Planned Development Ordinance
Standard Requirement Compliance
Density (SP) PA 2: Maximum of 168 SFD (6 du/ac)
PA 4: Maximum of 178 SFD (11 .S du/ac)
116 units at S.27 du/ac
103 units at S.83 du/ac
Product Type
(SP)
Single family detached Single family detached
Lot Size (SP) Minimum 3,SOO sq. ft. residential lots
Setbacks (SP):
Individual lot ownership
(3,600 - 7,131 sq. ft; 4,332
average sq. ft lot)
Setbacks:
Avenida Encinas:
20' landscape setback
30' building setback from Avenida Encinas r.o.w.
Poinsettia Lane:
20' landscape setback
40' building setback from Poinsettia lane r.o.w.
Individual Lots
Front setback: 10-20' with IS' average.
Porches: 10' setback
Garages: Min. 20' long driveway
Side: S' with 12' average between buildings
Rear: 10' to livable space
S' rear setback allowed for recessed garages
20' landscape setback
Livable space for all units is
set back 30' or greater from
Avenida Encinas
20' landscape setback
Livable space for all units is
set back 40' or greater from
the Poinsettia Lane r.o.w.
Livable space on all units is
10' or greater from front
property line with a IS foot
average front yard setback.
All garages are set back 20
feet or greater from the front
property line
S' minimum side yard with
12.S' average distance
between stmctures.
10' rear setback
5' setback to
garages
recessed
Building
Height (SP)
Bidg Height: 30' and 2 stories if a min. roof pitch of
3:12 is provided or 24' and two stories if less than a
3:12 roof pitch is provided.
City Council would be inclined to review favorably a
maximum height of 26'
24' -28'
50% of the homes are 26
feet high or less. The
remaining homes have
limited use of roof elements
from 26.5 to 28 feet high
Lot Coverage
(SP)
Maximum 50% lot coverage 2S% min. - 48% max.
40% average lot coverage
9,302 sq. ft. RV Storage
jm
4,380 sq. ft. (20 sq. ft./unit)
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CT 00-16/PUD 01-01/SDP uO-12/CDP 00-44 - POINSETTIA PROPERTIES P.A. 2, 3, & 4
June 20, 2001
Pages
Standard Requirement Compliance
Resident
Parking (PD)
2 full-sized covered spaces/du 2-car garages
Storage Space
(PD)
392 cf/du • Provided within individual
garages
Recreation
Space(SP)
PA 2: 10,000 sq. ft. min. passive rec. area
PA 4: 10,000 sq. ft. min. passive rec. area
Private (PD) IS' X 15' rear yard
• PA 2: 10,045 sq. ft. rec. area
"Neighborhood Plaza" with
built-in BBQ, gazebo,
seating areas, wooden
swings, and turf areas for
bocci ball and croquet.
• PA 4: 11,504 sq. ft. rec. area
"Neighborhood park" with a
"bark park", seating areas,
trellis/arbor stmctures, and
large expanses of turf.
• Pocket parks and intemal
trails (26, 149 sq. ft.)
• IS X IS'rear yard
PA 3 (SP) Approximately 1.4 acres gross The 1.33 acre (net) (I.S ac.
gross) open space area
includes a pool, spa and
pool house building, trellis
stmctures, tot lot play
stmcture, half-court basket-
ball, sand volleyball, and
large expanses of turf with
picnic tables and benches.
Public Access
(SP)
IS' average width public access parkway
Public railroad pedestrian open space corridor
(40' average width with 8' - 10' trail)
Avenida Encinas pedestrian open space corridor
IS' min. width north/ south
corridor with unrestricted
public pedestrian access.
8' wide natural public trail
(decomposed granite) within
eastem half of 40' min.
railroad open space corridor.
S' meandering sidewalk
within 20' wide landscape
buffer
Guest parking
(PD)
58 spaces 2S0 on-street plus 56 extra
guest parking available on
the deep driveways (SO'
deep or greater)
CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44
June 20, 2001
Page 9
POINSETTIA PROPERTIES P.A. 2, 3, & 4
Standard Requirement Compliance
Affordable
Housing (SP)
38 unit obligation satisfied by PA S of Poinsettia
Properties Specific Plan Area
Provided in PA 5.
Small Lot
Architectural
Guidelines (SP)
Compliance with Small Lot Architectural Guidelines See Small Lot Summary
Chart, Attachments 11 & 12
indicating compliance is
achieved.
Garage
Location and
Design (SP)
Garages offset at least 5' from front facade
Garage doors facing street must not exceed 50% of
front facade
Garages located
from front facade.
S' - SO'
All garages are recessed
from front of stmcture
Architectural
Design
Articulated building elevations.
Building facades must incorporate a minimum of
four design elements
Rear elevations exposed to public streets must be
architecturally enhanced
75% of homes must have front porch or second floor
balcony facing street.
Off-set planes, exposed
rafter tails, gable end
details, multi-paned
windows, wood siding,
wood trim, brick or stone
accents, front porches, wood
lattice, knee braces, pot
shelves.
Off-set planes, balconies,
exposed rafter tails, gable
end details, wood siding,
multi-paned windows.
83% of homes have front
porches, wrap-around
porches, or second floor
balconies facing the sfreet.
Special
Requirements:
Sound walls used where necessary
Constmction of public frail on Avenida Encinas prior
to issuance of bidg. permits
Constmction of public frail within railroad open
space corridor prior to issuance of bidg. permits
Sidewalks on both sides of the sfreet.
Pad elevations as low as possible while still
achieving positive sewer and water flow.
6' high sound walls used in
conjunction with 3' high
berm where required
Conditioned to constmct
prior to issuance of building
permits (except for models)
Conditioned to constmct
prior to issuance of building
permits (except for models)
4' sidewalks and 6'
parkways on both sides of
the sfreets.
Pad elevations are 3.5' to
4.5' below Avenida
Encinas, 4.5' to 10' below
Poinsettia Lane, I.S' to 3.5'
above the adjoining railroad
corridor, and within 1.5' of
finish grade of the
properties north of the site.
CT 00-16/PlJD 01-01/SDP 00-12/CDP 00-44 - POINSETTIA PROPERTIES P.A. 2, 3, & 4
June 20, 2001
Page 10
PA 3 - Site Development Plan
The Specific Plan designated PA 3 for development as a private Community Recreation Center
with a gross acreage of 1.4 acres to serve the homeowners of PA 2 and PA 4. The design and
amenities ofthe require approval of a Site Development Plan. The facility consists of a 1.33 acre
(net) open space area that includes a pool, spa and pool house building, frelUs stmctures, tot lot
play stmcture, half-court basket-ball, sand volleyball, and large expanses of turf with picnic
tables and benches. The recreation center has been designed to minimize, to the extent possible,
light and noise impacts to adjacent residences by providing a 6 foot high decorative block wall
and shmbs masses where private rear yards abut the park. Front yards of homes are designed to
look out into the open space. Lighting plans are required with future submittal of the landscape
plans and conditions are included so that lighting will be shielded to prevent spill-over of
lighting onto adjacent residential properties.
The pool stmctures have been designed to complement the project's architectural style and relate
to the pedestrian scale and nature of the development. The public pedestrian frail is integrated
into the design of the park and provides a clear connection from the primary project entrance to
the north/west pedestrian corridor. The park is centrally located within the development and is
no more than 1,200 feet from the most distant residence. The Specific Plan states that no
additional parking is required for this facility and that available on-sfreet parking will be
adequate. This will further encourage residents to walk, rather than drive, to the park.
The Specific Plan allows for phased development of the recreation center so long as at least a
portion of the proposed features are in place prior to occupancy of the first dwelling unit in PA 2
or PA 4. The project has been conditioned to complete the first phase of the community
recreation center which will consist of the pool, spa, pool house, tot-lot, and all associated
landscape, shmbs and turf areas east of and including the sidewalk which connects the
north/south portions of the public pedestrian parkway prior to occupancy of the first dwelling
unit (except models) in either Planning Area 2 or 4. The remainder of the recreation center,
which includes the sand volleyball court, half-court basketball, and turf areas west of the
sidewalk will need to be completed prior to the occupancy of homes within the second
production phase of building permits.
D. SUBDIVISION ORDINANCE
The proposed tentative map complies with all requirements of the City's Subdivision Ordinance.
All infrastmcture improvements including frontage and project-related roadways and the
extension of existing drainage and sewer facilities will be installed concurrent with development.
Access to the site will be provided from Avenida Encinas through the intersections at Macadamia
Drive and Raintree Drive and egress only will be provided onto Embarcadero Way. The project
is conditioned to provide frontage improvements along Avenida Encinas and will pay its fair
share for improvements on Poinsettia Lane. The frontage improvements along Poinsettia Lane
will be installed in conjunction with the widening of Poinsettia Lane Bridge. The bridge is
scheduled as a Capital Improvement Project with constmction scheduled for completion within
the next year. The applicant's project will be conditioned to coordinate with the City for
installation of the landscape and irrigation along the street frontage.
1^ ^%
CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44 - POINSETTIA PROPERTIES P.A. 2, 3, & 4
June 20,2001
Page 11
The proposed setbacks, stmcture separations and the design of the units will allow for adequate
air circulation and the opportunity for passive heating and cooling. The project is conditioned to
install private street improvements, including curbs, gutters, parkways, sidewalks, sfreet lights,
and fire hydrants on the 36 foot wide private streets. The proposed sfreet system is adequate to
handle the project's pedestrian and vehicular fraffic. Emergency access can be accommodated at
ingress/egress points provided from Avenida Encinas through the intersections at Macadamia
Drive and Rainfree Drive and the egress point at Embarcadero Way.
The on-site drainage system will consist of underground drainage system located within the
private sfreets which will connect to an existing 72" storm drain located at the southwest comer
ofthe site. Maintenance of the storm drain system will be the responsibility of the HOA.
The Specific Plan anticipated that a sewer pump station may be required for Parcel "A" of the
Specific Plan which includes Planning Areas 2 through 6. The engineering department has
determined constmction of the sewer pump station is necessary for the development and other
proposed projects in this sewer area. The pump station will be located at the southwest comer of
the site and the equipment building will be designed to complement the surrounding residential
development.
The pad heights are approximately 3.5' to 4.5' below Avenida Encinas, 4.5' to 10' below
Poinsettia Lane, 1.5' to 3.5 feet above the railroad corridor grade, and within 1.5 feet of existing
grade of the properties north of the site. Approximately 155,000 cubic yards of import has
already been stockpiled with approval of Coastal Development Permit CDP 00-13 and another
17,000 cubic yards of soil will be generated from foundations spoils and frenching for the storm
drain system and no additional import or export is anticipated. Pad elevations have been lowered
as much as possible while maintaining positive sewer and drainage flow.
E. INCLUSIONARY HOUSING
The Poinsettia Properties Specific Plan was approved to meet its inclusionary housing require-
ments through the use of three components including: 1) a maximum of 114 affordable units in
Planning Area 5; 2) a maximum of 24 secondary units in other PAs; and, 3) 61 live-work units
(of which 9 could be rent-restricted) in Planning Area 6. Planning Areas 2 and 4 are proposing
to meet their 38 unit affordable obligation through the provision of affordable units in Planning
Area 5. PA 5 was recently constmcted and contains 92 affordable apartments. This lower
number of affordable units in PA 5 indicates that a lower overall number of units will be
proposed within the specific plan area than the 723 units approved by the City Council. The total
number of units approved to date include 92 units in PA 5, 117 units in PA 7, and 112 units in
PA 8. Together with the current proposal, a total of 540 units would be approved within the
Specific Plan. The only remaining area for residential development is PA 6 with a maximum of
61 live-work units allowed. The affordable housing agreement for Planning Area 5 was
approved by the Housing Commission in 1998 and the agreement was subsequently approved by
the City Council. Therefore, the 38 unit affordable housing obligation for Planning Areas 2 and
4 are considered fulfilled. Since PA 3 is an open space park and does not contain any residential
development, it is exempt from any affordable housing obligations.
Q Q
CT 00-16/PUD 01-01/SDPT)0-12/CDP 00-44 - POflSfSETTIA PROFTRTIES P.A. 2, 3, & 4
June 20,2001
Page 12
F. GROWTH MANAGEMENT
An amendment to the Local Facilities Management Plan for Zone 22 was approved concurrently
with the Poinsettia Properties Specific Plan. At that time, all facility impacts were analyzed and
it was determined that all facilities would be provided prior to or concurrent with need pursuant
to the facilities performance standards of Growth Management. Since the proposed project is
consistent with the Specific Plan in which all facilities were determined to be in compliance with
adopted performance standards, no further growth management analysis is necessary. FaciUty
impacts are noted on the Local Facilities Impact Assessment Form, Attachment 8.
V. ENVIRONMENTAL
The proposed project was included in the Program EIR (EIR 96-10) prepared for the Poinsettia
Properties Specific Plan certified in January 1998. The Program EIR addressed subsequent
discretionary approvals of the specific plan, including actions such as tentative maps, site
development plans, and coastal development permits. All future development, at the time of
project review, was required to be examined to determine whether the environmental impacts
were fully analyzed in the Program EIR. No fiirther CEQA compUance would be required for
those activities having no effect beyond those previously analyzed in the Program EIR. As noted
above, the proposed project is consistent with the land uses, design guidelines, and facility
improvements required in the specific plan.
Through an initial study, the Planning Director determined that the proposed residential project is
pursuant to and in conformance with Specific Plan 210 for which a Program EIR was prepared.
No new impacts are anticipated as a result of this proposal except with regard to traffic. In 1999
the City's annual Growth Management Traffic Monitoring Report indicated an unanticipated
intersection level of service failure at Palomar Airport Road and El Camino Real during both the
a.m. and p.m. peak hours. However, this failure has been mitigated to below a level of
insignificance. With this mitigation measure in place, no fiirther environmental documentation is
necessary; the project is considered exempt under Section 15182 of the Califomia Environmental
Quality Act and Section 65457 ofthe Califomia Govemment Code.
ATTACHMENTS:
1. Planning Commission Resolution No. 4997 (CT)
2. Planning Commission Resolution No. 4998 (PUD)
3. Planning Commission Resolution No. 4999 (SDP)
4. Planning Commission Resolution No. 5000 (CDP)
5. Location Map
6. Background Data Sheet
7. Disclosure Statement
8. Local Facilities Impact Assessment Form
9. Poinsettia Properties Planning Areas
10. Maintenance Responsibilities Exhibit
11. Small Lot Architectural Guidelines Compliance Summary -Dahlin Group
12. Small Lot Architectural Guidelines Compliance Summary -JBZ
CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44 - POINSETTIA PROPERTIES P.A. 2, 3, & 4
June 20, 2001
Page 13
13. Reduced Exhibits "A" - "RRRR" dated June 20, 2001
14. Full Size Exhibits "A-" - "R" dated June 20, 2001 (Tentative Map & Landscape Concept
Plan)
POINSETTIA PROPERTIES
P.A. 2, 3, & 4
CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44
BACKGROUND DATA SHEET
A^
CASE NO: CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44
CASE NAME: Poinsettia Properties Planning Areas 2. 3. & 4
APPLICANT: John Laing Homes 19600 Fairchild. Suite 200 Irvine. CA 92612
REQUEST AND LOCATION: Approval of a Tentative Tract Map. Planned Unit Development. Site
Development Plan, and Coastal Development Permit for the subdivision and development of a 41.6 acre site for 219
single-family lots, three recreation lots, one RV storage lot, one sewer pump station lot, and 25 open space lots
located at the northwest comer ofthe intersection of Poinsettia Lane and Avenida Encinas.
LEGAL DESCRIPTION: Lots 1. 2. and 3 ofCarlsbad Tract No. 97-10. Poinsettia Properties, in the Citv of
Carlsbad. County of San Diego. State of Cahfomia. according to Map thereof No. 13785. filed in the Office ofthe
Countv Recorder of San Diego County on May 21. 1999.
APN: 214-450-26.27. & 28 Acres: 4L6 Proposed No. of Lots/Units: 249 lots/219 units
GENERAL PLAN AND ZONING
Land Use Designation: RM/OS/RMH
Density Allowed: 6 du/ac & 11.5 du/ac (346 units) Density Proposed: 5.3 du/ac (219 units)
Existing Zone: RDM/OS Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site RD-M, OS RM, OS, RMH vacant
North RD-M-Q, C-T, RD-M RM/0, TR/RH, RH Poinsettia Transit Station,
vacant (PA 6), affordable
housing (PA 5)
South RMHP RM Lakeshore Gardens Mobile
Home Park
East C-2 C/T-R Auto dealerships/ Kaiser
Permanente, motels
West TC/RMHP/RD-M TC/RMH SDNR Railroad r.o.w./
Lanikai Lane Mobile Home
park/ Poinsettia Cove (PA 7)
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 219
•
•
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued
Certified Environmental Impact Report, dated_
Other, Exempt per Section 65457 of the Califomia Govemment Code and Section 15182 of the Califomia
Enviromnental Qualitv Act.
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications which will require
discretionary action on the part of the City Council or any appointed Board, Commission or Committee.
The following infonnation MUST be disclosed at the time of application submittal. Your project cannot
be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, jomt venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other country city, and county, city
municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner must be
provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial
interest in the application. If the applicant includes a corporation or partnership, include the
names, title, addresses of all individuals owning more than 10% of the shares. IF NO
INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-
APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the
names and titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
Person N/A Corp/Part JOHN LAING HOMES
Title. N/A Title. N/A
Address N/A Address 19600 FAIRCHILD, STE. 200. IRVINE. CA
92612
2. OWNER (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership
interest in the property involved. Also, provide the nature of the legal ownership (i.e. partnership,
tenants in common, non-profit, corporation, etc.) If the ownership includes a corporation or
partnership, include the names, title, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned
corporation, include the names and titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person N/A Corp/Part SEE ATTACHED LIST OF OWNERS
Title. N/A Title N/A
Address N/A Address 5055 AVENIDA ENCINAS. STE 210
CARLSBAD, CA 92008
1635 Faraday Avenue • Carlsbad, Ca 92008-7314 • (760) 602-4600 . (760) 602-8559
p:\applrcations\2341\004\disdosure statemenl.doc
NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. List the
names and addresses of ANY person serving as an officer or director of the non-profit
organization or as trustee or beneficiary of the.
