HomeMy WebLinkAboutHDP 98-01; Colina Roble; Hillside Development Permit (HDP)/- - the City of CARLSBAD Planning Department
A REPORT TO THE PLANNING COMMISSION
Application complete date: February 19. 1998
P.C. AGENDA OF: August 19, 1998 Project Planner: Jeff Gibson
Project Engineer: Clyde Wickham
SUBJECT: CT 98-O2/SUP 98-01/HDP 98-01 - COLINA ROBLE - Request for a Mitigated
Negative Declaration. Tentative Tract Map. Special Use Permit. and Hillside
Development Permit to grade and develop a 30-lot and 28 unit single-family
residential subdivision on a 35 acre site located on the West side of Rancho Santa
Fe Road between Olivenhain Road and Calle Acervo. within Local Facilities
Management Zone 1 1,
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4341
APPROVING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program, and Planning Commission Resolutions No. 4342, 4343 and 4344 APPROVING CT
98-02. SUP 98-01. and HDP 98-01 based upon the findings and subject to the conditions
contained therein.
11. INTRODUCTION
The proposed project is for the creation of a 30-lot/28-unit residential single-family subdivision
on a vacant parcel on the west side of Rancho Santa Fe Road directly south of the Encinitas
Creek. The project will consist of 28 single-family lots ranging in size from 10,180 to 3 1.080
square feet and two large open space lots. The applicant is requesting to purchase 4.2 affordable
housing credits in the Villa Loma housing project to satisfy the project's affordable housing
requirements under the City's Inclusionary Housing Ordinance. On July 9, 1998 the City's
Housing Commission approved the request to purchase affordable housing credits. The project
requires a Tentative Tract Map, Special Use Permit, and Hillside Development Permit. Due to
the 23.64 acres of proposed open space. the project density of 1.54 dwelling units per net acre is
well below the project's growth control point of 3.2 dwelling units per acre for Residential Low
Medium designated property. The project also complies with City standards and all the
necessary findings can be made for the approvals being requested. In conclusion. staff believes
that the project has addressed all issues and. therefore. warrants approval.
111. PROJECT DESCRIPTION AND BACKGROUND
The project site is approximately 35 acres in size and is located directly west of Rancho Santa Fe
Road. The Encinitas Creek flows through the central portion of the property and along the
southern portion of the site there are hillsides. The site's topography ranges in elevation from
approximately 102 feet above sea level in the lowland portion of the property to 224 feet above
sea level in the upland area to the south. The parcel also contains riparian, coast live oak
fi
CT 98-O2/SUP 98-01EIDk fl8-01 - COLINA ROBLE
August 19. 1998
Page 2
h
woodland. and chaparral habitat. The surrounding development consists of single-family homes
to the west and south. open space and Encinitas Creek (wetland habitat) to the north. and Rancho
Santa Fe Road to the east. The site is currently undeveloped.
The site is zoned R-10,000 and the proposed project consists of a public cul-de-sac street
developed with 28 single-family lots that range in size from 10.1 80 to 3 1.080 square feet. There
would also be two proposed open space lots. Open space Lot No. 30 is 14.8 acres in size.
contains General Plan Open Space, and includes Encinitas Creek, a large regional flood detention
basin. and the adjacent wetlands and floodway. Open Space Lot No. 29 is 8.84 acres in size. is
located south of the proposed single-family lots. and includes steep slopes. and oak woodland
and chaparral habitat. At this point in time there are no homes proposed on the single-family
lots. The lots would be sold individually or to a merchant home builder. The City would review
and approve the future homes by building permits.
The project includes a 20 foot trail easement to accommodate a future public trail (Trail Link No.
