HomeMy WebLinkAboutCT 97-14; Mariano; Tentative Map (CT) (9)City of Carlsbad
Rlanning Department
March 22, 1995
PacWest Group, Inc
550 West C Street, Suite 1750
San Diego, CA 92101
SUBJECT: CT 95-01/PUD 95-01/SDP 95-02/HDP 95-04 - MARIANO
Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department
has reviewed your Tentative Tract Map/Planned Unit Development/Site Development Permit/and
Hillside Development Permit, application nos. CT 95-01/PUD 95-01/SDP 95-02/HDP 95-04, as
to its completeness for processing.
The application is incomplete, as submitted. Attached are two lists. The first list is information
which must be submitted to complete your application. 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 vour submittals. No processing
of your application can occur until the application is determined to be complete. The second list
is issues of concern to staff. 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, February 24, 1995, 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 If an application is withdrawn or deemed withdrawn,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, Jeff Gibson, at (619) 438-1161 extension 4455, if you have any
questions or wish to set up a meeting to discuss the application.
Sincerely,
MICHAEL r HOLZMILLER
Planning Director
MJHJQvd
Gary Wayne File Copy
Chris DeCerbo Data Entry
Bobbie Hoder Marjorie/Rich
Bob Wojcik
Mike Shirey
2075 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619) 438-1 161
LIST OF ITEMS NEEDED
TO COMPLETE APPLICATION:
No. CT 95-01/PUD 95-01/SDP 9S-Q2/HDP 95-04 - MARIANO
PLANNING;
1. Place the following project numbers in the upper right corner of the exhibits - CT 95-
01/PUD 95-01/SDP 95-02/HDP 95-04.
2. The tentative map is fragmented by match-lines that split lots and make the map difficult
to read and review. Provide individual sheets with a match-line system that is less
fragmented and easier to evaluate.
3. Provide setback dimensions for the required front, rear, and side yard setbacks for all
structures. Indicate the distance between buildings and/or structures.
4. Indicated the top and bottom elevations for all fences, walls, and retaining walls. Show
these elevations at each end of the wall and in the middle. Also show worst condition
elevation.
5. Show site details for all recreation lots or areas including the RV storage area (indicate
RV storage size). Provide the square footage of open or recreational space, for each unit
and the total common open space for the project (include the active common area).
6. The proposed density is incorrectly calculated. Density is based on the number of
proposed dwelling units divided by the net developable acreage (gross acreage minus
Growth Management constraints, ie circulation element roadways, slopes, powerline
easements, etc..). To determine the density the net developable acreage must be
calculated for both the RLM and RM General Plan Land Use Designations of the project.
7. Provide the building coverage information for lots with proposed structures.
8. Show the area of the site that is undevelopable per Zoning Ordinance Section 21.53.230
and include the acreage in each category.
9. Provide the number of parking spaces that are required/provided. Clearly show parking
stalls and isle dimensions and truck turning radii for all parking areas.
10. Show the pedestrian access to the street and parking areas, percent of landscaping,
building coverage, and total building square footage for the apartment project.
11. The Public Facility Agreement requires some wording changes (see the attached and
marked up copy).
12. On the disclosure statement list the names and addresses of individuals in the Limited
Partnership.
13. Provide the Statement of Agreement to waive tentative map subdivision time limits.
14. Submit graphic exhibits to illustrate compliance with City Council Policy No. 44 for
Small Lots.
15. Provide photographs of the property taken from the north, south, east and west.
16. Provide a construction materials board and color samples (i.e. roofing, exterior walls,
pavement, glass, wood, etc.) for proposed buildings.
17. The EIA Part-I is inaccurately completed and therefore incomplete. The biology study
indicates that the site may contain wetland habitat, and there may be potentially adverse
impacts to riparian habitat along Encinas Creek (Alga Road), and impacts to biological
(Coastal Sage Scrub), archaeological (SDi-6752) and visual resources (Steep Slopes
Central Canyon) on the project site. In addition the project will eliminate agricultural
land and the grading quantities in No. 27 do not match the tentative map.
18. The project's noise study is outdated and must be revised. It does not reflect the 1994
update to the General Plan Noise Element (location for noise measurement/mitigation) or
take into account airport noise impacts and compatibility.
19. The biological analysis must be revised to indicated all areas of potentially affected
biological habitat (potential wetland), including areas impacted by offsite grading and
improvements for drainage and roadways (including offsite Alga Road). FEIR 90-05
requires that the analysis include a survey for the burrowing owl. The mitigation proposal
in the biology report must be more specific, in terms of reducing potential impacts to
coastal sage scrub and riparian habitat to below a level of significance. There is no
mention of mitigation for potential riparian impacts created by Alga Road. The study
offers several mitigation options, therefore, the question still remains, which option does
the applicant wish to pursue? To date there is no mitigation fee program, therefore, this
is not a viable mitigation alternative for the project. If the applicant chooses to purchase
an offsite mitigation area, the location, size, and quality of the habitat must be known
before it can be determined that the onsite impact has been reduced to below a significant
level and adequately mitigated. The Planning Department recommends that the developer
meet with the Coastal Commission staff and resource agencies on potential steep slope
encroachment, and coastal sage scrub, and wetland impacts before the projects
environmental documents are completed and sent out for public review.