Person N/A
Title N/A
Corp/Part N/A
Title N/A
Address N/A Address N/A
Have you had more than $250 worth of business transacted with any member of City staff
Boards, Commissions, Committees and/or Council within the past twelve (12) months?
I I Yes ^ No If yes, please indicate person(s): N/A
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge^
SEE ATTACHED SIGNATURE PAGE iAk/l/l M^tA^f^ blZ^^
Signature of owner/date Signature of applicant/date
DOUGLAS M. AVIS. MANAGING PARTNER
Print or type name of owner BENCHMARK PACIFIC
TIMOTHY McSUNAS, JOHN LAING HOMES
Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5\98 Page 2 of 2
p:\app))caUons\2341\004Vliscto5ure 5tatement.doc
Question #2, Ownership:
Ownership Entity
25.12% HSL/BP/MICHAN, L.P., a California limited partnership
By: HBM Poinsettia L.P., a Califomia limited partnership,
General Partner
Douglas M. Avis, President
Address: 5055 Avenida Encinas, Suite 210
Carlsbad, CA 92008
25% STRATA/POINSETTIA, a Califomia general partnership
By: Strata Equity Corporation, a Califomia corporation.
General Partner
Carlos Michan, President
Address: 4250 Executive Square, Suite 440
LaJolla, CA 92037
18.25% BENCHi^ARK PACIFIC POIi^SETTIA, L.P., a Califomia
limited partnership
By: Benchmark Pacific, Inc., a California corporation, Its
Sole General Partner
Douglas M. Avis, President
Address: 5055 Avenida Encinas, Suite 210
Carlsbad, CA 92008
17.88% HSL PROPERTIES, INC., a Califomia corporation
Humberto S. Lopez, President
Address: 1037 South Alvemon, Suite 200
Tucson, AZ 85711
13.75% STRATA EQUITY CORPORATION, a Califomia corporation
Carlos Michan, President
Address: 4250 Executive Square, Suite 440
LaJolla, CA 92037
SIGNATURE FOR OWNER:
HSL/BP/MICHAN, L.P., a California limited paratnership
BY: HBM Poinsettia L.P., a California limited partnership.
General Partner
BY: Benchmark Pacific Management, Inc., a California corporation.
General Partner
By:
J6uglas M. Avis, President
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Poinsettia Properties P.A. 2. 3. & 4 - CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44
LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: RM/OS/RMH
ZONING: RD-M/OS
DEVELOPER'S NAME: John Laing Homes
ADDRESS: 19600 Fairchild. Suite 200 Irvine. CA 92612
PHONE NO.: 949-476-9090 ASSESSOR'S PARCEL NO.: 214-450-26. 27. & 28
QUANTITY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 41.6 acres
ESTIMATED COMPLETION DATE:
A. City Administrative Facilities: Demand in Square Footage = 761.4 sq. fl.
B. Library: Demand in Square Footage = 406.8 sq. ft.
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 219 EDU
D. Park: Demand in Acreage = 1.52 acres
E. Drainage: Demand in CFS = 113 CFS
Identify Drainage Basin = Encinas Creek
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 2.190
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = No. 4
H. Open Space: Acreage Provided = N/A
I. Schools: CUSD
Elementary: 57.2, JH; 15.8, HS: 29.8
J. Sewer: Demands in EDU 219 EDU
Identify Sub Basin = 22B
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 48. 180 GPD
L, The project is 134 units below the Growth Management Dwelling unit allowance and 127
units below the Specific Plan unit allowance for PA 2 and PA 4.
POINSETTIA PROPERTIES
JOHN LAING HOMES
6 -0" LANDSCAPE PARKWAY
4 -0" SIDEWALK
TURF STRIP
PA 2,3,AND 4
WOOD FENCE
Ll
UNIT OWNER MAINTENANCE RESPONSIBILITY AREA
HOMEOWNER ASSOCIATION (HOA) MAINTENANCE RESPONSIBILITY AREA
WA \VS : \ )
TYPICAL LOT MAINTENANCE RESPONSIBILITY
ARCHITECTURAL GUIDELINE COMPLIANCE SUMMARY
GUIDELINE
MINIMUM
STANDARD April 17, 2001
1. WHERE (3) TWO-STORY UNITS OCCUR
IN A ROW AND TI lEY ARE SITUATED
Li:SS THAN 15 EEET APART. AT
I.I-:AS r (i) UNIT MUST I IAVE A
SINOLE S rORY BUILDING EDGE NO I"
LESS THAN 10 FEET IN DEFFH.
1 Ol" 3 1 Ol" 3
Plan I has a 10' one story building edge and is plotted on 33% ofthe lots,
therefore meeting minimum standards. (Plans 2 & 3 also have a one story
on at least one side.)
2. WHERE (3) TWO-STORY UNITS OCCUR
IN A ROW AND THEY ARE SITUA TED
15 TO 20 EEET APART. A I" LEAS I"
(I) UNIT MUST HAVE A SINGLI-
S l ORY BUILDING EDGE NOT LESS
THAN 5 FEET IN DEPTH.
I OF 3 N/A N/A
3. PER PROJECT, 33% OF ALL UNITS
SHALL HAVE A SINGLE STORY EDGE
A MINIMUM OF 40% 01" I I IE TOTAL
PERIMI:TER.
33% I OF 3
Plan 3 has a one story building edge on 56% ofthe perimeter and is plotted
on 33% ofthe lots, therefore meeting ininimum standards.
4. PI'R PR0.1EC r. 50% OI" ALL UNI I S Wi l li
A LOr FRONTAGE GREATER THAN 45
FEET MUST HAVE (4) SEPARATE
BUILDING PLANES ON THE FRONT
ELEVATION.
50% 2 OF 3
Plans 2 & 3 have four separate building planes on the front elevations and
are plotted on 66% ofthe lots, therefore exceeding minimum standards.
5. PER PRO.IEC I", 50% OF ALL UNITS Wi l l I
A LOT FRONTAGE GREATER THAN 45
FEET MUST HAVE (4) SEPARATE
BUILDING PLANES ON THE REAR
ELEVATION.
50% 2 OF 3
Plans 2 & 3 have four separate building planes on the rear elevations.
6. PER PRO.IEC I", 50% OF ALL UNI I S SI lALL
IIAVE ONE SIDE ELEVATION WITH A 7
FEET AVERAGE SIDEYARD SLTBACK.
50% 3 OF 3 All plans exceed the 7' average minimum side yard setback on at least one
side.
7. THREE-CAR GARAGE LIMITED TO 75% OF THE
TOTAL UNITS WHERE AVERAGE LO T SIZE IS 5,000
SF OR LESS. THREE -CAR GARAGES SHALL
INCORPORA TI-: A MIX TURE OF 2 DOOR, 3 DOOR,
AND OFFSLT 2 DOOR DESIGNS.
75% N/A None ofthe plans have three car garages.
8. 50% OF EXTERIOR DOOR AND WINDOW
OPENINGS SHALL BE PROJECTED OR
RECESSED A MINIMUM OF 2 INCHES.
50% All windows and doors comply where appropriate for the architectural
style. (2x4 wood trim surround minimum - see plans)
fl
JOHN LAING HOMES
WATERS END•PRODUCT 2
DAHLIN GROUP ARCHITECTS • PLANNERS
GUIDELINE 1
o
PLAN 2 (33%) PLAN I 03%)
X)
PLAN 3 (33%)
STREET PROFILE
MINIMUM CRITERIA COMPLIANCE
WATERS END
JOHN LAING HOMES DAHLIN GDOUP
AQCaiTECTA •PI.ANNEDA
Vn/axt
GUIDELINE 3
5'-0' -^f f
T\—I
PLAN I (33% MIXj
TOTAL PERIMETER = 226-5"
ONE STORY = 66'-&" (21.4*;
5'-0" 5'-4" • t • t
PLAN 2 (33% MIX;
TOTAL PERIMETER = IS8'-IO"
ONE STORY = &T-0" (42.6%;
PLAN 3 (33% Mix;
TOTAL PERIMETER = l<14'-0"
ONE STORY = IIO'-O" (56%;
i i
SINGLE STORY PERIMETER
WATERS END
JOHN LAING HOMES DAHLIN GDOUP
AQCOITECT«*PI.ANMZB«
GUIDELINES 4 & 5
-A (230 SF;
B (IOO SF) 3
• B (\50 SF) •
X
PLAN I (33% MIX;
(NON CONFORM! NS;
- c (m SF) B (63 SF) -
1
I—A
2C
C (86 SF)
D (41 SF) —I
L Ar342 5F)
6 Qei SF) 1—: 9
D (16 SF) •
(510 SF)
A (teA SF)
PLAN 2 (33% MIX;
T '-B (10 SF)
A (325 SF)
B (46 SF)
1, £
D^SF)
E 00 SF)
A (231 SF) J
JI C &b-l SF)
• B (130 SF)
PLAN 3 (33% MIX;
• V (135 SF)
c (m SF;
ii
BUILDING PLANE CRITERIA
WATERS END
JOHN LAING HOMES DAHLIN GDOUP
ADCHITECTA'PIiAMNED*
t/BflOOl
GUIDELINE 6
^ 141 SF / 51.5 FT.
15.6 FT. AVERA6E
436 SF / 51.5 FT.
T.3 FT. AVERA&E-
5T1 SF / 53 FT.
I O.I FT. AVERA&E
254 SF / 53 FT.
4.7 FT. AVERA&E -
260 SF / 52 FT.
5.0 FT. AVERA&E
506 SF / 52 FT. | 1
1.1 FT. AVERA6E '
PLAN I (33% MIX) PLAN 2 (33% Mix; PLAN 3 (33% MIX;
SIDE YARD SETBACK CRITERIA
WATERS END
JOHN LAING HOMES DAHUN GDOW
AQCniTCCTA 'PLANIiEDa
ARCHITECTURAL GUIDELINE COMPLIANCE SUMMARY
I GUIDELINE I MINIMUM STANDARD
1) Where (3) two-story units occur in a row and they
are situated less than 15 feet apart. At least (1)
unit must have a single story building edge not
less than 10 feet in depth.
1 of 3 1 of 3 Plan 2 has a 10' one story building edge and is plotted on every
third lot therefore meeting minimum standards.
2) Where (3) two-story units occur in a row and they
are situated less than 20 feet apart. At least (1)
unit must have a single story building edge not
less than 5 feet in depth.
1 of 3 N/A N/A
3) Per project, 33% of all units shall have a single
story edge a minimum of 40% of the total
perimeter.
33% 2 of 3 Two plans have one story perimeter which equals 45% of
perimeter and are plotted more than 33%.
4) Per project 50% of all units with a lot frontage
greater than 45 feet must have (4) separate
buiiding planes on the front elevation.
50% 3 of 3 All plans have four or more separate building plans on front.
Elevations therefore exceeds minimum standards.
5) Per project, 50% of all units with a lot frontage
greater than 45 feet must have (4) separate
building planes on the street side elevation.
50% 2 of 3 All plans have four separate building plans on the side elevations
where they face the street. Plans two and three have four separate
building plans on the rear elevations and are plotted on 67% of lots
therefore exceeding the minimum standards.
6) Per project, 50%of all units shall have one side
elevation with a 7 feet average sideyard setback.
50% 3 of 3 All plans have side elevations that have an average greater than
7* therefore exceeding minimum standards.
7) Three-car garage limited to 75% of the total units
where average lot size is 5,000 S.F. or less. Three
car garages shall incorporate a mixture of 2 door,
3 door, and offset 7 door designs.
75% N/A None of the plans have three car garages.
8) 50% of exterior door and window openings shall
be projected or accessed a minimum of 2 inches.
50% All windows and doors comply.
()
JOHN LAING HOMES
PRODUCT 1 SiCfZTH
JBZ ARCHITECTURE + PLANNING
GUIDELINE 1
IO FT. MIN.
I)
]
PLAN I (3035 MIX) PLAN 2 (3356 MIX) PLAN 3 (31% MIX)
I)
STREET PROFILE
MINIMUM CRITERIA COMPLIANCE
POINSETTIA
JOHN LAING HOMES 10100 {M1K>I
GUIDELINE 3
•'/////
mm
PLAN I (30515 MIX)
TOTAL PERIMETER = 113 FT.
OhJE STORY- Tb FT. (3^56)
PLAN 2 (B356 MIX)
TOTAL PERIMETER = 243 FT.
ONE STORY- lOI FT. (425fe;
SINGLE STORY BUILDING PERIMETER
PLAN 3 (31% MIX)
TOTAL PERI ME IER = 115 FT.
ONE STORY- 13 FT. (Ae>%)
POINSETTIA
JOHN LAING HOMES 10100 04 1)01
GUIDELINE 4
2 cm sf=;
3 ftsa SF;
5 fi66 SF;
I fiae SF; -
2 (41 SF;
4 SF;
()
V I fisfe SF; -
-6 (115 SF;
-s fiM SF;
4 ciM SF;-7"
-2 (S6 SF;
t)
3 CI23 SF;-
PLAN I (3056 MIX)
BUILDING PLANE CRITERIA
PLAN 2 (335fe MIX) FLAN 3 (3-756 MIX)
POINSETTIA
JOHN LAING HOMES lOIOO 04 1101
GUIDELINE 5
c (304 SF;
A (200 SFJ
B(M SF;.
s 025 sp; n
yn Sb
-c (MO SF;
6 Cn SF;
5 <3<? SF;
4 (S20 SFJ-
I fiso SF;
1:^
- 2 (•i2s SF;
-3 (120 SF;
- 6 (SO SF;
FLAN I (3056 MIx;
BUILDING PLANE CRITERIA
PLAN 2 C335b MIX) PLAN 3 (3156 MIX)
POINSETTIA
JOHN LAING HOMES 10100 04 1)01
O Q
City of Carlsbad
Planning Department
February 20, 2003
Stuart Fisk
Hofman Planning Associates
Ste 150
5900 Pasteur Ct
Carlsbad CA 92008
RE: CT 00-16 - WATER'S END ENTRY SIGNS
Dear Stuart:
Thank you for submitting the sign permit application for Water's End entry signs. Pursuant to
our Carlsbad Municipal Code 21.41.095, the maximum letter height for entry signs is 18". Your
plans indicate that the letter height is 19". Please revise the plans and resubmit them.
If you have any questions, please give me a call.
Sincerely,
Chris Sexton
Planning Technician I
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us
UT LIKE-/f^'MSi^ WAU- (TYPO
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eiER WALL
JL.
FRONT ELEVATION OF BACK WALL
FRONT ELEVATION OF PLANTER WALL
STUCCO WALL. SEE LANDSCAPE IMPROVEMENT
PLANS FOR WATERS END BY URBAN ARENA (DWG.
NO. 396-7Q)
6'-6" HIGH STONE VENEER PILASTER. SEE
LANDSCAPE IMPROVEMENT PLANS FOR WATERS
END BY URBAN ARENA (DWG. NO. 396-7Q)
(T^ 26" HIGH STONE VENEER PILASTER. SEE
LANDSCAPE IMPROVEMENT PLANS FOR WATERS
END BY URBAN ARENA (DWG. NO. 396-70)
20" HIGH STONE VENEER PLANTER WALL. SEE
LANDSCAPE IMPROVEMENT PLANS FOR WATERS
END BY URBAN ARENA (DWG. NO. 396-7Q)
SIGNAGE AREA - 14.25 SQ. FT.
MONUMENT SIGNAGE. LETTERS TO BE 1/4"
THICK CARBON STEEL (OR EQUAL), URETHANE
POWDER COAT BRASS COLOR FINISH. WELD
BOLTS TO BACK SIDE OF LETTERS FOR EPOXY
MOUNTING TO WALL. FONT TO BE 'PAPYRUS'.
CONTRACTOR TO SUBMIT SHOP DRAWINGS TO
OWNER FOR APPROVAL PRIOR TO INSTALLATION.
CONNECTING SPLIT FACE BLOCK WALL. SEE
'LANDSCAPE CONSTRUCTION PLANS FOR WATERS
END WALLS AND FENCES' BY URBAN ARENA.
PILASTER MOUNTED LANTERN. HERWIG #DWA-520
W/ 100 WATT INCANDESCENT LAMP.
FLUORESCENT SIGN LIGHT - HADCO #WA2GF32T8
W/ 32WATT FLOURESCENT LAMP
EntryMQnum9ntfinai-01-004. dwg
SCALE 1/4" : r (48)
PLAN VIEW
ENTRY MONUMENT
u?r uNe/F^^iT^Eii5<2. HAUL-(riff*)
^»5E. PI5.T75IL-
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r-g- -TJ. ~j — ..— —•- —. -; T
aters F md
9'-0"
I-' -.i- . - j'
•<9>
FRONT ELEVATION OF BACK WALL
FRONT ELEVATION OF PLANTER WALL
•<8>
STUCCO WALL. SEE LANDSCAPE IMPROVEMENT
PLANS FOR WATERS END BY URBAN ARENA (DWG.
NO. 396-7Q)
6--6" HIGH STONE VENEER PILASTER. SEE
LANDSCAPE IMPROVEMENT PLANS FOR WATERS
END BY URBAN ARENA (DWG. NO. 396-70)
26" HIGH STONE VENEER PILASTER. SEE
LANDSCAPE IMPROVEMENT PLANS FOR WATERS
END BY URBAN ARENA (DWG. NO. 396-7Q)
20" HIGH STONE VENEER PLANTER WALL. SEE
LANDSCAPE IMPROVEMENT PLANS FOR WATERS
END BY URBAN ARENA (DWG. NO. 396-7Q)
SIGNAGE AREA - 14.25 SQ. FT.
