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HomeMy WebLinkAboutSP 155; Pacesetter Homes; Specific Plan (SP)TO: REPORT ON: CASE NOS: APPLICANT: CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT May 2a, 1974: (Revised) PLANNING COMMISSION CONSIDERATION CONSIDERATION SP-155 CT 73-59 OF A TENTATIVE MPA OF A SPECIFIC PLAN PACESETTER HOMES INC. 4540 CAMPUS DRIVE NEWPORT BEACH^ CA. 92660 I. REQUEST: The applicant is requesting approval of a Specific Plan and Tentative Map for a 326 unit planned community development on -a 59.42 acre site located to the east of Lowder Land between Palomar Airport Road and Poinsettia Lane, II. RECOMMENDATION: A. On the Specific Plan:. Staff recommends APPROVAL of Sp-155 based on the following justification: 1. The Specific Plan conforms to the ApprovedMaster 'Plan for the project 2. 3. The requirements and intent of the Planned Community Zone have been met. The Plan conforms to Municipal Code. the General Plan and 4. The applicant has met the nub1ic Facilities no"licy reouirements and all other oolicies in effect at this time. Recommended Conditions of Approval for Specific Plan No. 155 1. Dedication of Lots 19 and 21, satisfying the Park Dedication Ordinance, shall occur at the time of final map approval. 2. The approval is oranted for the land described in the application and any attachments thereto, and as shown on the plot plan submitted labeled Exhibit "A". The location of all buildings, fences, sinns, roadways, parking areas, landscaping, and other facilities or located substantially as shown on the plot plan except or unless indicated otherwise herein. structures shall be of the desiqn shown on the features shall be labeled Exhibit A All buildings and elevation plans labeled Exhibit B. 3. All outside storage areas shall be screened from adjacent property and streets. 4. An incombustible trash enclosure shall be provided of a size and location acceptable to the Planning Director, and said area shall be enclosed with a fence and/or w.al.T of sufficient height to adequately shield the area. Said fence and/or wall shall include a solid gate. 5. A detailed landscape and sprinkler plan prepared by a landscape architect, shall be submitted to the Planning Director for consideration~and approval . 6. All utilities including electrical, telephone and cable television, shall be installed underground and/or shall be completely concealed from view. 7. All public improvements shall be made in conform- ity with the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad and free of all liens and encumbrances. C. Recommendation on The Tentative Maps Staff recommends APPROVAL of CT 73-59 based on the following justification: 1. Conformance to the Subdivision Map Act 2. Compliance with local statutes and General Plan. D. Recommended Conditions of Approval for CT 73-59: 1. The developer must obtain off-site public sewer easements prior to any grading of the project. 2. "A" Street shall be constructed to 42 foot half width. 3. The developer shall participate in traffic signal installation as determined by any policy of the City Council in effect at the time of the recordation of the Final Map. 4. The Developer shall dedicate access rights to "A" Street. 5. Lots 8, 9, and 10 shall be dedicated as open space lots on the final map. 6 The Developer shall obtain off-site right-of-way and develop one-half width (34') of Camino de las Ondas to the Lowder Lane intersection. 7. "B" Street shall be aligned with the Street in CT 73-23 at their intersection with Camino de las Ondas. ! 8. The recorded restrictions for the subdivision shall include the ! minimum lot size and width requirements, evidence of which shall be I submitted to the City Planning Director prior to approval of the Final ) Map. • • f 9. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all the requirements, limitations and restrictions of all j municipal ordinances and State and Federal statutes now in force, or ( which, hereafter, may be in force for the purpose of preserving the > residential characteristics of adjacent properties. / 10. The C.C.&R's for this development shall be submitted to the Planning Director for review and approval prior to the issuance of any building permits. i 11. In order to provide for reasonable fire protection during the construction period, the subdivider shall maintain passable vehicular access to all buildings and adequate fire hydrants with required fire flows shall be installed as recommended by the Fire Department. 