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HomeMy WebLinkAbout2001-10-17; Planning Commission; ; SDP 01-06|PUD 90-04A|V 01-04 - ARROYO VISTAThe City of Carlsbad Planning Deparbuent A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: October 17, 2001 ItemNo.@ Application complete date: June 25, 2001 Project Planner: Cbrister Westman Project Engineer: Jeremy Riddle SUBJECT: SDP 01-06/PUD 90-04(A} -ARROYO VISTA -A Site Development Plan to approve floor plans and elevations for 155 single-family residential homes on approved lots that are a minimum 7,500 square feet; proposed fence design and location; RV storage area design; and, a Minor Amendment to the project's Planned Unit Development to allow reduced front yard setbacks on the 61.17 acre site generally located east of Rancho Santa Fe Road and north of Calle Acervo in Local Facilities Management Zone 11. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5060 and 5061 APPROVING a Site Development Plan and a Minor Planned Unit Development Amendment. II. INTRODUCTION This application is for the delayed architectural review of single-family homes to be located within "Arroyo Vista," Units 2 & 3 of the Shelley Tract Map (CT 90-03/HDP 90-11/PUD 90- 04/SUP 90-04). The Site Development Plan application is only for the review of the building elevations and floor plans, entry monumentation, RV storage area design and fence design and placement. A minor amendment to the project's Planned Unit Development is proposed to allow for 10 to 20 foot front yard setbacks with a 15-foot average. Minor amendments to a PUD may be approved by the Planning Commission and made part of the original City Council approval. The proposed project complies with the requirements of the Zoning Ordinance and staff recommends that the requests be approved. III. PROJECT DESCRIPTION AND BACKGROUND On December 15, 1998, the Shelley Tract was approved by City Council with a condition that a Site Development Plan be approved by the Planning Commission prior to the issuance of building permits for product design and siting, entry monumentation, and fence design and placement. The "Arroyo Vista" portion of the Shelley Tract Map (Units 2 & 3) consists of 155 single-family residential lots on a 61.17 acres located east of Rancho Santa Fe Road and north of Calle Acervo. Lots within this project have a minimum area of 7,500 square feet. The Final Map and grading plans have been approved for the Shelley project and the site is currently being graded. In addition to the Site Development Plan application, the applicant has requested a minor amendment to the project's Planned Unit Development to allow for 10 to 20 foot front yard setbacks with a 15-foot average pursuant to Section 21.45.090 of the Planned Development 0 SDP 01-06/PUD 90-04(A1 -ARROYO VISTA October 17, 2001 Page2 Ordinance. The proposed front yard setbacks are allowed by Section 21.45.090 of the Planned Development Ordinance. A minor amendment to the project's Planned Unit Development is necessary because the proposed front yard setbacks were not reviewed for this project at the time the Planned Unit Development was approved for the Shelley Tract Map. As shown on the exhibits, the applicant is proposing six different floor plans ranging in size from 2,440 to 3,998 square feet. The project consists of four different architectural styles, which include Spanish Colonial, French Country, Traditional and Italianate. Plan 1 is a single story plan, while Plans 2-6 are two story units. All plans provide two covered garage spaces and allow for an optional third covered garage space as either a tandem space or an offset one-car garage. The RV storage area provides twenty-one parking spaces 10-12 feet wide and varying from 20 to 35 feet deep. A total of 4,880 square feet is required for all 4 units of the Shelly Tract Map. The design provides 5,040 square feet of storage area within a secure and screened area. IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project's consistency with the Residential Low-Medium Density (RLM) General Plan Land Use Desig- nation, the Planned Development Ordinance, and the approved Shelley Tract Map (CT 90-03). The following analysis section discusses compliance with the General Plan, Planned Development Ordinance and a brief description of architecture. A. GENERAL PLAN The General Plan designation for the project site is Residential Low-Medium (RLM) Density. The surrounding properties carry the RLM and Residential Low (RL) Density General Plan designations. The RLM designation allows single-family residential development at a range of 0-4 dwelling units per acre (du/ac). The RLM range has a Growth Control Point of 3.2 du/ac. The density of this project is 2.86 du/ac. An objective of the General Plan is to achieve a variety of safe, attractive housing in all economic ranges throughout the City. The project is not proposed with "affordable" housing units onsite. As conditioned by the Shelley Tract Map (CT 90-03; Planning Commission Resolution No. 4350), satisfaction of the project's fair share of affordable housing will be in the form of payment of an inclusionary housing impact fee assessed on each individual