MONUMENT SIGNAGE. LETTERS TO BE 1/4"
THICK CARBON STEEL (OR EQUAL), URETHANE
POWDER COAT BRASS COLOR FINISH. WELD
BOLTS TO BACK SIDE OF LETTERS FOR EPOXY
MOUNTING TO WALL. FONT TO BE PAPYRUS '.
CONTRACTOR TO SUBMIT SHOP DRAWINGS TO
OWNER FOR APPROVAL PRIOR TO INSTALLATION.
CONNECTING SPLIT FACE BLOCK WALL. SEE
'LANDSCAPE CONSTRUCTION PLANS FOR WATERS
END WALLS AND FENCES' BY URBAN ARENA.
PILASTER MOUNTED LANTERN. HERWIG #DWA-520
W/ 100 WATT INCANDESCENT LAMP.
(9^ FLUORESCENT SIGN LIGHT - HADCO #WA2GF32T8
W/ 32WATT FLOURESCENT LAMP
EntryMonumenifinai-C1-004. dwg
SCALE 1/4" : r (48)
ENTRY MONUMENT
UT LWE-Zf^iM^^^VsiAU- (TYPO
"tmitA
WALL
mm
3>\;1:,:v.r:'^;
FRONT ELEVATION OF BACK WALL
FRONT ELEVATION OF PLANTER WALL
STUCCO WALL SEE LANDSCAPE IMPROVEMENT
PLANS FOR WATERS END BY URBAN ARENA (DWG.
NO. 396-70)
(T^ 6'-6" HIGH STONE VENEER PILASTER. SEE
LANDSCAPE IMPROVEMENT PLANS FOR WATERS
END BY URBAN ARENA (DWG. NO. 396-70)
26" HIGH STONE VENEER PILASTER. SEE
LANDSCAPE IMPROVEMENT PLANS FOR WATERS
END BY URBAN ARENA (DWG. NO. 396-70)
(T^ 20" HIGH STONE VENEER PLANTER WALL SEE
LANDSCAPE IMPROVEMENT PLANS FOR WATERS
END BY URBAN ARENA (DWG. NO. 396-7Q)
SIGNAGE AREA - 14.25 SQ. FT.
MONUMENT SIGNAGE. LETTERS TO BE 1/4"
THICK CARBON STEEL (OR EQUAL), URETHANE
POWDER COAT BRASS COLOR FINISH. WELD
BOLTS TO BACK SIDE OF LETTERS FOR EPOXY
MOUNTING TO WALL FONT TO BE 'PAPYRUS'.
CONTRACTOR TO SUBMIT SHOP DRAWINGS TO
OWNER FOR APPROVAL PRIOR TO INSTALLATION.
CONNECTING SPLIT FACE BLOCK WALL SEE
'LANDSCAPE CONSTRUCTION PLANS FOR WATERS
END WALLS AND FENCES' BY URBAN ARENA.
<^ PILASTER MOUNTED LANTERN. HERWIG #DWA-520
W/ 100 WATT INCANDESCENT LAMP.
FLUORESCENT SIGN LIGHT - HADCO #WA2GF32T8
W/ 32WATT FLOURESCENT LAMP
:ntryMonum8ntfinai-01-004. dwg
SCALE 1/4" : r (48)
PLAN VIEW
ENTRY MONUMENT
Hofman Planning
Associates
Planning Fiscal Services Environmental
February 6, 2003
Barbara Kennedy, AICP
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RECEIVED
FEB 0 6 2003
CITYOF CARLSBAD
PUNNING DEPT
Subject: Waters End (CT 00-16) - Sign Permit Application for Entry Signs
Dear Barbara:
Per our discussion, attached is a sign permit application and three (3) sets of plans for the
entry signs at Waters End.
Please note that the perimeter wall to which the signs will be attached has already been
approved as part of the landscape plan review process and that the perimeter wall has
already been built. In addition, the fluorescent sign lights have been reviewed as part of
the site electrical permit review. Therefore, for this application we are simply asking for
review of the lettering for the signs.
If you have any questions or if you need any additional information please feel free to
call me at 438-1465.
Sincerely,
Stuart Fisk, AICP
attachments
5900 Pasteur Court • Suite 150 • Carlsbad • CA 92008 • (760) 438-1465 • Fax: (760) 438-2443
__ Hofman Planning
' i I A s s o c 1 a t
Planning Fiscal Analysis
e S
Environmental
LEHER OF TRANSMITTAL
DATE:
PROJECT:
DELIVERED BY:
AHENTION:
FROM:
February 25, 2003
CT 00-16 - Waters End Entry Signs
HPA
Chris Sexton
Stuart Fisk
RECEIVED
FEB 2 5 2003
CITY OF CARLSBAD
PLANNING DEPT.
Message:
As requested in your letter dated February 20, 2003, the Waters End entry sign
plans have been revised to change the sign letter height from 19" to 18".
Attached are three copies of fhe revised plans.
5900 Pasteur Court • Ste 150 Carlsbad CA 92008 760-438-1465 Fax 760-438-2443
895 DOVE STREET
SUITE UO
NEWPORT BEACH. CA 92660
!TEL| 949-476-9090
(FAXl 949-476-9898
o
John Laing Homes
Hand cradled since. I848
November 30, 2001
Barbara Kennedy
City ofCarlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
Re: CT 00-16, Poinsettia Properties (Waters End)
Conditions of Approval 17,18 and 38.
r
Dear Barbara:
Pursuant to our meeting of November 15, attended by Anita Hayworth of Dudek & Associates,
DJ Taylor of Urban Arena, Stuart Fisk of Hofman Planning, yourself and I, this letter is intended
to memorialize the understanding that we agreed thereon. The primary focus of the meeting was
to discuss acceptable landscape treatment of the biological open space buffer areas adjacent to
the vemal pools that are located within the North County Transit District (NCTD) right-of-way,
which runs parallel and adjacent to the Project's westem boundary.
Attached is a letter from Anita Hayworth, the Biologist, intended to fulfill Condition 18 of CT
00-16, stipulating what landscaping is allowable so that it will not have a detrimental effect on
the adjacent vemal pool and its watershed. Please note the highlights of her letter below:
1. There will be an 8' wide public trail composed of decomposed granite with a header located
within 20' ofthe Project's westem boundary soimd wall, as stipulate in Condition 17.
2. 42" high black vinyl coated chain link fencing will mn along the property line between the
Railroad Pedestrian Open Space Corridor (Lot 227) and the NCTD right-of-way.
Additionally in order to prevent public access to the vemal pool watershed area the chain link
fence will also run along the westem side ofthe trail approximately two feet west of the edge
ofthe frail along the 100-foot additional buffer zone. The Project's H.O.A. will have the
only access to the enclosed area for maintenance purposes.
3. Within the 100-foot buffer zone itself, coastal sage scmb and/or native grassland shmbs per
the attached itemized list will be hydro-seeded. In an effort to mitigate the need for irrigation
here, hydro seeding is to occur from November through January of 2002 during the rainy
season. Note that this timing as it relates to the planting ofthe Railroad Pedestrian Open
www.johnlairif^homes.com
Space Corridor is not as it is contemplated in Condition No. 38. However since we
concluded that it is desirable not to install any irrigation, permanent or temporary, within this
buffer zone, we agreed that issuance of production building permits would not be held up due
to this timing.
4. The landscaping will be concenfrated between the sound wall and the decomposed granite
frail. The plantings will include trees and shmbs and temporary irrigation as indicated in
Anita's letter. Signs describing the nature and sensitivity of the resources within the buffer
zone and NCTD right-of-way will be placed at several locations along the trail.
5. Lastly, Condition 17 indicates that contour grading shall be utilized along the westem side of
the berm that the westem sound wall ofthe property is situated on. However, per Anita's
letter in order to build that, the constmction limits encroach unnecessarily further into the
buffer zone and Railroad Pedestrian Open Space Corridor than we otherwise need to. I think
we may have initially believed that the top of this berm was going to somewhat higher than it
actually will be. As it is currently designed the top of the berm from the railroad side, will
average only two feet high. As such we do not feel that contour grading at this location will
provide any significant aesthetic benefit. Coupled with the potential detrimental effects the
installation of the contour grading might cause, we request that this not be a mandatory
requirement.
Except for item 5 noted above, this is my recollection of our agreements and understandings
regarding landscaping at the noted locations. Unless you recall differently, or do not agree with
Item 5, Urban Arena will finalize the landscape plans based on the parameters set forth in this
letter and its accompanying documents, which plans will be forwarded to you in the next
submittal addressing the first set of plan check comments. Please feel free to give me a call at
(949) 279-5539 to discuss any ofthe issues outlined in this letter.
Sincerely,
John Laing Homes
Pablo H. Leon
Project Manager
Cc: Mike Howes/Start Fisk, Hofman Planning
DJ Taylor, Urbaii Arena
Anita Hayworth, Dudek & Associates
DUDEK
& ASSOCIATES, INC.
Professional Teams for Complex Projects
Engineering, Planning,
Environmental Sciences and
Management Services
Corporate Office:
605 Third Street
Encinitas, California 92024
760.942.5147
Fax 760.632.0164
21 x^ovember 2001 3211-01
Mr. Pablo Leon
John Laing Homes, Inc.
701 Palomar Airport Road
Suite 300
Carlsbad, CA 92009
Re: Summary cf Biological Issues Discussed at Meeting with City of Carlsbad
for the Waters End Project, City of Carlsbad, California
Dear Mr. Leon:
A meeting to discuss several biological issues regarding the proposed Waters End project was
held on Thursday November 15, 2001 at the City of Carlsbad Planning Department.
Attendees included you, D.J. Taylor, Stuart Fisk, and Barbara Kennedy, and myself. The
tocus of the meeting was on the biological open space buffer area adjacent to the vema' pools
within the NCTD right-of- way.
Because Riverside fairy shrimp {Streptocephalus wootoni) are known to occur within the vernal
pool and have been documented to be present in ponded areas outside the vernal pool in
extreme rainfall years, several measures to prevent impacts were concluded to be included as
a part of the project. Chain link fencing will be installed along the NCTD right-of-way as
well as along the western side of the trail approximately two feet west of the edge of the trail
along the 100-foot additional buffer zone for the vernal pool Signs wLU be placed at one or
more locations describing the nature and sensitivity of the resources within the buffer area
and within the right-of-way. The trail will be composed of decomposed granite with a header
that will hold the decomposed granite in place. Trees will be planted in the area between the
wall and the trail. The trees will be western sycamore {Plantanus racemosa) and of moderate
container size (10 to 15 gallon containers). Additional large shrubs will also be placed along
the trail between the wall and the trail including laurel sumac {Malosma laurina), toyon
{Heteromeles arbutifolia), and lemonadeberry {Rhus integrifolia). These large shrubs will also be
container stock but probably smaller sized containers (5 gallon). These trees and shrubs will
receive tejnporary irrigation either buried or using an above ground system by potable water
if possible, although reclaimed water will be acceptable. Within the buffer area itself, coastal
sage scrub and/or native grassland shrubs, subshrubs, and groundcover species will be
A'**%
Biological Services Pertaining to the Waters End Project
hydroseeded. The area will not require irrigation if seeded at the appropriate time of year
(November through January), however, if this does not occur and irrigation is deemed
necessary, the irrigation will be temporary and will be potable water if possible although
reclaimed water will be acceptable.
One item not discussed in the meeting but that is relevant to the biological issues on the site
is the discussion of potential contour grading of the noise berm slope between the wall and
the trail. Contour grading is used in areas where the slope is of sufficient height that varying
or undulating the slope provides an aesthetically pleasing appearance. In this case, because
the slope is relatively low in height and there is limited room within which to establish a
variable slope it is better to not use the variable slope. Trying to establish a variable slope
would increase the impact area beyond what is acceptable.
Please feel free to call me at (760) 942-5147 if you have any questions.
Very truly yours,
DUDEK & ASSOCIATES, INC.
Anita M. Hayw(
Senior Biologist
& ASSOCIATES, INC.
3211-01
Pro/e»ionaI Tranu for Comf>lex ProjicU November 21,2001
C2D
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A r ch if S C I J I 9
TRANSMITTAL
To: John Laing Homes
895 Dove Street, Suite 1 10
Newport Beach, CA 92660
Date;
Fax No:
No. of pages:
12/3/01
(949) 265-6954
(760) 931-47)8
2 (inc. cover)
Attn;
Project:
Pablo Leon
Waters Encj
Sent via:
Project No;
Fax
01-004
We are sending you the following:
Copies Dote No. sht. Description
( \
( )
( )
( \ )
( )
( )
Non-irrigated hydroseed mix
Mvwporl B«o<h
4611 Teller Avewe
Newport 6eui;fi
Calllomia <?2(X30
T 94<J221,«200
f <5i9.263.88U
San Dt«so
710 Oih Si.eel
Suite 201
Son Diego
Cal.brniQ 92101
I 619 23^1.9344
F 619 23J 1201
Pasodvna
107 Soufh Fairoaks Avenue
S«.le 310
PcsodenQ
GalifctniO <J:105
I 626 8JJ 33S5
f bib 395 0418
CA -ii°2
AZ "32522
MV -530
UT -379520
W«b Sit>
www urbonafeno.cOTi
E-mail
o(fice.*orbonorena com
These obove items are transmitted:
As requested • For your information
For your review • For your approval
Remarks:
• For your records
• For your use
Pablo,
Attached is the hydroseed mix that we have put together with S&S Seeds for the
area west of fhe Waters End project along the vernal pool/railroad corridor.
Anita Hoyworlh of Dudek and Associates reviewed and okayed this last week on
Novemebr 27th. Please do not hesitate to contact me with any questions or
concerns. Thank you.
cc: Signed:
David Ajlo/Taylor, Jr., ASLA
I N N O V TIVE D E. S. . I . , G N , SOLUTIONS
NON-IRRIGATED HYDROSEED MIX
SYMBOL
()
BOTANICAL NAME IBS. PER ACRE MN. % PURITY/GERMWATION
ALUUM PRAECOX 1.0 90/60
ARTEMESIA CALIFORNICA 2.0 15/50
BLOOMERIA CROCEA 10 90/60
DiCHELOSTEMMA CAPITATUM 10 90/80
ELYMUS GLAUCUS ANDERSON' 5.0 90/85
ENCELIA CALIFORNICA 4.0 40/60
ERIOGONUM FASICULATUM 8.0 50/10
ERIOPHYLLUM CONFERTUFLORUM 4.0 30/60
ESCHSCHOLZIA CALIFORNICA 2.0 98/80
LASTHENIA CALIFORNICA 2.0 50/60
LOTUS SCOPARIUS 6.0 90/80
LUPINUS TRUNCATUS 2.0 98/85
MIMULUS AURANTIACU8 PUNICEUS 2.0 02/60
MUHLENBERGIA MICROSPERMA 4.0 80/30
NASSELLA PULCNRA 8.0 90/80
SISYRINCHIUM BELLUM 2.0 95/75
VULPIA MICROSTACHYS 90/80
62.0
90/80
()
San Diego Natural History Museum
li.ill.->o.i Park - S^n Dicgo iotiety ol Naliin! lliJioiY • Esubllsliecl lfl''4
22 February 2002
Ms. Barbara Kennedy
Planning Department
City ofCarlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Paieontological mitigation; Waters End (Tentative Tract # CT0016)
Dear Ms. Kennedy:
This letter is to confimt that the Department of Paieontological Services at the
San Diego Natural History Museum (SDNHM) has been retained by John Laing Homes
to provide paieontological mitigation services during development ofthe Waters End
project site. The Museum is run and operated by the San Diego Society of Natural
History, which is a private non-profit scientific organization incorporated in 1874. Our
proposed scope of vi'ork includes the following tasks:
[1] attend any pre-construction meetings;
[2] monitor the grading operations and inspect cuts for unearthed fossil remains;
[3] salvage remains as they are uncovered;
[4] screenwash selected sites (if discovered) for recovery of small fossil remains;
[5] document the stratigraphic and geologic context of salvaged fossil remains;
[6] remove fossils from the project site;
[7] clean, repair, and sort salvaged fossils for eventual donation to the SDNHM;
[8] identify and catalog prepared fossil remains;
[9] prepare a fmal report summarizing the results of the mitigation program. This
report will include a discussion of methods employed, fossils recovered, geologic
context of fossil remains, and significance of mitigation program.
work.
Please feel free to call me if you have any questions concerning our scope of
Sincerely yours,
Thomas A. Dem6r6, Ph.D.
Director, Department of Paieontological Services
cc: Mr. Pablo Leon
PoiM Office Box J2J390 • .San Dic^o. Cjlifoinia 92112-1^90 • Telsphonu, 619-232-3823 • Fax: 619-232-0248 . ^febsiif. http.7/www..<clr>hm.oi«
Accivclliccl hy Uie NnK'i'Icnn AsMicuilon of MUIKUMW
DUDEK
& ASSOCIATES, INC.
Professional Teams for Complex Projects
^Sgineering, Planning,
Environmental Sciences and
Management Services
Corporate Office:
605 Third Street
Encinitas, California 92024
760.942.5147
Fax 760.632.0164
8 January 2002 3211-01
Mr. Pablo Leon
John Laing Homes, Inc.
701 Palomar Airport Road
Suite 300
Carlsbad, CA 92009
Re: Waters End Project, City of Carlsbad, California
Dear Mr. Leon:
Based on a telephone conversation with you, the City of Carlsbad has asked for information
addressing the potential for overflow from the residential development to impact the vernal
pools that are located within the NCTD easement. I discussed the engineering design and
hydrology of the site with Mr. Adolph Lugo, the project engineer, on January 2, 2002. Mr.
