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HomeMy WebLinkAboutV 01-04; Arroyo Vista; Variance (V) (5)Thc City of Carlsbad Planning Departiltent P.C. AGENDA OF: October 17,2001 A REPORT TO THE PLANNING COMMISSION Application complete date: June 25,2001 Project Planner: Christer Westman Project Engineer: Jeremy Riddle SUBJECT: SDP 01-06/PUD 90-04tA) - ARROYO VISTA - A Site Development Plan to approve floor plans and elevations for 155 single-family residential homes on approved lots that are a minimum 7,500 square feet; proposed fence design and location; RV storage area design; and, a Minor Amendment to the project’s Planned Unit Development to allow reduced fiont yard setbacks on the 61.17 acre site generally located east of Rancho Santa Fe Road and north of Calle Acervo in Local Facilities Management Zone 1 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5060 and 5061 APPROVING a Site Development Plan and a Minor Planned Unit Development Amendment. 11. INTRODUCTION This application is for the delayed architectural review of single-family homes to be located within “Arroyo Vista,” Units 2 & 3 of the Shelley Tract Map (CT 90-03/HDP 90-1 1PUD 90- 04/SUP 90-04). The Site Development Plan application is only for the review of the building elevations and floor plans, entry monumentation, RV storage area design and fence design and placement. A minor amendment to the project’s Planned Unit Development is proposed to allow for 10 to 20 foot front yard setbacks with a 15-foot average. Minor amendments to a PUD may be approved by the Planning Commission and made part of the original City Council approval. The proposed project complies with the requirements of the Zoning Ordinance and staff recommends that the requests be approved. 111. PROJECT DESCRIPTION AND BACKGROUND On December 15, 1998, the Shelley Tract was approved by City Council with a condition that a Site Development Plan be approved by the Planning Commission prior to the issuance of building permits for product design and siting, entry monumentation, and fence design and placement. The “Arroyo Vista” portion of the Shelley Tract Map (Units 2 & 3) consists of 155 single-family residential lots on a 61.17 acres located east of Rancho Santa Fe Road and north of Calle Acervo. Lots within this project have a minimum area of 7,500 square feet. The Final Map and grading plans have been approved for the Shelley project and the site is currently being graded. In addition to the Site Development Plan application, the applicant has requested a minor amendment to the project’s Planned Unit Development to allow for 10 to 20 foot front yard setbacks with a 15-foot average pursuant to Section 21.45.090 of the Planned Development SDP 01-06PUD 90-04(A, - ARROYO VISTA October 17,2001 Page 2 h Ordinance. The proposed front yard setbacks are allowed by Section 21.45.090 of the Planned Development Ordinance. A minor amendment to the project’s Planned Unit Development is necessary because the proposed fkont yard setbacks were not reviewed for this project at the time the Planned Unit Development was approved for the Shelley Tract Map. As shown on the exhibits, the applicant is proposing six different floor plans ranging in size from 2,440 to 3,998 square feet. The project consists of four different architectural styles, which include Spanish Colonial, French Country, Traditional and Italianate. Plan 1 is a single story plan, while Plans 2-6 are two story units. All plans provide two covered garage spaces and allow for an optional third covered garage space as either a tandem space or an offset one-car garage. The RV storage area provides twenty-one parking spaces 10-12 feet wide and varying from 20 to 35 feet deep. A total of 4,880 square feet is required for all 4 units of the Shelly Tract Map. The design provides 5,040 square feet of storage area within a secure and screened area. IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project’s consistency with the Residential Low-Medium Density (RLM) General Plan Land Use Desig- nation, the Planned Development Ordinance, and the approved Shelley Tract Map (CT 90-03). The following analysis section discusses compliance with the General Plan, Planned Development Ordinance and a brief description of architecture. A. GENERALPLAN The General Plan designation for the project site is Residential Low-Medium (RLM) Density. The surrounding properties cany the RLM and Residential Low (RL) Density General Plan designations. The RLM designation allows single-family residential development at a range of 0-4 dwelling units per acre (ddac). The RLM range has a Growth Control Point of 3.2 ddac. The density of this project is 2.86 ddac. An objective of the General Plan is to achieve a variety of safe, attractive housing in all economic ranges throughout the City. The project is not proposed with “affordable” housing units onsite. As conditioned by the Shelley Tract Map (CT 90-03; Planning Commission Resolution No. 4350), satisfaction of the project’s fair share of affordable housing will be in the form of payment of an