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HomeMy WebLinkAboutCT 02-14; Bressi Ranch Residential; Tentative Map (CT) (32),*** Hofman Planning Associates Planning Fiscal Services Environmental February 4, 2003 CKrister Westman City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 Subject: BRESSI RANCH RESIDENTIAL "B" TENTATIVE MAP Dear Christer, This letter is in response to your letter of October 20, 2002 regarding the Bressi Ranch Residential project. Following is a list of how we are responding to all of the items you have put together in the letter. Please find attached a copy of your letter for your reference. LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION Planning: 1. Details for the park lots have been provided on Exhibits L-l 7 through L-22 of the landscape plans prepared by Gillespie Design Group Inc. 1. The design for the Village Green and floor plans and elevation for the community building have been provided. See Exhibit L-20 by Gillespie Design Group Inc. for the design of the Village Green. 3. All of the architectural plans identity the home style used to illustrate the floor plans. 4. A graphic description of Policy 44 has been added to all exhibits. Similar to the one provided by PAS and PA 12. 5. A table tabulating how many of each floor plan model are being proposed for each Planning Area has been provided by PDC. See Sheet 3 of PUD 02-06. 5900 Pasteur Court • Suite 150 • Carlsbad • CA 92008 • (760)438-1465 • Fax: (760)438-2443 /•»* 6. A meandering trail on the north side of Poinsettia Lane from El Fuerte to the west, connecting to the Villages of La Costa meandering trail is shown on Exhibit L-16 by Gillespie Design Group Inc. A detail and cross section of the trail section is also provided by Gillespie Design Group Inc. See PDC Exhibit 2. 7. The residential lot coverage calculations based on net pad have been provided by PDC on Sheet 3 of PUD 02-06. 8. The fencing plans provided by Gillespie Design Group Inc. have been revised to include the product plotting, see Exhibits L-2 through L-8 by the Gillespie Design Group. 9. Gillespie Design Group Inc. has provided additional fencing designs on Exhibit L-8a. 10. Exhibit L-8a prepared by Gillespie Design Group Inc. shows the section for lots with sideyard retaining walls and fences, as well as up slope and down slope conditions 11. Sheet 5 prepared by PDC provides a section between Gateway Center Drive and Alley X. 12. Courtyard has been shown for Plan 4 in PA7 by PDC on Sheet 6 of PUD 02-06. The single story edge for Plan 2 in PA 12 is shown on Sheet 10 of PUD 02-06 prepared by PDC. 13. Plan 3 in PA9 now includes single story shading. See Sheets 8 and 9 of PUD 02- 06 prepared by PDC. 14. Lots 278, 294, and 333 have been revised based on input from staff. Please see Sheets 5 and 8 on PUD 02-06 prepared by PDC. Engineering: 1. Poinsettia Lane offsite is shown on Sheet 1 prepared by PDC. 2. The Owner/subdivider and the Engineer will sign the map before it goes to the Planning Commission. 3. An amendment to approved preliminary storm water pollution prevention plan (SWPPP) will be submitted. 4. A preliminary Geotechnical study for the proposed development has been submitted to the City. Hofman Planning Associates 5. The location of meters, cleanouts, SDG&E vaults, cable TV and phone vaults where service is anticipated will not be shown at this time. This will be addressed during final engineering. 6. The slope condition near each intersection has been shown on PUD 02-09 and CT 02-14 prepared by PDC. 7. The proposed utility access and easements from PA9 and PAS contain a detail of fencing and illustrate the open status of the easements. See Exhibit L-6 prepared by Gillespie and Exhibit 6 prepared by PDC. The recycled water lines are also included in these revised exhibits. 8. All comer cutoffs for intersections and for traffic circles have been revised per the direction received from the City of Carlsbad Engineering Department. 9. All alley returns have been revised per the direction from the City of Carlsbad Engineering Department. 10. The Tentative Map will be revised to eliminate all lettered lots after staffs review of this submittal. ISSUES OF CONCERN Planning: Architecture 1. All floor plans have been revised to have a minimum 20'X20' clear garage floor area. 2. Lennar has visited the Arroyo Vista project and will be offering garage doors that look like swing out gates/doors as upgrades for some of the models with garages that face out on to public streets. 