HomeMy WebLinkAboutSDP 84-03; Alanda; Site Development Plan (SDP)APPLICATiq
FEBRUARY tUBMITTAL DATE:
1984
STAFF REPORT
DATE: April 25, 1984
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: GPA/LU 84-3/ZC-304/CT 83-20 -3J- ALANDA - Request
I.
to allow development of a milfrgd ma^residential project
on 47 acres located at the northwest and southwest
corners of Elm Avenue and El Camino Real.
RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resolution
Nos. 2282, 2283, 2284 and 2285 recommending APPROVAL of GPA/LU
84-3/ZC-304/CT 83-20 and SDP 84-3, to the City Council based on
the findings and subject to the conditions contained therein-
II.PROJECT DESCRIPTION
The proposed project involves the development of a 47 acre
parcel into a mixed-use residential project. The property is
roughly rectangular in shape, bounded by El Camino Real on the
east and Seacrest Estates on the west. The proposed extension of
Elm Avenue will bisect the property, separating a 9 acre parcel
(north of Elm Avenue) from the remainder of the site. An EIR for
a similar, more intense project on the site was certified by the
City Council in November, 1983. A requested General Plan
Amendment and Zone Change was denied without prejudice at that
time.
Slopes on the site are relatively steep, sloping up from El
Camino Real. The majority of the site is presently vacant,
vegetated primarily with native brush. A horse ranch exists on
the upper-central portion of the site.
The site is designated for residential development on the General
Plan. The area north of proposed Elm Avenue, about 9 acres, is
designated for medium density development (4-10 du/ac). The
southern portion is designated RLM (0-4 du/ac). The entire site
is currently zoned R-A-10, a Residential-Agricultural zone which
allows single-family residences with 10,000 square foot lots.
The project proposes an amendment to the General Plan on the
northern portion of the site to RMH, which allows densities in
the 10-20 du/ac range. Corresponding zoning of RD-M-Q is also
requested in this area. No change in land use designation or
zoning is requested south of the extension of Elm Avenue.
A proposes tentative tract map for 75 lots breaks down as
follows:
A) 73 single-family lots on the south side of Elm Avenue,
conforming to R-A-10 zoning standards;
B) An approximately 9 acre lot north of Elm Avenue, to
accomodate 195 apartment units, and;
C) An approximately 9 acre open space lot on the steep El
Camino Real frontage area, south of Elm Avenue.
In addition, the applicant requests approval of a site
development plan for the 195 apartment units to be constructed
north of Elm Avenue.
II. ANALYSIS
Planning Issues
1) Is there sufficient justification to approve a General
Plan Amendment to allow an increase in density on the
north side of Elm Avenue? Will this increase create
additional traffic congestion?
2) Does the apartment project, at the density proposed,
meet all requirements of the Carlsbad Zoning Ordinance?
3) Is the proposed single family subdivision designed to
be compatible with surrounding land uses, integrated
with the existing topography and sensitive to views
from El Camino Real?
4) Is the overall project compatible with surrounding
existing and future land uses in the area?
5) Does the proposed project address the environmental
constraints of the site?
Discussion - General Plan Amendment/Zone Change
The project proposes a General Plan Amendment to intensify the
allowable land uses on the 9 acres north of Elm Avenue from RM
(4-10 du/ac) to RMH (10-20 du/ac). The RMH designation
corresponds directly with adjacent property to the north, where
the recently constructed CRC apartment project was developed at
a density of just under 20 du/ac. Also, the applicant is
proposing to rezone this 9 acres from R-A-10,000 to RDM(Q).
When the applicant initially discussed the feasibility of
constructing low/moderate income apartment units, staff was
supportive, since virtually none had been provided in Carlsbad in
several years. Over the last few months, however, numerous
apartment projects have been approved for development throughout
the City. As a result, the proposed construction of 195
low/moderate income apartment units would help provide an
increased percentage of such housing, but is not now considered
the benefit to the City that once was envisioned.
-2-
The change in land use intensity, however, can provide a trade-
off for the construction of a very important link in the City's
circulation system, the Elm Avenue extension. This extension is
considered necessary in that it would provide a major east-west
connection in the City. The Citizen's Circulation Advisory
Committee recently recommended that construction of this
connection be considered a high priority of the City.
Approximately half of this connection is situated on the Alanda
property.
The property, however, is greatly encumbered by a large mudflow
which includes most of the path Elm Avenue will take through the
project. As a result, extensive grading will be required to
construct this connection. The applicant has indicated that the
grading expense for Elm Avenue and the development is such that
195 apartment units are necessary for the project to be
economically feasible. It should be noted that the overall
project intensity has been revised downward several times over
the course of project review.