55A). which connects to the City of Encinitas to the west of the project site. To reduce traffic
noise impacts from Rancho Santa Fe Road a noise wall would be constructed at the top of the
slope along the rear of Lots No. 1 - 6. The project is also located in the floodplain of Encinitas
Creek which flows through the site to the north of the planned residential lots. A portion of the
grading for the residential building pads is within the floodplain and the widening of Rancho
Santa Fe Road is located within the floodway and would impact approximately .74 acre of
wetland habitat. As a result of these impacts the project would be subject to a California
Department of Fish and Game Streambed Alteration Agreement (1 601 Permit) and a U. S. Army
Corps of Engineers 404 Permit. Both permits require a no net loss of wetland habitat. therefore.
the onsite replacement of impacted wetland is required.
IV. ANALYSIS
The pro-ject is sub-ject to the following regulations and requirements:
A. Carlsbad General Plan RLM (Residential - Low to Medium Density) designation
regulations;
B. R- 1-1 0.000 Zone regulations (Carlsbad Municipal Code Chapter 21.10):
C. Subdivision Map Act:
D. Hillside Development regulations (Carlsbad Municipal Code Chapter 21.95);
E. Floodplain Management regulations (Carlsbad Municipal Code Chapter 21.1 10);
F. Inclusionary Housing regulations (Carlsbad Municipal Code Chapter 21 35); and,
G. Growth Management regulations.
+
CT 98-O2/SUP 98-01/HLI 98-01 - COLINA ROBLE
August 19. 1998
Page 3
4
The recommendation for approval for this pro-ject was developed by analyzing the project's
consistency with the applicable regulations and policies. The pro-ject's compliance with each of'
the above regulations is discussed in detail in the sections below.
A. General Plan
The General Plan designation of the project site is Residential Low-Medium (RLM) and Open
Space (OS). The RLM designation allows single-family residential development at a range of 0-
4 dwelling units per acre (ddac). The site has a Growth Control Point of 3.2 ddac. The density
of the proposed single-family subdivision is 1.54 ddac. The designated OS portions of the site.
which includes Encinitas Creek and the associated 100 year floodway, would be preserved within
Open Space Lot No. 30 and the oak woodland and steep slopes would be preserved within Open
Space Lot No. 29. The project complies with all elements of the General Plan as illustrated in
Table A below:
Table A - GENERAL PLAN COMPLIANCE
ELEMENT
Land Use
Housing
Public Safety
Open Space
8L
Conservation
USE, CLASSIFICATION, GOAL
OBJECTIVE OR PROGRAM
Site is designated for Residential
Low Medium at 3.2 ddac.
Provision of affordable housing
Provide adequate flood control
protection of property and minimize
flood hazards.
Minimize environmental impacts to
sensitive resources within the City.
Citywide Trail Program.
Utilize Best Management Practices
for control of storm water and to
PROPOSED USES &
IMPROVEMENTS
Single-family lots at 1.54
ddac.
The purchase of 4.2
affordable housing credits
in Villa Loma
Project improvements will
not significantly impact
the floodway and the
graded building pad and
street areas located in the
floodplain will not
increase existing flood
hazards in the area or
downstream.
Project will provide 23.6
acres of open space and a
biological mitigation plan
for impacts to sensitive
native habitat on-site.
Project will provide 20
foot trail easement and
construction of Trail Link
No. 55A
Project will conform to all
NPDES requirements.
COMPLY?
Yes
Yes
Yes
Yes
Yes
Yes
CT 98-O2/SUP 98-01/HDk 98-01 - COLINA ROBLE
August 19. 1998
Page 4 r Noise
protect water quality.
Residential exterior noise standard
of 60 CNEL and interior noise
standard of 45 CNEL.
Require new development to
construct roadway and intersection
improvements needed to serve
proposed development.
Pro-iect will provide
earthen berms and walls
and interior mechanical
ventilation (closed
windows) to mitigate
traffic noise.
Project will provide
intersection and roadway
improvements including
“A” street and future
frontage improvements
along Rancho Santa Fe
Road.
Yes
Yes
B. R-1-10,000 Zoning Regulations
The proposed project meets or exceeds all applicable requirements of the R-1-10.000 zone as
demonstrated in Table B below. All lot sizes and lot widths meet or exceed the minimum
requirements for the zone. All required setbacks. lot coverage, and building height for the zone
will be determined by the Planning Department during building permit review for the homes.
