HomeMy WebLinkAboutCT 02-28; La Costa Condominiums; Tentative Map (CT) (11)Hofman Planning
Associates
Planning Project Management Fiscal Analysis
May 27,2003
Saima Qureshy
City of Carlsbad, Planning Department
163 5 Faraday Avenue
Carlsbad, Ca. 92008
RE: CT 02-28 LA COSTA CONDOMINIUMS
Dear Saima:
This letter accompanies the resubmittal of the abovementioned project. Attached to this
letter is a copy of your letter of December 19, 2002 commenting on the original
submittal. Following is a response to all of the incomplete items and issues contained in
that letter.
INCOMPLETE ITEMS
Planning
1.
2.
3.
4.
5.
6.
This information has been provided. Building footprints have been superimposed
on the constraints map. The whole site is now shown one sheet with a legible
scale.
A more legible slope analysis has been provided at 40 scale. Please see Sheet 2 of
the Hillside Development Permit set. The proposed structures are shown on Sheet
2 of the site plan.
Per our meeting with you on January 15,2003 you agreed that a lighting plan will
not be required at this time.
A site section of both the four plex and six plex building with existing and
proposed grade has been provided. See Sheet 2 of 2 of the Site Plan. REC-D
Visitor parking spaces have been marked on the site plan.
Our project will be providing on-site inclusionary housing. MAY 2 7 2003
Engineering CITY OF CARLSBAD
F'LANNlNG DEPT. 1. All easements encumbering this property have been depicted and called out.
Please see the Tentative Map.
2. Sidewalks have been depicted along each driveway to ensure pedestrian
circulation within the project.
5900 Pasteur Court Suite 150 Carlsbad CA 92008 (760) 438-1465 Fax: (760) 438-2443
L J
3.
4.
5.
6.
7.
8.
9.
The design has been revised to eliminate conflicts in the turning movements for
emergency vehicles, trash trucks, and moving vans. A separate Turning Radius
Exhibit has been included as part of this resubmittal. Please see the attached letter
from Coast Waste Management dated February 18,2003 stating that the project
will satisfactorily accommodate garbage transporting vehicles.
Quantities of remedial grading have been included on the Tentative Map. This
information has been provided on Sheet 1, General Notes No. 12.
The Tentative Map has been revised to show finished topographic lines at S-fOOt
intervals.
A letter from Randy Wagner (Leighton & Associates) addressing the detention
basin is forthcoming.
Comment noted. See Tentative Map Sheets 4 and 5.
The existing and proposed street lights along the project frontage have been
depicted on the Tentative Map and meet the City’s spacing standards.
The Storm Water Management Plan has been revised to clarify the incorporation
of the detention basin and the measures will be incorporated to treat storm water
from private drives before discharge to public right-of-way.
ISSUES OF CONCERN
1.
2.
3.
4.
5.
6.
7.
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9.
Comment noted. The project has been redesigned and now includes sidewalks for
pedestrian circulation throughout the project as well as a pocket park area.
We have provided a copy of Sheet 2 (Grading Plans for La Costa South, County
of San Diego Grading Permit No. L573 1) that clearly shows that the slopes on the
site are manufactured.
Comment noted. See Tentative Map Sheet 1, General Notes No. 12 for grading
quantities.
Due to the presence of an ancient landslide, the project site has a geotechnical
exemption, and the ancient landslide is to be removed.
The 6-foot high portions of the retaining wall have been set back an adequate
distance so that it is no closer than 15 feet to the property line.
Private driveways are proposed instead of private streets and the plans have been
revised to reflect this.
The project has been redesigned to meet the minimum 8-foot setback from project
driveways.
Comment noted. The six plex plans have been revised so that there is sufficient
space for cars to back out.
Comment noted. The proposed patios and balconies (decks) have been depicted
in the site plan and floor plans.
10. The proposed visitor parking spaces at the ends of Private Driveway A and B
1 1. A pocket park has been added per our discussion at our January 15,2003 meeting.
have sufficient space to back up and to turn.
