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City of Carlsbad
Planning Department
February 5, 1999
E. Dale Gleed
Brookfield Homes
12865 Pointe Del Mar, Suite 200
Del Mar CA 92014
SUBJECT: PRE 99-05 - SUBSTANTIAL CONFORMANCE REVIEW FOR SDP 97-01
BELLA LAGO - AVIARA PLANNING AREA 28
APN: 215-790-01,-06,-1 1; 215-791-04,-05,-07,-12,-14
A preliminary review of your project was conducted on February 4, 1999. 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. The submitted Substantial Conformance exhibit proposes unit changes on
eight (8) lots within the Bella Lago development (SDP 97-01). The
proposed revisions would involve changing seven (7) of the two-story
models (Model 3 and 313) to one-story models (Models 1, 1 R, 2 and 213). In
addition, the home on Lot 6 would switch from a Model 1 R to a Model 213,
both one-story products. A table summarizing these changes, with specific
lot references, is attached.
The Bella Lago development is quite visible from Batiquitos Lagoon and the
neighboring public thoroughfares. As a result, the Aviara Master Plan limits
the number of two-story structures allowed in Bella Lago. Since the
proposed revisions create more one-story units that originally approved, and
since all required property line setbacks are still being met, the Planning
Director has determined that the application qualifies for substantial
conformance with the approved permit and therefore, approves the changes to
the project based on Planning Director Administrative Policy No. 35.
Please submit two (2) blueline copies (24" X 36") of all applicable exhibits for
the project file and a reproducible 24" X 36" mylar copy of the amended site
2075 La Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894
PRE 99-05 - SUBSTANTIAL CONFORMANCE REVIEW FOR SDP 97-01
February 5, 1999
Page 2
plan. The mylar must be submitted, stamped "Substantial Conformance", and
signed by the Planning Director prior to issuance of any building permits for
those lots shown in this Substantial Conformance request.
Engineering:
1. The proposed changes to product type and driveways must comply with
City Standards, where a three (3) foot minimum distance from lot line to
top of apron flare is required. Lots 2, 3, 5, 6, and 44 need correction.
Conditions of approval of the Site Development Plan required correction of
some of these lots.
2. Sidewalk underdrains (SDRS D-27) are also a potential issue. It appears
that the plans show more that one underdrain per lot. Only one, if any,
drain per lot is allowed. The typical detail on sheet one of the approved site
plan shows surface flow across driveways to the street. The typical detail
on sheet one is supported by staff as an ideal maintenance-free system.
Please contact Michael Grim at (760) 438-1161, extension 4499 if you have any
questions.
Sincerely,
cr
GARY E.WAYNE
Assistant Planning Director
G EW: MG: mh
C: Michael J. Holzmiller
Dennis Turner
Clyde Wickham
Bobbie Hoder
File Copy
Data Entry
Memorandum
TO: Associate Planner, Mike Grimm
FROM: Associate Engineer, Clyde Wickham
DATE: February 2, 1999
RE: PRE 99 - 05, Bella Lago (P.A.28) proposed changes to SDP 97-01
We have completed our review of the preliminary design identified above. The
proposed revision of plan types raises a few issues with driveways and storm
drains. We also want to reiterate concerns about design and lot drainage. I have
listed our concerns below. Please incorporate these comments in your letter to
the applicant.
The proposed changes to product type and driveways must comply with City
Standards, where a 3' minimum distance from lot line to top of apron flare is
required. Lot 6 & lot 5, lot 2 & lot 3, lot 44 the more we looked the more
driveways we found needing correction. Conditions of approval require
correction of some lots for this issue.
2. Sidewalk under drains (SDRS D-27) are also a potential issue. It appears
that the plans show more than I underdrain per lot. Only 1 (if any) drain per
lot is allowed. The typical detail on sheet 1 of the approved site plan shows
surface flow across driveways to the street. The typical detail on sheet I is
supported by staff as an ideal maintenance free system.
Overall we can support the proposed changes but while we are changing things,
we want to correct and improve these issues raised above. Please pass these
comments on to the applicant. If you or the applicant have any questions please
give me a call at ext. 4353.
Associate Engineer
Land Development Division