HomeMy WebLinkAboutSP 31A; Papagayo Development; Specific Plan (SP)CITY OF CARLSBAD
PLANNING DEPARTMENT
STAFF REPORT
July 12, 1974
TO:
FROM:
SUBJECT:
CASE NO:
APPLICANT:
CITY MANAGER
DONALD A. AGATEP, PLANNING DIRECTOR
DEPARTMENT STAFF REPORT FOR REVISED SPECIFIC PLAN
(PAPAGAYO)
SP 31-A
LARRY HUNTS
REQUEST:
The applicant is requesting
Specific Plan (SP-31) which
9311 on June 20, 1972.
an amendment to
was approved by
the original
City Council
Papagayo
Ordinance
The request was a result of the California Coastal Zone Conservation
Commission action which limited development on the project site to
approximately 14 acres north of the sewer line easement. The sewer
line easement bisecting the property is the northerly boundary of
an area on which the Coastal Zone Commission did not grant a develop-
mental permit. As part of the Coastal Commission action, a condition
was added which required granting a 3.2 acre open space easement .to
the public.
The applicants original Tentative Map approval (CT 72-13) was to
expire in April, 1974. The applicant requested a one year extension
of the Tentative Map. The Staff reported to the City Council that
the Tentative Map extension request was not completely valid for the
following reasons:
(1)The original
on the basis
entirety and
amenities in
development.
Specific Plan and Tentative Map were approved
that the project would be developed in it's
that Lagoon frontage amenities and other
the project were necessary to insure good
(2)Coastal Zone actions which prohibited development south of
the sewer line easement in essence negated the project
design by eliminating the major amenities even though the
Coastal Commission indicated that development could occur
some time in the future provided it conformed to the Coastal
Zone Plan which is to be presented in 1976.
(3) If the applicant was to revise his Tentative Map it was
desirable to concurrently reassess the applicability of
the Specific Plan without the major amenities.
The Council was presented with three options:
a) Require the Developer to submit a new Tentative Map and
new Specific Plan for only that portion of the property
approved by the Coastal Commission.
b) To approve Tentative Map extension provided the Specific
Plan was revised indicating the area South of the sewer
line as not a part.
c) Approve the Tentative Hap extension without-.•recognition
of the Coastal Zone actions since the Tentative Map had
been approved in the past.
The Council elected to approve the Tentative Map extension with the
condition that a revised Specific Plan eliminating the area South of
the sewer line was approved by the Planning Commission and City Council
f he--appl icant has filed a Specific Plan Revision and has been heard
by the Planning Commission. The Planning Commission is recommending
that the proposed Specific Plan Revision BE DENTED for the following
reasons:
(1) The amendment differed substantially from the original
Specific Plan (SP-31).
,,, (2) There are no assurances that the original Specific Plan:> can be developed at such time that the State Coastal
Commission has adopted the Coastal Plan.
(3) The proposed Specific Plan does not provide adequate public
access to the proposed Open Space Easement.
(4) The project would cause traffic congestion.
Therefore, the applicant's request for a revised Specific Plan for
Papagayo is properly before the City Council at this time.
RECOMMENDATIONS:
If the Council approves the requested Specific P,lan Revision, the
matter must be returned to the Planning Commission for review and
report pursuant to Ordinance.
If the Council approves the Specific Plan as revised, approval should
be granted subject to the following conditions:
(1) 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:
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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) The applicant shall be subject to the City of Carlsbad Park
Dedication Ordinance #9190. Fees-in-lieu of dedications
shall be paid prior to the approval of the final map.
(3) The applicant shall provide a legal description for the
public access easement, to be not less than 20 feet wide,
from the end of Harbor Drive to the area proposed for
Open Space Dedication. The public access shall be provided
in a manner shown on Exhibit A, the amended Specific Plan,
dated July 1, 1974. The proposed public access shall be
improved in a manner acceptable to the Planning Director and
shall provide access for bicycles as well as pedestrians.
(4) Landscape and sprinkler plans shall be submitted for review
before construction and prior to occupancy.
(5) Full street improvements shall be constructed over the
Southerly 32 feet of Chinquapin Avenue between 1-5 and
the A.T. & S.F. Railroad.
(6) 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.
(7) 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.
(8) 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 existing
trunk line through the property shall be made only at man-
hoi es.
(9) On-site fire hydrants and fire protection appurtenances
shall be constructed in accordance with Fire Department
requi rements.
