2020-09-15 MP2019-0004 SPA Comments
September 15, 2020
Mr. Garrett Simon
CM Wave Development LLC
2440 Junction Place, Suite 200
Boulder, CO 80301
SUBJECT: COMMENTS ON SPA 2019-0003
GENERAL PLAN AMENDMENT 2019-0002
ZONE CHANGE 2019-0004
SPECIFIC PLAN 2019-0003 (AMENDMENT 5 TO SP 03-067)
TENTATIVE TRACT MAP 2019-0005 (TTM 37815)
SPECIFIC PLAN 2020-0002
MASTER PROJECT 2019-0004
Dear Mr. Simon,
We have reviewed the “red line” amendments submitted to Specific Plan 2003-067 (current case
number SP2019-0003), and have the following comments:
1. Planning Area II has been changed from RL to RM. This is inconsistent with
Amendment 4, and not consistent with our understanding of the proposed changes
being made to the document. If the intent of this amendment is not only to remove
the land to the west of Madison Street, but also to increase allowable density, the
analysis in the Initial Study, which currently provides no discussion of this increase,
will need to be modified. It was determined at the time of Amendment 4 that the
designation would stay Low Density Residential, on the basis of the average density
of the entire project and the density transfer provisions in the Specific Plan. The
Planning Area was approved under Amendment 4 at a density of no more than 5 units
per net acre. We would recommend that all references to Medium Density Residential
be reverted to Low Density Residential. If your intent is to allow additional density in
Andalusia, further analysis of the Andalusia site will need to be added to the
environmental documentation, to reflect the potential for up to 8 units per acre.
Assuming that this change is an oversight, these reversions will need to be made
throughout the document.
2. Remove references to Coral Mountain Specific Plan, replace with new Specific Plan
name (which we understand to be Coral Mountain Resort), and add Specific Plan
number (2020-0002).
3. Page 1.5: The General Plan designation for the west half is not Coral Mountain Specific
Plan. Since the proposed designations are to be processed concurrent to the SPA,
change the text in that paragraph to read “the property west of the project site is
proposed to be designated…(add all land use designations included in the General
Plan Amendment), as proposed by General Plan Amendment 2019-0002. Also please
replace the red, handwritten boundary and “The Site” with typed text.
4. Page 1.6: The current approval is not Amendment 1, it is Amendment IV. Please
correct throughout document. The use of the present tense on this page has been
corrected to past tense in some occurrences, and not in others. Any past action should
be described in past tense. Replace “will acquire the name” to “has been developed
as” in the 4th paragraph. Correct last paragraph per #1 above.
5. Page 2.5: The land use designation is General Commercial, but the intended use of
the site, and its zoning, is Neighborhood Commercial. In the first paragraph on this
page, revert to the original language in the Specific Plan and delete “General
Commercial use.”
6. Page 2.18: Last paragraph stipulates access from either Avenue 58 or Madison. The
City has no objection to restriction of access to one street or the other, but would
question the need to limiting access to only one street in terms of future site planning
and/or marketability.
7. Page 2.23: References to 58th Street and 60th Street should be changed to Avenue 58
and Avenue 60.
8. Page 2.31: Second paragraph, delete “Amendment I.”
Please provide the corrections required above as a second “red lined” submittal, for staff review
an concurrence.
Due to current State mandates, I am working remotely. If you have any questions regarding the
process, please contact me at ncriste@terranovaplanning.com, and/or at (760) 341-4800.
Sincerely,
Nicole Sauviat Criste
Consulting Planner