HomeMy WebLinkAboutPCD 94-01; Alga Hills Custom Lots; Planning Commission Determination (PCD) (3)The Fieldstone Company
5465 Morehouse Drive, Suite 250, San Diego, CA 92121
TO Commissioner Tom Erwin
RE: Alga Hills
The Fieldstone Company, 5465 Morehouse Drive, Suite 250, San Diego, CA 92121 (619) 546-8081, FAX: (619) 546-9472
June 2, 1994
Mr. Tom Erwin
City of Carlsbad
Planning Commission
7703 Garbosa Place
Carlsbad, California 92009
RE: Request for Approval of the Fieldstone Building Plans for the
Alga Hills Project
Dear Commissioner Erwin:
The Fieldstone Company has been working diligently over the past
two years to reach consensus and approval of our architecture and
building program for the remaining twenty eight vacant lots located
in the Alga Hills project in the City of Carlsbad. The vacant lots
in question are the lots located directly to the west and the east
of the Alga Hills project and were approved as a part of the
original project of 240 lots in 1989.
The original intent of the approval and the type of housing to be
constructed on the 28 lots was to represent a "transition" between
the production or tract type of housing located within the Alga
Hills project and the individual custom lots located across
Alicante Road to the west, and likewise, to the individual custom
lots located across the canyon/open space to the east. Approval of
the architectural guidelines for construction was set up to be at
the discretion of the planning director.
After attempting without success to sell the lots as "custom" lots
to individual homeowners for nearly a year and a half, Fieldstone
approached the City Planning Department with an architectural
program to build out the lots. Fieldstone was requested to gain
the support of the Alga Hills Homeowners Association and the
adjacent homeowners across Alicante Road. With the help of
additional concessions, Fieldstone reached a written agreement with
the Alga Hills HOA and verbal approval from a concerned homeowner
across Alicante Road to support the Fieldstone project.
Fieldstone came back to the Planning Department to gain the final
approval, only to find out that the planning staff wanted more
architectural changes to the proposed buildings. Fieldstone met
with staff on numerous occasions over the past six months, in order
to demonstrate a cooperative response to the requested changes.
June 2, 1994
Page Two
However, even after many changes and all this process, the Planning
staff has concluded that it must seek the advisory recommendation
of approval from the Planning Commission.
On June 15, 1994, we are requesting your support in approving of
our architecture/building program for the remaining vacant lots at
the Alga Hills project. This booklet has been prepared to give you
an overview of the key project, dates and the effort which
Fieldstone has gone through to gain approval and to build on lots
originally approved in 1989.
Best Regards,
Bradley
Project
BPG:jm
cc: Gary Wayne
Anne Hysong
APPROXIMATE KEY DATES AND MILESTONES
January 1986
February 1989
August 1989
October 1992
March 1992
April 1992
May 1992
July 1992
September 1992
Original Tentative May approved. Fieldstone
agrees to build the 28 lots as transition lots
at the request of the Alicante Homeowners (Mr.
O.B. Adams, an Alicante neighbor, was primary
influence).
Final Map approved and recorded.
Fieldstone opens for sale.
Last Fieldstone home closes in production
tract.
Fieldstone approaches the City Planning staff
to build out lower lots with a specific
architecture program. Staff request
modifications to architecture on lower lots.
Fieldstone makes changes as requested. Staff
then requests Fieldstone to gain Alga Hills
HOA approval and support.
Although Fieldstone does not officially
require HOA approval under the CC&R's,
Fieldstone presents its plans to the HOA Board
of Directors. HOA Board considers request and
calls for a noticed meeting with interested
homeowners.
Fieldstone meets resistance from a few members
of the HOA, due to a feeling that Fieldstone
lowered the value of their homes by selling
homes for less in the last phases of the
project than in those in prior phases.
Although the two issues are unrelated (and
remain so today) and at the request of the HOA
Board, Fieldstone decides to shelve building
program for the lower lots and pursue an
aggressive lot sale program.
Fieldstone opens upper lots for sale.
Fieldstone receives two deposits and then
subsequently loses both deposits within two
months. The buyers cited that the lots are
not truly "custom" lots in their design and
configuration. Most interested buyers would
be interested in Fieldstone building a home
for them on the lots.
Fieldstone lowers prices of lots approximately
10%. Nobody responds to price reduction.
November 1992
January 1993
October 1993
November 1993
January 1994
February 1994
March 1994
April 1994
Fieldstone lowers lots approximately another
10%. Nobody responds to price reduction.
Fieldstone again lowers prices approximately
another 10% and lists the custom lots with a
resale agent. Nobody responds to price
reduction.