(10) The interior streets are proposed to be private. The
following special conditions shall apply:
a) Provisions for maintaining the streets, satisfactory
to the City Engineer and City Attorney, shall be
provided prior to issuance of any building permits.
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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 Design
Criteria.
d) Provision for accomodating pedestrian traffic satis-
factory to the Planning Director and City Engineer
shall be provided.
e) Lighting adequate for pedestrian and vehicular safety
and sufficient to minimize police problems shall be
provided,
•^7
f) Where it is 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 .
(11) The intersection of the easterly entrance shall be located
approximately 250' easterly of Jefferson Street, the exact
location to be approved by the City Engineer.
(12) The Exhibit A, Revised July 1, 1974, shall be adopted as
a Specific Plan, any deviation shall be subject to the
approval of the Planning Department.
(13) 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.
(14) Fire retardant materials subject to the approval of the City
Fire Chief shall be utilized wherever applicable.
(15) Prior to City Council consideration of this plan, the
location of the 3.2 acre parcel and the means for its
conveyance will be determined by the City Manager, 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 conveyance to be made
prior to the approval of the final map for any portion of
the property to be covered by this Specific Plan.
-4-
The City Council's recommendation of approval is
subject to the satisfaction of this condition. If the
location and the method of conveyance cannot be resolved
to the satisfaction of the City Manager prior to
City Council consideration of the final map, the City
Council's recommendation shall be deemed to be one of denial
(15) The applicant shall rezone all areas shown as greenbelt/
open space or to 0-S (Open Space) Zone prior to final
map approval.
(17) Phasing of the proposed development shall occur in the
following manner:
PHASE I:
PHASE II:
PHASE III
PHASE IV:
PHASE V:
BACKGROUND:
50 Units, expected completion, December, 1974.
56 Units, expected completion, March, 1975.
52 Units, expected completion, May, 1975.
42 Units, expected completion, September,1975.
30 Units, expected completion, September, 1975.
A
C
D
E,
F,
G,
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: 10 DU/acre (including land excluded from develop-
ment .).
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.
-5-
H. Bedroom Count: All units will be 2 bedroom, although
approximately one third of the units will have dens.
I. Project Description: The revised Specific Plan reduces
the total number of units from 380 to 230 from the
original Specific Plan. Additionally it reduces the
developable acreage by 3.2 acres. The location of struct-
ures 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.
The Open Space Easement shown on Exhibit A is 3.2 acres of
land which has been identified by legal description and
required by the Coastal Commission. The 3.2 acres only
is a part of the condition of approval for the area to
be developed North of the sewer line. At such time as
additional approvals may be given by the Coastal Commission
for development south of the sewer line, it is anticipated
that additional Open Space requirements will be required.
The public, access as shown on Exhibit A, Revised July 1,
1974, is essentially the same access location provided in
the Specific Plan adopted in June, 1972.
J. Zoning: P-C
K. Adjacent Zoning: North: R-l-7500
East: L-C (Freeway)
South: P-U
West: RD-M and R-l-7500
L. 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 arid 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
-6-
p.
tio construe ion s n:; c u r w 11 h i n 2
months {i.e.or during heavy rainfall
so as to prevent si 1 tation of the lagoon.
months prior to
January and February
Plan is n e c e s s a ry of thesei n e r e v'
Coastal' Corn mi ssi on re-c;u vr-emen'i. s . i ne ^ ; !_y ^uun c > i nc:5
already approved a one year extension for the Tentative Map,
but stipulated that a'.revised Specific Plan go through the
public hearing process as a condition of tentative Map time
extension.. . . .
ft- 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 separata
sections of the project. , .
0. Public Facilities Policy: The.applicant-has obtained .a letter
from the Carlsbad Unified School District stating that facilitie
will be available concurrent with need.
Phasing: The appl icants
"as~fol lows: • . ....
- proposed phasing for the project is
Phase i
Phase !]
Phase HI
Phase !V & V
Start v/eek of June 17, 1574
Start- November 1974 .
Start February 1975
Start- May 1975 •
50 units
56 unifs
52 units
42 & 30
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, no, construction can
take olace on the site from November through February,
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Joel C. Hughes
3690 Highland Drive
Carlsbad, CA 92008
July 15, 197 ^
Carlsbad City Council
Carlsbad, CA 92008
Gentlemen:
This letter is to express my hope that you grant Larry
Hunts* "Papagayo" project the approval to be developed.
