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HomeMy WebLinkAbout1974-05-28; Planning Commission; ; SP 155|CT 73-59 - PACESETTER HOMESTO: ( • .. CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT May 2a,. 1974: (Revised) PLANNING COMMISSION ( • REPORT ON: CONSIDERATION OF A TENTATIVE MPA CONSIDERATION OF A SPECIFIC PLAN CASE NOS: SP-155 CT 73-59 APPLICANT: PACESETTER HOMES INC. 4540 CAMPUS DRIVE I. NEWPORT BEACH~ CA. 92660 REQUEST: The applicant is )equesting approval of a Specific Plan and Tentative Map for a 326 unit planned community development on -a 59.42 acre site located to the east of Lowder Land between Palomar Airport Road and Poinsettia Lane. II. RECOMMENDATION: A. On the Specific Plan:,_ ____ Staff r·ecommends APPROVAL of ; sp-155 based on the following justification: l. The Specific Pl an conforms to the Approved· Master ·e1an for the project 2. The requirements and intent of the Planned Community Zone have been met. 3. The Plan conforms to the General Plan and Municipal Code. 4 •h 1· th .,_ f-!,p" r-,i; r. •1•t• n 1· . . .. e ap~ 1can, as me 1, ,,,_ . u .. ! .c . ac1 .1 1es . o icy reouirements and all other oolicies in effect at this time. B. Recommended Conditions of .l\pproval for Specific Plan No. 155 l. Dedication of Lots 19 anrl 21, satisfyinq the Park Dedication Ordinance, shall occur at the time of final mac approval. 2. The approval is 0ranted for the land described in the application and anv attachments thereto, and as shown on the plot plan submitted labeled Exfi-ibit "/\". The location of all bu"ildin9s, fences, siqns, roadways, oarking areas, landscaping, and other facilities or features shall be located substantially as shown on the plot plan labeled Exhibit A, except or unless indicated otherwise herein. All buildinqs and structures shall be of the design shown on the elevation plans labeled Exhibit B. (. ( • 3. All ~utside storage areas shall be screened from adjacent property and streets. 4. An incombustible trash enclosure shall be provided of a size and location acceptable to the Planning Director, and said area shall be e n c 1 o s e d w i th a fen c e a n d / o r w.a} l T o f s u ff i c i en t height to adequately shield the area. Said fence and/or wall shall include a solid gate. 5. A detailed landscape and sprinkler plan prepared by a landscape architect, shall be submitted to the Planning Director for consideration-and approval. • --• 6. All utilities including electrical, telephone and cable television, shall be installed underground and/or shall be completely concealed from view. 7. All public improvements shall be made in conform- ity with the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad and free of all liens and encumbrances. C. Recommendation on The Tentative Maps Staff recommends APPROVAL of CT 73-59 based on the following justification: 1. Conformance to the Subdivision Map Act 2. Compliance with local statutes and General Plan. D. Recommended Conditions of Approval for CT-73-59: 1 . 2. 3. The developer must obtain off-site public sewer easements prior to any grading of the project. 11 A11 Street shall be constructed to 42 foot half width. The developer shall participate in traffic signal installation as determined by any policy of the City Council in effect at the time of the recordation of the Final Map. 4. The Developer sha1l dedicate access rights to 11 A11 Street. 5. Lots 8, 9, and 10 shall be dedicated as open space lots on the final map. 6. The Developer shall obtain off-site right-of-way and ddevelolp one-half width (34') of Camino de las Ondas to the Low er ane intersection. ( • ( • 7. 11 B11 Street shall be aligned with the Street in CT 73-23 at their intersection with Camino de las Ondas. 8. The recorded restrictions for the subdivision shall include the minimum lot size and width requirements, evidence of which shall be submitted to the City Planning Director prior to approval of the Final Map. 9. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all the requirements, limitations and restrictions of all municipal ordinances and State and Federal statutes now in force, or which, hereafter, may be in force for the purpose of preserving the residential characteristics of adjacent properties. ~ 10. The C.C.&R 1 s for this development shall be ~ubmitted to the Plannf~g : Director for review and approval prior to the issuance of any building ) permits. ). 11. In order to provide for reasonable fire protection during the construction period, the subdivider shall maintain passable vehicular access to all buildings and adequate fire hydrants with required fire flows shall be installed as recommended by the Fire Department. 