Table B: R-1 ZONE COMPLIANCE
STANDARD PROPOSED REQUIRED
Min. Lot Size 10.180 sf- 31,080 sf 10,000 sf
Min. Lot Width 75‘ minimum 75’
C. Subdivision Map Act Regulations
The Engineering Department has reviewed the proposed pro-ject and has concluded that the
subdivision complies with all applicable requirements of the Subdivision Map Act and the City’s
Subdivision regulations. The City Engineer has made the necessary findings to allow a variance
from standard cul-de-sac length from 600 feet (Standard) to a maximum of 1700 feet for Street
“A“. The City Engineer has also made the necessary findings to allow a variance from standard
intersection spacing along Rancho Santa Fe Road from 1200 feet (Standard) to 500 feet/900 feet.
“A” Street would “T” intersect with Rancho Santa Fe Road 500 feet south of proposed Avenida
Aragon and 900 feet north of proposed Avenida Leon. The pro-ject site is located south of
Encinitas Creek and north of a steep hillside area which prohibits standard spacing of the
intersection. Proposed “A” street is aligned as far south as possible to provide adequate visibility
and safe access to Rancho Santa Fe Road.
The prqject is consistent with and satisfies all requirements of the General Plan and Title 21. It is
also compatible with surrounding residential land uses and provides, to the extent feasible, for
future passivehatural heating or cooling opportunities through future structure separation and
c
F
CT 98-021SUP 98-01/HL, 98-01 - COLINA ROBLE
August 19.1998
Page 5
unit design. The R- 1 - 10.000 Zone requires a minimum 10.000 square foot lot size. Each of the
proposed lots exceeds the minimum requirement and can easily accommodate the proposed
residential development at the density proposed. The project grading involves approximately
59.000 cubic yards of cut and 55,000 cubic yards of fill and a grading permit is required.
The developer will be required to offer various dedications (e.g., drainage easements. street right-
of-way) and will be required to install street and utility improvements. including but not limited
to. curbs. gutters, sidewalks. sewer facilities, drainage facilities, fire hydrants. and street lights.
Prior to recordation of the final map the developer is proposing to vacate portions of several
easements for flood inundation and drainage purposes as stated on the tentative map.
D. Hillside Development Regulations
The proposed cul-de-sac street and single-family lots would be graded in the relatively level
portion of the site between the steep hillsides to the south and the floodway to the north. There
are no grading impacts to 40% slopes and all steep slopes would be preserved within Open Space
Lot No. 29. The proposed project meets or exceeds all applicable requirements of the Hillside
Development regulations as demonstrated in Table C below:
Table C - HILLSIDE DEVELOPMENT CO
STANDARD
Preservation in Open Space Preservation of 40% Slopes
REQUIRED
Maximum = 7,999 cubic Grading Volume
30 feet Slope Height
ydslacre
Contour Grading Variety of Slope Direction
Slope Screening Landscaping
Slope Setback Varies depending on building
height
SPLIANCE
PROPOSED
Preserved in Open Space Lot
No. 29
30 Feet Maximum Slope
4,876 cubic ydslacre
Manufactured slopes have
been contoured into the
natural topography of the
remaining undisturbed slopes
Combination of trees, shrubs
and ground cover
Determined at building
permit
E. Floodplain Management Regulations
There is no residential development proposed in the Encinitas Creek 100 year floodway,
however. a portion of the proposed development is located in the floodplain adjoining the
floodway. Grading in the floodplain would include up to approximately 15 feet of fill for
portions of the residential building pads. The project’s floodplain impact analysis prepared by
Dr. Howard H. Chang. dated February 27 1998, indicates that the proposed grading and filling in
the Encinitas Creek floodplain would not significantly impact the floodway, the storage capacity
of the existing detention Basin “D”, and would not result in additional exposure to risk of on-site
CT 98-O2/SUP 98-01HDk 98-01 - COLINA ROBLE
August 19. 1998
Page 6
or off-site flooding from a 100 year flood. The proposed elevation of the residential building
pads and street would be above the 100 year flood level. In addition. the project would not
significantly change the direction of surface water movement or ground water flo~.. and.
therefore, would not affect adjoining properties. All the project's drainage would still flow
towards Encinitas Creek.