Fieldstone is required to pay off A & D loan
to lender in November 1993. In order to pay
off loan balance, Fieldstone must build lots
or sell lots. Sale of lots has proven to be
unsuccessful since July 1992; therefore,
Fieldstone approaches HOA and City Planning
staff to create a program to build out lots
with specific architecture for each lot.
Fieldstone restructures payoff of A & D loan
until August 1994.
Fieldstone approaches HOA with specific
request to gain approval of a build out
program. HOA requests Fieldstone to work with
HOA architectural committee.
HOA Architectural Committee and Fieldstone
reach agreement. HOA Board of Directors needs
to approve agreement with Fieldstone.
HOA Board officially notices members of
meeting to approve Fieldstone
architectural/building agreement on all lots.
HOA Board approves written agreement with
Fieldstone.
Planning Staff requests that Fieldstone notice
and present architectural plans to the
Alicante Homeowners across from Alga Hills.
Fieldstone notices meeting and presents plans
to only one interested neighbor, Mr. O.B.
Adams. Ms. Ann Hysong from City Planning
attends meeting. Mr. Adams has no objections
and supports Fieldstone?s plans.
Planning Staff indicates that a few homeowners
at Alga Hills have contacted planning and do
not agree with Fieldstone's plans, in spite of
their HOA approval. Staff requests that
Fieldstone make additional changes to the
architecture for the upper and lower lots.
Fieldstone complies with staff's requests.
May 1994 Fieldstone meets with a few upset homeowners,
who again express their anger at Fieldstone
for the loss of value of their homes in the
community. Fieldstone indicates that it does
not control the market value of homes, but the
real estate market has been in a recession for
the past four years. Staff again requests
that additional changes be made to the
architecture. Again, Fieldstone complies with
the request. Staff draws the conclusion that
Planning Commission must make the advisory
approval of Fieldstone's project.
June 1994 Fieldstone to be heard at Planning Commission
on June 15th.
BENCHMfiRK/FLDSTN-LC ID :619-931-1946 MfiR 10'94 15:19 NO.UII
FIELDSTONE ^^ LA COSTA
March 10, 1994
Mr. O.B. Adams
7M3 Alicante Drive
Carlsbad, California 92009
Re: Custom Lots on the Boundary of Alga Hills
Dear Mr. Adams:
Thank you for your time and consideration in meeting with Brad Griggs, Anne
Hysong from the City of Carlsbad, and myself. As we mentioned, we have spent a
great deal of energy working to achieve a transition from the Alga Hills
neighborhood to the custom home area of you and your neighbors.
Generally, it was my impression that you were satisfied with the planning and
architecture which we have arrived at and which we presented to you. If I have
misread your comments, please let me know.
Also, it was my understanding that you would discuss our plans with your neighbors
to see if they had any issues. Please remember that I am available to meet with any
of them to more fully discuss the architecture or other matters. Just give me a call
at the Ranch House (931-8747).
We will be moving ahead to secure buflding permits on both the upper and lower
lots. Either Brad or myself will keep you posted
Again, thank you for your time and courtesy at our recent meeting.
Sincerely,
DOUG A VIS
DArjb
cc: Anne Hysong, City of Carlsbad
Brad Griggs
P.O. Box 9000-266 * Carlsbad. CA 92018 * 619-93I-X747 * FAX 619-931-1946
MEMORANDUM
DATE: APRIL 23, 1986
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: CT 84-41/PUD-77— ALGA HILLS
RECOMMENDATION
That the Planning Commission reaffirm their approval of the
Negative Declaration, as previously approved by the Planning
Commission and ADOPT Resolution No. 2550 APPROVING CT 84-41/PUD-
77. In addition, any traffic impact conditions established by
the City Council on April 22, 1986 should be included in the
resolution.
DISCUSSION '
On January 8, 1986, CT 84-41/PUD-77 was heard before Planning
Commission. The Planning Commission sent the project back to
staff for redesign,, including:
1 ) widening internal streets from 24 feet to 26 feet,
2) increasing all lot sizes up to 3,500 square feet,
3) changing Street "A" so that it would go through
from Alicante Road to Alga Road,
4) changing the Alga Road access in and out so that it
would be right turn only,
5) and, eliminating the other right in only to the
west on Alga Road.
On January 22, 1986, CT 84-41/PUD-77 was brought back to
Planning Commission with additional conditions addressing the
concerns identified by the Planning Commission at the January 8,
1986 hearing. The Planning Commission recommended approval of
CT 84-41/PUD-77 with these added conditions. In their
recommendation, the Planning Commission also added a condition
requiring the project applicant to agree to perform or to
participate in the solution to the La Costa area traffic
problems as identified in the forthcoming La Costa Traffic
Study.
