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