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HomeMy WebLinkAboutPRE 99-16; MARIANO; Admin Decision LetterCity of Carlsbad Planning Department March 3, 1999 Pac West 550 West C Street, Suite 1750 San Diego, CA 92101 SUBJECT: PRE 99-16 - MARIANO SUBDIVISION MAP/SITE DEVELOPMENT PLAN (CT 97-24/SDP 97-16) SUBSTANTIAL CONFORMANCE REVIEW The Planning Department has completed a review of the subject Preliminary Review application requesting a determination of Substantial Conformance for changes to the approved Mariano tentative subdivision map and site development plan. The result of this review is that: 1) the private/public trail and SDG&E access from Street "E " requires relocation outside of the proposed RV Storage lot; 2) the RV Storage lot requires additional design work due to circulation problems; 3) an approved residential unit must be proposed on Lot 17 that conforms to the required Planned Development Ordinance setback and private open space standards; and 4) the Planning Director has determined that Finding 6 identified below is waived due the required open space corridor expansion. Upon satisfactory resolution of these issues, a substantial conformance finding in accordance with Administrative Policy No. 35 would be possible. The following items describe the proposal's compliance or non-compliance with each of the 10 required substantial conformance findings: 1. No project condition, feature, facility, or amenity is changed or deleted that had been considered essential to the project's design, quality, safety, or function: Note: This finding cannot be made until the RV lot has been redesigned to address circulation issues and the public/private trail and SDG&E access on Street "E" is relocated. Although the project's approved RV Storage facility would be eliminated by the proposed design, an alternate storage facility has been proposed. The new facility provides approximately 3,200 square feet of usable RV parking space compared to the approved 3,840 square feet. However, the proposed area complies with the PD standard for RV storage since the minimum requirement for 146 planned development units (excluding the 27 apartment units) is 2,920 square feet. The proposed RV facility design has some circulation problems identified by the engineering department which will have to be resolved. Engineering comments will be forwarded under separate cover. A related issue is the location of the private/public trail and SDG&E access from Street "E" which was approved at the location now proposed for the RV lot. If and when the City accepts the 2O75 La Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (760) 438-O894 PRE 99-16 - MARIANCTSUBDIVISION MARCH 3, 1999 PAGE 2 irrevocable offer of dedication for a public trail, the access point would be through the Mariano RV lot. This location is unacceptable since the Mariano HOA will most likely want to lock the RV lot for security reasons. An alternate trail access point will need to be proposed. 2. The request represents an upgrade in the overall design features and/or materials and improves upon the projects compatibility with the surrounding neighborhood: The proposed project revisions represent an upgrade in the overall design features and would not impact the project's compatibility with surrounding development. An increase of approximately 2 acres of open space will result from the proposed project revisions. This increase in open space is consistent with the City's Draft HMP in that it creates a continuous open space corridor through the project that will connect with an open space corridor to the north, This open space corridor also improves the overall Zone 20 open space system. The total number of small single family lots will be reduced by 4 lots. Grading quantities will be reduced somewhat by the proposed design, although export quantities would be increased by 55,000 cubic yards. Slopes exceeding 30' in height would result from the new design, however, this is necessitated by Aviara Parkway due to the 4d permit requirement for habitat mitigation. Eleven (11) of the approved lots along the eastern property line are reconfigured and reduced in size although all exceed 6,000 square feet. These lots would still exceed the minimum small lot size requirement in conformance with the PD Ordinance (Chapter 21.45 of the Zoning Ordinance). 3. The proposed revision does not change the density (i.e. the addition of units) or boundary of the subject property: The proposed revision reduces the density of the overall project from 150 single family lots/units to 146 single family lots/units. The project boundaries remain the same. 4. The proposed revision does not involve the addition of a new land use not shown on the original permit (e.g. adding a commercial use to a residential project, replacing single family units with attached residential units): The proposed revision involves no new land use not shown on the original permit. 5. The proposed revision does not rearrange major land uses within the development (e.g. it doesn't exchange the locations of single family units with attached units): The proposed revision does not rearrange uses except that open space lots 155 and 6 are combined and increased in area while single family lots along the eastern boundary are reduced in area to accommodate the expanded open space. 6. The proposed revision does not create changes of greater than ten percent (10%), provided that compliance will be maintained with the applicable development standards of the Carlsbad Municipal Code as follows: a) per individual lot or PRE 99-16 - MARIANO SUBDIVISION MARCH 3, 1999 PAGE 3 structure - yards, setbacks, coverage, or height; and b) on an aggregate project basis - parking, open space, common area or landscaping: Note: The Planning Director has determined that this finding can be waived due to the required open space corridor expansion through the Mariano subdivision. The proposed revisions would result in changes to yards, setbacks, and coverage of more than 10 percent due to the reduction in lot sizes of lots along the eastern boundary. While 7 approved single family lots would be eliminated, three new lots would be created. Additionally, 11 approved single family lots would be substantially reduced in size. All proposed changes comply with Chapter 21.45 (Planned Development Ordinance) except that a building footprint is not shown on Lot 17 which is one of the new proposed lots. An approved building footprint and dimensioned setback/yards must be shown on this lot to determine compliance with the PD standards. 7. The proposed change will not result in any significant environmental impact, and/or require additional mitigation: The proposed revisions are the result of mitigation required by the USFWS and California Department of Fish and Game for impacts to coastal sage habitat resulting from construction of Aviara Parkway; therefore, no significant impacts beyond those previously identified would result. 8. The proposed changes would not result in any health, safety, or welfare impacts: The proposed revisions must be found in substantial conformance by the Engineering Department, Fire Department, and Water District thereby ensuring that all potential health, safety, and/or welfare issues are addressed. 9. There were not any major issues or controversies associated with the original project which would be exacerbated with the proposed change: No major project issues or controversies associated with the original project are impacted by the proposed revisions to the project. 10. The proposed change would not be readily discernible to the decision makers as being substantially different from the project as originally approved: The overall project design has been minimally changed with respect to single family lot layout and circulation design. The elimination of a local street through the SDG&E easement and open space corridor is an improvement to open space connectivity. Lot size reductions are not discernible from the street frontage since the result of the reduced lot area is that rear yards are significantly reduced in depth. The proposed reduced rear yard areas are more typical of those provided in small lot subdivisions. PRE 99-16 - MARIANQSUBDIVISION MARCH 3, 1999 PAGE 4 Please submit three sets of the subject tentative map and site development plan substantial confonnance exhibits that include the redesign of the RV storage facility, relocation of the private/public trail and SDG&E access, and proposed building footprint and dimensioned setbacks/yards on Lot 17 for further review by staff. Please retabulate the lot area, project area and recreation summaries provided on Sheet 6 of the approved Tentative Map and include as part of the substantial confonnance tentative map exhibit. If you have any questions regarding the above items, please contact me at (760) 438-1161, extension 4477. Sincerely, ANNE HYSOT Associate Planner AH:mh Michael Holzmiller Jack Henthom & Associates Adrienne Landers Bobbie Hoder Mike Shirey, Project Engineer File Copy Data Entry