Lugo indicated that the grading and slope design of the project directs all water flows from
the residential site to the storm drain system and away from the vernal pool area. Mr. Lugo
also indicated that the storm drain system for the Waters End project is designed to
accommodate quantities of water flow up to and including a 100-year storm event. This
would generally preclude flows from the residential development into the vernal pool area.
An emergency drain has been designed within the culvert located at the side of the vernal
pool. The emergency drain would only be used if the inlet for the storm drain were to
become plugged. This is an unlikely occurrence because the storm drains are of very large
diameter, 18 inches, and the inlet is five feet long. Thus, there is little opportunity for
obstruction of the storm drain.
Based on the design of the project, the grading and slopes within the project, and the design
of the storm drain and its capacity, there is little opportunity for overflow of surface water
from the residential development at Waters End into the vernal pool area to the west of the
project. In the unlikely event that the storm drain would be filled to capacity or the inlet
became plugged and water flowed through the emergency drains, the storm drain would take
the first flush of runoff fromi the project, which.is the water that contains the bulk-of the
toxins, hydrocarbons, and sediment that may be present in a residential area. The water then
flowing into the vernal pools, under these circumstances, would contain a lesser load of
potential toxins or sediment which would not likely damage the vernal pool plants or
Biological Services Pertaining to the Waters End Project
animals. In summary, impact to the vernal pools from overflow of water from the project
is unlikely due to the overall lack of opportunity for such events to occur and to the relatively
good quality of water that would overflow if such a rare occurrence took place.
Please feel free to call me at (760) 942-5147 if you have any questions.
Very truly yours,
DUDEK & ASSOCIATES, INC.
Anita M. Hayworth, Ph.D.
Senior Biologist
II
|& ASSOCIATES, INC.
3211-01
p»fc^T~-./-c™»tep™i«. January 8,2002 Page 2
oca
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Landscope
Afchiiecmre
& Plann
PHONE CONFERENCE MEMORANDUM
PROJECT:
BY:
CONTACT:
Water's End
Keith Mittemeyer
Barbara Kennedy, City of Carlsbad
PROJECT NO.:
DATE:
PHONE NO.:
FAX NO.:
00-004
June 28, 2001
(760) 602-4626
(760) 602-8559
SUBJECT: Trees within Vehicular Siteline Zones (View Corridors)
The following memorandum shail serve to document the phone conference
Barbara Kennedy of the City of Cartsbad on June 28, 2001:
had with
Barbara Informed me that she spoke with Bob Wojick of the City of Carlsbod Engineering
Deportment. Bob said we can place trees within vehicular siteline zones provided the
bottom of their conopy's are 6' high or above at the time of installation. Shrubs within the
vehicular siteline zones can be no higher than 30".
cc: Larry Black, City of Corlsbad (760) 602-8559
Michael Schrock, Urban Arena (949) 263-8814
N«wp«rf B«ach
.2611 Teller Avenue
^Jewco^^ Beach
Callfomio 92660
T Q<!P 221.8200
F 949,263.3814
San Diego
710 !3»< Srreet
Suite 201
San Diego
Calitorr..o 92101
1 619 234 9444
f 619 234,1201
102 South Fairook-s Avenuft
Suite 310
Calilowiu 91105
r 626.844.3355
f 626 3959418
LiconsM
CA -4192
AZ -32322
NV '539
JT -379520
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I N N O V TIVE D . . E 1 .G O L U I O i\l
o ^ Citv of Carlsbad
Planning Department
May 17, 2001
Pablo H. Leon, Project Manager
John Laing Homes
895 Dove Street, Ste. 110
Newport Beach, CA 92260
RE: SP 210(A)-POINSETTIA PROPERTIES SPECIFIC PLAN CT 00-(f^
Dear Mr. Leon:
On Tuesday, May 1, we met to discuss aspects of your project, Poinsettia Properties. During that
meeting you inquired about certain conditions regarding a pedestrian trail and jurisdiction of
agencies other than the City of Carlsbad.
Specifically you inquired about language within the Poinsettia Properties Specific Plan, relating
to the section design standards for the Railroad Pedestrian/Open Space Corridor. Of particular
concem to you was a phrase included in these guidelines dealing with the open space corridor,
"subject to approval by the U.S. Fish and Wildlife Service".
Your fimdamental question was, "will the City of Carlsbad expect or require the project to
consult with the any third-party agency such as the USFWS or Coastal Commission based upon
the present design of the project as shown in your current submittals?"
The answer to your question is no, the City will not require you to consult with any other agency
as a part of the ultimate entitlement and implementation of the project.
A number of events took place after the Specific Plan was originally approved, which clearly
demonstrated that the USFWS has no jurisdiction over the presently designed project. In
meetings and communications between the City, the USFWS, and the developer, this question
was explored in detail and the USFWS made no claim of jurisdiction after a carefiil review of the
project. This review included additional biological studies even though an Environmental
Impact Report had been previously circulated and certified by the City Council.
When the City Council approved Ordinance No. NS 460, in September 1998, it made certain
changes to the previously approved Specific Plan based upon changes made by the Coastal
Commission as the Commission approved a Local Coastal Plan Amendment for an area of the
City where your property is located. I have attached a portion of Exhibit X of this Ordinance.
Please see hand numbered page 7. The original text from the Design Standard of the Section
titled Railroad Pedestrian/Open Space Corridor was amended. (This Exhibit is a "red-line"
version to show changes.) The revised Design Standard language now reads that the City would
only require the project owner to consult with the USFWS if the buffer is less than 100 feet from
"all wetland areas onsite or located within the railroad right-of-way." Clearly, your present plan
meets this requirement, and the setback is a minimum of 100 feet. This change in the language
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us ^
SP 210(A) - POINSETT^ROPERTIES SPECIFIC PLAN
MAY 17, 2001
PAGE 2
of the design standard conformed with the changes made by the Coastal Commission and
eliminated any requirement by the City for fiirther review by the USFWS if the standard was met
by the design of the project.
For these reasons you will not be required by the City to secure any formal or informal approvals
from either the USFWS or the Coastal Commission to implement your project as it is presently
designed. If changes are made to the design of the project through the Tentative Subdivision
Map process, it will have to continue to confonn to the standards set forth in Exhibit X.
I hope this communication gives you an accurate historical picture as to the City's position on
the matter. I believe it also speaks to your fimdamental question mentioned above.
Sincerely,
ADRIENNE LANDERS
Principal Planner
AL:mh
c: Barbara Kennedy
Mike Ryan
Doug Avis, Benchmark Pacific
ORDINANCE NO. NS-460
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA. AMENDING THE POINSETTIA
PROPERTIES SPECIFIC PLAN BY THE AMENDMENT OF
VARIOUS SECTIONS. INCORPORATING THE CALIFORNIA
COASTAL COMMISSION'S SUGGESTED MODIFICATIONS.
CASE NAME: POINSETTIA PROPERTIES SPECIFIC PLAN
SUGGESTED MODIFICATIONS
CASE NO.: SP210fA)
WHEREAS, the City Council of the City of Carlsbad, Califomia has reviewed and
considered a Specific Plan Amendment to provide consistency between the Poinsettia
Properties Specific Plan and Local Coastal Program; and
WHEREAS, the Poinsettia Properties Specific Plan and accompanying Local
Program Amendment was adopted by City Council Ordinance No. NS-441 on January 27.
A
1998, and constitutes the land use and zoning for the subject property;
WHEREAS, on June 9, 1998, the Caiifomia Coastal Commission approved said
Specific Plan and Local Coastal Program Amendment with suggested modifications; and
WHEREAS, the City of Carlsbad acknowledges receipt of Califomia Coastal
Commission's resolution of certification including suggested modifications for the Poinsettia
Properties Specific Pian as set forth in this resolution; and
WHEREAS, acceptance of the Califomia Coastal Commission's suggestec
modifications, as set forth in this ordinance, is necessary to comply with the Califomia Coast;
Act and Caiifomia Administrative Code;
. WHEREAS, the City Council did on the 20* day of October, 1998. hold a du
noticed public hearing as prescribed by law to consider said request; and
WHEREAS, said application constitutes a request for a Specific PI
Amendment as shown on Exhibit X, dated September 16, 1998, attached hereto and mad(
part hereof,
WHEREAS, at said public hearing, upon hearing and considering all testim
and arguments, if any, of all persons desiring to be heard, said City Council considere(
- e«a,~if|^ plan Amf»nrimpnt- anr)
NOW, THEREFORE, the City Council of the City of Carisbad does ordain as
2 follows:
3 SECTION I: That Specific Plan 210(A) dated June 9. 1998 and revised
4 September 16, 1998, on file in the Planning Department, and incorporated by reference herein,
5 is approved. The Specific Plan shall constitute the site plan and building design for this
6 property and all development of the property shall conform to the plan.
7 SECTION II: That the findings and conditions of the Planning Commission in
8 Planning Commission Resolution No. 4381 shall also constitute the findings and conditions of
9 the City Council.
10 EFFECTIVE DATE: This ordinance shall be effective thirty days after its
11 adoption, and the City Cleric shall certify to the adoption of this ordinance and cause it to be
12 published at least once in a publication of general drcuiation in the City of Carisbad within
13 fifteen days after its adoption.
14 INTRODUCED AND FIRST READ at a regular meeting of the Carisbad City
15 Council on the 20th day of October 1993, and thereafter.
16 PASSED AND ADOPTED at a regular meeting of the City Council of the City of
17 Carisbad on the 27th day of October 1993, by the following vote, to wit:
18 AYES: Council Members Lewis, Nygaard, Kulchin and Hall
19 NOES: None
/I /7 ABSENTS CoyxCcpl Member Finnila
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2^ ATTEST:
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26 ALETHAL. S^UTENKRANzici^^
27 (SEAL)
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Exhibit X
September 16, 1998
Poinsettia Properties Specific Plan
SP 210(A)/LCPA 96-03(A)
Revised Pages
Per Suggested Modifications
Approved by the
Califomia Coastal Commission
on June 9,1998
F. GENERAL PROVISIONS
1. PURPOSE AND AUTHORITY
This specific plan has been prepared according to California State Government Code
Section 65450, et seq., vdiich permits local jurisdictions to prepare specific plans for the
systematic implementation of the general plan for the local agency. This plan addresses
all required items as indicated in Govenmient Code Section 65451 for the preparation of
specific plans, such as land uses, public facilities, development standards and
implementation measures. Additional issues pertaining to this region and community,
such as neighborhood units, compatibility, and community pride, are also addressed, as
provided for in Govemment Code Section 65452. The development standards set forth
in this document go one step fiirther, and constitute the i^licable zoning regulations for
the specific plan area, and are adopted in ordinance form in order to supersede the
otherwise applicable zoning regulations.
The Poinsettia Properties Specific Plan as adopted bv the Citv of Carisbad and
certified bv the Califomia Coastal Commission is approved as both a land use and
implementation element ofthe City's LCP. The Specific Plan will establish land
use, zoning and development standards applifeable to the proiect as a whole with
consideration to individnal planning areas, defining the permissible tvpe and
intensity of development
2. ENTriLEMENTS
The specific pian sets standards for development; however, it does not provide a
guarantee of approval for fiiture discretionary projects within its boundaries. Specific
development plans shall be evaluated in accordance with the provisions of the specific
plan as well as widi municipal ontinances and policies in force at the time said plans are
before the Planning Commission and/or the Cxty Council for approval. Unless specificaUy
addressed, the specific plan requires confonnance with all otherwise applicable City
development standards and requirements. Where a conflict in development standards
occurs, the more restrictive standard shall take precedence.
Development within the specific plan shall be subject to all present and fixture Growth
Management plans, policies or ordinances adopted by the City Council or by citizen vote
including but not limited to Chapter 21.90 of the Carlsbad Municipal Code (Growth
Managemoxt).
3. GENERAL PLAN CONSISTENCY
Poinsettia Properties Specific Plan 10 July 23,1998
B. PEDESTRIAN PARKWAYS AND TRAILS
1. INTRODUCTION
As called out both in the Vision and Goals section of this plan, a trail system which blends the
various neighboriioods and land uses is the key element of a TOD development For this
reason, the specific plan includes an extensive system v^ch allows maximum connectability
of all neighborhoods, but more importantly allows easy and comfortable access to the
Poinsetda Transit Station. In addition to the trail system itself, the plan also calls for an
appropriate scale of buildings to encourage their use, as well as inviting public areas where
different neighboriioods and land uses meet
To encourage non vehicular movement within the community, a system of pedestrian parkways
and trails have been developed. These trails and parkways allow residents to move finely
about the Poinsettia Properties communities and access both the open space and recreation
amenities provided. This trail system is also designed to tie into a fiiture city-wide trail system,
if one is developed. In addition, trails will be designed to provide pedestrian access to the
Poinsettia Transit Station. Exhibit 13, pagt 51, details the trail/ paricway concept ofthe
specific plan, ^
Each planning area containing a segment ofthe public trail system shall be conditioned
to construct its trail segment prior to issuance of any building pennits for that planning
area. Such access-wavs shall be preserved for public use bv requiring irrevocable offers
of dedication of those areas as a condition of development and, prior to the issuance of
anv building permits for those pl«n^y||g areas, the trail dedications shall be accented bv
the Citv ofCarlsbad ifthe City agrees and it adopts a Citvwide Trails Program that
includes provisions for maintenance and liability. Otherwise, prior to issuance of any
building permits, the obligation for acceptance, constmction. maintenance and liabilitv
shall be the resnonsibilitv of another agency designated bv the Citv or the responsibility
of the Homeowner's Association. Upon acceptance of the dedication, including
maintenance and liabilitv responsibilities, and completion of the trail improvements, the
trail shall be open for public use. The access-wavs shall not adversely impact
environmentally sensitive habitats.
2. DESCRIPTION
The specific plan provides forthe following types of trails and parkways, vfidch are also shown
as Exhibit 13,page51. The following table lists these facilities and their design standards as
well as a text discussion.
Poinsettia Properties Specific Plan 39 July 23,1998
Trail/Parkway Facility Design Standard
Avenida Encinas Pedestrian Open
Space Parkway
A 20 foot landscaped parkway along the westem right-of-way
of Avenida Encinas fronting Parcel A. Within this parkway, a
five foot meandering sidewalk shall be constructed.
Railroad Pedestrian/Open Space
Corridor westem boundary of Parcel A from all wetland areas located
on site of within and the railroad right-of-wav unless a
reduced bufier is endorsed bv the U.S. Fish & Wildlife
Railroad Pedestrian/Open Space
Corridor
Service. An onen snace setback from the railroad right-of-
Railroad Pedestrian/Open Space
Corridor
way of lesser width, but not less than 40 feet, shall be
Railroad Pedestrian/Open Space
Corridor
oermitted in areas where wetlands are not present within
Railroad Pedestrian/Open Space
Corridor
the railroad right-of-way or on the subfect site, subiect to
Railroad Pedestrian/Open Space
Corridor
approval bv the U.S. Fish and Wildlife Service. This
setback area shall be landscaped pursuam to Exhibit 15, page
53, and shall include a 8-10 foot natural public trail constructed
on decomposed granite and stabilized with concrete (or other
construction tvoe as mav be approved bv the Citv). The public
trail shall be located in the eastem half of the setback.
Mixed-Use Pedestrian Link
Corridors
An average 10 foot sidewalk and landscaped canopy area along
both sides ofthe public street in Planning Area 6. Sidewalks
shall be 5 feet wide.
Public Access Paricway
a. Public Access Paricway
(PA 4)
b. Private Community Trail
(PA 2)
A north/south spine corridor within Parcel A providing public
access between Avenida Enemas and the mixed-use pedestrian
link/corridors. This area shall be an average of 15 feet in width
including landscaping and a 5-foot sidewalk.
The Public Access Parkway is divided into two segments. The
segment within Planning Area 4 is known as the Public Access
Parkway, which allows for public access. The segment within
Planning Area 2 is known as the Private Community Trail
which does not provide for public access.
Parkway at Carlsbad Boulevard A 40 foot wide landscape setback, including a 8-10 foot wide
natural trail of decomposed granite with stabilizing concrete (oi
other constmction as may be approved by the City).
Public Pedestrian Trail to the
west of Poinsettia Transit Station
loading area
A 5-10 foot wide namral trail (decomposed granite or other
acceptable material) on the northem boundary of Parcel B and
within the SDN right-of-way, if approved by NCTD.
Poinsettia Properties Specific Plan 40 July 23, 1998
Citv of Carlsbad
Planning Department
May 22, 2001
Mike Howes
Hofman Planning Associates
5900 Pasteur Court, Ste 150
Carlsbad, CA 92008
SUBJECT: POINSETTIA PROPERTIES PA 2, 3, & 4 - CT 00-16/PUD 01-01/SDP
00-12/CDP 00-44
Your application has been tentatively scheduled for a hearing by the Planning
Commission on June 20, 2001. However, for this to occur, you must submit the
additional items listed below. If the required items are not received by May 29,
2001, your project will be rescheduled for a later hearing. In the event the
scheduled hearing date is the last available date for the City to comply with the
Permit Streamlining Act, and the required items listed below have not been
submitted, the project will be scheduled for denial.
1. Please submit the following plans:
A) 10 copies of your site plans, landscape plans, building elevation plans,
floor plans on 24" x 36" sheets of paper, stapled in complete sets
folded into SVz' x 11" size. Architectural Plans may be submitted on
11" X 17" sheets. The plans shall incorporate the revisions shown on
the attached memo and redlines.
B) One 8y2" x 11" copy of your reduced site plan, landscape plans,
building elevations and floor plans. These copies must be of a quality
which is photographically reproducible. Only essential data should be
included on plans.
