HomeMy WebLinkAboutSP 31A; Papagayo Development; Specific Plan (SP) (5)TO:
FROM:
REPORT ON:
CASE NO:
APPLICANT:
CITY OF CARLSBAD
PLANNING DEPARTMENT
STAFF REPORT
June 25, 1974
PLANNING COMMISSION
PLANNING DEPARTMENT
CONSIDERATION OF AN AMENDMENT TO A SPECIFIC PLAN
(AMENDING CITY COUNCIL ORDINANCE #9311)
SP-31-A
LARRY HUNTS
3024 5th Avenue
San Diego, CA 92103
REQUEST:
The applicant is requesting an amendment to City Council
Ordinance #9311 to allow the construction of 280 dwelling units
on a 23 acre site located south of Chinquapin Avenue and North
of the Agua Hedionda Lagoon, between the AT & SF railroad and 1-5
II. RECOMMENDATIONS:
Staff recommends approval of the amended Specific Plan for the
following reasons:
(1) The proposed project reflects the intent of the General
Plan for this area.
(2) The proposed project will not be a detriment to surrounding
properties.
Staff recommends that the amended Specific Plan BE APPROVED
subject to the 14 conditions listed below:
(l ) That all information required by City Ordinance 9060,
Chapter 21.30 (Planned Community), be submitted for
Staff review prior to final approval. Information to
include:
(a) a detailed landscape maintenance program
(b) time schedule indicating phases of development and
approximate completion dates for each phase(also to
include information on utilization of Lagoon property.)
(2) Applicant shall be subject to the City of Carlsbad Park
Dedication Ordinance No. 9190. Fees shall be paid in lieu
of dedication and the owner shall provide public access to
the lagoon for bicycles and pedestrians.
3. Landscape and sprinkler plans shall be submitted for review
before construction and prior to occupancy.
•4. Full street improvements shall be constructed over the
southerly 32' of Chinquapin Avenue between 1-5 and the '
A. T. & S.F. Railroad.
5. Street rights of way, adjacent to the property as required
for Street Improvements, shall be dedicated to. the City
free of all liens and encumbrances. .
>'5< All public improvements shall be constructed in accordance
with City of Carlsbad design criteria and shall be subject
to the approval of the City Engineer.
:'7. The water distribution and sewer collection system shall be
dedicated to the City together with the necessary easements
free of liens and encumbrances. Connections to the exist-
ing trunk line through the property shall be made only at
manholes.
8. On-site fire hydrants and fire protection appurtenances
shall be constructed in accordance with Fire Department
requirements.
The interior streets .are proposed to-be private. The
following special conditions'shal1 apply: .
a) Provisions for maintaining the streets, satisfactory
to the City Engineer and City Attorney, shall be pro-
vided prior to issuance of any building permits..
b) The design of all streets shall be approved by the
Public Works Department .and all street construction
shall be inspected by the Public Works Department
and a standard inspection fee paid.
c) All streets shall be designed for a structural
section in accordance with City of Carlsbad Standard
D e s i g n c r i t e r i a .
d) Provision for accomodating pedestrian traffic satis-
factory to the Planning Director and City Engineer
shallbeprovided.
e) Lighting adequate for pedestrian and vehicular safety
and sufficient to minimize police problems shall be
provided. .
f) Where it i^s proposed to reduce street widths by
elimination of curb-side parking, equivalent parking
in addition.to the normal off-street requirement
shall be provided by other means.
g) The City will assume no responsibility for enforce-
ment of traffic control.
10. The intersection of the easterly entrance shall be located
approximately 250' easterly of Jefferson Street, the e.xact
location to be approved by the City Engineer.
11. That Exhibit "A" shall be adopted as a Revised Specific
Plan, any deviation shall be subject to the approval of
the Planning Department.
12. Installation of Street Improvements westerly of Jefferson
Street may be deferred until construction is begun on that
portion of the development west of the existing subdivision.
•jg- Fire retardant materials subject to the approval of the City
Fire Chief shall be utilized wherever applicable.
14.. The applicant shall dedicate to the City of Carlsbad a parcel
of land totalling 3.2 acres along the entire length of the
property fronting on the Agua Hedionda Lagoon prior to final
map approval. The Condominum Homeowners Association shall be
responsible for maintaining this parcel in its natural state
while the Coastal Plan is being prepared.
III. BACKGROUND:
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D,
E,
F,
G.
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I,
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K.
Legal description: Tract 233 of Thum Lands, City of
Carlsbad, according to map 1681 filed with the San Diego
County Recorder.
