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HomeMy WebLinkAboutCT 98-14; Thompson/Tabata; Tentative Map (CT) (85)jfck Henthorn & AssociatO 5375 Avenida Enemas, Suite D Carlsbad, California 92008 (760) 438-4090 Fax (760) 438-0981 Septembers, 1999 Mike Grim City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, CA 92009 Subject: Thompson/Tabata Poinsettia Properties, CT 98-14 - Issues Response Cover Letter Dear Mike: This letter summarizes the modifications to the plans and responses to the issues identified in the letter from the City dated June 16,1999. The following items respond to the numbering in the City's letter. Planning: 1. The lotting along Lemon Leaf Drive in the northeasterly corner of the site was modified to achieve the 10,000 sq. ft. minimum lot sizes, consistent with the existing zoning and Zone 20 Specific Plan. It is requested that the Zone Change permit be modified to eliminate the prior request to change the lots northeast of Poinsettia Lane to 7,500 sq. ft. minimum zoning. A zone change is still required on the remainder of the site to replace the existing Limited Control holding zone. 2. A modification to the Hillside development standard 21.95.060(j)(1) is requested to allow for the manufactured slope over 30' high on Lot 176 (the proposed slope height is 35', which is less than the maximum of 40' currently being considered for implementation within the Coastal zone). This modification is necessary to provide for the preservation of valuable sensitive habitat along the eastern boundary. See attached Justification Letter. 3. The Standard Pacific Poinsettia Property Addendum Analysis by Investigative Science & Engineering (ISE), dated July 13, 1999 is included herein. The disparity in the reports was due to the facts that the Mariner's Point report used a model which did not include the attenuating effects of local existing topography and was based on 1991 projected traffic volumes, as well as an older methodology and a different receptor height and location. The ISE report was based on the statewide Caltrans model and methodology consistent with the City's Noise Guidelines Manual. This report concludes that no additional modifications are necessary along Aviara Parkway. Labeling and details were added to the TM, SDP and landscape plans to clarify that by a combination of a 6' wall on a 1' earthen berm, a 7' high solid barrier will be achieved. 4. A Recreational Vehicle (RV) Parking Summary table was added to the cover of the Site Development Plan to demonstrate proposed compliance with the RV parking regulations. The location of the 10' x 20' minimum side yard RV parking area is shown on the SDP lots where it can be provided. An offsite storage area is proposed to accommodate the balance of the RV storage requirement for the project. An offsite location has been selected within Zone 20 and negotiations are currently underway with the property owner. The applicant will provide a site design plan for staffs review when available. 5. A copy of each of the Phase 1 Assessments and Addendums is included herein to insure the City has a complete set. Updates to the Offsite Sewer analysis and Water System layout by Wilson Engineering are included herein. The geotechnical study previously submitted by GEOCON covers the entire project site and does not need to be amended. 6. The southwest quadrant analysis previously reviewed by the Housing Commission anticipated that the individual property owners in this area will purchase inclusionary housing credits in the Villa Loma affordable apartment project. The analysis clearly shows that sufficient credits are available for this purpose. When the credit request is filed with the Housing and Redevelopment Department a copy will be provided to Planning staff. -1- c 7. Either a Corporate seal or a second signature will be provided for the PFF form or a waiver will be requested by the City attorney. 8. Setbacks and dimensions were modified as necessary. As stated by you in the meeting on July 16th, 1999, it is understood that when Planning staff met and discussed the item, it was determined that pursuant to the Planned Development (PD) Ordinance the front yard setback for the PD units could be reduced to a 15-foot average if a front loaded garage maintained a minimum 20' setback. This is consistent with the plans as submitted. Per your suggestion, however, the front yard setbacks have been further modified to provide additional streetscape variation where deemed appropriate. A table is provided on the SDP, sheet 2, to show comparisons of the PD lot front setbacks. 9. Side yard retaining walls will be held back 3' from side property lines. Based on support expressed by Planning and Engineering staff, the Planned Development single-loaded street sections were modified, to delete the sidewalk on the unloaded side of the street and provide a 10' parkway with landscaping and street trees. This allows the street trees to be setback from the hard-surface improvements in accordance with the City's Landscape Manual and provides a lush and appealing streetscape. Sidewalks are still provided along the length of the loaded side of the street and at corners for access to adjoining sidewalks. 10. The parking summary on the SDP cover sheet shows that 311 garage spaces are provided within the Planned Development, whereas, only 284 spaces are required. The 38 "guest" parking spaces provided in the street area are delineated on the site plan pursuant to Section 21.45.090(d)(3) of the Zoning Ordinance. Engineering: Traffic & Transportation 1. a) Access to both of the Tabata and Thompson "Not-a-Part" properties have been revised with this submittal. Lemon Leaf Drive was extended to access the eastern boundary of the Tabata site north of Poinsettia Lane. Utility connection stubs were extended to the Tabata site and a 35' street frontage w/16' driveway and emergency access gate was provided at the Lemon Leaf terminus. The existing 30' road and utility easement from Lonicera Street easterly to the Tabata site will also remain. Since the 1,200' cul-de-sac standard is not exceeded, public access through the Tabata parcel is not necessary. b) The access to the Thompson parcel in the southeasterly portion of the site was modified based on the hillside street standards to accommodate the potential of three residential lots.. The access was designed to provide 47.5' of ROW with 32' curb-to-curb, gutters on both sides, a sidewalk along one side, and a limited 2.5' parkway, pursuant to the discussion in a meeting with Clyde Wickham. 2. See #1 (a) above. 3. Intersecting streets on street profiles and the Caltrans vertical sight distances were provided. 4. The referenced street intersections were modified to comply with the 50' tangent standards. 