HomeMy WebLinkAboutV 88-03; St Tropez West; Variance (V) (7)May 3, 1989
Charles Rowe
California Builders
P.O. Box 142 Carlsbad, CA 92008
SUBJECT: Planned Unit Development 89-02, Tentative Tract 89-10, Hillside
Thank you for applying for Land Use Permits in the City of Carlsbad. The
P1 anni ng Department has reviewed your P1 anned Unit Development , Tentative Tract,
Hillside Development Permit and Variance, application nos. PUD 89-02/CT 89-10/HDP 89-23 and V 88-3, as to its completeness for processing.
Development Permit 89-23, and Variance 88-3
The application is incomplete, as submitted. Attached are two lists. The first list is information which must be provided to complete your application. The second list is issues of concern to staff. To help speed processing of the application, it is suggested that all required information on the lists be
submitted at one time, as no processing of your application can occur until the application is determined to be complete. When all required materials are submitted the City has 30 days to make this determination. In addition, please note that you have six months from the date the application was initially filed, April 5, 1989, to either re-submit 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 If an application is withdrawn or deemed withdrawn, a new application must be submitted.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, Don Neu, at (619) 438-1161, if you have any questions or wish to set up a meeting to discuss the application.
Sincerely,
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MICHAEL J. HOLZMILLEV Planning Director
MJH: DN/af
Enclosure
cc: Charles Grimm Mark Granich Erin Let.-’
2075 I
LIST OF ITEMS NEEDED TO COMPLETE APPLICATION:
NO. PUD 89-02/CT 89-10/HDP 89-23/V 88-3
PLANNING:
1. The project data section of the site plan should be revised to indicate
that the existing use is a 4 unit multiple family residential structure and the proposed use is 6 condominium units.
2. On the title page, provide the area in square feet for the following:
A. Building coverage B. Landscape coverage C. Bal conies 0. Hardscape E. Open/recreat ional space F. Each individual unit
3. Clearly show and label the 100 year flood line for the before and after conditions of the project. Refer to FEMA Community Panel Number 0602850004D.
4. Label the location, height, and materials of walls and fences. Specify the height of retaining walls on both the site plan and building el evat i ons.
5. Provide details and information for the proposed seawall including:
A. B. Width C. Color E. Texture F.
Height and where it is measured from
Location in relation to property line including any proposed rock.
6. Label the location of wheel stops.
7. Label each room on the floor plans.
8. On the -preliminary landscape plan indicate 1 andscape maintenance
9.
responsi bi 1 i ty (private or common) for a1 1 areas.
Indicate the location and type of any proposed exterior lights.
10. Indicate -the datum and source of topographic data used in the slope
analysis and slope profiles.
11. If the building design will not be modified the proposed height variance application shall be revised to also include a variance request for the rear and side setbacks. A letter will need to be submitted requesting the
variance be expanded to include the setbacks along with an additional
justification for variance form.
12. Indicate the location of the exterior property lines on the front and rear
bui 1 ding el evat i ons .
13. A Site Development Plan application will be required pursuant to the Beach Area Overlay Zone if the project is redesigned to consist of four or less
units.
ENGINEERING:
1. Need to show an additional 5 ft. dedication along Ocean Street.
2. Need to show existing street light, fire hydrant and proposed sewer and
water 1 ateral s.
3. Need to show your proposed contours and state your import amount.
4.
5.
Need to provide some spot elevations to clarify your proposed drainage.
Need to submit an up-dated title report (ownership).
6. Need to calculate your "Volume of Hillside Gradinq".
ISSUES OF CONCERN
PLANNING:
1.
2.
3.
4.
5.
The project exceeds the maximum density allowed for the property by the General Plan and Zoning Ordinance. A total of 6 units are proposed while
a maximum of 4 units could be allowed under the General Plan and Zoning
Ordinance.
The building does not step down the slope as is the intent of the Hillside
Development Regulations. This results in a building with a large mass and
strong vertical appearance as viewed from the beach level.
The project exceeds the acceptable amount of grading per the Hillside
Development Regulations. The amount of grading proposed fa1 1 s into the
relatively unacceptable range of the Hillside Development Regulations.
This is primarily due to the amount of fill proposed.
The proposed seawall, building, and decks violate the stringline setbacks required by the Coastal Plan. In addition the building encroaches into
the side yard setbacks.
Tandem parking is not permitted. Also, proposed garages are not wide
enough as the Zoning Ordinance requires minimum interior dimensions of 12
feet by 20 feet.
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6.
7.
8.
9.
10.
11.
Building height. While there does appear to be some justification for a height variance due to the slope of the property, the building height near the center and western portion of the site is excessive as a result of the amount of fill proposed and the design not stepping the building down the slope.
A wave study and a geotechnical report are needed to support the proposed seawall design. The geotechnical report should express a professional opinion as to whether the project can be designed or located so that it will neither be subject to nor contribute to significant geologic instability throughout the lifespan of the project.
Screening of visitor parking areas immediately adjacent to resident uses requires a view obscuring wall or landscaping.
The Zoning Ordinance requires that building setbacks from open park areas shall not be less than 5 feet.
Height of retaining walls.
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The Planned Development Standards require the provision of common active and passive recreational facilities. The minimum area requirements appear to be satisfied, although the required facilities are not provided. Consult Zoning Ordinance Section 21.45.090(g) (3) and (4) for the acceptable types of facilities.
ENGINEERING:
1. Your project may require a private sewer pump into the Ocean Street sewer.
2. The construction of your project, as proposed is going to require select fill (per your soils report). We have concerns about staging and hauling operations in regards to both Ocean Street and also any use of the beach area (would require permission from state beaches and also Coastal Commission).
3. Also, attached is a redlined check print of the site plan. Please return the redlined print with the corrected site plans to assist us in our continued review.
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