3. PA7 a. Shutters have been added to bedroom 2 windows for the Spanish and Monterey Plan 1. See Hezmalhalch Exhibits 4 & 5. b. Siding detail have been added to gables for Plan 2 Cottage elevations. See Hezmalhalch Exhibit 8. c. A clear differentiation on the rear elevations between the three styles has been completed for Plan 3. More interest on the left second story elevation has also been added. See Hezmalhalch Exhibits 13, 14, & 15. d. Shutters to the windows at the family room for plan 4 have been added. See Hezmalhalch Exhibits 18 & 19. e. An additional six inches to the nook/master bath has been added to the separation between planes for Plan 4. See Hezmalhalch Exhibit 16. Hofman Planning Associates 4. PA8 a. More interest has been added to the Spanish left and right second stories for Plan 1, by the addition of shutters. See Bassenian Lagoni Exhibits for the Plan 1 Spanish. b. More interest has been added to the Monterey left and right second stories for Plan 2, by the addition of shutters to the right elevations and architectural details to the left side. See Bassenian Lagoni exhibits for the Plan 2 Monterey left and right sides. c. A gable has been added to the Federal rear elevation for Plan 3. Shingles have been added to the rear elevations of the Victorian Plan 3 rear elevations. See Bassenian Lagoni exhibits for the rear elevations of the Plan 3 Victorian and Federal rear elevations d. This revision has not been made. We would like to discuss this issue. 5. PA9 a. More interest has been added to the right side and rear second stories of Plan 2, by providing additional windows to the Farmhouse elevations. See the Dahlin Group Exhibit 13. 6. PA6andPA10 a. The Woodly Architect Group's floor plans have been numbered four-six. b. Additional windows with shutters have been added to the right side elevations of the Woodly Architect Group's floor plans. See the Woodly Architecture Groups Exhibit for Plan 5 (right side). c. The siding has been extended to the end of the parlor wall for Plan 6 for the sides of homes that are adjacent to and visible from as public street. See the Woodly Architectural Groups Exhibit Elevation B for Colonial Revival. d. Floor Plan 3 has a 27'4" X 40' 8" motor court/courtyard which would bring the total number of units with a single story edge or 15' X 15' minimum side courtyard to 12. See Hezmalhalch Sheet 3. The Woodley Group Plans 4 & 6 provide sufficient side cut outs to achieve on average 8.5' side yard set back. See Woodley Architect Groups Floor Plans 4 & 6. 7. PA12 a. Shutters have been added to the left second story to provide interest. See Bassenian Lagoni Plan 3 Spanish side and rear elevations. b. This change has not been done. We would like to discuss this issue with you. c. Floor Plan 1 has been revised to address this issue. d. Plan 1 has a single story edge for over 40% of the entire building perimeter. Plan 2 and Plan 3 both have sideyard courtyards with a minimum dimension of 15' to address this issue. Hofman Planning Associates Q. This revision has not been made. We would like to discuss with you how the architecture for Plans 1 & 3 direct people towards the entrance of the residences. Site Plan 1. Lennar prefers to keep the park in PA 6/10 at its present location for a number of reasons. At its present location it helps to make a dramatic entry statement into the residential portion of the Master Plan. Its current location fronts on to Town Garden Road, which is the major entry into the residential portion of the Master Plan from El Camino Real. Having the park at this location also helps to reduce the number of homes with garages facing on to Town Garden Road. In addition, it is only 980 feet from the most distant home in PA 6 to the park. Although this number seems high, it would be equal to walking past 16 homes located on standard sixty feet wide lots. We believe that this would be a short comfortable walk since this is one of the flatter portions of the Bressi Ranch Master Plan. The park located in PA12 has been doubled in size to address staff concerns. 2. We acknowledge the comment. 3. PDC has revised all exhibits to ensure that all setbacks are in conformance with the requirements of the Plan Development Ordinance. 4. We would like to discuss this issue with you. 5. The slope between the two parts of PA9 has been revised per the direction received from the staff. Fire: Fire Hydrants have been added or relocated per the direction of the Fire Department. 1.-12. See PDC Exhibits 3 through 9. Engineering: 1. The design of the traffic circle has been revised per the direction of Engineering staff to provide a better access for moving & storage vans. See PDC Sheets 1-10 on CT 02-14. 2. The knuckle return was designed per the approved Bressi Ranch Master Plan. Hofman Planning Associates ^ X-H^/ 3. Profiles shown on Sheets 10 through 12 have been revised to meet the stopping sight distance for 25 mph, as well as 275' sight distance. Sincerely, Mike Howes Cc: Clyde Wickham Kristine Zortman Pam Evitts Hofman Planning Associates