inclusionary housing impact fee assessed on each individual residential lot. This fee is paid at the time of building permit issuance. The project qualifies for the payment of a fee in lieu of onsite construction because the Shelley Tract Map (CT 90-03) application was deemed complete prior to the adoption of the Inclusionary Housing Ordinance. B. PLANNED DEVELOPMENT ORDINANCE/PUD 90-04(A) A Planned Unit Development (PUD 90-04) was approved for the Shelley Tract Map (CT 90-03) by City Council on December 15, 1998. The PUD was approved to allow the project to be subdivided into lots less than 10,000 square feet in return for an increase in open space. In addition, the lot layout, along with the street system, open space lot and RV lot locations, were approved by the Shelley Tract Map and Planned Development. However, architectural design was not reviewed at the time the Tract Map and Planned Unit Development were approved. SDP 01-06lPUD 90-04(A, -- ARROYO VISTA October 17,2001 Page 3 Standard Density Instead, the Planned Unit Development was approved with the condition that the Planning Commission approve a Site Development Plan prior to the issuance of building permits for the project. Requirement Maximum of 173 single-family detached units The applicant is requesting a minor amendment to the approved Planned Unit Development. This amendment would allow for 10 to 20 foot fkont yard setbacks with a 15-foot average pursuant to Section 21.45.090 of the Planned Development Ordinance. Reduced front yard setbacks are allowed by Section 21.45.090 of the Planned Development Ordinance. A minor amendment to the project's Planned Unit Development is necessary because the proposed front yard setbacks were not reviewed for this project at the time the Planned Unit Development was approved for the Shelley Tract Map. The project with the proposed amendment still meets all applicable requirements of the Planned Development Ordinance as demonstrated in Table 1 below: Product T ype Lot Size Table 1 : Planned Development Ordinance Single-family Detached Minimum of 10,000 sq. ft. per R- 1-1 0,000 3,500 sq. ft. allowed by PUD Lot Coverage RV Storage Resident Parking Guest Parking Storage Space Maximum 40% lot coverage 3,100 sq. ft. (20 sq. ft./unit) 2 full-sized covered spaces per/du 42 spaces Approximately 290 street 392 cu. ft./du Provided within 40% maximum 5,040 sq. ft. combined with units 1 and 4 2-3 full sized covered spaces per unit parking spaces Setbacks: Major Arterial 40 feet Front Yard 10' minimum with a 15' average Recreation Open Compliance individual garages 825+ sq. ft. per unit 200 sq. ft. per dwelling (31,000 sq. ft.) 155.units at 2.86 ddnet ac Space Street Widths Single-family Detached 7,500 sq. ft. minimum (estimated) 40 feet curb to curb 36 feet curb to curb 7,500 -32,278 sq. ft. 55+ feet 10' min. with 15' average 10+ feet minimum 27.0' maximum n SDP 01-06PUD 90-04(A) - ARROYO VISTA October 17,2001 Page 4 City Administration Library . Waste Water Treatment C. ARCHITECTURE 538.89 sq. ft. Yes 287.41 sq. ft. Yes 155 EDU Yes The proposed floor plans and elevations are in compliance with all applicable requirements of the R-1 Zone and Planned Development Ordinance. This project is not subject to the requirements of the Small Lot Architectural Guidelines that were in effect when the project was deemed complete because all of the lots are 7,500 square feet or larger. Parks Drainage D. GROWTH MANAGEMENT 1.08 acre Yes Encinitas Creek Basin Yes The project was previously analyzed for compliance with the adopted Local Facilities Management Plan for Zone 11 as the Shelley tract map. Compliance was analyzed with respect to density and adequacy of public facilities. There are no outstanding public facilities issues. A summary of the impacts to public facilities for this portion of the Shelley tract map (CT 90-03) follows: Circulation Fire Open Space Sewer Collection System Schools I STANDARD I IMPACTS I COMPLIANCE 1550 ADT Yes StationNo. 6 Yes 13.77 Yes 155 EDU Yes 53 elementnry/l9 Jr.Higd43High School Yes I Water I 34,100 GPD I Yes I The Residential Low-Medium (RLM) growth control point of 3.2 ddac would allow 173 single- family dwellings. This portion of the Shelley tract map was approved 18 units below the growth control point allowance of 173 dwellings. V. ENVIRONMENTAL REVIEW An EIR (EIR 90-06) was completed for the Shelley Tract Map and circulated for public comment in 1993. The project was changed when approximately 10 acres were sold to the Encinitas Union School District to build Olivenhain Pioneer Elementary School. Therefore, the EIR was updated and re-circulated for public comment. The environmental issues identified in the re-circulated EIR were land useAoca1 facility management plan, cultural resources, noise, traffic and circulation, biological resources, hydrology, water quality, aestheticshisual quality, air quality, geology and soils. The initial study (EIA-Part 11) prepared in conjunction with this project determined that the project is consistent and within the scope of the EIR 90-06. It can be seen with certainty that these subsequent discretionary actions will not have a significant effect on the environment and is therefore not subject to additional CEQA review. r- SDP 01 -06PUD 90-04(A) - ARROYO VISTA October 17,2001 Page 5 ATTACHMENTS: 1. 