12. All public improvements shall be made in conformity to the City of Carlsbad Engineering Design Criteria and Standard Plans, the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad, and free of all liens and encumbrances. Improvement plans for water and sewer systems shall meet the requirements of the respective service districts. 13. Dh~sino of the nronosed develonment will occur in the following :manner·. Time Schedule for Phases Begin· Phase I -54 d.u. 's -Nov.,1974 Phase II-64 d.u. 's -Feb., 1975 · Phase III-48 d.u.1 s -May, 1975 Phase IV -160 d.u.1s -August,1975 Complete March 1975 June, 1975 Sept., 1975 Jan.,1976 14. Street lighting shall be provided for as required by Mun~cipal Ordinance Code. The developer shall post a bond and/or cash 1n the amount necessary to energize said street lights for an eighteen month period after construction, to permit the incorporation of the subdivision into a maintenance district. ( • ( 15. All land and/of easements required by this Ordinance shall be granted to the City of Carlsbad without cost to the City, and free of a11 liens and encumbrances. No easements shall be recorded prior to recordation of the final map unless approved by the City Engineer. l 16. All facilities provided, other than public easements, to adequately: control drainage on the subject property, shall be maintained by the 1, property owner(s) in perpetuity. 17. Street names shall be subject to approval and shall be designated in accordance with the standards and policies adopted by the Pla~ning Commission on files in the Planning Department. Said names shall be approved by the Plann"ing, Fire and Police Departments prior to re-• cordation of the Final Map. , 18. The improvement plans shall include a report of a geological in- vestigation and a complete grading plan for the entire site when required by the City Engineer. The report and plan shall be prepared . l by civil engineers licensed by the State of California, and experienced ; in erosion control who shall be acceptable to the City Engineer, , ;and they shall certify that they have investigated the site and pre- pared data with full consideration of the consequences to the included • and neighboring properties and conform to the standards of the Geological( Safety Element of the General Plan. I II I. BACKGROUND A. History: The Master Plan and Zoning for th~s proje~t ~ere approved by the City Council on December 18, 1973. The Planning Comm1ss1on subsequently denied a request for a Variance from the standards imposed by the Agricultural Resource Management District (RM-5) of the Interim Open Space Zoning Ordinance. The applicant appealed this decision to the City Council, but later withdrew the request. The reason for the withdrawal was the interim Open Space Ordinance would expire on April 30, 1974 and be replaced by the Agricultural Zone and Open Space Zone. The proposed project is not effected by the new Open Space Ordinances. Open Space Zoning Considerations The applicant is proposing to dedicate 2-1/2 plus acres to the City of Carlsbad for its park program. It is recommended that tbbse lands indicated on the Specific Plan and Tentative Map as park or Open Space or recreational facilities, be placed in the Open Space Zone. The rezoning will occur prior to recordation of the Final Map. N. Parking: The applicant is providing a 2-car garage for each single family unit, .one (1) covered and one (1) u,avered space for each of the four-p . units. W 0. Bedroom Count: Single Family Four-Pl ex Two bedroom Three bedroom Four bedroom TOTALS: 0 116 50 166 P. Breakdown of Floor Areas: For Single Family Units l Story 1,419 s.ft. floor area (4 BR) 1,309 s.ft. floor area (3 BR) 2 Story 1,761 s.ft. floor area (3 BR & den) TOTAL 120 40 0 160 50 units 44 units 72 units 166 Units Totals 120 156 50 326 Q. Site Design: The Specific Plan proposes a roughly equal number of four-plex and single family attached units. The four-plex units would be located on the eastern quarter of the site. The units will all have individual yards in addition to common open space; however, a disproportionate amount of the common open space is oriented toward the single family attached units. R. Recreational Facilities: An on-site recreation building, with pool and tennis courts, is to be provided near the central greenbelt area. Some thirteen tot lots are to be interspersed throughout the site. s. General Plan: The General Plan shows a low density residential (3-7 d.u/acre) designation. The density on the approved Master Plan for the project is 7 dwelling units per net acre. The Specific Plan shows a density of approximately 6.5 dwelling units per acre. T. Public