The pocket park is located on the north side of “Drive A”.
12. The recreation area is now connected with the units with the addition of a
13. Please see the attached letter from Marcia Gross (Affinis), dated March 18,2003
14. This information has been provided on Sheet 5 of the Tentative Map.
sidewalk.
that addresses these impacts.
Engineering
1.
2.
3.
4.
5.
6.
7.
8.
9.
This information has been provided on all sheets.
The Tentative Map has been revised and the information has been provided on all
sheets.
Comment noted. Per our meetings with Karyn Vaudreuil earlier this year, we
have made the recommended revisions, including a major redesign of the fire
turnaround on “Drive A”.
Individual water meters for each condominium unit are now indicated on the
Tentative Map.
The sight distance triangle has been depicted on Sheets 4 and 5 of the Tentative
Map.
This information has been included on all sheets.
The preliminary Storm’ Water Management Plan and Tentative Map have been
revised to address how pollutants will be filtered from the storm drain inlets along
the private drive before being discharged from the site.
A note has been added to the plans stating that no parking signs will be posted
along all interior driveways. See Sheet 2 of the Tentative Map.
The Tentative Map has been revised so that the 24-foot driveway at the entrance
includes rolled curb and gutter. - 10. Per our meeting with you at the City on January 15,2003, private lighting is not
being shown at this time.
1 1. The Tentative Map has been revised to depict the location of potable water meters
and irrigations meters for the project.
12. Comment noted. A symbol has been added to the Tentative Map to clarify the
portion that will be Portland Cement Concrete.
13. We have revised all the curbs from 6” vertical curb to rolled curb and gutter per
the direction of the City. Please refer to the detail on Sheet 2 of the Tentative
Map. The geometry of G-14A does not apply to rolled curb since it is already
shaped for a vehicle to roll over. The concern about scraping, however, still
applies. Our analysis shows that a driveway as steep as 14% coming off the back
of rolled curb and gutter can be driven over without scraping problems.
14. At this time we are proposing surface swales and no fences.
15. The Tentative Map has been revised to depict drainage arrows and spot elevations
to demonstrate drainage between the structures.
16. Comment noted. The relocation of the existing fire hydrant has been clarified.
See Sheets 4 and 5 of the Tentative Map.
17. Please refer to the Stormwater Management Plan.
18. Please see Tentative Map Sheets 4 and 5
19. Comment noted. See Sheets 4 and 5 of the Tentative Map.
.
20. Comment noted. See Sheets 4 and 5 of the Tentative Map.
21. All trees on-site within graded areas and remedial grading will be removed to
22. Comment noted. The Tentative Map has been revised to include 80-inch water
23. The Tentative Map has been revised to show where storm water near the
facilitate development of the project.
mains.
northwest portion of the site discharges and the drainage structures are depicted.
Please see Sheet 1 and 4 of the Tentative Map.
24. Please see Tentative Map Sheets 4 and 5.
25. Comment noted. Please see Tentative Map Sheet 4.
26. Comment noted. Please see Tentative Map Sheet 3.
27. The location of the detention basin was based on the layout of the site and the
areas available to place a basin in the path of storm water discharge. There is no
other place on-site to detain without affecting the recreation area or the units
along “Private Drive B”. The space south of the upper tier of units became
available as the grading design was refined. The hydraulics of the design are such
that enough water is held back in the basin during the peak flows to prevent an
increase in discharge between the existing and proposed conditions. The system
functions the same way a regional detention facility would.
access and public utility easement over the private drives.
28. The Tentative Map has been revised to depict and callout a proposed general
1. Comment noted.
2. Comment noted. See Sheets 3,4, and 5 of the Tentative Map.
3. Comment noted.
In addition to the five sets of plans we are resubmitting, we are including, per your
request, two copies of a Traffic Study prepared by Urban Systems dated May 16,2003.
If you have any questions or need additional information, please call me at 43 8- 1465.
Sincerely,
W Bill Hofman
Cc KwanSo
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