2. 3. Location Map 4. Disclosure Statement 5. Background Data Sheet 6. 8. 7. Planning Commission Resolution No. 5060 (SDP) Planning Commission Resolution No. 5061 (PUD) Local Facilities Impact Assessment Form Planning Commission Resolution No. 4352 Exhibits “AI” - “A75” dated October 17,2001 cw:cs:mh ARROYO VISTA . SDP OI-O6/PUD 90=04(A) DISCLOSURE STATEMENT Applicant’s statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as “Any individual, firm, co-partnership, joint venture, association, social club, hternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit.” Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant’s agent) Provide the COMPLETE, LEGAL names and addresses of persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO APPLICABLE (N/A) IN THE SPACE BELOW If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part Continental Residential, Inc. Title Title Address INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- Address 2237 Faraday Ave., 92008 2. OWNER (Not the owner’s agent) Provide the COMPLETE, LEGAL names and addresses of persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part Continental Residential, Inc. Title Title Address Address 2237 Faraday Ave., 92008 1635 Faraday Avenue 0 Carlsbad, CA 92008-7314 (760) 602-4600 FAX (760) 602-8559 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust Non ProfidTrust Title Title Address Address 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (1 2) months? 0 Yes NO If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. :/UlOl Signature of owner/da\e 6 - b.M.fih&b/ IhwA&br h.w yM14cw Print or type name of owner Print or type name of applicant Signature of owner/applicant’s agent if applicable/date Print or type name of owner/applicant’s agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 Continental Residential, Inc. is a subsidiary of D.R. Horton a publicly owned company, stock of D.R. Horton is the only individual owning more than 10% of the shares. Donald R. Horton the Chairman who owns 12% of the bnald R. Horton Chairman 1901 Ascension Blvd. Suite 100 Arlington, TX 76006 BACKGROUND DATA SHEET CASE NO: SDP 0 1 -06/PUD 90-04(A) CASE NAME: Arroyo Vista APPLICANT: Continental Residential. Inc. REQUEST AND LOCATION: A Site Development Plan to approve floor plans and elevations for 155 single-family residential homes on approved lots (minimum 7.500 square feet), to approve the fence design and location and RV storage - area design and a Minor Amendment to the proiect’s Planned Unit Development Permit to allow for 10 to 20 foot front yard setbacks with a 15 foot average pursuant to Section 21.45.090 of the Planned Development Ordinance on the 61.17 acre Arroyo Vista site (Units 2 & 3 of Shelley Final Map 14196 - See CT 90-03). LEGALDESCRIPTION: A portion of Lots 13 and 14 of the subdivision of Rancho Las Encinitas, all in the Citv of Carlsbad, County of San Diego, State of California according to map thereof No. 848, filed in the Office of the County Recorder of San Diego Countv. APN: 264-0 10-42 Acres: 61.17 Proposed No. of LotsRJnits: 155 units GENERAL PLAN AND ZONING Land Use Designation: Residential Low-Medium (RLM) & Open Space (OS) Density Allowed: 0-4 ddac Existing Zone: RL-M & OS Surrounding Zoning, General Plan and Land Use: Density Proposed: 2.86 ddac Proposed Zone: RL-M & OS Zoning General Plan Site R- 1 - 10000 RLM North R- 1 - 10000 RLM & OS South RR2 (Encinitas) Residential East R-1-25000 & OS RL&OS West R-1-10 & R3 (Encinitas) RLM, OS Current Land Use Vacant ~~~ Vacant Single-family homes Single-family & OS Single-family & vacant PUBLIC FACILITIES School District: Encinitas Union ElementandSan Dieguito Union High School Water District: Olivehain Municipal Sewer District: Olivehain Municipal Equivalent Dwelling Units (Sewer Capacity): 155 ENVIRONMENTAL IMPACT ASSESSMENT 0 Negative Declaration, issued 0 Certified Environmental Impact Report, dated Other, Exempt: Section 1 506 1 (b)(3) CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: ARROYO VISTA SDP 01-06PUD 90-04tA) LOCAL FACILITY MANAGEMENT ZONE: 11 GENERAL PLAN: RLM ZONING: R- 1 - 10.000 DEVELOPER’S NAME: Continental Homes ADDRESS: 2237 Faraday Avenue Suite 100 Carlsbad CA 92008 QUANTITY OF LAND USEDEVELOPMENT (AC., SQ. FT., DU): 155 single family PHONE NO.: 760-931-1980 ASSESSOR’S PARCEL NO.: N/A A. B. C. D. E. F. G. H. I. J. K. L. City Administrative Facilities: Demand in Square Footage = 538.89 Library: Demand in Square Footage = 287.41 Wastewater Treatment Capacity (Calculate with J. Sewer) 155 EDU Park: Demand in Acreage = 1 .os Drainage : Demand in CFS = NIA Circulation: Demand in ADT = 1550 Fire: Served by Fire Station No. = 6 Open Space: Acreage Provided = NIA Schools: NIA Sewer: Demands in EDU 155 Water: Demand in GPD = 34,100 The project is 18 units below the Growth Management Dwelling unit allowance.