Location: South of Chinquapin Avenue, North of Agua
Hedionda Lagoon, East of A.T. & S.F. R.R., West of 1-5.
Size: 1,001,800 SF land area (23 acres)
Density: 16.5 DU/acre
Coverage: 25%
Projected Population: 728
E.I.R.; The applicant has submitted an E.I.R. which was
certified by City Council Resolution 2038 on January 2,
1973. The major impacts which Staff addressed were:
(1) Increased traffic congestion;
(2) The transition between single family and the proposed
higher density use;
(3) The effect of eventual dredging activities on the biotic
habitat of the lagoon.
Bedroom Count: All units will be 2 bedroom, although approxi-
mately one third of the units will have dens.
Project Description: The revised Specific Plan reduces the
total number of units from 380 to 280 from the original Specific
Plan. Additionally it reduces the developable acreage by 3.2
acres. The location of structures is the same as in the
original approval with the exception that all portions of the
project south of the sewer easement have been deleted.
Zoning: P-C
Adjacent Zoning:North: R-l-7500
East: L-C (Freeway)
South: P-U
West: RD-M and R-l-7500
General Plan: The adopted General Plan of the City of
Carlsbad shows the property as Medium Density Residential at
22 to 47 dwelling units per acre. The proposed Land Use
Element of the General Plan shows the property as Residential
Medium High Density at 10-16 DU/acre.
M. Coastal Commission Action: The California Coastal Zone
Conservation approved the Papagayo Project on July 18, 1973
subject to the following conditions and modifications:
(1) The development was to be restricted to the area between
the sewer easement line and Chinquapin Avenue.
(2) The applicant would be able to obtain permits for the
area between the sewer easement and lagoon only if the
Coastal Plan, when complete, would so allow.
(3) The applicant would be required to grant in deed the
3.2 acre piece south of the sewer easement to the City
of Carlsbad, with the understanding that it would be
maintained by the Property Owner's Association.
(4) No construction shall occur within 2 months prior to
or during heavy rainfall months (i.e., January and February)
so as to prevent siltation of the lagoon.
The revised Specific Plan is necessary because of these
Coastal Commission requirements. The City Council has
already approved a one year extension for the Tentative Map,
but stipulated that enrevised Specific Plan go through the
public hearing process as a condition of Tentative Map time
extension.
N. Circulation: Because the internal circulation of the project
was disrupted by the Coastal Commission's action, the applicant
has revised the circulation system to provide a looped drive
system for each of the sections on either side of Harbor Street.
There will be no through vehicular access to the separate
sections of the project.
0. Public Facilities Policy: The applicant has obtained a letter
from the Carlsbad Unified School District stating that facilities
will be available concurrent with need.
P. Phasing: The applicant's proposed phasing for the project is
as follows:
Pnase I Start week of June M, 1974 / 50 units
Phase I! Start November 1974 56 units
Phase HI Start February 1975 52 units
Phase IV & V Start May 1975 42 & 30 units
It should be noted that due to the Coastal Commissions
requirement that no grading/construction occur two months
prior to or during the rainy season, ao. construction can
take place on the site from November through February.
TO: THE PLANNING COMMISSION
FROM: THE CITY ATTORNEY
SUBJECT: CONDITION #14— PAPAGAYO SPECIFIC PLAN APPLICATION
The State Coastal Commission has conditioned their permit for the subject project
on the conveyance by the developer of an interest in a 3.2 acre portion of the
subject property to the City of Carlsbad. The parcel to be conveyed is located
in that portion of the specific plan reserved for future development. The
Planning Commission's action recommending approval of this Specific Plan is
subject to the condition that the developer fully comply with the Coastal
Commission requirement in regard to the 3.2 acre parcel as follows:
Prior to City Council consideratio/Tof this plan, the location of the
/ 3.2 acre parcel and the means for its conveyance will be determined
by the City Mananger, after consultations with the developer, the
Planning Director and appropriate members of the Coastal Commission
staff. Said location will then be drawn on and become a part of
said Specific Plan.
The City Manager will cause a condition to be drafted and added to this
recommendation requiring that the developer convey the parcel as indicated
on the map in a manner which he determines to be appropriate, said convey-
ance to be made prior to recordation fo the Final Map for any portion
of the property to be covered by this Specific Plan.
The Planning Commission's recommendation of approval is subject to the "
satisfaction of this condition. If the location and the method of
conveyance cannot be res^pj^Tved to the satifation of the City Manager
prior to City Council consideration "of this plan, the Planning Commis-
sion's recommendation shall be deemed to be one of denial.
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