HomeMy WebLinkAboutSP 160; Buena Woods #3; Specific Plan (SP)STAFF REPORT
DATE: APRIL 27, 1977
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT v
CASE NO: PUD-8/CT 77-2/SP-160
APPLICANT: KAMAR CONSTRUCTION COMPANY
REQUEST: APPROVAL OF A PLANNED UNIT DEVELOPMENT AND
TRACT MAP TO PROVIDE 130 DWELLING UNITS ON
43.9 ACRES AND DELETION OF AN EXISTING SPECIFIC
PLAN FOR THE SAME AREA.
SECTION I. RECOMMENDATION
Staff recommends APPROVAL of PUD-8, CT 77-2 and SP-160 based on
the following findings and subject to the following conditions:
FINDINGS (PUD-8)
1. The proposed use at the particular location is necessary and
desirable to provide a service or facility which will contribute
to the general well-being of the neighborhood and the community
because:
a) The development will allow the subject property to be
developed to its allowable potential and density.
2. The use will not be detrimental to the health, safety or general
welfare of the persons residing or working in the vicinity or in-
jurious to property or improvements in the vicinity because:
a) The proposed PUD is consistent with the approved Master Plan
for the area; and
b) The proposed PUD will be developed in a manner consistent
with the anticipated future density in the area.
3. The design criteria set forth in Section 21.45.110 and all
minimum development standards set forth in Section 21.45.120
will be met because:
a) The proposed cluster-type of development and open-space
areas will minimize grading and removal of trees.
b) The grouping of units and private streets provides for
usable recreation area, preserves trees and reduces need
for grading.
c) The proposed landscaping program as required by PUD will
retain the existing character of the grove and minimize
the need for extensive irrigation systems.
d) The design of the development will be compatible with
surrounding development which is also developed as in a
PUD manner or apartments.
.1
4. The granting of this permit will not adversely affect and will
be consistent with the General Plan for the City, applicable
specific plans, and the adopted plans of any governmental agency
because:
a) The proposal is consistent with the applicable portions of
the Land Use, Circulation, Parks and Recreation, and Open
Space Elements of the General Plan.
b) The present Specific Plan will be deleted and replaced by
tfiis PUD.
c) No plans of any other governmental agency are affected by
this proposal.
CONDITIONS (PUD-8)
1. The approval is granted for the land described in the application
and any attachments thereto, and as shown on the plans submitted
labeled Exhibits A, dated April 13, 1977, Exhibit B, dated
February 2, 1977, and Exhibit C, dated April 22, 1977. The
location of all roadways, parking areas,landscaping and other
facilities or features shall be located substantially as shown
on Exhibit A unless otherwise provided herein.
2. All conditions shall be appropriately completed and the project
commenced within 18 months from final-City action.
3. In addition to the required details to be shown on the .final
PUD plan, the following shall be included:
a) The units along the east side of Monroe Street shall be set
back a minimum of 30' from the right-of-way and 10' from
the top of a cut bank. An alternative to this condition would
be the installation of a 6' high sound attenuation wall along
the top of bank adjacent to the east side of Monroe Street.
The design of said wall shall be approved by the Planning
Director prior to the issuance of building permits.
b) Proper lot numbers in sequence.
c) No tree symbols
d) A lighter topographic base (Exhibit A of CT 77-2, dated
April 13, 1977, will satisfy this requirement).
e) Approved phasing.
f) Elimination of grading and the words, "To Retain Natural"
within the City park area.
g) The removal of the recreational vehicle storage area shown
on the south side of Hosp Way. This- area shall be relocated
as approved by the Planning Director.
h) Paths through the public and private open space areas as
required by the Parks and Recreation Director.
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i) Fencing and screening plan for the recreational vehicle
storage
j) Garages set back a minimum of 25' from the private drives.
k) All pertinent dimensions.
1) Final plans shall be drawn on 24" X 36" sheets.
4 A detailed landscape and irrigation plan shall be submitted to the Planning
Department and shall be approved by the Parks and Recreation Director for all
graded slopes 5' or greater in height and any other areas required by the City prior
to issuance of a grading permit, or if no grading permit is required/ prior to
issuance of building permits. This plan shall incorporate acceptable drought
resistant plant materials and acceptable water conserving irrigation systems.
