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
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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