On February 18, 1986, CT 84-41/PDD-77 was heard before the City
Council. The City Council returned CT 84-41/PUD-77 to the
Planning Commission for consideration after the La Costa Traffic
Study is completed.
1
2
3
4
5
6
7
8
9
10
11
'12.
•13:
14
-15
16.
IT
18
19
20
21
22
23
24
25
26
27
28
28) All retaining walls greater than four feet reauired on the
property shall be designed and constructed in a crib .fashion
and shall be appropriately landscaped to the .satisfaction of
the Planning Director. Retaining walls less than four feet
shall be of brown slump stone with red brick cap. All crib
wall planting shall be properly maintained and shall be the
responsibility of the homeowner's association. The CC&R's
shall state this" clearly.
29) CC&R's shall contain a provision prohibiting the parking or
•storage of recreational vehicles onsite. In addition, the
applicant shall participate in the design and location of a
permanent RV storage facility in the La Costa area, and in
this project's fair share of the cost of such facility.
30)
3V)
32)
33)
The applicant shall be required to submit detailed design
guidelines for the custom homes proposed for Phases 3 and 16
prior to the issuance of building permits. Guidelines shall
ensure compatibility with other buildings in this development
and with surrounding properties. These guidelines are subject
to the approval of- the Planning Director.
Lot sizes and widths in Phases 1, 6, 9, 10, 11,
shall meet Planning Department Policy No. 12 to
satisfaction of the Planning Director.
12,
the
14 and 15
^-irr:Phase 3 where length exceeds width by three times
shall be'"reduced in length to the satisfaction of the City
Engineer." Lot area removed from these lots shall be combined
'to form-an additional lot(s) to be owned and maintained by the
Homeowner's- Association and this shall be so reflected in the
CC&R/s.. • •
A driveway plan showing the locations of industrial driveways
within the project shall be approved by the Planning Director
prior to installation. Driveways shall be located to maximize
onstreet parking.
Engineering Conditions;
34)
35)
The developer shall obtain a grading permit prior to the
commencement of any clearing or grading of the site.
^
Prior to commencement of grading activity the developer shall
install a temporary fence around the parimeter of areas not to
be graded or disturbed. This fence shall be inspected and
approved by the public works inspector prior to the beginning
of grading activity.
PC RESO NO. 2492 (A)-6-
ALGA HILLS DISCLOSUR^, STATEMENT
preserve their appearance and to avoid damage from
cracking and leaking.
36. CUSTOM HOME LOTS
Lots 1-8, 88-100, and 235-241 may be constructed with
custom homes developed by The Fieldstone Company,
another developer, multiple developers, or individual
homeowners. These homes, if constructed, will be
required to meet design guidelines as established by
The Fieldstone Company. Due to the nature of custom
homes, variations in architectural style from other
homes in Alga Hills may result.
37. INTERIOR PAINT
The interior paint displayed in the model homes is
representative of our designer choices in their
decorating schemes only. Your electrical switches
and plates are not white but will be similar to
Pearl White in color. The production paint color
in your home will be "Pearl White" by Frazee.
A sample of this paint is displayed on the decorator
. board in the sales office. For more information, check
with your Sales Manager.
38. EASEMENTS
Easements exist over portions of the following lots.
For restrictions or further information concerning
these easements, buyer should contact the appropriate
agency for additional information.
Combination Easements
Lot 76: 15 foot wide storm drain and water easement
Lot 77: 25 foot wide storm drain, sewer, and water
easement
Lot 149: 23 foot wide water and sewer easement; 15 foot
wide private storm drain easement
Sewer Easements
Lot 89: 15 foot wide easement
Water Easements
Buyer
Initial •
FIEIBSTONE COMMUNITIES, INC., 5465 MOREHOUSE DRIVE, SUITE 250, SAN DIEGO, CA 92121 (619) 546-8081,
January 21, 1994
fllg"
Alga Hills Homeowners Association
Board of Directors
c/o Marquis Management Company
6440 Lusk Blvd, Ste. D-100
San Diego, CA 92121
RE: LETTER AGREEMENT BETWEEN THE HOMEOWNERS ASSOCIATION
AND THE FIELDSTONE COMPANY. REGARDING THE UPPER AND LOWER
CUSTOM LOTS AT ALGA HILLS: (LOTS 1-8 AND 235-241 OF CARLSBAD
TRACT NO. 84-41
Dear Board Members:
This letter agreement, dated January 13, 1994, between The
Fieldstone Company ("Fieldstone") and The Alga Hills Homeowners
Association ("HOA") sets forth the terms and conditions by which
the HOA approves and supports Fieldstone building residences on the
Lower Custom Lots ("Lower Lots") and the Upper Custom Lots ("Upper
Lots") (collectively, "Lots") in the Alga Hills project in
Carlsbad.