20. Constraints Exhibit:
a. Indicate the location of all archaeological sites and provide the appropriate CEQA
analysis (See FEIR 90-05);
b. Show all Special Planning Areas, including the Airport Influence Area;
c. The biological analysis indicates the potential for wetland area on the site. Please
evaluate further and if applicable delineate the areas.
21. On the landscape plan provide the landscape maintenance responsibility (private or
common) for all areas. Areas such as common slopes should have easements shown on
the tentative map for Homeowners Association maintenance. Show the locations of
shrubs and ground cover and provide their types and size.
22. Floor plans and Building Elevations:
a. Show all the building elevations for the apartment project (front, sides, and rear).
Indicate the various types of building materials for the apartment elevations;
b. Show compliance with building height on all building elevations.
23. Provide justification for the proposal to create a planned development with lots less than
the standard 7,500/10,000 square feet in an R-l/R-1-10,000 Zone. This justification must
illustrate that the proposed planned development will result in superior residential
development consistent with the intent and purpose of the PD Ordinance. The density on
the developed portion of the planned development site shall be similar to and compatible
with surrounding, existing, and future development.
ENGINEERING:
1. Under the General Notes, please label the sewer and water service as being provided by
the Carlsbad Municipal Water District.
2. Please indicate all bearings and distances of the subdivision boundary in accordance with
the Legal Description in the Preliminary Title Report (PR).
3. Please indicate the (%) grade and change in grade of all proposed streets, and, through
all of the proposed intersections.
4. Please show two Cobblestone Road cross sections referenced in accordance with roadway
centerline stationing, as follows: one without the raised median with a 68 ft. right of way
and a 48 ft. curb-to-curb section: and, one with the raised median, indicating the 24 ft.
lane dimension as being from the face-of-curb to the face of the raised median curb not
to the centerline of the raised median, as is currently shown. Please indicate all roadway
centerline stationing (eg, the stationing ends for Cobblestone Road east of Alga Road.)
Additionally, the Cobblestone Road right of way width at the Alga Road intersection is
shown as being 86 ft. in width. The Substantial Conformance exhibit for Cobblestone Sea
Village (CT 84-32), indicates a Cobblestone Road right of way width of 76 ft., at this
location. Is 86 ft. of right of way necessary? Please address this issue in the revised
traffic report.
5. Please submit the tentative map at a 40 scale on one sheet (ie, at "bed sheet" size) for
staff review purposes.
6. Please indicate all easements, with the recordation number and date, in accordance with
the PR and indicate the future disposition of these easements either in plan view adjacent
to the easement information, or, as an easement disposition chart.
7. Please indicate the proposed access road to the Sudan Interior Mission on the cover sheet
between proposed lots 8 and 9.
8. Indicate the proposed cut/fill and import/export for the proposed grading. Additionally,
the acceptable range for the amount of grading is from 0 - 7,999 cy/ac. This project is
proposing 9,146 cy/ac of grading and is potentially unacceptable. The applicant must
make the effort to reduce the grading into the acceptable range , in accordance with
planning department requirements.
9. Please add the GS-15 Lot Drainage City Standard to the cover sheet and indicate this
standard as typical lot drainage.
10. The Hydrology, Traffic and Soils reports which were submitted for this project were the
reports conducted as part of the Zone 20 Specific Plan analysis. These reports must be
revised/updated, in accordance with the following:
• Traffic Report:
Please indicate if die proposed traffic generation for diis project is less than or
equal to die traffic generation which was used for analysis in the Zone 20 Traffic
Report for diis site. If the traffic generation is greater, dien additional level of
service (LOS) analysis must be conducted by a qualified traffic engineer, to update
the Zone 20 Traffic Report. Additionally, some site specific traffic analysis, also
by a qualified traffic engineer, must be conducted. A traffic signal warrant
analysis must be done at the proposed Alga Road/Cobblestone Road intersection;
and, the report must be updated by including analysis widi regards to access to
both the Kelly and Sambi properties, in accordance widi the specific plan. (See
item 11 below.)
• Soils Report:
The 1985 Soils Report must be updated and be specific to this proposed project.
• Hydrology Report:
In accordance with the Specific Plan an updated Hydrology Report must be
submitted indicating project specific pre/post development runoff.
11. An on site cul-de-sac issue exists for lots 1 through 109. In accordance widi City
Standards, please indicate an additional project access to mitigate this deficiency. In
accordance with the specific plan, potential access connection points occur along the
westerly and southerly property boundary lines. Additionally, all projects submitted must
be "stand alone" projects; therefore, please indicate off site access (ie, Alga Road to
Palomar Airport Road, or Alga Road to Poinsettia Lane) and any requisite grading
quantities for these off site roadways. Finally, a cul-de-sac issue also exists regarding
access to the project. Again, each project must be considered a "stand alone" project.