2. As required by Section 65091 of the California Government Code, please
submit the following information needed for noticing and sign the enclosed
form:
A) 600' Owners List - a typewritten list of names and addresses of all
property owners within a 600 foot radius of the subject property,
including the applicant and/or owner. The list shall include the San
Diego County Assessor's parcel number from the latest equalized
assessment rolls.
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us
i^PA 2, 3, & 4 - Ct 00-16/PUD 0-^1 Poinsettia Properti^PA 2, 3, & 4 - Ct 00-16/PUD OMi/SDP 00-12/CDP 00-44
May 22, 2001
Page 2
B) 100' Occupant List - (Coastal Development Permits Only) a
typewritten list of names and addresses of all occupants within a 100
foot radius of the subject property, including the applicant and/or
owner.
C) Mailing Labels - two (2) separate sets of mailing labels of the property
owners within a 600 foot radius and occupants within a 100 foot
radius of the subject property. The list must be typed in all CAPITAL
LETTERS, left justified, void of any punctuation. For any address
other than a single family residence, an apartment or suite number
must be included but the Apartment, Suite and/or Building Number
must NOT appear in the street address line. DO NOT type assessor's
parcel number on labels. DO NOT provide addressed envelopes -
PROVIDE LABELS ONLY. Acceptable fonts are: Ariel 11 pt, Ariel
Rounded MT Bold 9 pt. Courier 14 pt, Courier New 11 pt, and MS Line
Draw 11 pt Sample labels are as follows:
UNACCEPTABLE UNACCEPTABLE ACCEPTABLE
Mrs. Jane Smith Mrs. Jane Smith MRS JANE SMITH
123 Magnolia Ave., Apt #3 123 Magnolia Ave. APT 3
Carlsbad, CA 92008 Apt. #3 123 MAGNOLIA AVE
Carlsbad, CA 92008 CARLSBAD CA 92008
D) Radius Map - a map to scale, not less than 1" = 200', showing all
lots entirely and partially within 600 feet of the exterior boundaries of
the subject property. Each of these lots should be consecutively
numbered and correspond with the property owner's list. The scale of
the map may be reduced to a scale acceptable to the Planning Director
if the required scale is impractical.
E) Fee - a fee shall be paid for covering the cost of mailing notices. Such
fee shall equal the current postage rate times the total number of
labels. Cash check (payable to the City of Carlsbad) and credit cards
are accepted.
Sincerely,
Barbara Kennedy, AICP
BKcs
Attachment
Revisions for PA 2, 3, & 4
May 22, 2001
1. The balcony/deck/trellis exhibit needs to be submitted for review prior to making the
final sets for Planning Commission.
Dahlin Group:
2. Plan 1: Please specify the type of material used for the railings/deck enclosures on
the deck options for interior lots and also around the master bedroom deck on the
corner lot conditions. Thank you for providing the reduced sketches, it helps to clarify
these options.
3. What is the trim under the second level windows on the left side elevation of Plan 1
craftsman? (2"'' request).
4. Please label elevations as Plan 2-A, 2-B, 2-C, etc.. to correspond with floor plans.
You can still keep the descriptive term (ie. "craftsman").
JBZ:
5. Plan 1: 1 think that the second floor deck (over the porch element) is standard on
corner lots. However, the deck is shown as an "option" on the floor plans where the
deck is shown. Please clarify.
6. Identify the courtyard paving type (scored concrete) on the Plan 1 floor plans.
7. Please add gable end detailing under porch roof on Plan 2-B enhanced elevation
(right elevation) and on the Plan 3-A enhanced left elevation without wrap-around
porch.
8. Plan 2-A and 2-B enhanced elevations
Re: rear elevation of master bedroom over garage. I asked previously to add some
variation to the rear elevations by incorporating a gable end element. I have some
second thoughts about how that roofiine looks when viewed from the side on the
corner lot conditions. If you agree that it would look better as a hip roof, as it was
previously designed, please revise it.
Landscape (Please coordinate design modifications with the Engineer's plans):
9. Need to realign the trail in railroad corridor so that it is no more than 21 feet from the
sound wall as called out in the EIR mitigation measures.
10. The corner at Avenida Encinas and Poinsettia Lane needs some refinement. See
notes on Landscape Concept Plan.
11. Revise legend and key map to replace street tree (L-3 & L-4) and fence plans (L-14
& L-15) with new 1' = 40' landscape concept plans. Re-number sheets as necessary.
12. Please see additional minor comments on redlines and on new 1" = 40' landscape
concept plans.
13. I will eventually want a colored composite of the overall landscape concept plan for
Planning Commission.
c o
Citv of Carlsbad Planning Department
May 2, 2001
Mike Howes
Hofman Planning Associates
5900 Pasteur Court, Ste 1 50
Carlsbad, CA 92008
SUBJECT: Poinsettia Properties PA 2, 3, & 4 - CT 00-16/PUD 01-01/SDP 00-12/
CDP 00-44
The items requested from you earlier to make your Tentative Map, Planned Development
Permit, Site Development Plan, and Coastal Development Permit, application no. CT 00-
16/PUD 01-01/SDP 00-12/CDP 00-44 complete have been received and reviewed by the
Planning Department. It has been determined that the application is now complete for
processing. Although the initial processing of your application may have already begun,
the technical acceptance date is acknowledged by the date of this communication.
Please note that although the application is now considered complete, there may be issues
that could be discovered during project review and/or environmental review. Any issues
should be resolved prior to scheduling the project for public hearing. In addition, the City
may request, in the course of processing the application, that you clarify, amplify, correct,
or otherwise, supplement the basic information required for the application.
Please contact your staff planner, Barbara Kennedy, at (760) 602-4626, if you have any
questions or wish to set up a meeting to discuss the application.
Sincerely,
MICHAEL J. HOLZMftLER
Planning Director
MJHiBKxs
c: Adrienne Landers, Team Leader
Mike Shirey, Project Engineer
File Copy
Data Entry
Planning Aide
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us
ISSUES OF CONCERN
Planning:
See attached redlines.
Engineering:
Comments to be sent under separate cover.
; _ FILE COPV
Citv of Carlsbad
Planning Department
February 8, 2001
Mike Howes
Hofman Planning Associates
5900 Pasteur Court, Ste 150
Carlsbad, CA 92008
SUBJECT: CT 00-16/PUD 01-01/SDP 0G-12/CDP 00-44 - POINSETTIA PROPERTIES PA
2, 3, & 4
Thank you for applying for Land Use Permits in the City of Carlsbad. The Pianning
Department has reviewed your Tentative Map, Planned Development Permit, Site
Development Plan, and Coastal Development Permit, application no. CT 00-16/PUD 01-
01/SDP 00-12/CDP 00-44, as to its completeness for processing.
All of the items requested of you earlier have not been received and therefore your
application is still deemed incomplete. Listed below are the item(s) still needed in order to
deem your application as complete. 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. 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, August 14, 2000, 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) 602-4626, if you have any
questions or wish to set up a meeting to discuss the application.
Sincerely,
MICHAEL jrHOCZMILLER
Planning Director
MJH:BK:mh
c: Adrienne Landers, Team Leader
Mike Shirey, Project Engineer
File Copy
Data Entry
Planning Aide
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION
No. CT 00-1 6/PUD 01-01/SDP 00-1 2/CDP 00-44
Planning:
1. Please revise the site plan to show the revised footprints for PA 2 (prepared by
the Dahlin Group) which were submitted on 1/22/01. The plotting for this area
will not be thoroughly reviewed until the plans are revised.
2. The follow-up letter from the acoustical consultant indicates that a Noise
Analysis was prepared for the project on August 21, 2000. The noise study I
received with the project submittal is dated January 23, 1997 and was prepared
for Benchmark Pacific. Please submit two copies of the latest Exterior Noise
Analysis and include updated exhibits which match the current site plan.
Indicate if the noise wall will need to return along the side yards of homes
adjacent to the railroad corridor connections and or at the project entry. Provide
details showing the design and location of the noise walls required along
Poinsettia Lane.
3. Please submit a letter or documentation from NCTD allowing the proposed off-
site improvements at the connection to the transit station. Also, please explore
the potential of locating a temporary pathway connecting the sidewalk on
Embarcadero to the sidewalk at the southeast corner of the coaster station. It
might be possible to locate a temporary pathway in the 10 foot wide open space
buffer along the north edge of the site. Coordinate with NCTD to determine if
this would be acceptable.
4. The requirement for a General Plan Amendment, Zone Change, and Local
Coastal program Amendment to modify the boundaries of the General Plan Open
Space is currently under consideration. You will be notified as soon as this
issue has been resolved.
5. Please provide north-south and several east-west cross-sections across the
entire site showing the existing and proposed grades, and building mass.
6. The dimensions on the architectural plans are incomplete. Full elevations (front,
side and rear) for each exterior variation need to be submitted. See additional
comments under Architectural Issues.
Engineering:
None.
ISSUES OF CONCERN
Planning:
Site Plan:
1. Dimension the railroad pedestrian open space corridor from the railroad r.o.w. to
the property line. The EIR requires a minimum distance of 46 feet from the
railroad r.o.w. to the sound wall. Section "A" needs to be drawn to correspond
with this detail.
2. Delineate the boundaries of the vernal pools and dimension the width of the
buffer area.
3. All buildings need to be setback 40 feet from the Poinsettia Lane ultimate r.o.w.
This setback includes the 20 foot landscape setback along Poinsettia Lane.
Please show these dimensions on the plans and clearly show the proposed
configuration for Poinsettia Lane.
4. The lot lines at the residential lots adjacent to the open space pocket parks at
the end of the cul-de-sacs need to be adjusted so that the driveway area is
included as part of the residential lot.
5. The perimeter fencing for the project should be designed with off-set sections,
similar to the projects in planning areas 5, 7 and 8. The boundaries of the lots
will need to be adjusted to reflect the off-sets.
6. Curve or angle the corner of the perimeter wall near the intersection of
Poinsettia Lane and Avenida Encinas to allow for some additional landscape
area. Also angle the wall at the northeast corner of the site (similar to the wall
on the north side of Embarcadero)
7. Please show the location of on-street guest parking spaces.
8. The sidewalks around the cul-de-sacs need to match those shown on the
landscape plan. Align the sidewalk at lot 221 with the pedestrian ramp across
"N" street as shown on the L/S plans.
9. Future submittals of the site plan shall include the fencing and decorative paving
in the street.
10. The note for the gates at the entrances are pointing to the wrong location.
11. Enlarge the references to the cross-sections on the Key Map so that they are
readable. Section "F" should show a 5' meandering DG walk.
12. Grading:
a. The required 15' x 15' rear yard area may not encroach into any slope areas or
the projected toe of slope in instances where retaining walls are proposed. In
situations where retaining walls are proposed in the rear yards, use a raised pad
with steps up to the porch so that the retaining wall can be eliminated. 1 believe
that if you raise the pads up about 18" - 24" most of the retaining walls will be
unnecessary. It may be necessary to step the garages down so that the
maximum driveway slope is not exceeded. Please discuss this with me.
b. Show the existing grades along Embarcadero Way.
c. Grading for P.A. 3 should correspond to the landscape plan.
13. Lot Layout/Plotting
a. Please discuss your concept for the layout of the corner lots. Some of lots
surrounding the intersections have many driveways facing the primary
roadway while other intersections do not (north end). What was the
concept behind this decision?
b. The sewer easement located on Lot 19 needs to be plotted as a separate
open space lot. Please adjust the plotting of the home accordingly so that
the required setbacks are maintained.
c. Use Plan 1 on lot 81 with the driveway oriented towards the east so that the
driveway conflict on the corner is eliminated. Use either Plan 2 or 3 on lot
80.
d. Can Plan 3 fit on lots 35 and 105? If so, then you will only have to prepare
enhanced side elevations for corner lots for Plan 1 and 3 (Dahlin Group).
e. Is it possible to get a Plan 2 on lot 165? I was hoping to have more
landscape (instead of driveway) visible at the corner. We had originally
talked about having a small pocket park here as a focal point, but additional
landscape in the front yard would also work to soften the corner.
f. Consider plotting a Plan 3 on lot 88 so that the living/dining area can look
out into the large yard area. Another option would be to distribute the lot
areas more evenly between lots 88 and 89 so that lot 89 has more usable
yard area.
g. Increase the width of the parkway east of lot 213 to accommodate a
planting area for vines/shrubs between the wall and the sidewalk.
h. Dimension the width of open space lot 235 and verify the width of the open
space on the east end of lot 229.
i. Eliminate the low wall at lot 67 since there is enough side yard area to meet
the 15'x15' open space requirement. Connect the low retaining walls at the
back of lots 18, 69, and wherever else a situation like this occurs. If you
put walls in, make sure that they make sense and don't leave the
homeowner with an awkward situation. Specify split-face block or a
. decorative finish for walls.
14. Setbacks:
a. Please dimension the distance between the property line and the closest
edge of the porch, post or structure. Some of the lots look like they do not
meet the minimum 5' side setback or 10 foot front setback requirement (lots
18, 19, 35, 70, 100, 114, 132, 190, 203, and 212). Also, dimension the
shortest distance between property line and front of structure for lots 70,
100, and 114; and from side property line to porte cochere posts on lot 190.
Please verify that all structures meet setback requirements.
b. Buildings and front porches shall be set back at least 20 feet from the face
of curb in situations where the r.o.w. is less than 10 feet.
c. Homes at the end of the cul-de-sac lots shall have a minimum 20 foot
long driveway, measured from the property line located at the back of
sidewalk. Please dimension.
15. Please see the attached recommendations for the design of the sewer pump
station. The generator building will need to be designed to complement the
architectural design of the surrounding residences.
16. The Deck and Patio Cover Exhibit needs to be revised. The plan shows that
decks or patio covers may extend to the setback areas in the rear yards of the
standards lots. However, the reason we request this exhibit is to prevent this
situation from occurring. Limits need to be set so that there is some space
(more than the standard 10') between decks or patio covers on adjacent lots. In
addition, your proposed limits would not allow larger decks or patio covers to be
constructed on larger lots. The plan needs to be thought out more thoroughly
before it is resubmitted.
Architectural Plans
In general, most of the front elevations appear too massive. There needs to be
more relief in the front facades by providing one story elements and stepped-
back second-stories. The streetside elevations for corner lots also need to relate
more to the pedestrian scale by incorporating one-story elements along the
secondary street frontage. The concept of the wrap-around porch for the corner
lots is not evident in any of the plans which is a real disappointment since we
have been talking about this for a long time.
The plans need to comply with the requirement for 75% of the homes to feature
either a front porch or second floor, unenclosed balcony. Porches must have a
minimum depth dimension of 5 feet (exclusive of support posts) and must be
long/large enough to create an obvious "porch element" to the front of the
home. Porches with even greater depths are encouraged. The depth of porches
on Dahlin Group Plan 2 need to be enlarged slightly. Plans 1 and 3 do not
comply with the requirement. JBZ's Plan 1 needs to be redesigned. The
porches on Plans 2 and 3 comply with the depth requirements. However, a
more "obvious porch element" should be designed for the Plan 2 and Plan 3
corner lot condition.
3. Use decorative railing as an option on some of the porches. I would also like to
get raised porches on some of the lots (see Engineering comment # 12a.)
4. Provide full exterior elevations for each exterior design option.
5. Please submit a rendering of the typical streetscape which shows the
relationship between the buildings.
6. Provide roof plans for all elevations. Show the percentage of slope for the roof
pitch. Show the depth of the roof overhang.
7. Please dimension the floor plans and include dimensions showing the depth of
overhangs and recesses. Show the distance from optional decks/trellises to the
rear property line. Show the depth between columns on the porte cochere.
Dimension the width of paved area/planting areas at the Pasadena driveways.
8. Second-story rooms or features which project beyond the first level need to look
as though they are supported by beams or corbel elements.
9. Media Niches may not encroach into the required setback area.
10. Carry the detailing on the front elevations (knee braces, siding, shutters, etc..)
to the corner lot streetside elevations and rear elevations. Show how the siding
wraps around the side elevations. Add some level of upgraded material to the
side elevations for interest, particularly on elevations facing the Pasadena
driveways.
11. Use multi-paned windows on all building elevations to match the front facade of
the house. Maintain the variety of the window fenestrations as shown on the
various elevations.
12. Please include graphic depictions showing compliance with the small lot
architectural guidelines (ex.: see attachments for the City's Small Lot Guidelines)
in addition to the tables. Submit one set of the compliance documents (do not
include as sheets in the architectural plans).
JBZ Architecture (north end of site)
13. JBZ Plan 1
a. Plan 1 does not comply with guideline 12(ii) (page 125) of the Specific
Plan which requires that the garage shall have a 5' offset from the front
facade of the home.
b. With the revised plans, please include drawings for the corner condition
showing an upgraded side elevation.
c. A 10 foot separation is required between habitable structures.
d. Provide pop-outs around window elements or additional enhancements to
the rear elevation.
14. JBZ Plan 2
a. The second story element (bedroom 2) should be designed so that it is offset
from the front facade. This is particularly important because of the proposed
10 foot front setback. The home will appear too massive with a 2-story
element so close to the front property line. It would be great if you could
provide a porch on the front facade that could wrap around the side for lots
with corner conditions.
b. The second floor needs to be designed so that it does not project out over the
porte cochere.
15. JBZ Plan 3
a. Can you use a hip roof on the left side of Plan 3A so that the roof mass is
reduced?
b. You will need to add a porch for Plan 3A to comply with the 5' offset
requirement between the front facade and the garage - can you add a gable
roof element over the porch?
c. The recessed porch for the corner lot condition does not make much of an
entry statement. Can it be extended out so it creates a one-story element?
Would it be possible to wrap the porch around the living room for the corner
lot condition? Maybe you could have French doors from the living room to the
porch.
d. On the left side corner condition, add a one story roof element, bay window,
or some type of element to break up the 2-story mass facing the street.
e. Are one or two windows proposed for the living room in the corner lot
condition? The floor plan shows one and the elevations shows two.
f. Plan 3B and 3C - add upgraded siding materials to the wall of bath 2 which
faces the street.