RECITALS;
A. Fieldstone, as Declarant under the Alga Hills Covenants,
Conditions and Restrictions recorded August 11, 1989, as
amended, does not require approval from the HOA for the
building of residences on the Lots. However, Fieldstone has
chosen to seek the HOA support (1) in accordance with its
commitment to cooperate with the existing Fieldstone
homebuyers in the Alga Hills project, and (2) in order to
obtain HOA support to obtaining approval' from the City of
Carlsbad ("City") for the building of residences on the Lower
Lots in accordance with the concept architectural plans shown
on the attached Exhibit A, and the Upper Lots in accordance
with the City approved Architectural Guidelines, as shown on
the attached Exhibit B.
B. HOA wishes that the residence on the Lots be built in
accordance with certain minimum architectural standards and
requirements. Additionally, the HOA wish that the Common Area
in the project be enhanced with certain landscaping and
lighting improvements.
FIELDSTONE COMMUNITIES. INC.
Alga Hills Homeowners Association
Board of Directors
January 21, 1994
Page -2-
Fieldstone and the HOA agree:
I. FIELDSTONE LOT IMPROVEMENTS
1. Subject to City approval of Fieldstone's design of
improvements to the Lots, Fieldstone shall provide the
following improvements with each of the residences it
constructs on the Lots;
(a) on the lower lots only, a minimum twelve (12)
foot front yard setback from the street curb
to the face of the garage door in combination^
with the use of roll up garage doors,
front yard landscaping, including a minimum of
an auto irrigation system, sod, one (1) 24"
box street tree, one (l) 24" box front yard
tree, and minimum five (5) gallon shrubs,
enhanced concrete driveways, consisting of
either varying patterns of stamped concrete or
brick ribbons,
driveway landscaping between the two (2) and
three (3) car garage doors,
mounted carriage lights or garage door "down
lighting" within the arches and/or soffits
above the garage doors, and
(f) the minimum architectural features as shown on
the attached Exhibit C.
Fieldstone shall comply with the attached City approved
Architectural Guidelines in building of the Upper Lots,
as shown on the attached Exhibit B.
II. FIELDSTONE FINANCIAL CONTRIBUTION:
1. Fieldstone shall contribute $7,200 for the benefit of the
Association to make desired landscaping and lighting
improvements to the Common Area. The design and the
extent of the improvements shall be at the sole
discretion of the HOA. The contribution shall be payable
by Fieldstone to the HOA after approval of City of
Fieldstone's building plans. Fieldstone will pay within
twenty (20) days to HOA after City approval.
Alga Hills Homeowners Association
Board of Directors
January 21, 1994
Page -3-
Fieldstone shall reimburse the owners of those lots as
shown on the attached Exhibit D, ("Adjacent Lots") for
exterior window cleaning necessitated by reason of the
construction of residences on the Lots. The
reimbursement shall only be for one (1) cleaning of the
windows which face the nearest Lots. Fieldstone shall
notify the Adjacent Lots of the terms and conditions of
reimbursement prior to start of construction of the
residences on the Lots. In no event shall the
reimbursement exceed the amount of $65.00 per Adjacent
Lot.
III. OBLIGATION OF HOA
Upon the request of Fieldstone, the HOA shall submit in
writing to the City, and shall appear at any hearing or
meeting before the City Council or the City staff and express,
the approval of the HOA of the construction of the Lower Lots
of residences in accordance with the concept architectural
plans shown on the attached Exhibit & and on the Upper Lots in
accordance with the City approved Architectural Guidelines as
shown on attached Exhibit B.
This agreement is conditional upon the City of Carlsbad
approval of the Fieldstone's plans attached on Exhibit A.