Facilities Policy: The applicant has obtained a letter from the Carlsbad Unified School District stating that school facilities will be available to serve the project. U. Phasing: The Tentative Map proposes to develop the project in four phases, from west to east. The first phase of development would include 54 attached single-family homes, one-half of the proposed recreation area, and the dedication of the 2.6 acre park site. The second and third phases would include 64 and 48 attached single-family units respectively. Phase IV. will complete the project with 160 fouf-plex units. The proposed phasing program is somewhat different from the approved Master Plan phasing. Staff feels that the revised phasing program is an improvement because: 1. Development would begin at the westerly boundary adjacent to Alta Mira; 2. The park dedication would occur with the first phase of development; 3. The majority of the recreation area will be developed with the first two phases; 4. The most intensive phase of development {the four-plex units) will be the last to be developed. V. Sewer Service: Sewer service is not presently available to serve the project. The sewer line initially planned to serve the project area was denied by the San Diego Regional Coastal Commission. An alternative sewer line has been approved by the City Council and should be completed prior to completion of the first phase of development. Sewer capacity cannot be guaranteed to the development except upon the availability of capacity at the time of building permit application. :. W. Circulation: Generally speaking, a cul-de-sac street layout is the most desirable residential circulation mode because it limits through traffic. There are, however, several problems with the proposed layout: 1. Several of the cul-de-sacs are over 500 ft. in length. This exceeds functional standards for cul-de-sac length; 2. The four-plex units are served by two cul-de-sacs. Thus, 182 of the 326 units are served by two cul-de-sacs. 3. Congestion is likely to occur on the private driveway serving the four-plex units. B. Description: A portion of the west half of Section 21, Township 21 South, Range 4 West, S.B.B.M., in the City of Carlsbad. C. Location: East of Lowder Lane, between Poinsettia Lane and Palomar Airport Road, further described as Assessor's parcels: 214-14-12 and 13. D. Size: 60 acres. E. Lots: 21 lots F. Units: 326 tota 1 Single family attached -166 units (both land 2 story units) Four plex 160 units (40 four plex) (two story) G. ~ensitl: 5.5 d.u./gross acre 6.5 d.u./net acre H. Coverage: By Planned Community definition 32%. I. Projected Population: 1000 J. E.I.R. Finding: The applicant has submitted an Environmental Impact Report per City requirements and the findings of that report were accepted by the Planning Commission on November 27, 1973 and the City Council on December 18, 1973. K. Existing Zoning: P-C (pre-annexational) L. Adjacent Zoning: M. West -P-C, East: E-1-A (County), North: P-C and E-1-A (County), and South -P-C and RD-M. • • RECOMMENDATION: A. On the Specific Plan:L __ Staff "r•'ec_ommends APPROVAL of sp-155 based on the following justification: 1. The Specific Plan conforms to the Approved' Master 'Pl an for the project 2. The requirements and intent of the Planned Community Zone have been met. 3. The Plan conforms to the General Plan and Municipal Code. 4 T~ ,. t f -J.,. .LI-n--'-~• ,.. -•~•·• n 1· .. :,e dDfJ!TCan, la$ me,, ;";1e '.'UC!1C :,aC1 !1t1eS. 0 lCY reouirements and all other oolicies in effect at this time. B. Recommended Conditions of /\pproval for Specific Plan No. 155 l. Dedication of Lots lQ and 21, satisfyinq the Park Dedication Ordinance, shall occur at the time of final map approval. 2. The aporoval is qranted for the land described in the applicati?n and an~ attachments thereto, and as shown on the plot plan submitted labeled Exlrib'it "A". The location of all buildinqs, fences, siqns, roadways, oarkinq areas, landscaping, and other facilities or features shall be located substantially as shown on the plot plan labeled Exhibit A, except or unless indicated otherwise herein. All buildinqs and structures shall be of the design shown on the elevation plans labeled Exhibit B. 3. All outside storage areas shall be screened from adjacent property and streets . . 4. An incombustible trash enclosure shall be provided of~ siz~ and location acceptable to the Plann1ng D1rector, and said area shall be en 7losed with a fence and/or w.a?lT of sufficient he1ght to adequately shield the area. Said fence and/or wall shall include a solid gate. 5. A detailed landscape and sprinklef plan prepared by a landscape architect, shall be submitted to the Planning Director Jar consideratio-n-and approval. 