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HomeMy WebLinkAboutCT 99-02; Poinsettia Properties Planning Area 7; Tentative Map (CT) (5)%@, qy%q G.jty of Carlsbad February 4, 1999 Hofman Planning Associates 5900 Pasteur Court Carisbad, Ca 92008 SUBJECT: CT 99-02/CP 99-02KDP 99-03 - Poinsettia Properties P. A. 7 Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Tentative Tract Map, Condo Permit, and Coastal Development Permit, application no. CT 99-02/CP 99-02/CDP 99-03, 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. Ail list items must be submitted simultaneously and a copy of this list must be included with your 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, January 7, 1999, 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 If an application is withdrawn or deemed withdrawn, a new application must be submitted.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, Barbara Kennedy, at (760) 438-l 161, extension 4325, if you have any questions or wish to set up a meeting to discuss the application. Planning Director MJH:BK.eh c: Gary Wayne Adrienne Landers, Team Leader Ken Quon, Project Engineer Bobbie Hoder File Copy Data Entry Planning Aide 2075 La Palmas Dr. - Carlsbad, CA 92009-1576 - (760) 438-l 161 l FAX (760) 438-0894 L - LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. CT 99-02/CP 99-02KDP 99-03 - Poinsettia Properties P.A. 7 Planning: 1. 2. 3. 4. 5. 6. 7. 8. 9. There are major discrepancies between the tentative map site plan and the landscape plan. For example, the building footprints are inconsistent between plans, the location of the gate for the secondary emergency exit is inconsistent, sidewalks appear to be adjacent to the curb on the L/S plans rather than configured with a parkway design as shown on the tentative map site plan, and median islands at the project entry are not al’1 shown on the landscape plans. In addition, it would be extremely helpful if both sets of plans were prepared at the same scale (1 fl = 30’ is preferable). Please be sure to check the plans for consistency with one another prior to resubmittal. Additional issues may be identified after further review of accurate site plans. Provide a view analysis consistent with P.A. 7 Special Design Criteria item f.27 (p. 149). Provide an east-west cross section of at least 3 different areas across the site. Show the existing and proposed grades and proposed structures, including the sound walls. Incorporate landscape berms where possible to reduce the visual impacts of the walls. Submit an Architectural Guidelines Compliance Summary showing compliance with the City Council’s Guidelines for Small Lot Single Family Homes. Use the Villages of La Costa samples in the guidelines as an example to follow. Provide a lighting plan which incorporates thematic lighting within the project. Submit an acoustical analysis which includes the mitigation measures necessary to achieve interior noise levels of 45dB(A) CNEL and exterior noise levels of GOdbB(A)CNEL. Submit photos of the property taken from the north, south, east and west. Submit a construction materials board and color samples. The Public Facilities Fee Agreement must include a resolution certified by the secretary or assistant secretary under corporate seal empowering the President of Fieldstone Communities, Inc. to bind the corporation. Engineering: Comments to be submitted under separate cover. - ISSUES OF CONCERN Planning: Site Plan 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. Add the project identification numbers to the cover sheet (CT 99-02, CP 99-02, and CDP 99-03). Existing zoning is RD-M. Please delete reference to proposed zoning. The public trail along Carlsbad Boulevard shall provide access to existing sidewalks at Poinsettia Lane and the existing/proposed intersections on Carlsbad Boulevard. Incorporate traffic calming devices, such as enlarged paved/landscaped areas at street corners or landscaped median islands. Also add median islands near the entrances to the recreation area. Please insure that the proposed locations do not interfere with the backup maneuver at the residential driveways. The width of the path along Carlsbad Boulevard should be shown as 10 feet wide per the detail shown on the Engineer’s plans. Please indicate the type of paving material proposed. Increase the percentage of “Pasadena” driveways within the project. Indicate the location and design of the public pedestrian trail to the NCTD loading area (adjacent to Lanikai Mobile Home Park). Indicate the location of the public trail/sidewalk along Poinsettia Lane. Contact the Engineering Department regarding the location and design of the intersection of the secondary emergency egress with Carlsbad Boulevard. Provide lot dimensions for the exclusive use areas on the tentative tract map. Summarize minimum and average lot sizes as part of the lot coverage summary on the Tentative Map (sheet 1). Summarize the average setback from the livable area. The proposed layout with 10 foot setbacks to the porches has a monotonous appearance. Try to vary the front setbacks to create interest along the street frontage. Show the storm drain easement at the rear of the lots. Downspouts and area drains shall be connected to the below-grade drainage system. A bus stop may be required by NCTD near the northwest side of the site along Carlsbad Boulevard. Information regarding the proposed location has not yet been received. Architectural Plans 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. The architectural plans do not appear to comply with the Small Lot Single Family Home Guidelines. Specifically reference guidelines 1, 3, 4, and 5 which discuss the required single story building edge, building plane off-sets and rear elevations. The porches are not considered to be part of the required single-story building edge. Plans 2 and 4 do not appear to comply with P.A. 7 Special Design Criteria f. 22 (p. 147) which states “The surface area of garage doors facing