12. All public improvements shall be made in conformity to the City of > Carlsbad Engineering Design Criteria and Standard Plans, the Subdivision ( Ordinance and other City Standards, to the satisfaction of the City .' Engineer, without cost to the City of Carlsbad, and free of all liens / and encumbrances. Improvement plans for water and sewer systems shall meet the requirements of the respective service districts. 13. Phasinn of the nrnnosed development will occur in the following Titan ne'f'. Time Schedule for Phases Complete Phase I - 54 d.u.'s - Nov.,1974 March 1975 Phase II- 64 d.u.'s - Feb., 1975 June, 1975 Phase 111-48 d.u.'s - May, 1975 Sept., 1975 Phase IV -160 d.u.'s -August,1975 Jan.,1976 14. Street lighting shall be provided for as required by Municipal Ordinance Code. The developer shall post a bond and/or cash in the amount necessary to energize said street lights for an eighteen month period after construction, to permit the incorporation of the subdivision into a maintenance district. f 15. All land and/or easements required by this Ordinance shall be ( granted to the City of Carlsbad without cost to the City, and free of all liens and encumbrances. No easements shall be recorded prior to ( recordation of the final map unless approved by the City Engineer. I 16. All facilities provided, other than public easements, to adequately/ control drainage on the subject property, shall be maintained by the !> property owner(s) in perpetuity. 17. Street names shall be subject to approval and shall be designated i in accordance with the standards and policies adopted by the Planning 1 Commission on files in the Planning Department. Said names shall be ;; approved by the Planning, Fire and Police Departments prior to re- cordation of the Final Map. .' 18. The improvement plans shall include a report of a geological in- vestigation and a complete grading plan for the entire site when ~ ! required by the City Engineer. The report and plan shall be prepared ; by civil engineers licensed by the State of California, and experienced , in erosion control who shall be acceptable to the City Engineer, < , and they shall certify that they have investigated the site and pre- I pared data with full consideration of the consequences to the included \ and neighboring properties and conform to the standards of the Geological; Safety Element of the General Plan. f : ' ' ' ' ...,,.- i III. BACKGROUND A. History: The Master Plan and Zoning for this project were approved by the City Council on December 18, 1973. The Planning Commission subsequently denied a request for a Variance from the standards imposed by the Agricultural Resource Management District (RM-5) of the Interim Open Space Zoning Ordinance. The applicant appealed this decision to the City Council, but later withdrew the request. The reason for the withdrawal was the interim Open Space Ordinance would expire on April 30, 1974 and be replaced by the Agricultural Zone and Open Space Zone. The proposed project is not effected by the new Open Space Ordinances, Open Space Zoning Considerations The applicant is proposing to dedicate 2-1/2 plus acres to the City of Carlsbad for its park program. It is recommended that those lands indicated on the Specific Plan and Tentative Map as park or Open Space or recreational facilities, be placed in the Open Space Zone. The rezoning will occur prior to recordation of the Final Map. Parking: The applicant is providing a 2-car garage for each single family unit, afjk one (1) covered and one (1) un^vered space for each of the four-pWP units. jiMkve 0. Bedroom Count: Single Family Two bedroom Three bedroom Four bedroom 0 116 50 Four-Plex 120 40 0 Totals 120 156 50 TOTALS:166 160 326 P. Breakdown of Floor Areas: For Single Family Units 1 Story 1,419 s.ft. floor area (4 BR) 1,309 s.ft. floor area (3 BR) 50 units 44 units 2 Story 1,761 s.ft. floor area (3 BR & den) TOTAL 72 units 166 Units Q. Site Design: The Specific Plan proposes a roughly equal number of four-plex and single family attached units. The four-plex units would be located on the eastern quarter of the site. The units will all have individual yards in addition to common open space; however, a disproportionate amount of the common open space is oriented toward the single family attached units. R. Recreational Facilities: An on-site recreation building, with pool and tennis courts, is to be provided near the central greenbelt area. Some thirteen tot lots are to be interspersed throughout the site. S. General Plan: The General Plan shows a low density residential (3-7 d.u/acre) designation. The density on the approved Master Plan for the project is 7 dwelling units per net acre. The Specific Plan shows a density of approximately 6.5 dwelling units per acre. T. Public Facilities Policy: The applicant has