HomeMy WebLinkAboutCT 99-02; Poinsettia Properties Planning Area 7; Tentative Map (CT) (6)City of
’ ’ /
April 9, 1999
Hofman Planning Associates
5900 Pasteur Court
Carlsbad, CA 92008
SUBJECT: CT 99-02/CP 99-021CDP 99-03 - POINSETTIA PROPERTIES P. A. 7
The items requested from you earlier to make your Tentative Tract Map, Condo Permit,
and Coastal Development Permit, application no. CT 99-02/CP 99-02/CDP 99-03,
complete have been received and reviewed by the Planning Department. It has been
determined that the application is now complete for processing. Although the initial
processing of your application may have already begun, the technical acceptance date is
acknowledged by the date of this communication.
Please note that although the application is now considered complete, there may be issues
that could be discovered during project review and/or environmental review. Any issues
should be resolved prior to scheduling the project for public hearing. In addition, the City
may request, in the course of processing the application, that you clarify, amplify, correct,
or otherwise, supplement the basic information required for the application.
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.
Sincerely,
MICHAEL J. HOCZMILLER
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. l Carlsbad, CA 92009-1576 l (760) 438-l 161 - FAX (760) 438-0894 @
ISSUES OF CONCERN
Planning:
Enqineer’s Plans
1.
2.
Correct the CT# on the Engineer’s plans (it should be CT 99-02, not 98-02).
Dimension the width of the landscape and hardscape within the Pasadena Driveway
on the “typical” plan.
3. Item #l 1 on your response summary indicated that the PDC summary table for
average front yard setback was prepared. Which sheet is it located on?
4. The undulations on the sound wall can be absorbed within the 40 foot landscape
area. Adjust the project boundary on the tentative map as necessary.
5. Please coordinate with NCTD on the location of the bus stop (if required). I have
not received comments from them yet.
6. Please submit a patio cover/drainage easement exhibit.
Architectural Plans
1.
2.
3.
4.
5.
6.
Please increase the porch area so that there is a minimum of 5 feet of clear usable
space.
Please insure that second story projections do not extend more than 2 feet into the
rear setback for residences. which are within 10 feet of the rear “property line”.
Projections may include architectural details, eaves, cornices, and bay windows (so
long as the bay window does not include any additional floor area).
Develop a variety of front porch designs in the “Craftsman style” with exposed
beam and rafter elements (as indicated in your 2A, 2B, 4A, and 4B plans).
Incorporate the open porch design into at least 50% or more of the plans and use a
variety of detail for the rafter ends not only on the porches, but wherever exposed
wood elements occur.
Clearly indicate the type of front wall or railing around the porches. Again, use a
variety of styles.
As we discussed in our meeting of April l”, in order to obtain more variety for the
street scene, try to redesign Plan 1 to have the appearance of a one (or one and a
half) story bungalow with a dormer window(s). Try to increase the off-set on front
and rear elevations where possible.
Plan 1 (c) elevation looks very “boxy”. Can this be redesigned utilizing a hip roof
element?
7. In general, as we discussed, I would still like to see more “Craftsman” detailing and
a variety of treatments for individual elements (for example, can brick or stone be
used on some of the chimneys?). Can you please provide some illustrations for
various types of detailing for the exposed rafter ends and decorative detailing under
the exposed gable ends? One of the unique features of the old “Craftsman style”
neighborhoods was that even though the homes were sort of “cookie cutter” there
was a variety of ways to “decorate the cookies” to create interest along the street.
Landscape Plans
1. Add permanent landscaping to the edge of the Carlsbad Boulevard street
improvements. Add permanent landscaping to the edge of the Poinsettia Lane
sidewalk. Temporary landscaping can be used on Poinsettia Lane within the
unimproved right-of-way.
2. Delete the hedge along the trail between your project and Lanikai in order to keep
open views down the corridor. I have concerns about safety, visibility, and graffiti.
Use vines on the fences. A concrete sidewalk should be used as an access trail
within this area for handicap accessibility.
3. Show front yard landscaping for all lots. Include trees between lots (near garage)
to break up the wide expanse of concrete (some are missing on the south end).
Locate an additional 15 gallon “standard” accent tree within the front yard near the
porch as we discussed so that each lot has a minimum of 2 trees. Also, since
some of the porches are only 10 feet from the sidewalk, you may want to consider
using a narrow (2 to 3 foot wide) planter at the front of the porch area and
increase the lawn as much as possible to create a greater feeling of expanse. As
shown on the conceptual planting plan, it looks about 50% lawn and 50% shrubs.
4. Show side fencing/landscaping for Lot 20. Maintain at least 10 feet of landscape
between the curb and the fence.
5. Show a solid screen of trees along the east side of the RV area. Set the fence
back at least 5 feet from the sidewalk to allow for planting (vines/shrubs) to screen
the wood fence.
6. The project entry still needs some work. Please try to develop a better solution for
the transition which occurs at the DG path and sidewalk at the project entry. In
addition, the pedestrian entry seems out of scale and bulky. Your elevation
drawing does not reflect the true situation ‘which would have the “entry trellis”
recessed back from the front wall. I would suggest making the masonry bases
smaller, around 42” to 48” high, and using taller posts to elevate the trellis
element. Use vines on the trellis to soften the structure.
7. Please provide a detail for the trellis elements at the open space area.
8. Please refer to Larry Blacks redlines check set for additional landscape comments.
Please return redline print with your resubmittal.
General Comments :
1. It would be great to incorporate a 2x2 scored sidewalk pattern for the sidewalks
and front walkways within this project. This was a typical pattern for sidewalks in
the early 1900’s.
2. How will the garage wall be maintained in the “zero” lot line situations?
3. When corrections have been made, please resubmit 3 sets for review prior to
making the final prints for submittal to the Planning Commission.
Engineering:
Comments to follow.