HomeMy WebLinkAboutCT 93-08; Carrillo Ranch Village O; Tentative Map (CT) (27)Hofman Planning
Associates
February 22, 1994
Brian Hunter
2075 Las Palmas Drive
Carlsbad, Ca. 92009
RE: CONTINENTAL HOMES - INCENTIVES FOR VILLAGE F
Dear Brian:
As discussed, following is a list of incentives for the referenced project. At your suggestion the
list includes variances and/or waiver requests which are really Master Plan or other Village
issues. The incentives requested for Village F allow for the development of the proposed
affordable housing product type. Offsite incentives being requested will reduce the amount of
financial assistance being requested to off set the financial gap of Village F.
Village F Requests:
1. Allocate 120 affordable housing units from the excess unit pool in the southeast quadrant of
the City to be used in this Village to meet the affordable housing requirement. This would give
Continental Homes the ability to transfer an additional 120 market rate units to another site in
the Southeast Quadrant of Carlsbad.
Approval of this incentive would give Continental Homes the ability to sell these market
rate units to the future developer of the Bressi Ranch property. This will help to
subsidize the cost of developing the affordable units in Village F. The exact financial
benefit of this density transfer is difficult to determine at this time and will be based on
the value of the potential units at the time Continental Homes attempts to market them
to the future developer of the Bressi Ranch.
2. Allow for a modification to the requirements of Section 21.45.090.(h)(l) of the Carlsbad
Municipal Code to allow a few sections of 24' wide private driveways.
:A 520C8 • (619)438-1465 • Fax: (619)438-244;
3.Allow for a modification to the requirements of Section 21.44.130 to allow for a double car
garage to have less than a 20' x 20' dimension. Allow for tandem parking in a 10.5' x 36'
garage to provide one full sized and one compact parking space to meet the two covered parking
space requirement of the Planned Development Ordinance.
Tandem garages are essential to the design of the project. They allow for the design of
an affordable project that provides each unit with two covered parking spaces, while
reducing the garage court appearance created by a row of two car garages. Tandem
garages have been successfully used in other existing projects in the City of Carlsbad,
such as Tamarack Point. We have contacted that property management company for this
project, Thompson & Associates and they do not have any records or recollections of
having problems with the tandem parking at Tamarack Point. In addition this project
exceeds the City's guest parking requirements. An additional 17 guest parking spaces
have been provided by this project. See the memo submitted by Rick Planning Group for
further justification of the proposed tandem parking.
4. Allow for public ownership and maintenance of the internal driveway system within this
project.
Allowing for public ownership and maintenance of the driveway system within this
project would significantly reduce the monthly Homeowners Fee, thereby making it
easier for a low income family to qualify for the purchase of a unit in this project.
5. Entry Road - Allow for the following engineering standards variances:
a. Corner site distance of 150' instead of 275',
b. Intersection spacing of 175' rather than 200'.
6. Minor Driveways - Allow for the following engineering standards variances:
a. Driveway widths of 24' rather than 30'
b. Corner site distance of 150' rather than 275',
c. Eliminate intersection approach tangent,
d. Eliminate site distance triangles at intersections,
e. Curb return radius of 15' rather than 20'
The modifications in items 5 & 6 above have received conceptual approval from the
Engineering Department.
Offsite Requests
1. Village O
A. Allow for a modification to the requirements of Section 21.45.090(b)(2) to allow for
a 15' setback from the right of way from a public street rather than a 20' setback. — This
would still provide 20' of parking area between that back of sidewalk and the garage.
If these units fronted on a private street rather than a public street this modification
would not be needed.
B. Allow a modification to the requirements of Section 21.45.090(b)(5) to allow for more
than 10 two story units in a row without requiring a 20' separation between units. ~
Street O-B has 14 lots fronting on it, while Street O-C has 13 lots fronting on it.
Approval of this waiver would save two units in this Village.
2. Village P
A. Allow for modification to the requirements of Section 21.45.090(b)(5) to allow for
more than 10 two story units in a row without requiring a 20' separation between units. -
- Street P-E has 12 lots fronting on it. Approval of this waiver would save one unit in
this Village.
Please feel free to contact me if I can provide any additional information or justification for the
incentives being requested.
Sincerely,
Mike Howes
cc Chris Chambers
Pat Moroney
Bob Wilkinson
Ray Martin
Mike Shirey