Dahlin Group (South end of project)
16. Dahlin Group Plan 1
a. The front elevations of Plan 1 appear too boxy and flat. The building should
be designed so that there is a one story element facing the street. This is
particularly important because the home will only be 10' from the front
setback. As a suggestion, either the second story could be stepped back or a
porch could be incorporated at the front of the home. The porch could also
wrap around to the living room on the street side corner elevation.
b. The roof of the Seaside Cottage (facing the street) needs more articulation.
Maybe sub-elements such as dormer roof or bay windows on the second
floor would help.
c. The width between posts of the porte cochere is too narrow. Although
there is no set standard, it is suggested that you use a clear dimension of at
least 12 feet, similar to JBZ's proposal.
d. Show enhanced side elevations for the street side corner condition for Plani.
e. If a deck is used instead of a porte cochere, it should be tied into the home
with a roof structure so that it becomes an integral architectural element
instead of an add-on. The deck could be located over an expanded first
floor. Consider using a porch element in lieu of the deck option for some
units.
f. The arch on the English Cottage seems inconsistent with the architectural
style. If round is the theme, use arched windows and other rounded
elements.
17. Dahlin Group Plan 2
e. The building plane off-sets and one-story elements facing the front and down
the side add a lot of interest to this plan. The home is well-scaled for the
pedestrian-oriented neighborhood.
f. Show how the second floor window variations (front elevations) for the
Seaside and English Cottage relate to the floor plans. It looks like the
windows and pop-outs vary. On the Seaside Cottage, can you change the
shed roof over the 2nd floor front windows to something more decorative?
Maybe the window could be designed as a bay?
g. The pop-out in the master bath was a nice feature for the rear elevation on
the previous plans. Can you do something similar with this revised plan and
modify the section of bathroom that overhangs the nook? It seems a little
awkward.
h. Add half-timbering to the English Cottage elevation (similar to Plan 3) This
elevations looks plain..maybe the windows need more divided lites?
i. Plan 2 second floor plan is mislabeled as 1'' floor plan.
18. Dahlin Group Plan 3
a. The study/loft area comes out too far over the front porch. The second
story needs to be set back from the first story facade or add a one-story
porch element to break up the 2-story building mass.
b. The rear elevation needs some pop-out or additional roof elements/siding to
add interest.
c. The front porch needs to be enlarged so that it is usable. If possible, the
porch should be designed so that it could wrap around the home in corner lot
conditions.
d. On corner lots, the porch on the side elevation could be at least 5' wider
than shown in most if not all instances.
e. Add a hip roof element on the left side to open up some space between
structures.
f. Bedroom 5 occupants will needs to go downstairs or through bedrooms 2
and 3 to get to the bathroom. Doesn't this seem a little awkward?
19. Dahlin Group General Comments
a. Show the varying heights of the two highest points of the roof on the Seaside
and English Cottage. Although the City Council noted that they would look
favorable on buildings with a maximum height of 26 feet, staff feels that there
could be support for roof heights up to the 30' maximum height so long as it is
limited to a small percentage of the roof area and it contributes to the
architectural character of the home and streetscape.
b. Show enhanced side elevations for plans that are located on corner lots.
c. We had talked previously about the roof of the English Cottage elevations and
that it should have a "rolled" or "rounded" appearance. Can this be
incorporated into the plans?
d. A clear dimension of 20 x 20 needs to be provided in the garages for Plan 2 and
Plan 3. Stairways may not encroach in the space over the garage.
Landscape Plans:
1. An overall landscape concept plan needs to be provided which shows street trees,
front yard landscaping, fences, sidewalks (including connections to front doors)
recreation areas, entries, railroad corridor landscaping, landscaping along the street
frontages and around the perimeter of the project, etc... The plans need to be
prepared at the same scale as the Engineers plans (1" = 40'). The current fencing
and street tree plans should be consolidated into the overall landscape concept plan.
I will also eventually need a large colored composite drawing for the public hearing.
2. Entrances:
a. The entry structures and recreation center building should be designed to be
more compatible with the craftsman architectural theme for the community. The
basic forms are fine, but the metal roof, support columns, and trellis structures
exhibit a contemporary seaside theme and are not as compatible as they could be
with the architectural theme of the community.
b. Identify what type of plant materials will be planted in front of the walls (diagonal
symbol).
c. Is the wall stucco or block at the project entrance (detail sheet L2)? What type
of cap is proposed? How does it transition into the block wall?
d. Incorporate trellis structures or entry features at the vehicular egress/pedestrian
connection to Planning Area 5. Features at this access point should be similar to
others throughout the project. Eliminate the gates at the walkways. Add trees
on the east side of the walkway to form a tree canopy over the sidewalk. Show
a pedestrian ramp connection to the sidewalk on the southwest side of the
street. Dimension the width for planting between the west sidewalk and the
fence on lot 213. Use a block wall along the street side yards of lots 212 and
213.
e. Eliminate the decorative paving from the City-owned portion of the egress road
onto Embarcadero.
3. Modify the Poinsettia Lane and Avenida Encinas streetscape details so that the
ultimate property lines, curb, and r.o.w. are shown. Washingtonia robusta should be
specified with a minimum clear trunk height. What type of landscape transition is
made with the existing landscape theme for PA 5 along Avenida Encinas? Use
decorative mounding to add interest to the streetscape.
4. What type of planting is proposed within the 10 foot landscape buffer along
Embarcadero? Engineering has some issues with the location of the proposed
sidewalk. Lets discuss this in more detail.
5. Street Tree Plan:
a. Provide a height summary of the proposed trees using heights described in the
Sunset Western garden Book. At least 75% of the trees should have a maximum
mature height of 30' or less. Provide a summary of the tree quantities.
b. The trees at the project entries do not match the trees shown on the details.
Please revise to match details.
c. Podocarpus gracilior, Cinnamomum camphora, and Schinus terebinthifolius are
not suitable for small parkways. Please replace these with a more suitable
species such as Cupaniopsis, Jacaranda, Tipuana, Tabebuia, Koelreuteria, etc..
d. Provide street trees on both sides of the 1 5' wide public access parkway so that a
tree canopy will be created over the sidewalk.
6. Planning Area 3:
a. Continue using the Magnolias along the sidewalk through the park that connects
"E" and "K" Streets to provides a visual as well as physical connection. There
are some opportunities to locate trees on both sides of the walkway to form a tree
canopy to walk under.
b. Add street trees within the parkway along the frontage of the park.
c. The basketball and sand volleyball courts are mislabeled.
d. Provide some seating opportunities in the tot lot, volleyball, and basketball areas.
e. Add drinking fountains, trash receptacles, bike racks, and picnic benches.
f. Keep the large lawn area as open as possible by moving trees to the edges of the
lawn area.
g. Add additional fencing along the side yard of lot 115 for the proposed vines to
climb on. Please note that fencing may not exceed 42" within the front setback
area (min 10 feet from r.o.w.)
h. The pool detail on sheet L-6 is redundant to the detail on sheet L-5. Please
include an arbor detail and floor plan of the pool house instead.
i. Replace Pennisetum with another species. It has an invasive tendency.
7. Plaza (lot 223)
a. Connect the planters on the east and west ends into the planter along the north.
b. The kiosk needs to be relocated outside of the r.o.w.
c. Provide seating opportunities in the gazebo.
d. Consider adding some additional recreation opportunities such as lawn bowling or
a putting green.
e. Provide bike racks, trash receptacles, and drinking fountains.
8. Park (lot 221)
a. Provide a detail for the arbor structure.
b. Provide bike racks trash receptacles, and drinking fountains in the recreation area.
9. Cul-de-sac Parks/Paseos:
a. Keep as much lawn as possible in the parkway at the end of the cul-de-sacs to
provide an open view and feeling of spaciousness. Also, why are the three
different types of trees used at the end of each cul-de-sac? 1 would suggest using
either a cluster of accent trees (for color or form) or continuing the street trees
around the bulb.
b. Add lighting for safety at the pedestrian connections to the trail in the railroad
corridor. Is there a gate at the trellis or is it open to the corridor?
c. There are a few awkward planting areas between the sidewalk and curb where the
street begins to bulb. Locate the sidewalk adjacent to the curb in these areas to
eliminate these small planting areas.
d. Use low-groWing plant materials at the transit node and at pedestrian connections
to railroad corridor in order to provide a safe, visible area for pedestrians. Show
the location of the property line between the project and the transit station.
e. Interior Paseo detail sheet L-1 Ob..remove the groundcover symbol shown on slope
of residential lot 96.
f. Sheet L-1 Ob - use a symbol for enhanced paving which is similar to that shown on
the plans for the crossings which occur at the parks. Please specify if all of these
areas will have colored concrete paving that is scored.
g. Sheet L-lOa - label the plant legend as "Streetscape Plant Legend".
h. Torrey Pines will ultimately be too large in the paseos. Please replace with smaller
trees that will not become a maintenance problem.
10. Typical yard details:
a. Include a typical detail for the corner lots for Plan 3 on the south end, and Plans 1
and 3 on the north end.
b. Please replace dwarf rosemary and weeping bottle brush with alternate species.
Both of these species are known to attract bees.
11. Walls/Fencing:
a. The perimeter fencing for the project should be designed with off-set sections,
similar to the projects in planning areas 5, 7 and 8.
b. On the south end of the project, could the fences for Plan 1 tie into the second
support post on the porte cochere so that developer installed landscaping/vines
can be planted on the structure? Also, do you want to add a gate or fence to
connect the wall of the house with the sideyard fencing so that the back yard area
can be fully contained? Similarly, for the north end of the project, why not tie the
fence into the support post farthest away from the street? Will there be an option
to provide gates at the porte cochere? Please discuss this with me.
c. The fences for the corner lots on the south portion of the site have been designed
so that the two primary faces of the building are visible to both street frontages
(this looks great!). Please use a similar concept for the north end of the project.
%0A
There are quite a few areas where the side yard fencing could be shifted back to
provide more landscaping along the street frontage.
d. Use split-face block walls along the side yards of residences where they abut open
space areas.
e. Remove the portion of fence in the front yard setback between lots 40 and 57.
f. Add a 6 foot high black vinyl-coated chainlink fence with black posts along the
western edge of the railroad open space corridor.
12. RV Parking Area
a. Show a decorative split-face block wall and gate (type?) along the front of the RV
storage area.
b. Indicate the type of landscaping proposed to screen the RV storage area. Maybe
the sidewalk should be adjacent to the curb in this area so that vines and trees
can be located adjacent to the wall for screening.
13. Maintenance Responsibility Exhibit:
a. Include the lawn areas in the "Pasadena driveways" as a HOA maintained item.
b. The RV storage area should be included as an area to be maintained by the HOA.
Miscellaneous
14. The lighting concept is unclear. Are standard street lights proposed in addition to
decorative lights? What is the proposed spacing for decorative light fixtures?
15. Please dimension the footprints of all structures (entry features, gazebos, trellises,
etc..) and show the setbacks from property lines. Please note that structures over
42" high are not permitted within the front setback area. Please show heights for all
structures.
16. Please show the landscape proposed for the railroad open space corridor. The
landscaping shall consist entirely of native drought tolerant vegetation. Include the
locations or notes indicating that interpretative signage for the vernal pools will be
installed within the corridor. Please refer to the Final Program EIR for Poinsettia
Properties (pg 5.6-8 thru 5.6-10) for acceptable plant materials and trail locations.
17. Please check the scales indicated on the landscape drawings.
18. Specify all turf as sod.
19. Specify concrete mow edges instead of shovel cut mow edge.
Engineering:
Traffic & Transportation
1. Why are two (2) sidewalks being proposed on the Avenida Encinas typical street
section? Also, the Avenida Encinas section width does not match the plan view
width near the Avenida Encinas/Poinsettia Lane intersection. Please explain, or
verify and revise.
2. Please add curb, gutter and sidewalk to the Poinsettia Lane typical street section.
3. Please add a preliminary striping plan, for the public streets, to the tentative map
(TM) plan set.
4. Please delete the "to be built by others" and the "Poinsettia widening by others"
notes from the Poinsettia Lane typical street section and sheet 4 of the 1" = 40'
scale plan view drawings, respectively. Please be advised, this project will either
construct the Poinsettia Lane frontage improvements, or, participate in the
construction of these improvements. Additionally, please show the Poinsettia
Lane widening in plan view on the TM.
5. At the project's Preliminary Review, Traffic Engineering staff had concern with the
proposed curb "traffic calming bulbs" (bulbs) at the 90° turns for the on-site
streets. Therefore, either remove or relocate these curb bulbs, or, obtain Traffic
Engineer approval for this design feature, and submit documentation of this
approval. Contact Associate Traffic Engineer, Dave Stillman, regarding this issue.
6. Please relocate the four (4) bulbs at the on-site intersections to midblock, or,
redesign the bulbs to just narrow the "through streets." This will result in the
through streets being narrowed to 24' at the intersections, while the "side
streets" would remain at a 32' width. This should accommodate a single-unit
truck turning radius. Add a typical plan view detail showing which design you
chose, and, please plot the single-unit truck radius on it (R = 28').
7. Please label the streets on the Key Map, on sheet 1 of the TM.
8. Please show a handicap ramp at the southwest corner of the
Embarcadero/Avenida Encinas intersection.
9. Please move any proposed decorative pavement out of the public right of way
(e.g., at the intersection of Private Street '0' and Embarcadero); see Preliminary
Landscape (LS) plan, sheet L-3.
10. The proposed Street Light Standards and Street Signs are not in accordance with
Public Street Standards. This is acceptable, for on-site private Street Light
Standards and Street Signs, as long as, the Street Lights and Signs meet City
Standard criteria. Therefore, Light Standards must have the equivalent of 9500
lumens/100 Watt high pressure sodium lamps, and, anchor base foundations
< SDRSD E-1>; and. Street Signs must have posts that are designed to
breakaway on impact. Look at County of San Diego and/or Caltrans Standards
regarding breakaway treated wood specifications. If these requirements can be
met, then the specifications must be placed on sheet L-8 of the LS plan.
All on-site Street Light Standards and Street Signs must be privately maintained by
the Homeowner's Association (HOA). Please include this provision in the project's
Covenants, Conditions and Restrictions (OCR's).
Any Street Light Standard or Street Sign located within the public right of way,
must meet City Standards.
11. Please show Street Light Standards on the typical street sections, on sheet 1 of
the TM and SDP.
12. Please show Caltrans Corner Sight Distance Sight Lines at the proposed Avenida
Encinas/on-site street intersections on the LS plan. Also, so intersection sight
triangles at the on-site intersections, in accordance with City Standards, on
sheet's L-3 and L-4, of the LS plans. Additionally, please add the following notes
to the LS plan.
• "No structure, fence, wall, tree, shrub, sign, or other object over 30 inches
above the street level, nor having a canopy less than 8 feet above the
street level, may be placed or permitted to encroach within the area
identified as a sight distance corridor in accordance with City Standard
Public Street-Design Criteria, Section 8.B.3. The underlying property
owner shall maintain this condition."
• "The limits of these sight distance corridors shall be reflected on any
improvement, grading, or landscape plan prepared in association with this
development."
13. Please include the entire Embarcadero right of way within the project's HOA
maintenance responsibility boundary (see LS plan sheet L-16). Please include this
provision in the project's OCR's.
14. Where are trash facilities proposed to be located for the project, and how will a
trash truck circulate to those facilities? Or, will trash be placed in front of each
dwelling unit (D/U) on designated pick-up days?
15. Please indicate the widths of the on-site Private Streets in plan view on the TM
and SDP, especially at Private Street 'B' fronting proposed Lot 222. Is parking
being provided here? Should parking be provided here?
16. Thank you for revising the proposed D/U driveways to a 12' minimum width, in
accordance with City Standards. Please indicate this 12' minimum on the typical
drainage plan view exhibits, on sheet 1 of the TM and Site Development Plan
(SDP).
17. The proposed Recreational Vehicle (RV) storage lot will have to be redesigned to
accommodate the proposed lift station (see CMWD exhibit on TM sheet 4).
Additionally, the RV storage must be functional. Therefore, please plot AASHTO
Motor Home (MH) turning radii showing how RV's will maneuver at the RV lot.
Include lift station access requirements also.
18. North County Transit District (NCTD) has submitted a requirement for the
installation of bus shelters and potential bus turnouts on Avenida Encinas (see
attached NCTD Memorandum, dated December 22, 2000). Please be advised,
that the City's standard condition of approval regarding bus stops, says that the
Developer must meet NCTD requirements. Therefore, if the Developer has any
issues with this request, they should contact NCTD directly. Please provide
documentation to City staff of any NCTD contact.
Sewer & Water
1. Please show that the following issues can be met regarding the proposed sewer
lift station:
a. Access to wet-well manholes, and, sewer line connection manholes by
a vacuum-pump (vector) truck must be maintained;
b. Access to the lift station dry-well by a boom truck for pump/motor
replacement and maintenance must be maintained;
c. Access to the stand-by generator and control room for maintenance
and/or removal must be maintained;
d. Plot the lift station building or building envelope, and, the sewer lines at
the lift station, and the ones tying into the 27" gravity sewer line,
showing that above items "a" through "c" are met.
2. Please be advised, a "packaged" lift station is not permitted. Please submit
preliminary lift station designs for conformance review.
3. Please designate "locking manhole lids with gaskets" for the manholes for the re-
routed 21" sewer main, on the TM.
4. Please show inlet elevations (ie), at manholes, and, gravity sewer flow directional
arrows on all sewer lines, on-site and off-site (at NCTD right of way and at
Embarcadero), on the TM.
5. Please widen the proposed public sewer easement for the re-routed 21" sewer
main, located at Lot's 19 and 20, from 15' to a minimum of 20', on the TM and
SDP.