obtained a letter from the Carlsbad Unified School District stating that school facilities will be available to serve the project. U. Phasing: The Tentative Map proposes to develop the project in four phases, from west to east. The first phase of development would include 54 attached single-family homes, one-half of the proposed recreation area, and the dedication of the 2.6 acre park site. The second and third phases would include 64 and 48 attached single-family units respectively. Phase IV. will complete the project with 160 four-pi ex units. The proposed phasing program is somewhat different from the approved Master Plan phasing. Staff feels that the revised phasing program is an improvement because: 1. Development would begin at the westerly boundary adjacent to Alta Mira; 2. The park dedication would occur with the first phase of development; 3. The majority of the recreation area will be developed with the first two phases; 4. The most intensive phase of development (the four-plex units) will be the last to be developed. V. Sewer Service: Sewer service is not presently available to serve the project. The sewer line initially planned to serve the project area was denied by the San Diego Regional Coastal Commission. An alternative sewer line has been approved by the City Council and should be completed prior to completion of the first phase of development. Sewer capacity cannot be guaranteed to the development except upon the availability of capacity at the time of building permit application. W. Circulation: Generally speaking, a cul-de-sac street layout is the most desirable residential circulation mode because it limits through traffic. There are, however, several problems with the proposed layout: 1. Several of the cul-de-sacs are over 500 ft. in length. This exceeds functional standards for cul-de-sac length; 2. The four-plex units are served by two cul-de-sacs. Thus, 182 of the 326 units are served by two cul-de-sacs. 3. Congestion is likely to occur on the private driveway serving the four-plex units. B. Description: A portion of the west half of Section 21, Township 21 South, Range 4 West, S.B.B.M., in the City of Carlsbad. C. Location: East of Lowder Lane, between Poinsettia Lane and Palomar Airport Road, further described as Assessor's parcels: 214-14-12 and 13. D. Size: 60 acres. E. Lots: 21 lots F. Units: 326 total Single family attached - 166 units (both 1 and 2 story units) Four pi ex 160 units (40 four pi ex) (two story) G. Density: 5.5 d.u. /gross acre 6.5 d.u. /net acre H. Coverage: By Planned Community definition 32%. I. Projected Population: 1000 J. E.I.R. Finding: The applicant has submitted an Environmental Impact Report per City requirements and the findings of that report were accepted by the Planning Commission on November 27, 1973 and the City Council on December 18, 1973. K. Existing Zoning: P-C (pre-annexational ) L. Adjacent Zoning: West - P-C, East: E-l-A (County), North: P-C and E-l-A (County), and South - P-C and RD-M. P^^ Ordinance Requirements: The parks requirement for this to the parkPcorHdor, therefore, land instead of fees is desired by the Parks and Recreation department. RECOMMENDATION: A. On the Specific Plan:. Staff recommends APPROVAL of SP-155 based on the following justification: 1. The Specific Plan conforms to the Approved1 Master'Plan for the project 2. The requirements and intent of the Planned Community Zone have been met. 3. The Plan conforms to the General Plan and Municipal Code. 4. ^he dpnffcant has met the "ublic Nicrnties °olicy reauirements and all other oolicies in effect at this time. B. Recommended Conditions of Approval for Specific Plan No. 155 1. Dedication of Lots 19 and 21, satisfying the Park Dedication Ordinance, shall occur at the time of final map approval. 2. The approval is granted for the land described in the application and any attachments thereto, and as shown on the plot plan submitted labeled Exhibit "A". The location of all buildings, fences, signs, roadways, parking areas, landscaping, and other facilities or features shall be located substantially as shown on the plot plan labeled Exhibit A, except or unless indicated otherwise herein. All buildings and structures shall be of the design shown on the elevation plans labeled Exhibit B. 3. All outside storage areas shall be screened from adjacent property and streets. 4. An incombustible trash enclosure shall be provided of a size and location acceptable to the Planning Director, and said area shall be enclosed with a fence and/or walT of sufficient height to adequately shield the area. Said fence and/or wall shall include a solid gate. 5. A detailed landscape and sprinkler plan prepared by a andscape architect, shall be submitted to the Planning Director.for consideration~andapproval. 