Please indicate secondary access via either Alga Road north or south, or, access to Hidden
Valley Road to Palomar Airport Road. As in primary site access, all requisite grading
for any secondary access roadways must be indicated.
12. Please submit a complete Site Development Plan package for die multi-family site, which
shall include but not be limited to: parking, drainage, set backs, grading/topography,
dimensions, aisle widths, sewer, etc.
13. The applicant should be aware of a private agreement which exists for this property. The
agreement states that the owners of this property will be responsible for the full
construction of Alga Road from Palomar Airport Road to Cobblestone Road and
Cobblestone Road from Alga Road to the southerly project boundary.
14. PR item No. 3 states that the property is currently tax-defaulted. Please be advised that
no entitlements will be granted to the property while in this default condition. Please
supply documentation when this item is rectified.
15. Please provide Engineering Department staff with a notarized letter from the legal owners
of the Sudan Interior Mission property stating that they concur with the grading of seven
pads on their property, in accordance with this proposed plan/project.
16. Due to serious planning department staff concerns, regarding the potential for significant
redesign of this project, due to substantial slope encroachment and grading issues,
engineering department staff have not investigated any engineering issues of concern at
this time. Engineering issues will be investigated upon resubmittal of the project, once
any planning staff potential project redesign issues are addressed.
Attached is a red lined check print for your use in making the requested revisions. This check
print must be returned with the project revisions to facilitate continued staff review.
ISSUES OF CONCERN
PLANNING;
1. Compliance with the Hillside Development Ordinance:
a. Manufactured slopes exceeds 30 feet in height;
b. Grading encroaches into steep slope areas (25% to 40%);
c. Excessive use of retaining walls that exceed 2-3 feet in height;
d. Grading volumes exceed the acceptable level/justification required;
e. Manufactured slopes are not contour graded.
2. Compliance with the PD Ordinance:
a. Active common recreation facilities are required (See List in PD Ordinance);
b. With 10 or more buildings in a row 15 feet separation required between one and
two-story buildings, and 20 feet required between two story buildings.
3. Compliance with the Zone 20 Specific Plan:
a. Project landscaping is not consistent with the planting palettes of the specific plan.
b. The 20 foot trail easement and grading for the City Wide trail through the central
canyon must be shown, and environmental impacts must be assessed.
c. Development (roads, slopes, residential lots, and recreation areas) encroaches into
specific plan open space in the central canyon, which serves as 15% performance
standard open space for the entire planning area, and biological open space and
a wildlife corridor per FEIR 90-05.
d. The project is required to provide 28.05 inclusionary dwelling units per Title
21.85, and the specific plan (Total number of proposed units X .15). Provide
locational justification for the designation of Lot 162 as a receptor site for
increased residential density over and above the General Plan Designation of
RLM.
e. The project does not provide secondary access or local road connections with
surrounding properties on the west side of the property, per the Zone 20
circulation plan.
4. Before the Planning Department will consider the proposed offsite grading to create future
building pads on the adjacent property to the north (Sudan Interior Mission), this property
and an amendment to CUP 190(A) must be included as part of this project application.
5. The non-standard curving sidewalk along Alga Road must be agreed to by both the
Engineering and Community Services Departments, before the City can recommend
approval.
6. The Site Development Plan requirements for an affordable housing project require
detailed plans showing dimensioned parking areas, trash enclosures, pedestrian accessways
(meeting handicap requirements), and onsite landscaping (perimeter of buildings, parking
lot screening and trees, entryways, etc...). To support this type of land use the Planning
Department recommends provisions for onsite active recreation (i.e. children's play area,
active play courts, grassy flat areas, etc..), landscape maintenance facilities, and laundry
facilities.
7. To maintain lot size compatibility with the two proposed residential projects located
directly south (Sambi, & Mariners Point), and to reduce development intensity and visual
impacts along the ridgeline west of future Alga Road the Planning Department
recommends that the lot sizes correspond to the requirements of the underlying R-l-
10,000 zoning standards (10,000 sf minimum lot area, 75 foot lot width). This includes
Lot Nos. 1-5, 56-81, and 111-148.
8. The Coastal Resource Protection Overlay Zone of Carlsbad's Mello n Local Coastal
Program prohibits development and grading on steep slopes (25% inclination or greater).
If steep slopes do not contain endangered plant/animal species and/or coastal sage scrub
and chaparral communities, limited grading of the slopes may be permitted under special
findings by the City Council. If findings can be made to allow grading into steep slopes,
in no case shall more than one third of the total steep slope areas be subject to major
grade changes. Grading on the eastern portion of the property may not comply with these
requirements, therefore, more detailed analysis is required. Please provide justification
and findings for steep slope encroachment and illustrate how this plan meets the
requirements of the overlay zone.
See the attached redline check prints for additional staff comments. Please return all
check prints with the next application resubmittal.