6. Please indicate proposed reclaimed waterlines on the TM, SDP and LS plans.
Indicate which areas will be irrigated with reclaimed and/or potable water, on the
LS plan (see LS plan sheet L-18).
7. Please show fire hydrants on the typical street sections.
8. The preliminary review for the project indicated the potential for the installation of
a Pressure Reducing Station (PR Station) at the northwest corner of Avenida
Encinas and Poinsettia Lane. Is a PR Station required to provide potable water to
this project? Please provide documentation from Carlsbad Municipal Water
District (CMWD) staff regarding this issue.
Mapping & Land Title
1. The proposed lots that front the pocket parks must have frontage adjacent to the
Private Street/Public Access & Utility Easement. Therefore look at running the
proposed lot line down the side of the driveway to obtain "legal frontage."
2. Please show the "Public Utility & Access Easement," for the private Streets, on
the TM. At the "pocket park" cul-de-sacs, show this easement traveling around
the circumference of what would be the right of way line. This easement must
not encroach into the proposed pocket park Open Space (OS) lots.
3. Preliminary Title Report (PR), Schedule "B," Item No. 4, states that the existing
public storm drain easement affects Lot's 1, 2 and 3. The easement map (TM
sheet 5 of 5) shows this easement just affecting Lot 1. Please verify and revise.
4. Please add the existing easements to the SDP and indicate the future disposition
of each.
5. Please add an "Easement No. 6" designation at existing Lot 4, on the easement
map (TM sheet 5).
6. Please show "Public Access Easements" over proposed OS Lot's 239, 245, 246
and 247.
Grading & Drainage
1. Please indicate how National Pollutant Discharge Elimination System (NPDES)
criteria will be met. This could include, but not be limited to, doing one or a
combination of the following: directing surface run-off through vegetated swales
prior to discharge to a storm drain or the public right of way, constructing
gravel/sand/filter systems, constructing de-pollutant basins, etc.
The Hydrology Study submitted for the project indicates that on-site retention is
not required at QIOO. However, on-site retention is required for Q10 because the
project is located within the Mello II zone of the California Coastal Commission
jurisdiction. Since on-site retention is therefore required, please look at utilizing an
on-site detention basin for both 010 retention and pollutant mitigation.
Pre and Post-developed Storm Water Pollution Prevention Plans (SWPPP) will be
required for the project.
Please be advised, meeting NPDES is a major staff concern, as well as, being a
part of the Poinsettia Properties Specific Plan, Final Program Environmental Impact
Report - Mitigation Monitoring Program (page's 14-16).
2. The Hydrology Study indicates that the existing 72" storm drain, in the NCTD right
of way, has a QIOO capacity of 166cfs; and, that the project QIOO outfall is
113cfs. The Study then states that since the project outfall of 113cfs is less than
the 166cfs, that the NCTD right of way 72" storm drain has sufficient capacity.
The question is, what is the current QIOO capacity of the 72" storm drain and
with the addition of 113cfs, is there still sufficient capacity? The Hydrology study
does not sufficiently address this issue. Please verify and revise the Study.
3. Please show some proposed storm drain ie's from Embarcadero south (to the
existing 72" storm drain in the NCTD right of way) to indicate flow direction. (The
Hydrology Study indicates that flows from the existing apartment site travel
south.)
4. Please show how access for maintenance is going to be provided at the NCTD
right of way 72" storm drain connection.
5. Please look at installing "grated" pass-through drains at the "bulbed" curb returns
to better facilitate drainage and maintenance.
6. Please be advised, public and private easements and Easement Agreements are
required for the lift station/force-main/re-routed sewer line/72" storm drain/storm
drain NCTD right of way connections. The developer must process the easement
documents (i.e., legal description, plat, etc.) through the City's PR process at final
design. City staff will prepare the Easement Agreement(s) (or attach the easement
to existing Easement Agreements that are being processed for PA 7 & 8).
7. The proposed grading for Lot 222 (PA 3) shows a split level pad. Is this correct?
Isn't this recreation pad going to have one (1) (sloping) pad elevation? Please
verify and revise.
8. Please add the following text: "with the approval of the City Engineer" to the two
(2) typical lot drainage plan view details on sheet 1 of the TM. Additionally,
submit documentation from the project soils engineer indicating that reducing the
surface runoff flow line from the standard 5' (City standard GS-15) to 3' is
acceptable.
9. Planning Department staff may request a slight raising of some of the D/U pads. If
they do, please make sure that the D/U driveways (i.e., driveway slopes) and pad
drainage still functions. Please indicate the slope of the proposed D/U driveway for
the "B - South Product," on the plan view, typical lot drainage detail, on TM sheet
1.
10. The Geo-technical report (seemingly) has a typographical error on page 5, §5.4,
regarding landslides. This Section states that, ". . . there are no landslides present
on the site and more are known to exist . . . that would impact the proposed
development." It should probably state that ". . . none are known to exist . . . ."
Please verify and revise.
Miscellaneous
1. Please show a "North Arrow" and scale on the 1" = 40' scale, TM sheet 2.
2. Do any overhead utilities exist within or adjacent to the subdivision boundary?
3. Please indicate the future disposition of the "Gas Meter Station" (Easement tem
No. 8), on the TM and SDP.
4. Please make sure that any revisions that are made on one plan set are made on all
applicable plan sets.
5. Enclosed for the applicant's use for making the requested revisions are red-lined
check prints of the project. These check prints must be returned with the revised
plans to facilitate continued staff review.
Fire:
1. Applicant must relocate proposed fire hydrants in accordance with Fire Department
requirements.
2. Proposed gates must be equipped with Knox system key access to be approved by the
Fire Department.
Building:
1. The community pool and park sites must be fully accessible to the disabled per CBC-T-
24 requirements.
Police:
See attached comments.
NCTD:
See attached comments.
City of Carlsbad
Police Department
Date: January 24, 2001
To: Planning Department
From: Police Department/Crime Prevention
Subject: Plan Review CT00-16/PUD01-G1/SDP00-12/CPDG0-44
Plan Review Recommendations
The following recommendations are optimal security suggestions provided by Carlsbad
Police Department's Crime Prevention Unit. The purpose of this document is to
safeguard property and public welfare by reviewing and regulating the design,
construction, quality of materials, use and occupancy, location, and maintenance of all
buildings and structures. The Crime Prevention Unit presents recommendations in two
sections, site considerations and building recommendations.
Site Considerations
• Building Placement - Creating Defensible Space
Place structures on the land with consideration to surveillance. Identify burms and
other areas of land that might deter vision into important areas. Place important
entrances with a clear vision to the main street. Do not hide areas with solid fencing or
landscaping.
Use landscaping, fencing and ground cover to create territoriality for the individual
properties. Symbolic lines can be drawn deterring public activity. The amount of
territory definition can increase as the public gets closer to the building, making the area
uncomfortable for loitering and tampering.
• Lighting
The police department recommends that individual homes be equipped on all sides with
lighting fixtures to illuminate the sides of the building. Light gives someone the
perception of being seen. The lights do not have to be of considerable wattage, low
levels of light are sufficient to provide a blanket of light.
Equip parking areas with light that provides a maintained minimum of one (1) foot-
candle of light at the ground level during the hours of darkness. Illuminate walkways
and passages within the development with a maintained minimum of one-quarter
2560 Orion Way • Carlsbad, CA 92008-7280 • (760) 931-2100 • FAX (760)931-8473 ®
(.25) foot-candle at the ground level during the hours of darkness. Provide additional
light in common areas such as mailboxes and recreation centers.
Further, equip the fixtures with dawn to dusk sensors or timers. The department
recommends that the fixtures be adapted to use something other than an incandescent
bulb for energy efficiency. Place lights in the eves of the house to illuminate the sides
of the structure. Additionally, the department recommends vandal resistant covers
protect the fixtures.
• Light Sources
• Incandescent or Halogen lamps are short-lived and fairly expensive to operate.
They put out a nice bright light and are easy to control. They are compact.
• Fluorescent lamps are less expensive to operate than Incandescent or Halogen and
have a longer life. They put out a good light but are a little more difficult to direct. They
are larger than the previous two.
• Mercury Vapor lamps are less expensive to operate than Incandescent or Halogen
and have a long life. Their color is not as good as fluorescent but they are easier to
direct and control. They are compact.
• Metal Hallde lamps require fewer fixtures to illuminate an area but have a shorter life
than Mercury Vapor. They provide an excellent light and are easy to direct and control.
They are compact.
• High Pressure Sodium Vapor lamps require few fixtures and have a low operating
cost. The fixtures are expensive to purchase. They put out an excellent light and are
easy to direct and control. They are compact.
• Low Pressure Sodium Lamps have the lowest operating cost of all the lamps. The
fixtures are expensive but few are required. They put out a yellow light and the clarity is
not good. They are easy to direct and control. They are longer in size.
• Landscaping
The police department recommends that exterior landscaping be kept at a minimal
height and fullness giving police, security services and the public surveillance
capabilities into the area. Plant low profile shrubs, below three feet. Design
landscaping to keep a space between the tops of shrubs and the bottoms of trees.
Ensure the canopy of a tree is not lower than five feet. Do not allow trees to provide
access to the roof or balconies. Let landscaping augment, not deter from lighting.
Apply security plants where necessary to prevent loitering and tampering. Security
plants have prickly leaves or thorns. They limit access over fences and through
windows. They also reduce concealing and loitering. Plant low level security plants on
or around problem areas. Security landscaping, used with appropriate fences provides
excellent security, deterring intruders. For a list of security plants, please contact the
Crime Prevention Office at 931-2105.
If you design hills, burms and landscaping to conceal a house, you also provide a place
for an intruder to hide. For optimal security, allow surveillance of the house from the
street and from neighboring yards.
Install walls and fences that are see through for surveillance. Tall solid walls around a
home provide cover. Walls and fences at entranceways should allow surveillance.
Prune trees away from fences to not provided access over the fence. Thick foliage at
the fence line impairs yard visibility and conceals a breach in the fence.
Lock gates and install gates that allow surveillance.
• Addressing
On the street side of the residence, display a street number in a prominent location.
Make the number easily visible to approaching emergency vehicles. The numerals
should be no less than four (4) inches in height and should be of a contrasting color to
the background to which they are attached. Display house numbers in illuminated
fixtures.
0 Entrances
Keep entranceways clear of clutter. Ensure you allow vision from the front access street
to front door entrance. Homes that have been designed without these considerations
are more susceptible to front entrance penetration. Surveillance is important.
Building Considerations
• Doors
Install wooden doors of solid core construction with a minimum thickness of one and
three-fourths (1-3/4) inches. This includes the garage pedestrian door, and the door
from the garage into the residence.
Further, equip all doors with a single cylinder dead-bolt lock using a 5-pin tumbler.
Connect the deadbolt to the inner portion of the lock by connecting screws. Ensure the
lock has a one-inch throw that can withstand a cutting tool attack. Choose a deadbolt
that embeds at least three-fourths of an inch into the strike plate. Finally, re-enforce the
strike plate with a minimum of two, 3-inch screws.
Arrange all entry and exit doors to dwelling units so that the occupant has a view of the
area immediately outside the door without opening the door. Except doors requiring a
fire protection rating that prohibits them, such view may be provided by a door viewer
having a field of view of not less than 190 degrees. Mounting height should not exceed
fifty-four inches from the floor. Further, install no glass panels within forty
inches of a locking device.
Doors that are partially glass should have a single cylinder dead-bolt lock. Equip these
doors with a burglar resistant glaze to prevent someone from breaking the glass to
enter the home.
• Sliding Doors
Install metal guide tracks at the top and bottom of horizontal sliding door. The bottom
track should be so designed that the door cannot be lifted from the track when the door
is in the locked position. Also, equip the door with security hardware such as a pin.
• Double Doors
The inactive leaf of a double door requires the same solid core construction as a single
door and should be equipped with metal flush bolts, having a minimum embedment of
five-eighths (5/8) inch into the head and threshold of the door frame.
• Hinges
Use hinges for out-swinging doors with non-removable hinge pins or mechanical
interlock to preclude removal ofthe door from the exterior by removing the hinge pins.
• Garage Doors
Install two receiving points on doors that exceed sixteen feet in width; or, if the door
does not exceed nineteen feet, use a single bolt if placed in the center of the door, with
the locking point located either at the floor or door frame header. Or, use a torsion
spring counter balance type hardware.
• Windows
Equip all movable windows with security hardware to prevent them from being lifted
from the frame or forced to slide.
By, Jodeene R. Sasway
Crime Prevention Specialist
Carlsbad Police Department
(619) 931-2195
To,
Barbara Kennedy
Project Planner
Planning Department
City of Carlsbad
1635 Faraday Avenue,
Carlsbad, CA 92008
Subject: Poinsettia Properties, Application no. CT00-16/PUD01-01/SDP00-
12/CDP00-44
Dear Ms. Kennedy:
We have reviewed the plans for the Poinsettia Properties Project, and have the
following comments on the project.
1. On the key map and other site plans a Railroad Pedestrian Open Space
corridor is shown along the western edge of the property. A sound wall is
shown on the eastern edge of the corridor. We would prefer that a physical
separation be planned between the Pedestrian Open Space corridor and
NCTD Railroad Property, for pedestrian safety reasons and to prevent
trespassing on to the railroad tracks.
2. The key map and other site plans also indicate pedestrian access to the
Railroad Pedestrian Open Space. Without a physical separation between the
corridor and the railroad property this could lead to direct access to the
railroad property. Property owners adjoining the NCTD railroad property
cannot provide direct access on to the Railroad property.
3. Sheet 4 of 5 of the Tentative map, shows drainage facilities extending on to
the NCTD property. Any storm water drainage work or other improvements to
be done on NCTD property would require NCTD review and approval.
4. NCTD would recommend that reports and other legal documents related to
this project add language similar to that provided below regarding conditions
for properties adjoining the railroad property.
"Owner of Properties adjoining the NCTD right-of-way hereby recognizes and
acknowledges that railroad tracks are located adjacent to the Premises, and
that the operation of trains over the tracks does and will produce vibrations
NORTH COUNTY TRANSIT DISTRICT
610 Miss.or Ave'. UC Occor. s,dt CA 02C:
7 6-J-9 i~ 2 E 2 E
and noise levels that may be considered objectionable. With knowledge and
understanding of these facts, owner of properties adjoining the NCTD right-of-
way accepts the Premises and agrees that no legal action or complaint of any
kind whatsoever shall be instituted against the North San Diego County
Transit Development Board ("NCTD") by Property Owner or on Property
Owners behalf as result of vibrations and noise levels or as a result of the use
of the railroad tracks in general. The term "NCTD" as used in this Section
includes any railroad company operation on the tracks."
5. A pedestrian connection should be provided at the end of the cul-de-sac
between lot no 205 and 204, on the northeastern corner of the property, and
Avenida Encinas. The pedestrian connection would provide a direct
connection to Avenida Encinas and the proposed bus stop at that location.
Other NCTD comments regarding bus stop locations and service
requirements have been previously provided.
We thank you for giving us an opportunity to review the project. If you have any
questions regarding our comments, please feel free to contact me at (760) 967
2817.
Sincerely,
Zigisha Mhaskar
Assistant Planner
MEMO
01/31/2001
TO: Mike Shirey
FROM: Mark Biskup, Public Works Engineering Design Division
Sewer Lift Station for Poinsettia Properties Planning Area 2
The attached site plan shows a proposed area that will work for the wastewater lift
station. In consideration of this request we have looked at similar facilities to determine
a desirable lot configuration. Some factors that must be addressed include: 1)
accessibility to the wet-well manholes by a vacuum-pump truck to clean and maintain
the wet-well. Accessibility to the dry-well by a boom truck to remove pumps/motors etc.
for replacement and maintenance. 3) Accessibility to the stand-by generator and control
room for maintenance and/or removal.
The lift station will be visited every day by O&M. 100% accessibility to the site must be
maintained at all times, therefore an exclusive entry to the facility is necessary.
The Design Division will provide plan-checking support for this proposed lift station
facility. As this project moves forward please continue to coordinate with us regarding
this matter.
MARK BISKUP
Public Works Engineering-Design Division
CC: Barbara Kennedy
Hofman Planning
Associates
pirjrining Project Management Fisco! Analysis
February 20, 2001
Gary Wayne
City ofCarlsbad
1635 Faraday Avenue
Carlsbad. CA 92008
Subject: Potential General Plan Amendment, Zone Change and Local Coastal Plan
Amendment for the Open Space Area within the Poinsettia Properties Specific
Plan
Dear Gary:
We recently received an issues letter from Barbara Kennedy, dated February 8, 2001, for
Planning Areas 2, 3 and 4 of the approved Poinsettia Properties Specific Plan. One of the
comments within this letter was that staff was considering a requirement that a General Plan
Amendment (GPA), Zone Change (ZC) and Local Coastal Program Amendment (LCPA) be
processed to modify the boundaries of Planning Area 3 so that the boundaries of this open space
area comply with the City's existing maps. I have been informed that the potential for these
amendments is based on a conflict between the City's Geographic Information System (GIS)
mapping and the hand dravm Zoning and General Plan maps.
The acreage of this Open Space site was established as part of the negotiations for the Poinsettia
Properties Specific Plan. Because Parcel A of the Specific Plan is a large, flat area without
environmental resources or constraints that would dictate the dimensions and orientation of the
Open Space site, the dimensions and orientation of the site were arbitrarily arranged for the
Specific Plan and the Master Tentative Map for Parcel A. The Specific Plan shows the Open
Space site with an east-west alignment and an area of 1.4 acres. After extensive meetings and
input from staff, as part of the proposed design we have slightly increased the acreage of the
Open Space site (to 1.5 acres) and changed the alignment of the site to better accommodate
pedestrians, which is a goal of the Specific Plan. Staff fully supports this revision because it
truly is better planning and will result in a better neighborhood.