The EIR traffic study concludes that two roadways in the vicinity
of the project are experiencing congestion. They are El Camino
Real, in front of Plaza Camino Real, and Chestnut Avenue, west of
El Camino Real. It is anticipated that the completion of the Elm
Avenue connection would relieve congestion on both of these
roadways. In addition, the rate of growth in Calavera Hills and
surrounding properties is such that additional traffic is
constantly being added to the area.
As such, staff concludes that the prompt completion of the Elm
Avenue connection will provide a very important link in the
city's Circulation Plan, and that this factor supplies sufficient
justification to change the General Plan from RM to RMH and to
rezone the property from R-A-10,000 to RDM(Q).
Staff has an additional concern with the zoning of the property
south of Elm Avenue. This property is currently zoned R-A-
10,000. Because of the site's sensitive environmental features,
staff believes this property should be graded concurrently with
the property north of Elm Avenue. This would ensure a
comprehensive grading scheme to accomodate the two projects and
the construction of Elm Avenue. To ensure that the grading of
the total site is comprehensive, staff is recommending that a Q
overlay be placed on the property south of Elm Avenue. Also,
staff is adding a condition to the tentative map requiring that
both the north and south sides of Elm Avenue be graded
concurrently. With this change, staff is comfortable with the
General Plan Amendment and Zone Change requests.
Discussion - SDP 84-3
As shown on Exhibit "D", the proposed apartment development
consists of nine buildings. Six of the buildings will contain 20
units, and three buildings will contain 25 units. All are
-3-
RISING GLEN
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proposed at_ three stories (maximum 35 feet) high. Since the
existing topography of the site is relatively steep, the
apartments are proposed at five different pad levels, which
should lessen grading amounts and provide interest to the
landscape. A setback from El Camino Real varying between 77
feet and 100 feet would be provided. The project meets all
criteria of the "El Camino Real Development Standards". The
buildings contain some interest, with large open areas separating
them. A centralized active recreation area, including pool,
Jacuzzi, and patio recreation center is provided.
The project's proposed density of 19.7 du/acre can be justified
for a number of reasons. First, as previously mentioned, the
project will provide the much needed link of Elm Avenue to El
Camino Real. Staff has included a condition requiring the
construction of Elm Avenue in conjunction with the development of
the project. This recommended condition leaves open the
possibility of different methods of financing the off-site
improvements of this link. Staff is willing to work closely with
the developer to arrive at an equitable solution to this expense
burden. Some alternative methods of financing may be an
assessment district, reimbursement agreements etc. Second, the
density is compatible with the apartment project located
immediately to the north. Finally, the project provides on-site
amenities over and above that required by the Zoning Ordinance.
Discussion - Single Family Subdivision
As previously mentioned, the site is topographically and
geologically constrained by steep slopes, mudflows, and
landslides. As shown on Exhibit "B", the steepest portions of
the site, along the El Camino Real frontage south of Elm Avenue,
will be maintained in natural and manufactured open space. The
eucalyptus stand at the south-east corner of the site will
remain. The 73 single-family lots are designed to follow the
ridge prevailing north-south through the property. Proposed "A"
street will act as a residential frontage road to El Camino Real,
connecting up with the alignment approved for the Sheffler
project to the south. "A" street follows the ridge line
closely.
As a result of staff concern with the potential for numerous
identical, highly visible single-family homes, the applicant has
agreed to vary the roof lines substantially, including a total
integration of one and two-story structures.
The construction of Elm Avenue and/or any development of the site
would require extensive remedial grading to remove the large
mudflow area. Since extensive grading is required on this north
end of the site, this is the area where the greatest alteration
to the existing landform is proposed. To mitigate the grading
impact, the applicant is proposing to reconstruct the site to
conform to the pre-existing natural terrain. The applicant will
also utilized contour grading to help give the site a more
natural appearance.
-4-
Land Use Compatibility
Staff considers the project compatible with surrounding existing
and future land uses in the area. Immediately north of the
apartments is the recently constructed CRC apartment complex,
built at a density of just under 20 du/ac. Property across El
Camino Real from this site is being developed as a small office
park. The 10,000 sq. ft. single-family lots are compatible with
the existing Seacrest Estates and the lots in • the proposed
Sheffler project to the south.
Overall, staff recommends approval of the General Plan Amendment,
Zone Change, and Site Development Plan on the north side of Elm
Avenue, the application of the Q overlay on the southern property
and approval of the Tentative Tract Map for the entire property.
III. ENVIRONMENTAL REVIEW
The EIR points out that the site drains fairly directly into
Buena Vista Creek and into Buena Vista Lagoon. Since soils on
the site are highly erodible, staff is recommending several
grading conditions which include the provision of an on-site
desiltation basin. A list of mitigation measures regarding the
geologic constraints of the site are indicated in the
Environmental Impact Report prepared for this project. These
mitigation measures relate to the on-site mudflow and other
geologic features. These measures have been incorporated into
the conditions of approval for this project.