All improvements shall be installled prior to final occupancy.
5. Lighting adequate for pedestrian and vehicular safety shall be
provided to the satisfaction of the City Engineer prior to the
issuance of final occupancy.
6. All utilities shall be placed underground. The C.C&R's for this
project shall state that individual, exterior television antennas
are not permitted.
7. One-hour fire-resistive construction shall be utilized, for all
separation walls. A separate utility system shall be provided
for each dwelling unit.
8. All of the applicable mitigation measures as identified in the
Environmental Impact Report (EIR-115 (A) for this project shall
be implemented as follows;
a) The applicant shall provide a letter from the North County
Transit District as to whether or not bus service will
eventually be routed through this development. If bus
service is to be provided, the applicant shall make whatever
on-site improvements are required by the City Engineer.
b) Homes that will be impacted by the expected noise levels
generated by Monroe Street traffic shall be properly
insulated and buffered as required by state and local laws.
Prior to the issuance of building permits, the applicant shall
provide a report from an accoustical engineer suggesting pro-
visions that would protect homes from noise generated by the
expected traffic along Monroe Street when it connects to
Marron Road. The Planning Director may include any of the
provisions that he feels are feasible as conditions of the
building permits.
c) All existing City policies and ordinances for resource con-
servation at time of development shall be utilized in this
project.
d) Only low-volume flush toilets shall be used.
e) Vapor metal and fluorescent lights shall be used wherever
determined feasible by the City Engineer.
f) Any future swimming pools within this project shall be solar
heated. Plans with calcualtions as to the effectiveness
of the system shall be submitted to the Building Director
prior to any building permits.
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W FINDINGS (CT 77-2)
L. The proposed map is consistent with the General Plan because:
a) The Land Use Plan designates the subject site for
Medium-Density Residential (4-10 dwelling units per gross
acre) and Open Space. The subject project will provide
approximately 6 dwelling units per gross acre and open
space areas consistent with the Land Use Plan.
b) Monroe Street shall be further extended as a secondary
arterial as shown in the Circulation Element.
c) Park land shall be dedicated as shown in the Parks and
Recreation Element.
d) Open Space shall be preserved as shown in the Open Space
Element.
e) Refer to finding No. 10 for discussion of the Public
Facilities Element of the General Plan.
2. The design or improvement of the proposed subdivision is con-
sistent with the General Plan because:
a) The project will provide orderly residential development;
and
b) The project will not cause excessive expansion of public
facilities and/or expense to the taxpayer.
3. The site is physically suitable for the type of development
because:
a. The proposed cluster-type of development and open space
areas will minimize grading and removal of trees;
b. The proposed development will not affect any unusual
topographic or geologic features on the site; and
c. No significant natural vegetation exists on the site.
4. The site is physically suitable for the proposed density of
development because:
a) Proposed dwelling units per acre do not exceed the allowable
maximum.
5. The design of the subdivision or the imposed improvements are
not likely to cause substantial environmental damage or sub-
stantially and unavoidably injure fish or wildlife or their
habitat because:
a) All potential environmental impacts have been addressed in a
certified Environmental Impact Report and all pertinent
mitigation measures, suggested in said report, have been
imposed as conditions of approval. Satisfaction of those
conditions will mitigate the potential of any significant
environmental impacts.
.4 .•••'.-.
6. The design of the subdivision or the type of improvements are
not likely to cause serious public health problems because:
a) Conditions of approval will insure the above.
7. The design of the subdivision or the type of improvements will
not conflict with the easements required by the public at large
for access through or use of property within the proposed sub-
division because:
a) Conditions of approval will insure the above.
8. The subdivision will not prohibit reasonable access to public
waterways, rivers, streams, lakes, reservoirs, coastlines or
shorelines because:
a) The subdivision does not front on any of the above.
9. The subject application has complied with the requirements of
the Carlsbad Environmental Protection Ordiance of 1972 because:
a. An Environmental Impact Report has been certified for this
project.