residential lot. This fee is paid at the time of building permit issuance. The project qualifies for the payment of a fee in lieu of onsite construction because the Shelley Tract Map (CT 90-03) application was deemed complete prior to the adoption of the Inclusionary Housing Ordinance. B. PLANNED DEVELOPMENT ORDINANCE/POD 90-04(A) A Planned Unit Development (PUD 90-04) was approved for the Shelley Tract Map (CT 90-03) by City Council on December 15, 1998. The PUD was approved to a~low the project to be subdivided into lots less than 10,000 square feet in return for an increase in open space. In addition, the lot layout, along with the street system, open space lot and RV lot locations, were approved by the Shelley Tract Map and Planned Development. However, architectural design was not reviewed at the time the Tract Map and Planned Unit Development were approved. - SOP 01-06/PUD 90-04(AJ -ARROYO VISTA October 17, 2001 Page3 Instead, the Planned Unit Development was approved with the condition that the Planning Commission approve a Site Development Plan prior to the issuance of building permits for the project. The applicant is requesting a minor amendment to the approved Planned Unit Development. This amendment would allow for 10 to 20 foot front yard setbacks with a 15-foot average pursuant to Section 21.45.090 of the Planned Development Ordinance. Reduced front yard setbacks are allowed by Section 21.45.090 of the Planned Development Ordinance. A minor amendment to the project's Planned Unit Development is necessary because the proposed front yard setbacks were not reviewed for this project at the time the Planned Unit Development was approved for the Shelley Tract Map. The project with the proposed amendment still meets all applicable requirements of the Planned Development Ordinance as demonstrated in Table 1 below: Table 1: Planned Development Ordinance Standard Requirement Compliance Density Maximum of 173 single-family detached 155-units at 2.86 du/net ac units Product Type Single-family Detached Single-family Detached Lot Size Minimum of 10,000 sq. ft. per R-1-10,000 7,500 sq. ft. minimum 3,500 sq. ft. allowed by PUD 7,500-32,278 sq. ft. Setbacks: Major Arterial 40 feet 55+ feet Front Yard 10' minimum with a 15' average 10' min. with 15' average Side Yard Minimum 1 O' building separation 1 o+ feet minimum Building Height Building Height: 30' maximum 27 .0' maximum Lot Coverage Maximum 40% lot coverage 40%maximum RV Storage 3,100 sq. ft. (20 sq. ft./unit) 5,040 sq. ft. combined with units 1 and 4 Resident Parking 2 full-sized covered spaces per/du 2-3 full sized covered snaces per unit Guest Parking 42 spaces Approximately 290 street parkin2 spaces Storage Space 392 cu. ft./du Provided within individual garages Recreation Open 200 sq. ft. per dwelling (31,000 sq. ft.) 825+ sq. ft. per unit Space ( estimated) Street Widths 36 feet curb to curb 40 feet curb to curb SDP 01-06/PUD 90-04(A)-ARROYO VISTA October 17, 2001 Page4 C. ARCHITECTURE The proposed floor plans and elevations are in compliance with all applicable requirements of the R-1 Zone and Planned Development Ordinance. This project is not subject to the requirements of the Small Lot Architectural Guidelines that were in effect when the project was deemed complete because all of the lots are 7,500 square feet or larger. D. GROWTH MANAGEMENT The project was previously analyzed for compliance with the adopted Local Facilities Management Plan for Zone 11 as the Shelley tract map. Compliance was analyzed with respect to density and adequacy of public facilities. There are no outstanding public facilities issues. A summary of the impacts to public facilities for this portion of the Shelley tract map (CT 90-03) follows: STANDARD IMPACTS COMPLIANCE City Administration 538.89 sq. ft. Yes Librarv 287.41 sa. ft. Yes Waste Water Treatment 155 EDU Yes Parks 1.08 acre Yes Drainage Encinitas Creek Basin Yes Circulation 1550ADT Yes Fire Station No. 6 Yes Open Space 13.77 Yes Schools S3 elementary/19 Jr.Higb/43High School Yes Sewer Collection System 155 EDU Yes Water 34,100 GPO Yes The Residential Low-Medium (RLM) growth control point of 3.2 du/ac would allow 173 single- family dwellings. This portion of the Shelley tract map was approved 18 units below the growth control point allowance of 173 dwellings. V. ENVIRONMENTAL REVIEW An EIR (EIR 90-06) was completed for the Shelley Tract Map and circulated for public comment in 1993. The project was changed when approximately 10 acres were sold to the Encinitas Union School District to build Olivenhain Pioneer Elementary School. Therefore, the BIR was updated and re-circulated for public comment. The environmental issues identified in the re-circulated BIR were land use/local facility management plan, cultural resources, noise, traffic and circulation, biological resources, hydrology, water quality, aesthetics/visual quality, air quality, geology and soils. The initial study (BIA-Part II) prepared in conjunction with this project determined that the project is consistent and within the scope of the EIR 90-06. It can be seen with certainty that these subsequent discretionary actions will not have a significant effect on the environment and is therefore not subject to additional CEQA review. SOP 01-06/PUD 90-04(A)-ARROYO VISTA October 17, 2001 PageS ATTACHMENTS: 1. Planning Commission Resolution No. 5060 (SOP) 2. Planning Commission Resolution No. 5061 (PUD) 3. Location Map 4. Disclosure Statement 5. Background Data Sheet 6. Local Facilities Impact Assessment Form 8. Planning Commission Resolution No. 4352 7. Exhibits "Al" -"A75" dated October 17, 2001 CW:cs:mh ARROYO VISTA . SOP 01-06/PUD 90-04{A) DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time ~f application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. l. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than I 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN I 0% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (NIA) IN THE SPACE BELOW If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person ____________ _ Title ------------- Address ------------ 2. OWNER (Not the owner's agent) Corp/Part Continental Residential, Inc. Title --------------- Address 2237 Faraday Ave., 92008 Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than l 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN I 0% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person ------------ Title ------------- Address ------------ Corp/Part Continental Residential, Inc. Title --------------- Address 2237 Faraday Ave., 92008 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 Tl) 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (I) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust ________ _ Non Profit/Trust ------------ Title _____ ~-------Title --------------- Address ___________ _ Address _____________ _ 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve ( 12) months? D Yes ~ No If yes, please indicate person(s): _____________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. 0 Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 Continental Residential, Inc. is a subsidiary of D.R. Horton a publicly owned company. Donald R. Horton the Chairman who owns 12% of the stock of D.R. Horton is the only individual owning rrore than 10% of the shares. Donald R. Horton Chairman 1901 Ascension Blvd. Suite 100 Arlington, TX 76006 BACKGROUND DATA SHEET CASE NO: SDP 01-06/PUD 90-04{A) CASE NAME: ~A=rr~o_,_y~o_V_i=st=a ______________________ _ APPLICANT: Continental Residential, Inc. REQUEST AND LOCATION: A Site Development Plan to approve floor plans and elevations for 155 single-family residential homes on approved lots (minimum 7,500 square feet), to approve the fence design and location and RV storage area design and a Minor Amendment to the project's Planned Unit Development Permit to allow for 10 to 20 foot front yard setbacks with a 15 foot average pursuant to Section 21.45.090 of the Planned Development Ordinance on the 61.17 acre Arroyo Vista site {Units 2 & 3 of Shelley Final Map 14196 -See CT 90-03 ). LEGAL DESCRIPTION: A portion of Lots 13 and 14 of the subdivision of Rancho Las Encinitas, all in the City of Carlsbad, County of San Diego, State of California according to map thereof No. 848, filed in the Office of the County Recorder of San Diego County. APN: 264-010-42 Acres: 61.17 Proposed No. ofLots/Units: _15~5~un~i=ts~--------- GENERAL PLAN AND ZONING Land Use Designation: Residential Low-Medium (RLM) & Open Space {OS) Density Allowed: 0-4 du/ac Density Proposed: _2_.8_6_d~u/~a~c _________ _ Existing Zone: =RL=-a-M=-=-&='-=---'O=S=-------Proposed Zone: =RL=-'-M=-=-&:=.....:O=S=----------- Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-1-10000 RLM Vacant North R-1-10000 RLM&OS Vacant South RR2 (Encinitas) Residential Single-family homes East R-1-25000 & OS RL&OS Single-family & OS West R-1-10 & R3 (Encinitas) RLM,OS Single-family & vacant PUBLIC FACILITIES School District: Encinitas Union Elementary/San Dieguito Union High School Water District: Olivehain Municipal Sewer District: -=O~li~v-=eh=a=in=-"-'M-=-u=n=i=ci"""p=alc....-________ _ Equivalent Dwelling Units (Sewer Capacity): -=-15=5.__ ________________ _ ENVIRONMENTAL IMPACT ASSESSMENT D Negative Declaration, issued _____________________ _ D Certified Environmental Impact Report, dated. ________________ _ [8'.J Other, Exempt: Section 1506l{b){3) CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: ARROYO VISTA SDP 01-06/PUD 90-04(A) LOCAL FACILITY MANAGEMENT ZONE: 11 GENERAL PLAN: RL=M=-=------- ZONING: R-1-10 000 DEVELOPER'S NAME: Continental Homes ~==~~=~---------------- ADDRESS: 2237 Faraday Avenue Suite 100 Carlsbad CA 92008 PHONE NO.: 760-931-1980 ASSESSOR'S PARCEL NO.: =--oN=IA-=----------- QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 155 single family A. City Administrative Facilities: Demand in Square Footage = 538.89 B. Library: Demand in Square Footage = 287.41 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 155 EDU D. Park: Demand in Acreage = 1.08 E. Drainage: Demand in CFS = NIA F. Circulation: Demand in ADT = 1550 G. Fire: Served by Fire Station No. = 6 H. Open Space: Acreage Provided = NIA I. Schools: NIA J. Sewer: Demands in EDU 155 K. Water: Demand in GPD = 34100 L. The project is 18 units below the Growth Management Dwelling unit allowance.