Archaeological studies have indicated that the potential for
encountering artifacts, including human remains, on the site are
very good, and that the archaeological resources must be
considered significant. The applicant has agreed to have
archaeological excavations performed to the satisfaction of the
City prior to grading of the site.
The Land Use Planning Manager has determined that the
environmental impacts of the proposed project have been analyzed
by previous environmental documents and a Notice of Prior
Compliance was issued on April 4, 1984.
ATTACHMENTS
1) Planning Commission Resolution Nos. 2282, 2283, 2284 and
2285
2) Location Map
3) Background Data Sheet
4) Disclosure Form
5) Environmental Documents
6) Exhibit "A", General Plan Amendment and Zoning, dated April
25, 1984
7) Exhibits "B" - "H", dated April 25, 1984
PJK:bw
4/12/84
-5-
(LOCATION MA*
SITE
SOP 84-3
GPA/LU 84-3
ZC-304
ZC-304
SDP 84-3
GPA/LU 84-3
ALANDA CT 83-20
BACKGROUND DATA SHEET
CASE NO: GPVLU 84-3/ZC-304/SDP 84-3/CT 83-20
APPLICANT: ALANDA
REQUEST AND LOCATION: Request to develop mixed use residential
All the portion of Lot "J" of RANCHO AGUA HEDIONDA, in the
LEGAL DESCRIPTION: City of Carlsbad, County of SD, State of CA, according to
Partition Map thereof No. 823, filed in the office of the County Recorder of
San Diego County, November 16, 1896 APN; 167-060-10,13
Acres 47 Proposed No. of Lots/Units 73 SFD, 195 apartments
GENERAL PLAN AND ZONING
Land Use Designation RM/RLM
4-10 du/ac
Density Allowed 4-10 du/ac/0-4 du/ac Density Proposed to 10-20 du/ac '
Existing Zone R-A-10 • Proposed Zone RD-M-Q
Surrounding Zoning and Land Use:
Zoning Land Use
Site R-A-10 Vacant
North P~C Apartments
South R-A-10 Vacant
East R-P/R-1-10 Office/Vacant
West R-A-10 SFD's
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's 268
Public Facilities Fee Agreement, dated March 30, 1983
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued
E.I.R. Certified, dated
Other, Notice of Prior Compliance, Dated, April 4, 1984
If after the informatir^kpu have submitted has been
that further informatiolBfe required, you will be so
, it is determined
APPLICANT:
AGENT:
, er fit. .
Name (individual/ partnership, joint venture, corporation, syndication)
Business Address
Telephone Number
A
Name
MEMBERS:
Business Address
Telephone Number
L-
Name (individual, partner, joint
venture, corporation, syndication)
Home Address
Business Address
Telephone Number
Name
Telephone Number
Home Address
Business Address
Telephone Number
- 22.V8
Telephone Number
Sr-Qt
> . y>. , CLA
(Attach more sheets if necessary)
I/We declare under penalty of perjury that the information contained in this dis
closure is true and correct and that it will remain true and correct and may be
relied upon as being true and correct until amended.
H LA tit) A A
Applicant
BY
Agent, Owner, Partner.
DEVELOPMENTAL
SERVICES
LAND USE PLANNING OFFICE
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008-1989
(619) 438-5591
PUBLIC NOTICE OF PRIOR ENVIRONMENTAL COMPLIANCE
Please Take Notice:
The Land Use Planning Office has determined that the environmental
effects of the project described below have already been considered in
conjunction with previously certified environmental documents and,
therefore, no additional environmental review will be required and a
notice of determination will be filed.
Project Title: Rising Glen.
Project Location: Northwest and southwest corner of Elm Avenue and
El Camino Real.
Project Description: Development of a 47 acre site into a mixed use
residential project including 195 apartment units and 73 single-
family lots.
Justification for this determination is on file in the Land Use
Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. Comments
from the public are invited. Please submit comments in writing to the
Land Use Planning Office within ten (10) days of date of publication.
Dated: April 4, 1984
Case No: GPA/LU 84-3/ZC-304/
CT 83-20/SDP 83-11
Applicant: Alanda
Publish Date: April 7, 1984
MICHAEL 0>-J!OLZMH££R
Land Use Planning Manager
PC 1
EXHIBIT A
APRIL i6, 1»64
,
SITE>
LAND USE- RM to RMH
ZONING-R-A-10,000
to RD-M-Q
R-A-10,000
to R-A-10CQ)
GPA/LU 84-3
ALANDA ZC-304