10. The proposed tentative tract map is consistent with applicable
City Public Facilities Policies and Ordinances because:
a) The Planning Commission finds that sewer service is not
available for this development as of the date of this
approval. However, sewer service may be available in
the future. The Planning Commission will by inclusion
of an appropriate condition to this Tentative Subdivision
Map approval, insure that the final map will not be
approved unless the City Council finds that sewer service
is available to serve the project. In addition, the
Planning Commission will add a condition that a note be
placed on the final map providing that building permit
may. not issue for lots in the subdivision unless the
City Engineer determines that sewer service is available.
Since the final map cannot be approved unless sewer
service is available and building cannot occur within
the subdivision unless sewer service remains available,
the Planning Commission is satisfied that the requirements
of the public facilities element of the General Plan
have been met insofar as they apply to this Tentative
Subdivision Map approval.
CONDITIONS (CT 77-2)
1. The approval is granted for the land described in the application
and any attachments thereto and as shown on the plot plan, sub-
mitted labeled Exhibit A, dated April 13, 1977.
2.a) This subdivision is approved on the express condition that
that the final map shall not be approved unless the City
Council finds as of the time of such approval that sewer
service is available to serve the subdivision.
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b) This subdivision is approved upon the express condition
that building permits will not be issued for development
on the subject property unless the City Engineer determines
that sewer facilities are available at the time of application
for such permit and will continue to be available until
time of occupancy. If the City Engineer determines that ' ,
sewer facilities are not applicable, building permits will
not be issued until arrangements satisfactory to the City
Council, can be made to guarantee that all necessary sewer
facilities will be available prior to occupancy. This
condition shall be noted on the final map.
c) This Tentative Subdivision Map shall be subject to any
further approvals as may be necessary in connection with
such plan for the allocation of sewer service among
competing uses as the City Council may adopt. If an
allocation plan is adopted prior to final map approval,
the applicant shall satisfy the requirements of such
plan as a further condition of this Tentative Subdivision
Map approval.
3. Lot #132 shall be dedicated to the City in conjunction with
Unit # 1 Lot #145 shall be dedicated to the City in con-
junction with unit #_4 • The dedication of these lots shall
satisfy all of the requirements of Ordinance #9190.
4. All of the applicable mitigation measures as identified in the
Environmental Impact Report (EIR-115(A) for this report shall
be implemented as follows:
Required with grading permits:
a) During grading and construction, all waste chemicals,
especially lubricants, paints and fuels, shall be properly
contained and transported off the site where they can be
recycled or destroyed.
b) All facilities, such as storm drains, energy dissipators
and desiltation basins, necessary to prevent adverse
impacts from project runoff shall be installed per the
requirements of the City Engineer.
c) Grading shall be limited to the minimum area necessary
to accomplish the development.
d) Clearing operations shall not be initiated in advance .of.
grading.
e) Grading activities shall be coordinated with the local . •
precipitation pattern.
f) Drainage facilities shall be constructed concurrent with
grading activities as required by the City Engineer.
g) Final surface shall be watered and rolled to form a
hardened, compacted cap of soil to minimize dust and
erosion due to surface.
h) Surface shall be graded so as to direct runoff toward
planned drainages and, if possible, away from cut and fill
slopes. •-..-•
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i) Ground cc^|r for slope erosion control shall be planted
and maintained per the requirei«@Rts OT the Earks and
Recreation Director.
j) The applicant and the City, when considering grading and
improvement plans, shall strive to preserve as many mature
eucalyptus trees as possible. Said plans shall show the
location and size of all trees to be removed.
k.) Construction and grading equipment shall only be serviced
and washed at locations adequately equipped to dispose of
wastes.
1) Standard grading practices, such as watering for dust control,
shall be used.
m) Construction activities.shall only take place between
the hours of 7:00 A.M. and 7:00 P.M.
n) Prior to the issuance of a grading permit, the applicant
shall cause to have conducted a systematic posthole test,
production of a surface map, and the preparation of a
report. This work shall be done by a recognized archae-
ological organization to determine if additional steps
are necessary to preserve the archaeological resources of
the site. The organization shall submit a report to the
Planning Director setting forth its findings. Based on
the report's findings, the Planning Director may consider
the imposition of additional conditions deemed necessary
in view of the archaeological report.