6. All utilities including electrical, telephone and cable televTsion, shall be installed underground and/or shall be completely concealed from view. 7. All public improvements shall be made in conform- ity with the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad and free of all liens and encumbrances. C. Recommendation on The Tentative Maps Staff recommends APPROVAL of CT 73-59 based on the following justification: 1. Conformance to the Subdivision Map Act 2. Compliance with local statutes and General Plan. D. Recommended Conditions of Approval for CT 73-59; 1. The developer must obtain off-site public sewer easements prior to any grading of the project. 2. "A" Street shall be constructed to 42 foot half width. 3. The developer shall participate in traffic signal installation as determined by any policy of the City Council in effect at the time of the recordation of the Final Map. 4. The Developer shall dedicate access rights to "A" Street. 5. Lots 8, 9, and 10 shall be dedicated as open space lots on the final map. 6. The Developer shall obtain off-site right-of-way and develop one-half width (341) of Camino de las Ondas to the Lowder Lane intersection. 7. "B" Street shall be aligned with the Street in CT 73-23 at their intersection with Camino de las Ondas. 8. The recorded restrictions for the subdivision shall include the minimum lot size and width requirements, evidence of which shall be submitted to the City Planning Director prior to approval of the Final Map. 9. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all the requirements, limitations and restrictions of all municipal ordinances and State and Federal statutes now in force, or which, hereafter, may be in force for the purpose of preserving the residential characteristics of adjacent properties. 10. The C.C.&R's for this development shall be submitted to the Planning Director for review and approval prior to the issuance of any building permits. 11. In order to provide for reasonable fire protection during the construction period, the subdivider shall maintain passable vehicular access to all buildings and adequate fire hydrants with required fire flows shall be installed as recommended by the Fire Department. 12. All public improvements shall be made in conformity to the City of Carlsbad Engineering Design Criteria and Standard Plans, the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad, and free of all liens and encumbrances. Improvement plans for water and sewer systems shall meet the requirements of the respective service districts. 13. Ph.osinn of the nro-nosed development will occur in the following Warmer-'. Time Schedule for Phases Complete Phase I - 54 d.u.'s - Nov.,1974 March 1975 Phase II- 64 d.u.'s - Feb., 1975 June, 1975 Phase 111-48 d.u.'s - May, 1975 Sept., 1975 Phase IV -160 d.u.'s -August,1975 Jan.,1976 14. Street lighting shall be provided for as required by Municipal Ordinance Code. The developer shall post a bond and/or cash in the amount necessary to energize said street lights for an eighteen month period after construction, to permit the incorporation of the subdivision into a maintenance district. 15. All land and/or easements required by this Ordinance shall be granted to the City of Carlsbad without cost to the City, and free of all liens and encumbrances. No easements shall be recorded prior to recordation of the final map unless approved by the City Engineer. 16. All facilities provided, other than public easements, to adequately control drainage on the subject property, shall be maintained by the property owner(s) in perpetuity. 17. Street names shall be subject to approval and shall be designated in accordance with the standards and policies adopted by the Planning Commission on files in the Planning Department. Said names shall be approved by the Planning, Fire and Police Departments prior to re- cordation of the Final Map. 18. The improvement plans shall include a report of a geological in- vestigation and a complete grading plan for the entire site when required by the City Engineer. The report and plan shall be prepared by civil engineers licensed by the State of California, and experienced in erosion control who shall be acceptable to the City Engineer, and they shall certify that they have investigated the site and pre- pared data with full consideration of the consequences to the included and neighboring properties and conform to the standards of the Geological Safety Element of the General Plan. CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT May 14, 1974 TO: PLANNING COMMISSION REPORT ON: CONSIDERATION OF A TENTATIVE MPA CONSIDERATION OF A SPECIFIC PLAN CASE NOS: SP-155 CT 73-59 APPLICANT: PACESETTER HOMES INC. 4540 CAMPUS DRIVE NEWPORT BEACH, CA. 92660 I. REQUEST: The applicant is requesting approval of a Specific Plan and Tentative Map for a 326 unit planned community development on a 59.42 acre site located to the east of Lowder Land between Palomar Airport Road and Poinsettia Lane. II. RECOMMENDATION: A. On the Specific Plan: Staff recommends APPROVAL of $p"-155 based on the following justification: 1. The Specific Plan conforms to the Approved^ Master 'Plan for the project 2. The requirements and intent of the Planned Community Zone have been met. 3. The Plan conforms to the General Plan and Municipal Code. B. Recommended Approval for Specific Plan 155: 1. Dedication of park lots 19 and 21 shall occur at the time of final map approval. 2. The approval is granted for the land described in the application and any attachments thereto, and as shown on the plot plan submitted "labeled Exhibit A. The location of all buildings, fences, signs, roadways, parking areas, landscaping, and other facilities or features shall be located substantially as shown on the plot plan labeled Exhibit A, except or unless indicated otherwise herein. All buildings and structures shall be of the design as shown on the elevation plans labeled Exhibit B. 3. All outside storage areas shall be screened from adjacent property and streets. -2- .4. An incombustible trash enclosure shall be provided of a size and location acceptable to the Planning Director, and said area shall be enclosed with a fence and/or w;alT of sufficient height to adequately shield the area. Said fence and/or wall shall include a solid gate. 5. A detailed landscape and sprinkler plan prepared by a landscape architect, shall be submitted to the Planning Director for consi'deratiorTand approval. 6. All utilities including electrical, telephone and cable television, shall be installed underground and/or shall be completely concealed from view. 7. All public improvements shall be made in conform- ity with the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad and free of all liens and encumbrances. .C. Recommendation on The Tentative Haps Staff recommends APPROVAL of CT 73-59 based on the following justification: 1. Conformance to the Subdivision Map Act 2. Compliance with local statutes and General Plan. D." Recommended Conditions of'Approval for CT 73-59: 1. The developer must obtain off-site public sewer easements prior to any grading of the project. 2. "A" Street shall be constructed to 42 foot half width. 3.The developer shall participate in traffic signal installations as determined by any future policy of the City Council . 4. The developer shall dedicate access rights to "A" Street. 5. Lots 8, 9 and 10 shall be dedicated as open space lots on the final map. 6. The developer shall .obtain off-site right of way and develop one half width (34') of Camino De Las Ondas to the Lowder Lane Intersection. -3- 7. "B" Street shall be aligned with the Street in CT 73-23 at their intersection with Camino de las Ondas. 8. The recorded restrictions for the subdivision shall include the minimum lot size and width requirements, evidence of which shall be submitted to the City Planning Director prior to approval of the Final Map. 9. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all the requirements, limitations and restrictions of all municipal ordinances and State and Federal statutes now in force, or which, hereafter, may be in force for the purpose of preserving the residential characteristics of adjacent properties. 10. The C.C.&R's for this development shall be submitted to the Planning Director for review and approval prior to the issuance of any building permits. 11. In order to provide for reasonable fire protection during the construction period, the subdivider shall maintain passable vehicular access to all buildings and adequate fire hydrants with required fire flows shall be installed as recommended by the Fire Department. 12. All public improvements shall be made in conformity to the City of Carlsbad Engineering Design Criteria and Standard Plans, the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad, and free of all liens and encumbrances. Improvement plans for water and sewer systems shall meet the requirements of the respective service districts. 13. All drainage and grading plans shall be submitted to the City Engineer for consideration and approval. 