F. Inclusionary Housing Regulations
The City's Inclusionary Housing regulations (Chapter 2 1.85) require that a minimum of 15% of.
all approved units in any qualified residential subdivision be made affordable to lower income
households. The inclusionary housing requirement for this project would be 4.2 dwelling units.
The applicant is requesting to purchase 4.2 affordable housing credits in the Villa Loma housing
pro-ject to satisfy the project's affordable housing requirements. The City's Affordable Housing
Policy (staff) Team reviewed the applicant's credit purchase request per the requirements of City
Council Policy 57 and 58. Staff found the request to be consistent with the two City Council
policies and made a recommendation of approval for the request to the City's Housing
Commission. The Housing Commission approved the request on July 9, 1998.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 11 in the Southwest
quadrant of the City. The impacts on public facilities created by the project, and its compliance
with the adopted performance standards, are summarized in Table D below.
Table D : GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE 11
City Administration Yes 97.34 sf
Library 51.91 sf
Yes .I 9 acre Parks
Yes n/a Waste Water Treatment
Yes
11 Drainage Basin D ~ Yes 11 11 Circulation I 280 ADT I Yes II
Fire
Yes San Dieguito & Encinitas Schools
Yes 5.25 acres Open Space
Yes Station No. 6
II Sewer Collection System 1 - I 28 EDU Yes II 11 Water I 61 60 GPD I Yes ~ II ~~
The proposed pro-ject is 27.68 units below the Growth Management dwelling unit allowance.
V. ENVIRONMENTAL REVIEW
The initial study (EIA-Part 11) prepared in conjunction with this project determined that some of
the environmental effects which are peculiar to the property or to this project are considered
direct significant and adverse impacts. The developer has agreed to add mitigation measures to
fi
CT 98-O2/SUP 98-01ML- 98-01 - COLINA ROBLE
August 19. 1998
Page 7
the project to reduce those adverse effects to below a level of significance in accordance with the
requirements of the California Environmental Quality Act (CEQA). The pro-iect‘s direct
significant effects include impacts to biological resources. noise from traffic on Rancho Santa Fe
Road, and paleontological resources. The proposed development area supports significant
wetland. southern mixed chaparral, and oak woodland habitat that will be impacted. The wildlife
agencies have reviewed and concur with the preliminary mitigation plan to replace wetland at a
2:l ratio and to replant wetland habitat in selected areas onsite. Prior to approval of a final map
or grading permit a detailed final biological mitigation plan will be required along with any
applicable State and Federal permits. In addition, traffic noise from Rancho Santa Fe Road will
impact the future homes in the project and a combination of earthen berms and noise attenuation
walls will be required. The project is within the scope of the City’s Master Environmental
Impact Report and is utilized to address the project’s cumulative air quality and circulation
impacts. Please see the Environmental Assessment Form-Part I1 for a detailed description of the
mitigation measures and the expanded justification for the recommendation to approve the
Mitigated Negative Declaration.
In consideration of the foregoing? on April 27, 1998 the Planning Director issued a Mitigated
Negative Declaration for the proposed project. The environmental documents were sent to the
State Clearinghouse for public agency review and one comment letter was received from the
California Department of Fish and Game. They concur with the issuance of the Mitigated
Negative Declaration subject to the condition that a conservation easement be placed over the
two open space lots and that the easement be dedicated to the City of Carlsbad. This condition
has been added to Planning Commission Resolution No. 4342 Condition No. 22 for CT 98-02.
ATTACHMENTS:
1.
2.
-i 3.
4.
5.
6.
7.
8.
9.
10.
11.
