HomeMy WebLinkAboutCT 98-19; Roesch Property Residential Subdivision; Tentative Map (CT) (27)Henthorn & AssociaQs
5375 Avenida Encinas, Suite D
Carlsbad, California 92008
(760) 438-4090
Fax (760) 438-0981
April 12,1999
I r-»^-»\?t=tL ... —•• - *••• "*
AnneHysong ,\'R 2 1999
City of Carlsbad, Planning Dept. , r
2075 Las Palmas Drive I \
Carlsbad, CA 92009-1576 \ , /jJ
Subject: Roesch Project, CT 98-19/HDP 98-21/CDP 98-86/LCPA 98-09/ZC 98-12
TM Resubmittal and SDP Submittal
Dear Anne:
Enclosed is the resubmittal package for the Roesch residential subdivision. The following comments
respond to the City's last "complete application/issues" comment letter dated January 21, 1999. The items
are numbered to correspond directly to the numbering of the issues in the City letter.
1. An update to the Preliminary Title Report that reflects the new APN number is enclosed.
2. The project total acreage is 27.7 acres. Within this area, there are 18.4 net acres. The proposed project
at 21 dwelling units only utilizes 6.6 required net acres, based on the 3.2 Growth Control Point. This
results in 11.8 net acres not used for the project density onsite. Over 75% of the project site is being left
undeveloped and the preserved habitat areas onsite serve as links, connecting in all directions with
valuable habitat corridors offsite. Thus, the project greatly exceeds the density and environmental
preservation requirements of the City and other regulatory agencies.
3. The slope heights were reduced along the southern boundary so as not to exceed the 30-ft. height limit in
the "old" Hillside Development Ordinance, which was not modified within the Coastal Zone area.
4. The impacts to dual criteria slopes onsite were further reduced with this submittal due to the reduction in
slope impacts along the southern area. The impact to Mello II Local Coast Program dual criterion slopes
is acceptable at less than 6.6%, which is substantially lower than the 10% allowable disturbance.
5. The fire suppression buffer area is shown on the modified tentative map. The fire suppression zones, as
defined on the landscape plans, were modified pursuant to input from the fire marshal on the similar de
Jong project (i.e. modified notation and a 30-ft. "A-2 Fire Zone" provided on the lots limited by the
Urban Wildlife Interface Code architectural criteria in development). The wildlife agencies have
reviewed the proposed fire suppression zone impacts to biological habitats and have found the project
design acceptable as currently proposed.
6. A new Site Development Plan application was submitted with these project revisions. This submittal
includes the SDP exhibit, which shows the proposed product plotting with setbacks, and proposed plan
architecture. The buildable areas onsite are sufficient for the unit plotting.
7. The property lines occur at the top of manufactured slopes along the entire southern and western edges.
One spot along the northern edge of development has a minor manufactured down-slope area adjacent to
the open space lot that was included in the three private lots to better define the natural open space area.
-1-
c
8. Jack Henthorn consulted with the wildlife agency representatives from the USFWS and CDFG in
February with regard to this project. The agencies have provided their support for preservation onsite as
mitigation for disturbance to the Southern Maritime Chaparral habitat. The proposed preservation area
and project impact mapping was then forwarded to Don Rideout at the City for HMP hard-lining.
9. A second Geotechnical Investigation report, dated May 1998, is submitted with this package. This report
further examined, by subsurface investigation, the landslide potential identified in the reconnaissance
report dated April 1998 (anticipated Qls areas west of the proposed development area). The May report
concluded: "no evidence of landslides was encountered on the subject property" (pg. 5). The potential of
impacts resulting from slope and pad instability was analyzed and will be reduced by following the
mitigation measures recommended in the report.
10. The Site Development Plan application is submitted concurrent with this resubmittal for the City's
review of building placement and architecture pursuant to the "Q-Overlay". The Coastal Development
Permit being processed with the project will also include the SDP review.
11. The project will satisfy its inclusionary housing requirement by processing the request to purchase offsite
credits in the existing Villa Loma combined inclusionary housing project. The Housing Commission
reviewed an analysis for the southwest quadrant that showed sufficient credits in the Villa Loma project
to provide for this development. The request will be filed with the Housing Department this week.
Engineering issues have not been identified. We will respond if any are identified in the next City review. If
you have any questions or would like to meet to discuss this submittal please call Jack or I at 438-4090.
Sincerely,
Melissa K. Allen
Associate Planner
encl.
cc: File
Gregg Linhoff, Standard Pacific Homes
Lex Williman & John Klein, Hunsaker & Associates
David McCullough, IVY Landscape Architects
D:\Roesch\Submittals\Anne Resubm SDP ltr.doc
-2-
J^K HENTHORN & ASSOCLQES
LETTER OF TRANSMITTAL """*
To: Anne Hysong From: Melissa K. Allen
Of: City of Carlsbad, Planning Dept. Of: Jack Henthorn & Associates
2075 Las Palmas Drive 5375 Avenida Encinas, Suite D
Carlsbad, CA 92009-1576 Carlsbad, CA 92008
Phone: 760-438-1161 Phone: 760-438-4090
Fax: 760-438-0894 Fax: 760-438-0981
Date: 4/12/99 Time: 4:25 PM
RE: Roesch Property, CT 98-19 -SDP Submittal and TM Resubmittal
FORWARDED BY:
El HAND DELIVERY Q U.S. MAIL Q FAX D COURIER Q PRINTER Q PICK-UP
Pages/ Description
Copies
1 Transmittal
2 Cover Letter to Anne Hysong
1 Land Use Review Application for SDP j_
1 Check for Site Development Plan Submittal for $6,770
3 sets Updated Preliminary Title Report
2 doc. Geotechnical Investigation, by Geocon, Inc., dated May 1§98
10 sets Site Development Plan, folded 8.5" x 11" (new) PL ^ , - . ,
10 sets Architectural Plans, folded 8.5" x 11" (new)
10 sets Landscape Plans w/SDP plotting and revised per Larry Black comments
3 sets Tentative Map revised
3 sets Hillside Development Permit/Constraints Map revised
1 set Landscape Plan-Check Comments set from Larry Black
1 set TM Plan-Check Comments set re Handicap Ramps
COMMENTS:
Copies to: File
Gregg Linhoff, Standard Pacific Homes
Lex Williman, Hunsaker & Associates
Jim Hicks, Roesch Representative