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Home My WebLink AboutHDP 98-01; Colina Roble; Hillside Development Permit (HDP)c CITY OF CARLSBAD - -~ ~ -~ LAND USE REVIEW APPLICATION 1) APPLICATIONS APPLIED FOR: (CHECK BOXES) (FOR DEPARTMENT USE ONLY) Administrative Permit - 2nd 1-1 0 Dwelling Unit Administrative Variance Coastal Development Permit I Conditional Use Permit 0 Condominium Permit Environmental Impact Assessment General Plan Amendment Hillside Development Permit I 48-w Local Coastal Plan Amendment Master Plan Non-Residential Planned 0 Development Planned Development Permit 0 Planned Industrial Permit Planning Commission Determination Precise Development Plan Redevelopment Permit Site Development Plan Special Use Permit Specific Plan Obtain from Engineering Department Tentat.ive Tract Map Variance Zone Change List other applications not (FOR DEPARTMENT USE ONLY) 2) ASSESSOR PARCEL NOW.: 255-040-55 5) OWNER NAME (Print or Type) 6) APPLICANT NAME (Print or Type) Wiegand Properties Partnership Colina Roble, LLC MAILING ADDRESS P.O. Box 998 MAILING ADDRESS 3573 East Sunrise Dr., /I221 I CITY AND STATE ~~ ~ ZIP TELEPHONE CITY AND STATE ZIP TELEPHONE I I 7) BRIEF LEGAL DESCRIPTION Portion of Lot 13, Rancho Las Encinitas, per map 848, Carlsba uv NOTE: 'A PROPOSED PROJECT REQUIRING MULTIPLE APPLICATIONS BE FILED,~MUST;BE SUBMITTED PRIOR TO'~:~O P.M. A PROPOSED PROJECT REQUIRING ONLY ONE APPLICATION BE FILED, MUST BE SUBMl6ED PRIOR TO 4:OO P.M. 3 Farm 16 J LOCATION OF PROJECT: ,- " - STRE +DDRESS ON THE I SIDE OF [Rancho Santa Fe Road (NORTH, SOUTH, EAST, WEST) (NAME OF STREET) BETWEEN Olivenhain Road 1 AND Calle Acervo (NAME OF STREET) (NAME OF STREET) LOCAL FACILITIES MANAGEMENT ZONE I 11 1 PROPOSED NUMBER OF LOTS TYPE OF SUBDIVISION PERCENTAGE OF PROPOSED PROJECT IN OPEN SPACE GROSS SITE ACREAGE 22) EXISTING ZONING Fl RESIDENTIAL UNITS r] RESIDENTIAL UNITS 1 1 ) NUMBER OF EXISTING 12) PROPOSED NUMBER OF PROPOSED IND OFFICE/ SQUARE FOOTAGE SQUARE FOOTAGE 15) PROPOSED COMM n '1 PROPOSED INCREASE IN FI ADT " USAGE IN EDU 18) PROPOSED SEWER Fl PLAN 20) EXISTING GENERAL b,d 21 ) PROPOSED GENERAL PLAN DESIGNATION 23) PROPOSED ZONING 24) IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS, DESIGN REVIEW BOARD MEMEBERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. I/WE CONSENT FOR CITY USE ONLY FEE COMPUTATION APPLICATION TYPE FEE REQUIRED- I I TOTAL FEE REQUIRED I 7 2)- 0.00 I DATE FEE PAID I Form 18 I /-2/48 I U JAN 2 1 1998 RECEIVED BY: 1 RECEIPT NO. PAGE 2 OF 2 ladwig Design Group, Inc. COLINA ROBLE PROJECT DESCRIPTION Colina Roble is a proposed 30 lot residential subdivision within LFM Zone 1 1 in the southeast portion of the City of Carlsbad., It is a 28 unit R1-10,000 square foot minimum lot size standard subdivision located south of the southwest corner of Rancho Santa Fe Road and Olivenhain Road. The property consists of 35.4 acres of which only approximately 10 acres, or about 28%, will be developed; the remaining 25* acres, approximately 72% of the site, would remain as natural open space. This development project represents approximately on-half of the development density that is allowed under growth management criteria; 55 units are allowed and 28 units are being requested or a density of 1.6 Dwelling Units per acre where 3.2 is allowed. The southern portion of the property is characterized by coast live oak woodlands and steep slopes. The development will cause no impact to the coast live oak habitat and only about four-tenths of an acre of impact to southern mixed chaparral as a result of constructing the access road into the property. Encinitas Creek, a major open space comdor under the proposed Carlsbad Habitat Management Plan (HMP) passes through the northern portion of the property. Development is being kept away fiom the existing wetlands with only 0.28 of an acre being directly impacted. There is adequate room onsite to mitigate this minor impact. Based on extensive survey results and field meetings with the project biologists and representatives fiom the City of Carlsbad, the Army Corps of Engineers, the State Fish & Game Department, and the U.S. Fish & Wildlie Service, the manufactured slopes adjacent to the wetlands (Lots 1-19) have been relocated several times from our original plan to avoid