Planning Commission Resolution No. 4341 (Mitigated Negative Declaration)
Planning Commission Resolution No. 4342 (CT 98-02)
Planning Commission Resolution No. 4343 (SUP 98-01)
Planning Commission Resolution No. 4344 (HDP 98-01)
Location Map
Background Data Sheet
Local Facilities Impact Assessment Form
Disclosure Statement
Reduced Exhibits
California Department of Fish and Game letter dated May 26, 1998
Full Size Exhibits ”A” - “G” dated August 19. 1998
COLINA ROBLE
CT 98-02lSU P 98-0 1 /H DP 98-0 I
BACKGROUND DATA SHEET
CASE NO: CT 98-02/SUP 98-0 1 /HDP 98-0 1
CASE NAME: COLINA ROBLE
APPLICANT: COLINA ROBLE. LLC
REQUEST AND LOCATION: A 30 lotI28 unit residential subdivision for single-family
homes on the West Side of Rancho Santa Fe Road between Olivenhain Road and Calle Acervo
LEGAL DESCRIPTION: A Dortion of Lot 13 of the Subdivision of Rancho Las Encinitas, in
the Citv of Carlsbad. Countv of San Diego. State of California. according to mar, thereof No.
848. filed in the office of the County Recorder of San Diego County. on June 27.1898
APN: 255-040-55 Acres: 35 Proposed No. of Lots/Units: 30 lots/28 units
GENERAL PLAN AND ZONING
Land Use Designation: RLMIOS
Density Allowed: 0-4 Density Proposed: 1.54
Existing Zone: R- 1 - 1 O,OOO/OS Proposed Zone: N/A
Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning
Requirements)
Zoning Land Use
Site R-1 - 1 O,OOO/OS RLMIOSNacant
North PC RLMISingle Family
south Encinitas Single Family
East R- 1 - 10,000 RLMNacant
West Encinitas Single Family
PUBLIC FACILITIES
School District: San DieguitoEncinitas Water District: Olivenhain Sewer District: Leucadia
Equivalent Dwelling Units (Sewer Capacity): 28
Public Facilities Fee Agreement, dated: Januarv 2 1. 1998
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued April 27. 1998
0 Certified Environmental Impact Report, dated N/A
Other, N/A
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
c -
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: COLINA ROBLE - CT 98-02
LOCAL FACILITY MANAGEMENT ZONE: 11 GENERAL PLAN: RLM/OS
ZONING: R-1 -lO.OOO/OS
DEVELOPER’S NAME: COLINA ROBLE LLC
ADDRESS: 3573 EAST SUNRISE DRIVE SUITE 221. TUCSON AZ 85718
PHONE NO.: N/A ASSESSOR’S PARCEL NO.: 255-040-55
QUANTITY OF LAND USELDEVELOPMENT (AC., SQ. FT., DU): 35 AC/3O LOTS/28 DUS
ESTIMATED COMPLETION DATE: N/A
, City Administrative Facilities: Demand in Square Footage = 98.34
Library: Demand in Square Footage = 51.91
Wastewater Treatment Capacity (Calculate with J. Sewer) N/A
Park: Demand in Acreage = .19
Drainage: Demand in CFS = N/A
Identify Drainage Basin = D
(Identify master plan facilities on site plan)
Circulation: Demand in ADT = 280
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. = 6
Open Space: Acreage Provided = 5.25
Schools: San Dieguito & Encinitas
(Demands to be determined by staff)
Sewer: Demands in EDU 28
Identify Sub Basin = D
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD = 6160
The project is 27.68 units the Growth Management Dwelling unit allowance.
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all
applications which will require discretionary action on the part of the Ctty
Council or any appointed Board, Commission or Committee.
The following information must be disclosed:
1.
2.
3.
4.
APPLICANT
List the names and addresses of all persons having a financial interest in the
application.
.
David M. Bentlev
3573 East Sunrise Dr. , #221
Tucson, A2 85718
OWNER
List the names and addresses of all persons having any ownership interest in the
property involved.
Wiegand Properties Partnership John Wiegand
Harold Wiegand 2352 Altisma Wy.