Required with improvement plans;
6) Bike lanes and/or paths shall be provided as required by
City Council policy.
p; Hosp Way shall be improved and connected to El Camino Real
prior to, or concurrent with the recordation of Phase #3
of this subdivision.
5. All of the pathways required in the final PUD plan shall
be improved as required by the Parks and Recreation
Director and City Engineer.
6. An open space easement shall be granted to the City for
each of the common open space lots. The open space ease-
ment for lot #131, in the area between lots #120 & 121,
shall provide for public access.
FINDINGS (SP-160 )
1. The proposed Specific Plan Amendment deleting SP-160 entirely is
consistent with all applicable City policies and ordinances
because: -.-.,•
a) The entire development area has been superceded by the
approval of a Planned Unit Development permit (PUD-8) as
provided for in the Carlsbad Municipal Code.
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JbCONDITIONS (SP-160 )
NONE NECESSARY
SECTION II. BACKGROUND
Location and Description of the Property
The 43.9 acres of land lies within the forested area known as Hosp
Grove. The site is directly north of Buena Woods' first phase of
development at the northeast intersection of Elm Avenue and Monroe
Street.
The elevation of the site varies from approximately 200 feet along
the east and west sides of the property down to approximately 50
feet where the Monroe Street extension crosses the northerly property
line. Near the center of the site, there is an eroded arroyo,
sometimes referred to as a natural amphitheater.
Existing Zoning:
Subject Property;
North:
East:
South:
Existing Land Use West:
Subject Property:
North:
East:
South:
West:
History and Related Cases
P-C
P-C
R-A-10,000
P-C
R-l
Vacant eucalyptus grove
Vacant eucalyptus grove
SFR's and water tank
Condo's (Buena Woods)
SFR's
A zone change (ZC-3) from R-A-10,000 to P-C was approved on
March 3, 1970 (Ordinance No. 9250). A Master Plan (MP-1) for
163 acres, encompassing the proposed site, was approved on
March 3, 1970 (Resolution No. 1694) .
A Specific Plan (SP-32) and Tentative Map (CT-72-11) for the first
phase of the Buena Woods development was approved in July, 1972.
This first phase is now built and occupied.
An Environmental Impact Report (EIR-115) covering this area was
certified by the City on May 15, 1973. A Specific Plan (SP-160)
and Tentative Map (CT 74-13) were approved on December 3, 1974.
These earlier actions approved 135 units, in configurations ranging
from a single unit to four attached units, on 43.2 acres. Two
extensions to the tract map have been approved and the current map
will expire on December 3, 1977.
Environmental Impact Information
The proposed project is basically the same as that previously
approved. Only the configuration of the units has been changed
and additional recreational facilities have been provided. The
reason a new EIR is being prepared is to supplement the original
EIR with more specific information and to provide for the new
process (Planned Unit Development) being utilized by the applicant.
The new EIR is to be considered independently of the original EIR
and must be certified prior to consideration of the PUD and tract
map.
General Plan Information
The Land Use Plan Map designates the subject site as Open Space
and Medium Density Residential as shown below:
.9
The proposed development drawn in Land Use Plan Map style, would
look as follows:
cfi
The applicant is providing 22.1 acres of open space, generally as
shown on the Land Use Map. The only questionable area is west of
the Monroe Street extension. The proposal shows 16 units immediately
on the west side of Monroe Street. The General Plan shows open space-
The adopted Master Plan does show units in this area.
The proposal shows 130 units on 12.8 acres of private lot area,
resulting in a net density of 10.2 dwelling units per acre. The
Land Use Map allocates a gross density of 4-10 dwelling units per
acre. By including the proposed street areas of 9 acres, the effective
gross density of the proposal is 6 dwelling units per acre.
The proposed extension of Monroe Street as a secondary arterial is
consistent with the Circulation Element.
The proposed park dedication areas are consistent with the Parks and
Recreation Element and the Open Space Element.
Public Facilities
At this time, all necessary public facilities, including sewer
service, are available to serve the subject project as proposed.
However, sewer facilities may not be available when applications are
made for building permits. If sewer facilities are not available
.10
at the time of building permit application, building permits will
not be issued until arrangements satisfactory to the City Council
can be made to guarantee that all necessary sewer facilities will
be available prior to occupancy.
