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HomeMy WebLinkAboutCT 98-20; James Canyon Estates; Tentative Map (CT) (13)City of Carlsbad Planning Department October 21, 1997 David Jerse c/o Jim Fishinger Sea Royal 1340 Encinitas Blvd., Suite 100 Encinitas, CA 92024 SUBJECT: PRE 97-71 - JAMES CANYON ESTATES APN: 207-022-5400 A preliminary review of your project was conducted on October 16, 1997. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The preliminary review does not represent an in-depth analysis of your project. Additional issues of concern may be raised after your application is submitted and processed for a more specific and detailed review. Planning: 1. Since no Final Map was ever filed for this project, the Tentative Map (CT 88-05) expired on June 7, 1993, and the related Hillside Development Permit also expired. Consequently, you would need to obtain approval of a new Tentative Map and Hillside Development Permit in order to develop the project. You would also have to obtain approval of a Site Development Plan for your Inclusionary Housing requirements. (See Item 2 below.) 2. Any proposed development of the site would be subject to current inclusionary housing requirements. For a subdivision of 7 or more lots, you would be required to provide the necessary affordable housing units on the site. Current regulations allow second dwelling units of specific design to count toward satisfying the inclusionary housing requirements. However, please note that, as a result of on-going discussions in the City and the region, this may not be true in the future. 3. As noted in the documents submitted, this project is designed at a density which exceeds the general plan growth control point. (The General Plan designation for the site is RLM, which allows a maximum development density of 3.2 du/ac at the growth control point. The project has a density of 3.76 du/ac). Under current regulations, it is still possible to develop at a higher density under certain conditions and provided certain findings can be made. (See copy enclosed.) 2O75 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (G19) 438-O894 PRE 97-71 - JAMES CWIYON ESTATES October 21, 1997 Page 2 4. The current project design incorporates some steep slope/open space areas into portions of the residential lots (Lots 4-11). The City prefers and encourages a design which would place these open space/undevelopable areas into a single open space lot which would be maintained by a homeowners' association. 5. The project design includes development of steep slopes (e.g., the centers of the lots). Staff would recommend a more site-sensitive design be utilized whenever possible. Please also note that the current hillside development regulations are being revised. Should the revised regulations be adopted soon, your project might need to comply with those revised regulations rather than the current regulations. Unfortunately, staff does not know when those revised regulations may be adopted and, thus, when they might become effective. Engineering: 1. The original subdivision (CT 85—05) appears to meet all standards in effect today. When the project is submitted, all requirements and reports will need to be updated. Additional conditions will be added as necessary to comply with the usual increase in fees and processing procedures. 2. All improvements to James Drive and to Hillside Drive will be required concurrent with development. Plans, specifications, and proper security will be required prior to approval of the Final Map for this subdivision. 3. Offsite grading or transitions to Hillside Drive at the south end of this project should be considered. It appears that a drop off or steep slope could occur. Please contact Elaine Blackburn at (760) 438-1161, extension 4471 if you have any questions. Sincer WAYNE Assistant Planning' Director GEW:EB:kr c: Michael J. Holzmiller Project Engineer Mike Smith Bill Plummer Bobbie Hoder File Copy Data Entry