5. The references to the 30' City Street and Utility easement (#42) were corrected to note that only a "portion" of the easement (west of Lonicera) would be vacated. 6. See #3 above. Intersections were modified where possible and grades, walls and structures pulled back to insure unobstructed lines of sight using Caltrans sight distance criteria, based on road design speed, et al. The sight distance at the intersection of "F" Street and Alyssum as "F" Street extends to the north was considered acceptable in a meeting with Bob Wojcik and Clyde due to the minimal number of trips and reduced speeds associated with the short cul-de-sac design. 7. The sight distance lines were added to the conceptual landscape plans w/ the notation regarding 30" maximum vegetation height. Traffic Report Issues 1. The traffic-consulting firm of Linscott, Law and Greenspan is providing a revised traffic report based on the current project design and utilizing the new O'Rourke traffic modeling as a base. This should be available within approximately two weeks due to delays associated with obtaining the O'Rourke update. 2. Noted. -2- c 3. Anticipated cumulative circulation impacts for the Zone 20 Specific Plan area were addressed in the project EIR. This project, as well as most other projects in the zone, are building-out at a lower density than was analyzed in the Specific Plan/EIR, thus, resulting in a reduction of approved and anticipated impacts. Also, Poinsettia Lane is already constructed to serve this development. There are not any new major offsite infrastructure improvements necessary for the development of this subdivision. Thus, it appears that a "Cumulative Project" trip generation analysis is not warranted. 4. See #1. under "Traffic" above. Grading & Drainage 1. The Soils Engineer letter is enclosed that responds to the detail showing a proposed reduced flow line. 2. Additional detail showing the potential yard drain (D-27 curb drain) location and design was added to the Typical Lot Drainage plan-view detail and shown in a cross-section view on the TM and SDP. 3. The offsite lot west of Lot 214 is a legal residential lot created with the adjacent subdivision and owned by Standard Pacific Homes. The required modifications to the improvements at the rear of the lot along Poinsettia Lane were noted on the plans. The project lot line was revised to reflect the current lot configuration, however, the project applicant may choose to process a lot line adjustment between the two lots at a later date to give the offsite lot additional area. 4. See revised tentative map showing GS-14 standard compliance. 5. See revised tentative map for storm drain extension and tie-in at Rose Drive. 6. See hydrology study and design modifications on the tentative map including the addition of a splash wall. The Q and V flow volumes at the corner of Lots 189 and 190 are indicated on the tentative map. 7. See revised tentative map. The brow ditch was extended to collect the water along the bottom of the slopes within Lot 176 and along "A" Street and ties into the outlet and storm drain system in "A" Street. 8. See revised tentative map and enclosed 8.5" x 11" inundation study Exhibit to Illustrate Sag Inlet Failsafe Overflow Inundation Area for the two sump locations. 9. See revised tentative map. Modifications were made to the easement widths and public vs. private designations as noted. Some of the private easements were eliminated, for example, the 10' private storm drain between lots 229 & 230. The easement between Lots 239 and 240 was increased in size to 30' to accommodate the joint sewer and storm drain utilities. 10. See revised tentative map. The slope between Lot 235 and Aviara Parkway will be re-graded to a 2:1 slope with a proposed plantable crib wall. Hydrology Report Issues 1. - 6. An updated hydrology report was submitted prior to the version that we received with plan check comments. The items listed in the comment letter are currently being addressed in another revision that was initiated following our recent meeting with City staff. The modified report will be submitted within the week. Land Title & Mapping 1. The corrected easement table was added to the plans and the reference note was added as suggested. 2. The easements (8, 38 & 56) were plotted on the plans. 3. The area in question is not needed for the development and was shown in an effort to enhance the visual quality of this remnant parcel. The developer is willing to accept maintenance and liability costs for the site in exchange for a nominal value transfer. If this cannot be arranged, the developer will allow the property to remain in its current condition under City ownership. 4. Improvements in this area were constructed as a part of the Aviara Master Plan development. The right of way and related rights were obtained through the condemnation/settlement process. This area is not designated as project open space for the Aviara Project. -3- c 5. The slope maintenance easements were granted to the City of Carlsbad. However, current maintenance appears to be the responsibility of Aviara. Contact with Parks and Public Works indicates that the City is not maintaining these areas. 6. See tentative map. 7. See tentative map. The frontage width for Lot 155 is changed to 33' with a corner distance to Lot 154 of 35'. 8. The proposed project phasing was added to the Key Map on the TM and the lots are numbered accordingly. 9. As these lots are developable in the future, "NAP" is a more appropriate designation than "Remainder parcels". Sewer & Water 1. Two reclaimed water meters adjacent to Poinsettia Lane were added to the TM to irrigate project common slope areas. 2. All CMWD easements were changed to 20'. 3. - 8. The Engineer has met with CMWD and all issues have been resolved as per the tentative map. The map and the enclosed letter initialed by Kelly Efimoff at CMWD will serve as documentation of the agreed upon changes. Please contact John Duewel at Buccola Engineering (721-2000) if additional information is required. 9. The specified easements are proposed to be vacated. Miscellaneous 1. Thank you for the updated fee information regarding the increased B&TD fee. It has been noted 2. Thank you for the updated fee information relating to the Urgency Ordinance for traffic mitigation measures. 3. TM and Landscape engineering check print plans are being returned as a part of this resubmittal package. If you have any questions or need additional information regarding this resubmittal package please contact me, or Melissa Allen. incerely, ack Henthorn, Consultant Jack Henthorn & Associates cc: File Gregg Linhoff, Standard Pacific Homes Philip Buccola & John Duewel, Buccola Engineering D:\Thompson St Pac\Letters\Mike 3rd Submtl Cvr Ltr2.doc -4-