14. Street lighting shall be provided for as required by . : Municipal Ordinance Code. The Developer .shall post a bond and/or cash in the amount necessary to energize said street lights for an eighteen month period after construction, to permit the incorporation of the subdivision into a maintenance district. 15. All land and/or easements required by this Ordinance shall be granted to the City of Carlsbad without cost to the City, and free of all liens and encumbrances. No easements shall be recorded prior to recordation of the final map unless approved by the City Engineer. 16. All facilities provided, other than public easements, to adequately control drainage on the subject property, shall be maintained by the property owner(s) in perpetuity. 17. Street names shall be subject to approval and shall be designated in accordance with the standards and policies adopted by the Planning Commission on files in the Planning Department. Said names shall be approved by the Planning, Fire and Police Departments prior to re- cordation of the Final Map. -4- 18. The improvement plans shall include a report of a geological in- vestigation and a complete grading plan for the entire site when required by the City Engineer. The report and plan shall be prepared by civil engineers licensed by the State of California, and experienced in erosion control who shall be acceptable to the City Engineer, and they shall certify that they have investigated the site and pre- pared data with full consideration of the consequences to the included and neighboring properties and conform to the standards of the Geological Safety Element of the General Plan. 19. This Tentative Map approval shall expire one year from the date . of the approval of the City Council, unless extended by the City Council. .HI, BACKGROUND: -5- A- History: The Master Plan and Zoning for this project were approved by the City Council on December 18, 1973. The Planning Commission subsequently denied a request for a Variance from the standards imposed by the Agricultural Resource Management District (RM-5) of the Interim Open Space Zoning Ordinance. The applicant appealed this decision to theCity Council, but later withdrew the request. The Tentative Map and Specific Plan have been held in abeyance until the Interim Open Space Zoning Ordinance expired on April 30, 1974. B. Description: A portion of the west half of Section 21, Township 21 South, Range 4 West, S.B.B.M., in the City of Carlsbad. C. Location: East of Lowder Lane, between Poinsettia Lane and Palomar Airport Road, further described as Assessor's parcels: 214-14-12 and 13. D. Size: 60 acres. E. Lots: 21 lots F. Units: 326 total Single family attached - 166 units (both 1 and 2 story units) 160 units (40 four plex) (two story) G. Sensity: Coverage: By Planned Community definition 32%.H. I. J. Four plex (two story) 5.5 d.u./gross acre 6.5 d.u./net acre Projected Population:1000 E.I.R. Finding: The applicant has submitted an Environmental Impact Report per City requirements and the findings of that report were accepted by the Planning Commission on November 27, 1973 and the City Council on December 18, 1973. K. Existing Zoning: P-C (pre-annexational) L. Adjacent Zoning: West - P-C, East: E-l-A (County), North: P-C and E-l-A (County), and South - P-C and RD-M. M- General Plan: The General Plan shows a low density residential (3-7 d.u/acre) designation. The density on the approved Master Plan for the project is 7 dwelling units per net acre. The Specific Plan shows a density of approximately 6.5 dwelling units per acre. -6- Parks Ordinance Requirement: The applicant is proposing the dedication of a. 2.5 acre park in order to meet the requirements of the Parks Ordinance. The park has been realigned in order to provide a continuous corridor from the Hester Property to the south. Parking: The applicant is providing a 2-car garage for each single family unit, and one (1) covered and one (1) uncovered space for each of the four-pi ex units. Bedroom Count: Single Family Two bedroom Three bedroom Four bedroom Four-Plex Totals 0 116 50 120 40 0 120 156 50 TOTALS:166 160 326 Breakdown of Floor Areas: For Single Family Units 1 Story 1,419 s.ft. floor area (4 BR) 1,309 s.ft. floor area (3 BR) 50 units 44 units- 2 Story 1,76.1 s.ft. floor area (3 BR & den) TOTAL 72 units 166 Units R- Site Design: The Specific Plan proposes a roughly equal number of four-plex and single family attached units. The four-plex units would be located on the eastern quarter of the site. The units will all have individual yards in addition to common open space; however, a disproportionate amount of the common open space is oriented toward the single family attached units. S. Recreational Facilities: An on-site recreation building, with pool and