directly on the street shall not exceed 50% of the front surface of the home “. Additional detailing should be incorporated into the project. Some suggestions are: detail the exposed beam ends, use unenclosed rakes and eaves (with detailed ends), add decorative wood bracing at columns, use craftsman style porch lights on the residences, provide French doors which open up to an enlarged front porch area, and add more variety for garage door types. Second story projections should be supported by architectural or roof elements rather than “floating” in the air. Please also provide details showing recessed or projecting window elements. A variety of roof pitches should be incorporated into the building design. Submit a conceptual streetscape plan so that the rhythm of the building mass can be analyzed. The rear elevations are of particular importance due to their exposure to the surrounding streets and recreation areas. The rear elevations should exhibit a level of detailing equal to that on the front of the residences. The garages need to be offset at least 5 feet from the front facade. The building wall, not the front porch, is considered to be the front facade. A minimum of 75% of the units shall have either a front porch (with a minimum depth of 5 feet) or a second floor balcony facing the street. The front porches need to have a minimum width of 5 feet and should be enclosed with a variety of types of low fences or walls. Porches deeper than 5 feet are strongly encouraged. In order to enhance the “pedestrian experience”, provide a sidewalk connection from the public sidewalk to the front door/porch. The garages shall have a minimum clear interior dimension of 20’ x 20’. Water heaters and other projections are not allowed within this area. Provide additional dimensions on the floor plans. Include width and depth of porches, dimensions of second story projections which occur over the first floor footprint, width and length of fireplace projections, etc.. Landscape Plans 24. Show landscaping to the curbline along Carlsbad Boulevard and Poinsettia Lane. .-- _- 25. Please provide additional detail and an enlarged area plot for the project entry monuments. Indicate the height and materials of construction. Craftsman style detailing and “pedestrian friendly” design should be incorporated into the entry monument design. In general, the entry monument appears too massive. Perhaps the trellis could be limited to an area just over the pedestrian entrance and designed with similar features and proportions as those shown on the front porch columns (i.e. battered walls at the base of the trellis). 26. Please include design details for public pedestrian trail signage and access gates as shown on Exhibit 14 (p. 5). 27. Show landscaping .within the 10 foot landscape setback adjacent to Lanikai Mobile Home Park. Identify the location of the pedestrian trail and type of construction. 28. Show the height and materials for the proposed sound walls. The walls shall have a decorative finish on both sides and shall have a graffiti proof finish facing the Railroad R.O.W. The walls shall be consistent with the walls designed within the other planning areas. The wall facing Carlsbad boulevard shall utilize an off-set design and shall incorporate battered columns. 29. Delete the Mexican Fan Palms from the plans and replace with Queen Palms. Specify the proposed bare trunk height for the palms. 30. Incorporate seating opportunities along the Carlsbad Boulevard pedestrian trail. 31. Provide a height summary of the proposed trees. The heights shall be consistent with those indicated in the Sunset Western Garden Book At least 75% of the trees should have a maximum mature height of 30 feet or less. Also include the percentage of canopy trees proposed. 32. Provide a summary of the varying open space areas. Please provide separate calculations for Poinsettia Lane, Carlsbad Boulevard, parkways along the private streets, front yards, sound wall (east side), open space central plaza and tot lot, and the remainder of the open space recreation area. 33. Provide additional concrete tables/seats (or other alternative) within the open space area. Also include drinkjng fountains and bike racks at several locations within the open space area. 34. A minimum of two street trees shall be provided on each lot, per the Poinsettia Properties Specific Plan. In order to meet this requirement, a primary, broadheaded street tree may be planted within the parkway, and a smaller accent tree can be planted within the front yard area of each lot. 35. Show landscaping within the parkway and in the front yard areas. Provide an enlarged detail (1” = 10’) showing typical planting, hardscape and fence locations for each of the house plans. 36. 37. 38. 39. 40. 41. -- -’ Please include paving leading to the front of the residence from the sidewalk. The use of decorative paving or scored paving patterns is encouraged. Also indicate the “Pasadena” type driveway on the lots where it occurs. The plans should include a fencing plan which show the type and location of all fencing, including fencing which separates the front and rear yards. The plans also need to indicate that a gate will be provided at the rear yard of the lots facing the recreation area. The conceptual landscape plan should be designed so that residents can easily access the recreation area from the rear yards. Use an enhanced paving at the emergency egress point within the landscape easement area. Provide more detail for the RV storage area including circulation pattern, number of RV spaces, fencing type, and landscape screening proposed. Submit a landscape/maintenance responsibility exhibit. Please also refer to comments under Site Plan which will affect your drawings. Engineering: Fire : 1. The emergency exit shall be labeled as a “Secondary Emergency Egress “. 2. The fire flow requirement is 1,500 gpm from a single hydrant. 3. Hydrants are required at Lots 20, 29, 42, 53, 61, 74, and 85.