HomeMy WebLinkAboutCT 99-10; Buerger; Tentative Map (CT) (25))Q:k Henthorn & AssociaQ
5375 Avenida Encinas, Suite D
Carlsbad, California 92008
Fax (760) 438-0981 RECEIVED
AUG 1 1 1999
August1119" CITY OF CARLSBAD
Anne Hysong PLANNING DEPT.
Planning Department
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009
Subject: Buerger Subdivision: CT 99-10/ZC 99-05/LCPA 99-03/PUD 99-05/HDP 99-
08/CDP99-17
Dear Anne Hysong:
This letter is sent in response to the City's letter dated May 12, 1999 concerning the
initial review to determine project completeness. In addition with this letter, please find the
enclosed submittal package addressing the items of concern identified in the City's letter. The
following comments correspond directly to the items numbered in the City's letter.
Planning:
1. The approximate location of existing and proposed structures on site specifically
greenhouses, and within 100' of the site, are identified on the Tentative Map.
2. In addition to a site redesign to provide a 60' fire suppression zone within the property
line, a meeting was held with Carlsbad's Fire Marshall, Mike Smith, to determine rear
yard conditions. In order to comply with suppression standards and allow for additions
such as patios in rear yard areas, "ignition resistant" materials are required for the
construction of particular lots. Please find the enclosed letter report identifying plant
species onsite, as requested.
3. As discussed in our meeting on July 7, 1999, 30' driveways are common access for lots in
the courtyard design of the Buerger subdivision. This configuration of lots is a more
practical approach in consideration of the topographic constraints and large grading
volumes that a typical cul-de-sac would necessitate.
4. Revised plans show the dimensioned cul-de-sac frontages and the usable rear 15' x 15'
yards.
5. The driveway locations have been revised to meet City standards.
6. General Information has been corrected and additional information such as project
numbers and a parking table is included on the revised tentative map, as requested.
Project Density and APN numbers have been added to the tentative map. The
calculation of developable acreage is included on the constraints map.
7. As requested, the Limited Soil Sampling and Analysis Report prepared by Geocon was
submitted within 30 days for environmental determination. The parcels identified in the
environmental evaluation include Parcel 3, the road and utility easement along the Black
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Henthorn & AssociaQ
5375 Avenida Encinas, Suite D
Carlsbad, California 92008
(760) 438-4090
Fax (760) 438-0981
Rail Road frontage. The APN numbers (215-040-08 and 215-040-10) have been
corrected on the tentative map according to the County Assessor and the Preliminary
Title Report.
8. The enclosed submittal package includes a revised landscape plan with a landscape
responsibility exhibit. The project design proposes to have enhanced pavement in the
driveways. This design will reduce the potential impact of excessive hardscape with
additional landscape design concepts such as the keystone vegetative walls, also detailed
on the plan.
9. A 20' front yard setback is shown on the typical lot drainage detail.
10. The applicants are aware of the site being subject to the agricultural mitigation fee and
are grateful for bringing this to their attention.
11. Building elevations free of structural detail symbols and other unnecessary information
are included in the enclosed submittal package.
12. A construction materials board and color samples were submitted within 30 days of the
City's letter.
Engineering:
1. The redesign of the site complies with the supported intersection spacing along Black Rail
Road. The applicant conducted several different studies relating to adjacent property
owners and intersection spacing. During a meeting with City Staff on June 10, 1999
regarding the site design of the Buerger Property, preliminary studies were presented, as
requested.
2. A preliminary report indicating the hydrology calculations was provided on June 11,
1999, as requested.
3. Preliminary Title Report (PR) Schedule "B" easement item No.'s 5,6,7, and 11, and,
access item No. 12, are indicated on the revised tentative map, as well as all future
disposition of all easements and encumbrances.
4. Parcel's 1, 2 and 3 in the legal description of the Preliminary Title Report are all indicated
on the revised tentative map.
5. Parcel 3 has been added to the Legal Description on the tentative map, in accordance
with the Legal Description in the Preliminary Title Report.