The site is within the Carlsbad Unified School District. A letter
from the District is on file assuring the City that school physical
facilities will be available concurrent with need for this develop-
ment.
This development is also providing for the dedication of substantial
,acreage for.park purposes. The linear park along the west side of
Monroe will be improved with a path and will eventually provide a
link between Elm Avenue and Buena Vista Lagoon. The arroyo area
'will provide a natural amphitheater for special functions.
Major Planning Considerations
1) Is the request consistent with the General Plan?
2) Does the request meet the intent and purpose and development
standards as provided in Chapter 21.45 of the Carlsbad Municpal
Code?
SECTION III. DISCUSSION
1. Staff feels that the proposed requests are consistent with the
General Plan (see the General Plan section of the background
report). The only question arose in comparing the proposed
development to the Land Use Plan map. The Land Use Plan shows
Open Space along the westerly side of Monroe Street whereas
the proposed development shows a total of 16 dwelling units
immediately adjacent to the westerly, Monroe Street right-of-
way. However, the intent of the General Plan Map is to show
the general outlines of various land use allocations. The
boundaries are not intended to be precise, and a reasonable
transition of uses is not precluded by the plan map boundaries.
The adopted Master Plan and current Specific Plan for the area
does show development on the west side of Monroe Street.
2. Staff considers the proposed project to be in conformance with
the intent and purpose of the Planned Unit Development Ordinance „_
under the following categories of Section 21.45.010:
2) Encourage imaginative and innovational planning of residential
neighborhoods and commercial and industrial areas by offering
a wide variety of dwelling units and building types and site
arrangements with well-integrated community facilities and
services;
4) Permit greater flexibility in design than in possible through
strict application of conventional zoning and subdivision
regulation.
Staff does have concerns about some of the design, features
of the proposal. These concerns and staff's comments are
as follows:
.11
a) Regarding the 16 units on the west side of Monroe Street
and the 3 units on the east side of Hosp Way: The
optimum situation for this type of development would be
to have all of the units within the area bounded by Hosp
Way and Monroe Street. This would afford each of the
future residents easy access to the recreational amenities
without having to cross any major public streets.
Also, the park area on the west side of Monroe
Street and the open space area along the south and
east side of Hosp Way would have a more pleasing
visual impact on travelers along these streets if
the views were not interrupted by dwelling units.
However, the Master Plan and the current Specific
Plan for this development was approved by the City
showing development in these areas.
b) Regarding the units backing up to the easterly right-
of-way of Monroe Stree:
Because of the cut required to improve Monroe Street
through this property and the height of the units
backing up to Monroe Street, and adverse visual
impact on the traveling public along Monroe Street
would occur if the development occured as presently
proposed. Also, the expected future traffic along
Monroe Street would have a significant adverse effect
on the residents of those units. Staff has recommended
a condition that would require the affected units to
be set back 30 feet from the Monroe Street right-of-way
• or allow the setbacks as shown (minimum of approximately
22') if the developer installs a 6' high sound attenuation
wall along the top of bank adjacent to the east side of
Monroe Street.
Also, staff considers the proposed project to be in conformance with
the regulations of the Planned Community Zone set forth in Section
21. 38.. 150 (3) as follows:
The undeveloped portion of the approved Master Plan contains more
than 100 acres. The density and other provisions of the Master .
Plan have been met with this PUD request. If the City Council
determines it necessary for proper development to occur, they
may deny the PUD request and require an amendment to the existing
Master Plan to bring it into accord with the provisions of the
Planned Community Zone.
Staff believes that a PUD is the proper method to develop the
property. A PUD provides for the inovative design necessary in this
area. Also much of the Master Plan area is already developed and an
amended Master Plan would not add significantly to the project.
.12
The following summarizes the development standards in the PUD
Ordinance and how these requirements are met by the proposed plan;
1. Density
allowed: 4-10 du's/acre (MP=140 du's)
Proposed: 6 du's/acre (130 du's proposed)
Yards
allowed (structures):
proposed:
allowed (garages) :
proposed :
10'
10'
25'
20'
mm.
min.