tennis courts, is to be provided near the central greenbelt area, Some thirteen tot lots are to be interspersed throughout the site. CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT February 13, 1974 TO: PLANNING COMMISSION REPORT ON: CONSIDERATION OF A VARIANCE CONSIDERATION OF A SPECIFIC PLAN CONSIDERATION OF A TENTATIVE MAP CASE NOS.: V SP-155 CT-73-59 APPLICANT: Terry Crowther for Pacesetter Homes, Inc. 4540 Campus Drive Newport Beach, Ca. 92660 I. REQUEST: The applicant is requesting approval of: A. A Specific Plan and Tentative Map for a 326-unit Planned Community Development on a 59.42 acre site located to the east of Lowder Lane between Palomar Airport Road and Poinsettia Lane; and, B. A Variance of Section 4.043 of the Municipal Code relating to the Development Standards for projects within the Agricul- tural Resource Management District. II. RECOMMENDATIONS: A. ON THE VARIANCE: Staff recommends that the Variance of Section 4.043 of the Municipal Code from the requirements of the Agricul- tural Resource Management District be DENIED and that Tentative Map CT-73-59 and Specific Plan 155 be held in abeyance until such time that the requirements of the City Emergency Open Space Zoning Ordinance (Ord. No. 9375) are met. Justification of this recommendation is based upon: The Open Space Zoning Ordinance is quite explicit in stating that Variances shall be granted only on the grounds of: "Special circumstances applicable to the property, including size, -1- shape, topography, location of surroundings" which would deprive the "property of privileges enjoyed by other property in this vicinity and in the same Resource Management District." Staff believes that these criterion have not been met. Substantial development can still occur on the subject property within the Standards of the Open Space Zoning Ordinance. There are no unique or special circumstances of size, shape, topography or location applicable to the property . Likewise, the applicant would not be denied property rights enjoyed by other property owners in the same vicinity and within the same resource management district. B. ON TENTATIVE MAP: Should the Planning Commission recommend approval of Tentative Map, Staff recommends that it be subject to the following CONDITIONS OF APPROVAL: 1. The developer must obtain off-site public sewer easements prior to any grading of the project. 2. "A" Street shall be constructed to 42 foot half width. The developer traffic signa by any future shall participate in 1 installations as determined policy of the City Council. 4. The developer shall dedicate access rights to "A" Street. 5. Lots 8, 9 and 10 shall be dedicated as open space lots on the final map. 6. The developer shall obtain off-site right of way and develop one half width (34') of Camino De Las Ondas to the Lowder Lane intersection. 7. "B" Street shall be aligned with the Street in CT-73-23 at their intersection with Camino De Las Ondas. 8. Lots numbers 18, 19 and 20 shall be revised to show a direct alignment of the park corridor between CT-73-23 and the subject property. Said realignment shall be to the satisfaction of the Planning Director. -2- ON SPECIFIC PLAN: That if the Commission should move to approve Specific Plan 155, such approval be subject to the following condition: 1. The park dedication of lots 19 and 21 shall occur at the time of final map approval . III. BACKGROUND: A. Description: A portion of the west half of Section'21, Township 12 South, Range 4 West, S.B.B.M., in the City of Carlsbad. B. Location: East of Lowder Lane, between Poinsettia Lane and Palomar Airport Road, further described as Assessor's parcels: 214-14-12 and 13. C. Size: 60 acres D. Lots: 21 lots E. Units: 326 total Single family attached - 166 units (both 1 and 2 story units) Four plex - 160 units (40 four plex) (Two story) F. Density: 5.5 d.u./gross acre 6.5 d.u./net acre G. Coverage: By Planned Community definition * 32%. By definition of Agricultural Resource Management District (less than 75% penetrability) * 43%: H. Projected population: 1 1000 I. E.I.R. Finding: The applicant has submitted an Environmental Impact Report per City require- ments and the findings of that report were accepted by the Planning Commission on November 27, 1973 and the City Council on December 18, 1973. J. Existing Zoning: P-C (pre-annexational) K. Adjacent Zoning: West - P-C, East: E-I-A North: P?C and E-I-A (County) and South, P-C and RD-M -3- L. General Plan: The General Plan shows a low density residential (3-7 d.u./acre.) designation. The density on the approved Master Plan for the project is 7 d.u./net acre. The applicant shows a density of approxi- mately 