6. All utiliti~s_including electrical, telephone and cable telev1s1on, shall be installed underground and/or shall be completely concealed from view. 7. ~11 p~blic improvements shall be made in conform- 1~y w1th the Subdivision Ordinance and other C1t~ Standa~ds, to the satisfaction of the City Eng1neer, w1thout cost to the City of Carlsbad and free of all liens and encumbrances. • • C. Recommendation on The Tentative Maps Staff recommends APPROVAL of CT 73-59 based on the following justification: 1. Conformance to the Subdivision Map Act 2. Compliance with local statutes and General Plan. D. Recommended Conditions of Approval for CT-73-59: 1. The developer must obtain off-site public sewer easements prior to any grading of the project. • • 2. 11 A11 Street shall be constructed to 42 foot half width. 3. The developer shall participate in traffic signal installation as determined by any policy of the City Council in effect at the time of the recordation of the Final Map. 4. The Developer shall dedicate access rights to "A" Street. 5. Lots 8, 9, and 10 shall be dedicated as open space lots on the final map. 6. The Developer shall obtain off-site right-of-way and develop one-half width (34 1) of Camino de las Ondas to the Lowder Lane intersection. 7. 11 B11 Street shall be aligned with the Street in CT 73-23 at their intersection with Camino de las Ondas. 8. The recorded restrictions for the subdivision shall include the minimum lot size and width requirements, evidence of which shall be submitted to the City Planning Director prior to approval of the Final Map. 9. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all the requirements, limitations and restrictions of all municipal ordinances and State and Federal statutes now in force, or which, hereafter, may be in force for the purpose of preserving the residential characteristics of adjacent properties. 10. The C.C.&R's for this development shall be submitted to the Planning Director for review and approval prior to the issuance of any building permits. 11. In order to provide for reasonable fire protection during the construction period, the subdivider shall maintain passable vehicular access to all buil~ings and adequate fire hydrants with required fire flows shall be installed as recommended by the Fire Department. 12. All public improvements shall be made in conformity to the City of Carlsbad Engineering Design Criteria and Standard Plans, the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the Cit_y of Carlsbad, and free of all liens and encumbrances. Improvement plans for water and sewer systems shall meet the requirements of the respective service districts. • 13. Dh_;:;_sjnn of the nrcmosed develonment will occur in the following :manner·. Time Schedule for Phases Begin Phase I -54 d.u. 's -Nov.,1974 Phase II-64 d.u. 's -Feb., 1975 Phase III-48 d.u. 's -May, 1975 Phase IV -160 d.u.'s -August,1975 Complete March 1975 June, 1975 Sept., 1975 Jan.,1976 14. Street lighting shall be provided for as required by Municipal Ordinance Code. The developer shall post a bond and/or cash in the amount necessary to energize said street lights for an eighteen month period after construction, to permit the incorporation of the subdivision into a maintenance district. 15. All land and/or easements required by this Ordinance shall be granted to the City of Carlsbad without cost to the City, and free of all liens and encumbrances. No easements shall be recorded prior to recordation of the final map unless approved by the City Engineer. 16. All facilities provided, other than public easements, to adequately control drainage on the subject property, shall be maintained by the property owner(s) in perpetuity. 17. Street names shall be subject to approval and shall be designated in accordance with the standards and policies adopted by the Planning Commission on files in the Planning Department. Said names shall be approved by the Planning, Fire and Police Departments prior to re- cordation of the Final Map. 18. The improvement plans shall include a report of a geological in- vestigation and a complete grading plan for the entire site when required by the City Engineer. The report and plan shall be prepared by civil engineers licensed by the State of California, and experienced in erosion control who shall be acceptable to the City Engineer, and they shall certify that they have investigated the site and pre- pared data with full consideration of the consequences to the included and neighboring properties and conform to the standards of the Geological Safety Element of the General Plan.