habitat impacts and to facilitate additional habitat buffer areas. The top of slope on these lots will have a face or wall and be the southerly edge of the wetlands buffer. To achieve the habitat buffer setbacks, the alignment of “A” Street adjacent to Lots 3-7 was adjusted in a southerly direction and will require a crib type wall along the south edge of “A” Street. As a result ofthe sensitive wetlands habitat on the northern portion of the property and the sensitive upland habitat and steep slopes on the southern portion of the property, the access and development options for the property are limited. The only source of access to the development is Rancho Santa Fe Road, which runs along the eastern portion of the ownership. In order to properly service the project while preserving the estimated 72% open space and avoiding impact to the property’s sensitive habitat areas, a variance for cul-de-sac length will be required. The project’s cul-de-sac street is 1,500 lineal feet as proposed; the standard maximum length is 1,200 feet. Due to the lack of access alternatives, the larger lots, 1,000 feet of single loaded street, and the small project size, we believe this variance request is very reasonable and supportable; a separate justification for this variance is attached. A Based on the not-yet-approved Shelley Property, shown as Carlsbad Tract 90-03, this project may necessitate an intersection spacing variance on Rancho Santa Fe Road; 500 feet versus the 600 foot standard. An intersection with full left and right turning movements is required for Colina Roble. In light of the project’s limited frontage along Rancho Santa Fe Road and the small size of the development, we will request that the project not be required to construct planned widening and related improvements to Rancho Santa Fe Road. Instead, we will request that our project pay the required fee established for this area so that the entire section of Rancho Santa Fe Road can be improved at one time in the future. In addition to paying the proportionate share fee, we will offer to set aside a portion of the property as a mitigation area for the wetlands impact that will likely occur as a result of the widening of Rancho Santa Fe Road where it crosses Encinitas Creek. As part of the Olivenhain Road widening project, the City of Carlsbad recently completed construction of Detention Basin “D’ on the northwestern portion of the property. As part of this project, we will request the City to vacate portions of the dike easements and inundation easements that the City acquired as part of the detention basin construction. The construction of Colina Roble will eliminate the need for all or portions of these City easements. The project has five panhandle lots (lots 19,22,23,25, and 26) which integrate well into the project’s overall layout and larger lot design. A separate justification has been prepared for this request. Our project application includes a request to the Council Policy 57 and 58 Committee relative to affordable housing. Included with this transmittal is a letter from the previous housing and redevelopment director in which he recommends that this project be allowed to purchase the required affordable housing credits in the Vila Loma Project. With 28 residential units proposed, the project’s affordable requirement is 4.2 units (28 x 15% = 4.2). The proposed Carlsbad Trail System Segment Number 55A has not been shown within the boundaries of this project. The siting criteria suggests that the trail could connect with the tr&c signal at Olivenhain Road. In addition, Trail Segment 56A is suggested to be a sidewalkhike lane type of a trail system. Because of the significant wetlands along the north side of Encinitas Creek and its sensitive value as a habitat corridor, it seems unlikely that this would be a good location for a public trail system. We would suggest that the public trail system be in the right-of-way on the west edge of Rancho Santa Fe Road to the City of Encinitas Boundary. Overall, we believe the proposed development responds well to the City’s development criteria as well as the property’s unique physical constraints while blending a high quality residential housing opportunity with an extraordinary level of natural resource protection. L-1039.042 1/9/98