6.5 d.u./net acre. M. Resource Management District: The subject property is in three Resource Management Districts: RM-1 - Prime Open Space and Conservation Areas; RM-4 - Agricultural Resources; and RM-5 - Unique and Special Resources. The requirements of the RM-1 and RM-5 Districts are that the park area shown on the Tentative Map be-expandedrto^conform toethe'.Rrime Areas Map. This would entail aligning the subject park corridor to the corridor on the Hester develop- ment (CT-73-23) to the North. The developers have partially fulfilled this requirement by align- ing lot 21 (Park dedication) with the Hester park; however, they have failed to provide the necessary physical continuity with the green- belt on the western edge of the site. The RM-4 District requires that a maximum of 25% of the subject property be covered (the criterion for coverage being anything that allows less than 75% penetrability). Of the required uncovered land, 40% must be in one contiguous parcel. The Tentative Map shows approximately 43% coverage. The greenbelt in the central part of the project does qualify as th.e contiguous parcel. The applicant has requested a variance to the requirements of the RM-4 District (see attached letter from Terry Crowther, Pacesetter Homes, dated January 24, 1974). The applicant feels that the variance is justified for the following reasons: 1. The zoning and master plan for the property have already been approved. 2. The density has been reduced from 351 units to 326 units* 3. Both one and two story units have been utilized to maximize open space while maintaining aesthetic variations. -4- 4. The development will preserve and create an open space value which will maintain community identity. N. Parks Ordinance Compliance: The applicant is proposing the dedication of an approximately 2.5 acre park to meet the requirements of the Parks Ordinance. 0. Parking: The applicant is providing a 2-car garage for each of the single family units and one covered and one uncovered parking space for each, 4-plex unit. P. Planning Commission Policies: Complies. IV. DISCUSSION: A. Resource Management District Requirements: In view of the explicit language of the Interim Open Space Zoning Ordinance, Staff feels that th.e variance which the applicant has requested is not justifiable. In the instance of the requirements of the RM-1 and RM-5 Districts, Staff feels that no undue hardship will be placed on the applicant in meeting the full requirements. The applicant had been informed of the need to provide a connective park corridor in order to maximize recreational area for both the Hester and Pacesetter developments prior to the passage of the Interim Open Space Zoning Ordinance. Staff believes that alignment of the Park Corridor is a necessary condition of ap- proval. The matter of compliance with the RM-4 District is more complex. The applicant has two basic alternatives: 1. To meet the requirements of the Open Space Zoning Ordinance, either by variance or compliance; or 2. To suspend consideration of the Specific Plan and Tentative Map in anticipation of a revised Agricultural Overlay Zone. The former alternative does not appear appro- priate, in light of the fact that the variance request is not substantiated and the applicant -5- has declined merits. to comply with the RM-4 require- BEDROOM COUNT Therefore, Staff feels that the Planning Commission's only recourse is to hold the Map and Specific Plan in abeyance matter of RM-4 compliance is Tentative until the resolved.' B. The Specific Plan : The Specific Plan proposes a roughly equal fuimber of four-plex and single family attached units. The four-plex units would be located on the eastern quarter of the site. The units will all have individual yards in addition to common open space; however, a disproportionate amount of the common open space is oriented toward the single family attached units. An onsite recreation building, with pool and tennis courts is to be provided near the central greenbelt area. Some thirteen tot lots are to be interspersed throughout the site. Single Family Two bedroom 0 Three bedroom 116 Fourplex 120 40 Four bedroom 50 0 Totals 166 160 BREAKDOWN OF FLOOR AREAS FOR SINGLE FAMILY UNITS Totals 120 156 50 1 Story ( ( 1 ,419 S.F. Floor Area (4 BR) ( 1,309 S.F. Floor Area (3 BR) 2 Story ( ( 1,761 S.F. Floor Area (3 BR & Den) = 326 50 Units 44 Units 72 Units 166 Units -.6- BREAKDOWN OF FLOOR AREAS FOR FOURPLEX UNITS Each 2 story fourplex structure will contain one each of the following units: 1 ) 1 ,194 S.F. floor area - 2 BR 2) 1 ,248 S.F. floor area - 2 BR 3) 1,030 S.F. floor area - 2 BR 4) 1 ,260 S.F. floor area - 3 BR -7-