I am a fairly long-time resident of Carlsbad and a
Carlsbad property owner and taxpayer, and I strongly
feel that this excellent project will add much to the
desirability of Carlsbad as a place to live. Not only
does it have excellent land use and open area, but Mr.
Hunts* dwelling-unit design is excellent. I would much
rather see an attractive residential area, than the
existing weed covered hillside and the old shells of
houses now visible. Also, I feel very strongly the
property owners should have the right to utilize their
land to its highest and best use, and np;!^ be forced to
merely pay taxes and not be able to use it. In closing,
I feel that besides being an attractive addition to our
city of Carlsbad, it will bring in substantially more
tax reserves than the bare land. I wish to state, even
though I have no vested interest in Mr. Hunts* project,
that you gentlemen on the City Council will recognize
the merits of the project by voting "aye".
Sincerely
Joel C. Hughes
^L/^-^-
£>/Vx7—i~^®-^-G—1—
<*7^0&^J2o
July 15, 1974
Carlsbad City Council
Carlsbad, CA 92008
Gentlemen:
SUBJ: Papagayo-By-The-Sea Project, personal evaluation of
I am submitting this letter to the City Council in lieu of an
oral presentation at the Council meeting Tuesday July 16th.
I would have preferred making my statements at that time, however,
the birth of my second son today will prevent my appearing in
person.
I live at the south end of Harbor Drive, Carlsbad, and am therefore
concerned about any decisions affecting the property immediately
adjacent to my own. For this reason, I am submitting this opinion
for your attention and consideration.
I have taken the time and trouble to visit the offices of Larry
Hunts in San Diego to have my many questions answered. I have
viewed detailed architectural drawings, landscaping plans, and
all graphics of the proposed development. Based on the following
information, I have come to my own decision:
1. The 230 units will sell at between $46,000
and $100,000 apiece;
2. Expected revenues to the school district alone
are estimated at $300,000 annually;
3. Initial payments from permit activities has
amounted to about $20,000 for the school district;
PAPAGAYO - cont'd
p. 2
4. With selling prices greater than $46,000,
the influx of schoolchildren should
be minimal;
5. Proposed (and approved) landscaping and the
physical location of proposed units reasonably
ensures that I will maintain my privacy;
6. Public access has been assured to the
Agua Hedionda Lagoon;
7. Adjacent property values will not
depreciate with this development;
8. Although 2-1/2 cars is the average number
per family nationwide, the development has
planned for 2-3/4 cars/family: a portion
of which has been designed as "underground
parking";
9. and, the proposed improvements to Chinquapin, plus
the Jefferson intersection traffic signal,
with NO SPECIAL ASSESSMENTS to homeowners, can
only be considered assets.
As an involved homeowner, therefore, my position is one of non-
opposition to the project with feelings that it will in no way
take away from the local charms of Carlsbad and can only prove
to be beneficial to the neighborhood.
Sincerely,
Bruce M. Johnston
4170 Harbor Drive
Carlsbad, CA 92008
cc: Mr. Larry Hunts
MEMORANDUM
July 15, 1974
TO: Lewis Chase, Councilman
FROM'Donald A. Agatep, Planning Director
SUBJECT: Action Taken on Papagayo Project
The attached resolutions, ordinances and minutes for Papagayo reflects the
Planning Commission and City Council approval, from the date it was originally
heard in 1972 to the present time.
PLANNING COMMISSION ACTION
Tentative Map
Approved December 12, 1972
Vote 4-1
2 Absent
Change of Zone and Specific Plan
Adopted May 9, 1972
Vote 4-1
2 Absent
.Specific Plan Amendment
Adopted June 25, 1974
Denied 5-0 Vote
2 Absent
Minutes - June 25, 1974 Mtg.
CITY COUNCIL ACTION
Change of Zone and Specific Plan
Adopted July 5, 1972
Vote 3-1 (Lewis)
1 Abstained (Chase)
E.I.R. '& Tentative Map
Adopted January 2, 1973
Vote 3-1
1 Absent
Aye (Chase)
CHy Council Minutes
Minutes of June 7, 197211 January 20, 1972
" January 2, 1973
" April 16, 1974
PAPAGAYO
Councilman Chase moved that the Appeal be granted and returned to the Planning
Commission for review and report. Also that the Planning Commission review
the Conditions in connection with this project.
City Council Meeting: July 16, 1974