Similar conflicts exist throughout the City. The number of parcels that would be impacted by
this position would be in the thousands. A tremendous amount of work and effort would be
needed from both staff and property owners if a GPA, ZC and LCPA were necessary for each
5900 Pasieiir Coijrr • Suite 150 • Carlsbad • CA 92008 • (7oO) 4;38-1-!c5 • F-jx: (Joy-Wc.
and every divergence between the City's GIS mapping and the hand drawn General Plan map.
We believe that a GPA, ZC and LCPA for these conflicts is not necessary. The General Plan
Land Use Element contemplated the interpretation of boundaries between land uses. It states that
the intent of these boundaries is not to be precise legal boundaries. It goes on to provide
guidance to interpret these boundaries in cases of uncertainty. Clearly, it is not the intent of the
General Plan to require a GPA in lieu of reasonable interpretation.
Planning Areas 2, 3 and 4 are under the same ownership. The boundaries and orientation of the
Open Space site is not based on environmental resources or constraints and was established on
sound planning principals and interpretation. We do not believe there is any Justification to
require a GPA, ZC and LCPA that would cause a minimum three-month extension of the
processing time for this project due to the need to take the LCPA to a Coastal Commission
hearing. We would respectfully request that staff be allowed to use its interpretive powers as
provided in it the Land Use Element to establish the precise General Plan boundaries without the
need to process a General Plan Amendment. Your prompt response to this issue would be
greatly appreciated.
Sincerely,
Mike Howes
cc. Michael Holzmiller
Ron Ball
Jane Mobaldi
Pablo Leon - John Laing Homes
Hofman Planning
Associates
Planning Project Management Fiscal Analysis
December 28, 2000
Barbara Kennedy
City of Carlsbad
Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008-7314
Subject: CT 00-16, CP 00-08, SDP 00-12, CDP 00-44; Poinsettia Properties Planning
Areas 2, 3 and 4
Dear Barbara:
John Laing Homes respectfully requests that you send all future correspondence for the above
referenced project to:
Tony Ferrero
John Laing Homes
895 Dove Street, Suite 110
Newport Beach, CA 92660
Also, please send copies of correspondence to myself, and to Ron Grunow at Hunsaker &
Associates.
' j 3
Mike Howes
cc: Tony Ferrero
Ron Grunow
MH/AF
5900 Pasteur Court • Suite 150 • Carlsbad • CA 92008 • (760) 438^1465 • Fax; (760) 438-2443
895 DOVE STREET
SUITE 110
NEWPORT BEACH, CA 92660
!TEL| 949-476-9090
iFAXt 949-476-9898
December 8, 2000 Laing Homes
Hand crafted since I848
Ms. Barbara Kennedy
Associate Planner
Cityof Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008-7314
RE: Proposed Phasing Plan
Poinsettia Property PA 2, 3 & 4
Dear Barbara,
For your review, I have included John Laing Homes' proposed Phasing Plan for our
Poinsettia project below. Careful consideration was given in developing the Phasing Plan
so that we would be able to phase the project's infrastructure and amenities as homes are
completed. Our primary objective of course, is safety, and safe guarding our residents
and their children from construction work and construction traffic. Accordingly, the
Phasing Plan described below is divided into two categories; (1) completion of
improvements at model Certificate of Occupancy (CofO) and (2) at production
Certificate of Occupancy (CofO).
Model CofO
Prior to the issuance of the first CofO for the models the following items will be
substantially completed:
• Main entrance will be completed and the Community Park will be under
construction.
• Second access (at Raintree Drive and Avenida Encinas) providing fire access to
the model.
• Landscaping and project wall along Avenida Encinas.
oKnlaint^komes.com
Page 2
Barbara Kermedy
Production CofO
Prior to the issuance of the first CofO, the following will be substantially completed:
• Community Park
• RV storage area.
• Trail system from NWC of the property to the comer of Poinsettia and Avendia
Encinas.
• Each of the two neighborhood parks, cormecting paseos and greenbelts will be
completed with construction of the adjacent units as will be the perimeter project
wall and adjacent landscaping. Paramount importance is safety of the residents
while construction is still underway.
Please give this some thought and we can discuss it during our meeting next Thursday,
December 14*. My new direct number is (949)265-6855. Again, we appreciate all your
help in developing a project in which we can all be proud of
Regards,
John Laing Homes
Anthony A. Ferrero
Director of Community Development
Mike Ryan, Castlelyons Corporation
Mike Howes, Hofinan Plarming
9
benchnnRrK^ JpflciFic
September 23, 2000 /o lUmlfj^^^^
'MENT
Barbara Kennedy
Planning Department
City of Carlsbad
1635 Faraday Avenue
Carlsbad, California 92008
Dear Barbara:
I have received and reviewed a copy of the Planning Department Staffs summary of
Issues of Concern to the proposed Tentative Map, Condominium Permit, Site
Development Permit and Coastal Development Permit for our property consisting of
Planning Areas 2, 3 and 4 of approved the Poinsettia Properties Specific Plan.
While I can not speak with authority regarding the comments directed to the product
being proposed by Laing Homes on the site, it would appear to me that the scope and
nature of the comments could lead to a decision by Laing Homes to go with a more
conventional single family product. I had hoped that by working closely with you and
Dee Landers and having gone through the Preliminary Review Process there would be
a much higher level of agreement and understanding at this point in time.
Unfortunately, that appears not to be the case. I was clearly of the understanding that
you and Dee were supportive of these more creative and innovative products.
The purpose of my communication is to respond to a number of comments made by
staff. They appear to include policy which we have never heard before and were not
reflected by the City in the approval of the Specific Plan by the Planning Commission
and City Council.
At the time we began our process with the City concerning this property we were
convinced to process for a Specific Plan, even though the acreage of the site was
below that which required the Specific Plan process. Our property which consisted of
three legal parcels of 17 acres, 17 acres and 55 acres could have each been processed
for a tentative map individually. Even if combined as one parcel the total acreage was
below that requiring a specific plan.
PH: 760.438.8477 • 5055 Avenida Encinas, Suite 210, Carlsbad, CA 92008 • FAX: 760.438.5980
Barbara K£nnedy
Page 2
September 23, 2000
We agreed to process for a specific plan because of the "special nature and location"
of the property. We were also told by staff that by using the specific plan as the
overriding land use entitlement, we would be able to use some planning tools which
might not be available to us without it. The "Overall Vision" chapter (Sec. Ia) and the
"Purpose" chapter (Sec. lb) of the Specific Plan are filled with language confirming this
point.
Now it appears that in reviewing a specific project under the land use and guidelines
of the Specific Plan, no regard is given to what the plan actually says. Rather the
proposed map Is being evaluated under some unwritten group of policies which are
clearly not a part of the Specific Plan.
Below I have provided some examples of this.
1. Item #2 of the staffs Issues of Concern section states, "It is strongly suggested
that your project be designed with a maximum of 40% lot coverage for two-story
homes, and 50% for one story homes".
This statement Is in direct conflict with both the language within the Specific Plan and
the very recent implementation of the Specific Plan in Planning Areas 7 and 8. The
only mention of lot coverage relating to Planning Areas 2 and 4 Is on pages 110 and
126 respectively. In both cases the approved Specific Plan states, "Maximum lot
coverage shall be 50%". It does not say 40 %, It says 50%.
More Importantly the development standards for Planning Areas 7 and 8 contain the
exact same language on pages 146 and 153 respectively. As the City implemented the
Specific Plan through approval of tentative maps for each of these areas, they allowed
most of the units to be well above 40% and up to a maximim of 50% as the Specific
Plan calls for. The staff reports for these two maps raised no issue relating to lot
coverage nor did the Planning Commission nor the City Council. The fact that the City
is "considering" a change in the future should have no Impact on an area covered by
Barbara Kennedy
Page 3
September 23, 2000
our approved Specific Plan. This is especially true when a clear policy precedent has
been set with the approval of tentative maps for Planning Areas 7 and 8, which led to
the actual development and product mix within the Shea and Fleldstone projects. We
recognize Staffs sensitivity to "large homes on small lots". We are willing to look at
modifying the proposed project to the size of lots, setbacks and home sizes which
were approved and are being constructed on Planning Areas 7 and 8. There appears
to be no "community issue" with the size of lots and houses on Planning Areas 7 and 8
as they have been the most well received product to hit the Carlsbad market in many
years. The series of "campouts" by buyers clearly proves the product's acceptability.
2. In discussing the Paseo product being proposed. Staff comments that the
proposed product is 1900 SF to 2400 SF. Further staff comments that these houses
are too big. I believe It is important to note that the product approved for Planning
Areas 7 and 8 were:
Area 7 2036 SF - 2628 SF
Area 8 1880 SF - 2251 SF
The proposed square footage fall In the middle of the range approved under this same
Specific Plan. In fact, the average size of house for these two planning areas is 2225
SF, while the average for the proposed plan Is 2118 SF. Fundamentally all four of
these planning areas consist of 4500 SF lots.
3. The Report mention's the trail along the railroad ROW In a number of Issues.
You have recently asked that we have our biological consultant review the proposed
plan and comment. I have enclosed a copy of the response addressed to you dated
August 30, 2000. The letter was signed by Anita Hayworth, Ph. D. In this letter. Dr.
Hayworth clearly states: "Although it is not likely that the trail will result in indirect
impacts to the sensitive biological resources located off site to the west, in the interest
of the protection of the resources it is recommended that the trail be removed from
the western portion of the property and rerouted along Avenida Encinas.
p
Barbara Kennedy
Page 4
September 25, 2000
In light of this recommendation why is the staff commenting on an assortment of
issues relating to this trail? Clearly it should be relocated. Also, as mentioned in
comment #12, within the Site Design Section, the staff implies that the trail must be
located outside the 100 foot buffer from the vernal pool. This Is not the case. Dudek is
comfortable with the trail being located within the 100 foot buffer, if constructed
appropriately. But clearly, their recommendation is to relocate the trail to the east.
4. Item 6, under the Major Issues Section of the Report indicates that the Fire
Department has requested a third access point in the area of Embarcadero Way. In
the development of the Specific Plan this area was to be a "pedestrian friendly" area
which was to invite residents of the residential areas to walk to the station and
Planning Area 6. If this connection is made, I would ask that It be an emergency only
access. If it is made to be a street, obviously all of the "friendliness" will disappear.
Needless to say I am concerned with what appears to be a staff abandonment of
some of the basic principles contained in the approved Specific Plan. I will be
attending the scheduled meeting with you on September 27, 2000 at 8:30 Am, which
has been arranged by Laing Homes. Hopefully, we can resolve these and other
matters related to the Project.
Sincerely,
Doug Avis
Michael Holtzmiller, City of Carlsbad
Dee Landers, City of Carlsbad
Mike Shirey, City of Carlsbad
Tim McSunas, Laing Homes
Anthony A. Ferrero, Laing Homes
Barbara Kennedy
Page 5
September 23, 2000
Mike Ryan, Castlelyons Corporation
Ron Grunow, Hunsaker & Associates
Mike Howes, Hofman Planning
'4^
DUDEK
& ASSOCIATES, INC.
Eiffel
Professional Teams for Complex Projects
EilSmeering, Planning,
Environmental Sciences and
Management Services
Corporate Office:
605 Third Street
Encinitas, California 92024
760.942.5147
Fax 760.632.0164
August 30, 2000
Barbara Kennedy
City of Carlsbad
1635 Faraday Avenue
Carlsbad, California 92008-7314
858-02
Re: Poinsettia Properties (PA: 2,3<S^4) Status Vpdafefof Biological Resources
Dear Ms. Kennedy:
At the request of the Applicant in response to your request, I have reviewed the
environmental documents for the Poinsettia Properties project as well as the tentative map
(dated 8/14/00). The purpose of this letter is to update the biological resources existing
conditions and provide concurrence with the proposed project design.
1 made a site visit to the property on August 28,2000. The site is essentially unchanged from
its description in the Biological Resources Report (Dudek & Associates, 4 August 1995). The
property is composed entirely of disturbed or ruderal habitat that shows evidence that it is
disced regularly for most of the property except where the buffer has been established.
Currently, fill material has been stocked piled as designed in the Stockpile and Erosion
Control Flans, February 10, 2000.
The Poinsettia Property Specific Plan Program Environmental Impact Report (Cotton Beland
Associates, April 1997) and the Mitigation and Monitoring Program (Cotton Beland
Associates, April 1997) have been reviewed for consistency with the tentative map. In
addition, the Poinsettia Properties Specific Plan (Benchmark Pacific Management, Inc.,
November 27,1998) and a letter from Doug Avis, Benchmark Pacific to Julie Vanderwier, U.S.
Fish and Wildlife Service (dated March 17, 1999), also were reviewed.
Based on the review of the above documents and the current site conditions, I have concluded
that the tentative map has been prepared in accordance with the Poinsettia Properties Specific
Plan, the Environmental Impact Report, and the Mitigation and Monitoring Program, as
modified by the March 17,1999 letter. The offsite wetlands to the west have beeri provided
the required buffer from the railroad right-of-way east to the centeriine of the dirt road
except in the vicinity of a sensitive area that ponded during extreme winter rains in 1998.
This sensitive area has been provided the additional required buffer of a 100-foot setback as
outlined and mapped in the March 17,1999 letter. These buffer areas will provide adequate
protection for the sensitive areas and wetland resources.
Ms. Barbara Kennedy
Re: Poinsettia Properties Status Update for Biological Resources
The Environmental Impact Report and Specific Plan both indicate that a pedestrian trail is
proposed to extend along the western property line within the buffer area. Although it is not
likely that the trail will result in indirect impacts to the sensitive biological resources located
offsite to the west, in the interest of the protection of the resources it is recommended that
the trail be removed from the western portion of the property and rerouted along Avenida
Encinas.
Finally, the landscape plant palette outlined in the Mitigation and Monitoring Program was
reviewed. The plant species are all native plants, typically found within coastal sage scrub
habitat, and suitable for planting within an area adjacent to sensitive biological resources.
Please feel free to contact me at (760) 942-5147 with questions or if you require additional
information.
Very truly yours,
DUDEK & ASSOCIATES, INC.
Anita Haywort
Biologist V
cc: Doug Avis, Benchmark Pacific
Brian Murphy, Benchmark Pacific
Tim McSunas, John Laing Homes
Ron Grunar, Flunsaker & Associates
Michael K. Ryan, Castlelyons Corporation
1
& ASSOCIATES, INC.
858-02
ProUsiional T^ams for Complex Projects August 30, 2000
March 17, 1999
Julie Vanderwier
U. S Fish and Wildlife Service
Carlsbad Field Office
2730 Loker Avenue West
Carlsbad, Califomia 92008
5055 Avenida Encinai
Suite #210
Carlsbad, CA 92008
FAX 760/438/5980
760/438/8477
RE; Vemal Pool located on NCTD right-of-way adjacent to Poinsettia Properties.
Dear Ms. Vanderwier:
Again, thank you for your time to meet with representatives from Dudeck and
Associates, our hydrologist, Arsalan Dadkhah and myself on February 24, 1999.
During that meeting we were able to convey to you the results of Doctor Dadkahah's
hydrology study. At the conclusion of that meeting I informed you of two upcoming
Public Hearings at the Planning Commission of the City of Carlsbad.
The first was a Master Tentative Map to divide the approximately 55 acres into five
legal parcels for financing purposes. This request was approved by the Planning
Commission on March 3, 1999.
The second Hearing we discussed was for the approval of a Site Development Permit
for a 92 unit affordable apartment project. This project is to serve as our Affordable
Housing Ordinance mitigation. It is scheduled for this evening at the Planning
Commission.
When we discusses these two upcoming Hearings, you mentioned that you would
like to work toward having the matter resolved by the time of this second Hearing.
Also, during that meeting I suggested that we would be willing to "pull" our project
back from the existing development line to create a larger setback from the sensitive
area. In doing so I expressed that opinion that this would constitute full avoidance of
any impacts. Also, Anita Hayworth, of Dudeck and Associates, who conducted the
surveys for the fairy shrimp, indicated that there had never been a "take" during the
weed abatement program.
Based upon the proposed avoidance, combined with the fact that there had never
been a "take", I suggested that the development line be adjusted, and this amendment
to plan be implemented through a Condition of Approval to our proposed Tentative
Subdivision Map by the City of Carlsbad Planning Department. This would be easily
accomplished as we have kept Ms. Adriene Landers, Principal Planner, informed of
this process.
As we have not heard back from you since that meeting I would propose a resolution
to this matter. I have enclosed a topo map of the portion of the property in question.
BENCHMARK PAQFIC
On this map I have shown a modification of the development line. This modification
creates a 100 foot additional setback from the sensitive area.
In summary, my proposal is that our development would retreat from the present
development line to the new development line as shown on the exhibit. Within the
new open space area, no development would exist. It would not be used as active
recreational or other assessable uses. Rather it would become part of the native
vegetation and drainage basin for the vemal pool. We would appropriately control
access from the residential project in accordance with acceptable biological
standards.
In addition, as we discussed on February 24, we would design and implement a plan
to appropriately protect, enhance and sign the portion of the NCTD right-of-way
which not covered by the conditions of their permit, approximately one-half of the
area adjacent to our property.
We believe that this proposed program is an appropriate solution to the issues which
arose from the intense rain in February and March of 1998, thereby causing a
"cliange of conditions" from those previously discussed and resolved through our
project Environmental Impact Report. We would ask that for the Service accept this
program, and inform the City of Carlsbad that it become a Condition of Approval of
our upcoming Tentative Subdivision Map.
Thank you for your time and consideration. We will await your response.
Smcerely,
Doug Avis
Cc: Adriene Landers, City of Carlsbad
Howie Wier, Dudeck and Associates
Anita Hayworth, Ph.D., Dudeck and Associates
Arsalan Dadkhah, Ph.D., D-Max Engineering, Inc.