P.O. Box 998
Dixon. CA 95620 (See pg. 2 for additional owners)
If any person identified pursuant to (1) or (2) above is a corporation or partnership,
list the names and addresses of all individuals owning more than 10% of the shares
in the corporation or owning any partnership interest in the partnership.
Carlsbad, CA 92009
If any person identified pursuant to (1 or (2) above is a non-profit organization or a
trust, list the names and addresses of any person serving as officer or director of
the non-profit organization or as trustee or beneficiary of the trust.
2075 Las Palmas Dr. - Carlsbad. CA 92009-1 576 - (61 9) 438-11 61 FAX (61 9) 438-0894 @
5. Have you had m than $250 worth of business trar with any member oi
City staff, Boards, Gommissions, Committees andlor CL,ncil within the past twelve
(1 2) months?
Yes @No If yes, please indicate personk):
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club.
fraternal organization, corporation, estate, trust, receiver, syndicate, 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."
NOTE: Attach additional sheets if necessary.
Signature of applicant/date
D4JLD vM. %GUTLEY
Print or type name of applicant
2. Owners - Continued
Carl Wiegand
415 S. Almond
Dixon, CA 95620
Dan Wiegand
359 Via Andalusia
Encinitas, CA 92024
Disclosure Statement 10/96 Page 2 of 2
-
STATE OF CALIFORNIA-THE RESOURCES AGL ,Y PETE WILSON, Governor
DEPARTMENT OF FISH AND GAME
Natural Communty Conservatlon Plannlng
4949 Vlewridge Avenue
San Diego, CA 92123
(619) 467-4251
FAX 467-4235
May 26, 1998 .
Mr. Jeff Gibson
Planning Department
City of Carlsbad
2075 La Palmas Drive
Carlsbad, CA 92009- 1 576
Proposed Mitigated Negative Declaration for
Colina Roble Project (CT 98-02/SUP 98-01/HDP 98-01)
Dear Mr. Gibson:
The California Department of Fish and Game’s (Department) Natural Community
Conservation Planning (NCCP) staff has completed its review of the proposed Mitigated Negative
Declaration for the Colina Roble project. The project area is located south of the southwest comer
of Rancho Santa Fe Road and Olivenhain Road. The project proposes to develop 28 residential units
on 35 acres.
The project proposes to impact 0.04 acres of southern mixed chaparral, 0.74 acres of
wetlands, and one coast live oak. impacts to southern mixed chaparral will be mitigated through the
conservation of a 8.40 acre open space lot. Impacts to wetlands are proposed to be mitigated
through the onsite restoration of wetlands at a 2: 1 ratio (0.08 acres). Please note that a Streambed
Alteration Agreement (Section 1600 ofthe Fish and Game Code) is required for impacts to wetlands,
and the Department of Fish and Game’s regional office should be contacted for consultation and to
finalize the mitigation requirements. To obtain a Streambed Alteration Packet please contact the
Department’s Region 5 Environmental Services office by phone at 562/590-5137 or by mail at 330
Golden Shore, Suite 50, Long Beach, California 90802. Mitigation for the impacted single coast live
oak is through the onsite replacement at a 3: 1 ratio.
Through the review of the project’s Mitigated Negative Declaration and Initial Study the
Department concurs that the proposed mitigation is consistent with the City of Carlsbad’s developing
Multiple Habitat Conservation Program (MHCP) plan. However, the Department recommends that
the project’s two open space lots be placed into conservation easements and dedicated to the City
of Carlsbad to ensure the protection of the upland and wetland areas. With acceptance of the above
concern, the Department concurs that the issuance of the Mitigated Negative Declaration is
appropriate Please contact this office at the above address or phone number if you need to respond
to this comment letter.
Sincerely,
William E. Tippets
NCCP Field Supervisor
cc: Department of Fish and Game
Gail Presley
Sacramento
Tem Dickerson
Long Beach
David Lawhead
Rob Thomas
San Diego
U.S. Fish and Wildlife Senice
Nancy Gilbert
Carlsbad