Traffic and Transportation:
1. Sidewalks are provided on both sides of the Proposed Street 'A'.
2. Adequate turning radii is available for standard AASTHO 'P' vehicles at the entrance.
3. The proposed street median on the revised site plan is modified to comply with standards.
4. Existing and proposed improvements to Black Rail Road and the Proposed "A" Street are
presented in both plan and cross-section view.
5. The applicant is aware of the required condition to construct the remainder of Black Rail
Road along the property frontage.
6. A Standard 'P' Vehicle turning radii exhibit is included on the tentative map to show
maneuverability within the proposed dwelling unit driveways and common driveways.
7. The tentative map has been revised to a 1"=40' scale.
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Henthorn & AssociafQ
5375 Avenida Encinas, Suite D
Carlsbad, California 92008
(760) 438-4090
Fax (760) 438-0981
8. The revised Conceptual Landscape Plan shows sight distance lines, and includes the
appropriate notation, as requested.
9. The applicant is aware of the traffic mitigation fee.
10. The applicant is aware of The Bridge and Thoroughfare District (B&TD) No.2 fee at
$566/ADT. The curb returns of the project entrance include standard handicap ramps.
11. City Driveway Standards are met to comply with the minimum of 3' distance from any
property line.
12. A profile of proposed 'A' Street is included on the tentative map of the enclosed
resubmittal package.
Sewer and Water Facilities:
1. Dwelling unit (D/U) sewer clean-outs and water valves are demonstrated on the revised
tentative map.
Soils & Grading:
1. Hillside Development Permit requirements have been met with the inclusion of cy/ac of
site grading, within the limit of 0-7,999 cy/ac.
2. The top and toe of slopes have been setback in accordance with City Standard OS-14.
3. As recommended by staff, the deletion of the retaining wall on the eastern property
boundary of the revised tentative map that is shown in the Geo-technical Report (Figure
2) is in compliance with the recommendations of the geo-technical investigation. Please
see the enclosed letter of review prepared by Geocon Incorporated for verification of the
revision.
Drainage:
1. Slope runoff has been revised to follow the natural drainage course down the existing
slopes.
2. The applicant has proposed to install a temporary brow ditch within the northern
subdivision boundary of the site.
3. A brow ditch is proposed for Open Space Lot C and curb outlets are proposed for Open
Space Lot B to reduce excessive surface flow across sidewalks.
4. A Typical Lot Drainage plan view and cross-section is included on the tentative map.
Land Title &. Mapping:
1. Proposed lot ownership and common areas are clearly indicated on the tentative map.
The proposed 30" drive isles are incorporated into the proposed Lot "A" private street
with public access and utility easements, as requested by the engineering staf
Miscellaneous:
1. Sheet 1 and 2 of the tentative map do not include an "approval block".
2. All discretionary applications being processed are included on the tentative map, such as
CDP 99-10, HDP 99-08, LCPA 99-03, PUD 99-05 and ZC 99-05.
3. The red lined check print is enclosed in order for staff to facilitate review.
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Henthorn & AssociaQ
5375 Avenida Encinas, Suite D
Carlsbad, California 92008
(760) 438-4090
Fax (760) 438-0981
Fire Department:
1. Address monument signs will be placed at each shared driveway as noted on the
Landscape Concept Plans.
2. The gate system will have a "Knox" entry system override switch.
3. Pursuant to meetings with Carlsbad's Fire Marshall, Mike Smith, agreements were made
in which the site design would comply with fire suppression standards, as reflected on the
landscape plan and tentative map.
4. After undergoing Mike Smith's review, the agreements regarding restrictions to rear yard
construction for proposed lots 1 through 10 will be disclosed to potential homeowners in
the CC&R's.
Water District:
1. The applicant is aware of the sewer assessment fees associated with contribution to the
North Antiquities Sewer System, and is grateful for bringing it to their attention.
Please call if you have any questions or need additional information.
Sincerely,
Kelly A. Wallace, Jack Henthorn & Associates
encl.
cc: Sondra Harris, Western Pacific Housing
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