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.
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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
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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.
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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
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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
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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
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