(conditions-of-approval
require 25')
3. Coverage
allowed: No minimum P-C Zone
proposed: 16%
Height
allowed: No maximum in P-C Zone
proposed: 31' max. above grade
Parking
residential
required:
proposed:
325 spaces (195+130 guest spaces)
398 spaces (260 + 138 guest spaces not
including on-street parking)
6. Storage Space
required:
proposed:
7. Refuse Areas
5200 sq.ft.
8000 sq.ft. (2-4000 sq.ft. areas)
Individual-unit trash containers are proposed. Staff feels
this is appropriate because of the individual character of
the units.
8. Screening of Parking Area
Landscape plan requirement will assure fulfillment of this
condition.
9. Usuable Open Space
required:
proposed:
1.2 acres
9.4 acres of common area includes .38 acres
of active recreational area (tennis courts
and cabana) and more than the required 1.2
acres are improved with pedestrian pathways
and view areas.
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10. Open Space (Non-residential)
N/A
11. Landscaping (not tesed for recreation)
Project site is currently plenished with groves of mature
eucalyptus trees. As many trees as possible will remain.
Therefore, a low maintenance landscaping concept will be empha-
sized with erosion control landscaping on manufacturing cut and
fill banks as approved by the required landscape and irrigation
plan.
12. Signs
.Type: Wood Height: 48"
LOG at ion: On.wall at Northeast TT Size: 3'6" X 10' (35 sq.ft)intersection of Monroe St. & Hosp Way.
13. Placement of Buildings
Proposal meets ordinance requirements as follows:
A 10" min. between units.
B 5' min. between accessory structures
C 10' min. between wings of a building.
D All but 2 units are of a 2-unit attached configuration.
E All units along the east side of Monroe Stree are required
to be setback from the R.O.W. a min. of 30" and from the top ••
of a bank a min. of 10"unless an alternative of a sound
attenuation wall is provided.
14. Streets Two-way private drives, no parking either side:
required: 24'
provided: 24'
15. Pedestrian Walkways
Conditions of approval will assure fulfillment of this requirement.
16. Lighting
Conditions of approval will assure fulfillment of this requirement.
17. Utilities
Conditions of approval will assure fulfillment of this requirement.
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18. Building Construction Requirements
Conditions of approval will assure fulfillment of this requirement.
19. Planned Unit Development Lots
Proposal meets ordinance requirements.
Attachments:
Location Map
PUD: Exhibit A, dated 4/13/77
Exhibit B, dated 2/2/77
Exhibit C, dated 4/22/77
CT : Exhibit A, dated 4/13/77
MZ:ar
4/20/77
15
Case
Description of Request: Pop .# CT R^K.
Address or Location of Request:_Bo~p-T>
O/v)
Applicant:
Engr. or Arc
Brief Legal:
OF
_C<^.
&&.
R)R./SfTr(^^
Assessor Book:_
General Pla.n LanciJJs'e Description:
Existing Zone:_
Acres:
Parcel: ?
-M' j
"r
?ff <?'
ict:
No. of Lots:
proposed Zone: P
School Distv __ __
Water Sanitation (Tis*trict:"r
Within Coast Plan Area:CoastPeriiTit
Cn DM 111
City of Carlsbad
Planning Commission
Caso No.
Exhibit No. ..._C--_
- /w*?P~;J* / /&ir
ALU
SCHEDULE OF PROPOSED DWELLINGS
PLAN
A-l
A-2
A-2
B-l
B-2
C-1
C-2
C-1X
D
BUENA WOODS,
CARLSBAD TRACT
BEDROOMS
2
3 ®¥&^
4
3
3
3
3
3
3
UNIT III
NO. 74-13
SQUARE FEET
1470
1842
1847
1904
1688
1770
1658
1594
1510
NO. OF UNITS
33
9
8
2
23
31
15
3
11
R 270 L= 2I3_, v:/597 ± /
HOSP
SPECIFIC PLAN 160 COMPILED FROM DATA OF SAN DIEGO
COUNTY ASSESSOR MAPS: BOOK 156 PAGE 090 PARCELS
36 37 38 & 39 AND DRAWING BY APPLICANT