Sincerely,
•I'/li
Bradley
Project
BPG: v
AGREED AND ACCEPTED:
The Alga JJiiis-^omepwners Association
BY:
BY:
/Date
ALGA HILLS
CUSTOM HOMES
FIELDSTONE LA COSTA
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LOT
GABLE ROOF FEATURE LARGE FRAME VIEW WINDOWS CONCRETE "S- TILE HIP ROOF-
WHITE WASHED BRICK VENEER STUCCO EXTERIOR
LOT 89
CANTILEVERED SECOND STORY BALCONY r FRENCH DOORS 7 BARREL TI-E HIP ROOF j CORBELED BEAM ENDS
RECESSED GARAGE DOOR SMOOTH PLASTER FINISH
LOT 90
GABLE ROOF DECORATIVE BEAMS AND BRACE:SHAKE OR ASPHALT SHINGLE ROOF -, HIP ROOF-
STONE VENEER FRONT PORCH
LOT 91
RECESSED ARCH AT WINDOWS AND DOORS SMOOTH STUCCO FINISH—7 POTSHELVES-
EXPOSED BEAMS AND RAFTERS FRONT PORCH
LOT 92
30" ROOF OVERHANG—t CONCRETE "S" TILE HIP ROOF —, STUCCO FINISH 1 LARGE FRAME VIEW WINDOWS
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LOT 93
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LOT 94
GABLE ROOF-WOOO CLAPBOARD SIDING SHAKE OR ASPHALT SHINGLE HIP ROOF'
OVERED FRONT ENTRY PORCH BRICK VENEER WAINSCOT
LOT 95
FLAT CONCRETE TLE HIP ROOF-FALSE SHUTTERS FULL HEIGHT WINDOWS WOOD SIDING
RECESSED GARAGE DOOR STONE VENEER
LOT 96
BARREL TILE HIP ROOF—v CANTILEVERED SECOND STORY BALCONY- • FRENCH DOORS , CORBELED BEAM ENDS
SMOOTH PLASTER FlWISH '
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RECESSED GARAGE DOORS
LOT 97
30" ROOF OVERHANG 1 CONCRETE "S" TILE ROOF . GABLE ROOF STUCCO FINISH-
WHITE WASHED MASONRY-X LARGE FRAME VIEW WINDOWS
LOT 98
FULL HEIGHT WINDOWS -BARREL TILE ROOF RECESSED WINDOWS—f WOOD SIDING 7 SILL ACCENT DETAf
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LOT 99
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LOT 100
LOT 90 WMTI VUMO MCX vtMin -
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LOT 93 LOT 92
LOT 91
ALGA HILLS
F1ELDSTONE LA COSTA
LOT 96
LOT 95
LOT 94
ALGA HILLS
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LOT 100
ALGA HILLS
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PRELIMINARY PLOT PLAN
.
JOBN0.10S41O OATE:8-25-81
ALGA HILLS
The Fieldstone Company
Plan One
2006 SF
ARCHITECTS
122-0300
6-1-94
6-1-94
PLAN 1 ELEVATION A
FIELDSTONE - ALGA HILLS ARCHITECTS
AUKUSKSCHS1UDIO
122-0300
6-1-94
^W^MKfm^^^i
PLAN1 ELEVATION C
FIELDSTONE - ALGA HILLS ARCHITECTS
fcKJKUittscHVUaO
122-0300
-1 1.
6-1-94
PLAN 2 ELEVATION A
FIELDSTONE - ALGA HILLS ARCHITECTS
122-0300
6-1-94
PLAN 2 ELEVATIONB
FIELDSTONE - ALGA HILLS ARCHITECTS
122-0300
6-1-94
PLAN 2 ELEVATION C
FIELDSTONE - ALGA HILLS ARCHITECTS
122-0300
ALGA HILLS
The Fieldstone Company
Plan Three
2391 SF
ARCHITECTS
6-1-94
PLAN 3 ELEVATION A
FIELDSTONE - ALGA HILLS ARCHITECTS
122-0300
6-1-94
PLAN 3 ELEVATIONS
FIELDSTONE - ALGA HILLS ARCHITECTS
122-0300
6-1-94
PLAN 3 ELEVATION C
FIELDSTONE - ALGA HILLS ARCHITECTS
122-0300
6-1-94
PLAN 3 ELEVATION D
FIELDSTONE - ALGA HILLS ARCHlTEaS
AKMAUinNinna
122-0300
Plan Four
2638 SF
ALGA HILLS
The Fieldstone Company
6-1-94
PLAN 4 ELEVATION A
FIELDSTONE - ALGA HILLS ARCHITECTS
AKJtO&KKKiliaO
122-0300
6-1-94
PLAN 4 ELEVATION B
FIELDSTONE - ALGA HILLS ARCHITECTS
122-0300
6-1-94
PLAN 4 ELEVATION C
FIELDSTONE - ALGA HILLS ARCHITECTS
AiomjswjcHsnjoo
122-0300
6-1-94
PLAN 4 ELEVATION D
FIELDSTONE - ALGA HILLS AROHITEaS
122-0300
6-1-94
PLAN 4 ELEVATION E
FIELDSTONE - ALGA HILLS ARCHITECTS
122-0300
It-'
ALGA HILLS
The Fieldstone Company
ARCHITEaS
A BERKU5 DESIGN STUDIO
MAY 17, 1994