HomeMy WebLinkAboutV 01-05; Tiburon Unit 4; Variance (V) (5)1 lLe City of Carlsbad Planning Depamlzent
P.C. AGENDA OF: October 17,2001
A REPORT TO THE PLANNING COMMISSION
Application complete date: August 13,2001
hoject Planner: Christer Westman
Project Engineer: Jeremy Riddle
SUBJECT: SDP 01-07/PUD 90-04(B) - TIBURON - A Site Development Plan to approve
floor plans and elevations for 63 single-family residential homes on approved lots
that are a minimum 7,500 square feet; the proposed entry monumentation, fence
design and location; a Minor Amendment to the project’s Planned Unit
Development Permit to allow for reduced front yard setbacks; and, to change the
project’s internal streets from public streets to gated private streets on the 33.27
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. 5062 and 5063
APPROVING a Site Development Plan and a Minor Planned Unit Development Permit
Amendment.
11. INTRODUCTION
This application is for the delayed architectural review of single-family homes to be located
within “Tiburon,” Unit 4 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, 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 and to change the project’s internal streets from public streets to gated
private streets. 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 Map (CT 90-03/HDP 90-1 1PUD 90-04/SUP 90-04)
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 “Tiburon” portion of the Shelley
Tract Map (Unit 4) consists of 63 single-family residential lots on 33.27 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.
SDP 01-07PUD 90-04(Bl- TIBURON
October 17,2001
Page 2
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 fiont yard
setbacks with a 15-foot average pursuant to Section 21.45.090 of the Planned Development
Ordinance and to change the project’s internal streets fiom public streets to gated private streets.
The proposed front yard setbacks are allowed by Section 21.45.090 of the Planned Development
Ordinance. Review of the setbacks is necessary because the proposed fiont 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 Exhibits “A” - “U”, the applicant is proposing four different floor plans ranging in
size fiom 3,353 to 4,416 square feet. The project consists of three different architectural styles,
which include Spanish Colonial, French Country and East Coast Traditional. All of the proposed
floor plans are two story units. Plans 1-3 provide three covered garage spaces in a variety of
driveway configurations and Plan 4 provides four covered garages space through a two-in-a-row
garage door (with two tandem garage spaces).
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
Designation, 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 the architecture.
A. GENERALPLAN
The General Plan designation for the project site is Residential Low-Medium (RLM) Density.
The surrounding properties carry 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 du/ac.
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 90-0403)
A Planned Unit Development (PUD 90-04) was approved for the Shelley Tract Map (CT 90-06)
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, the street system, open space lot and RV lot locations, were approved by
the Shelley Tract Map and Planned Unit Development. However, architectural design was not
-
SDP 01-07lPUD 90-04(B, - TIBURON
October 17,2001
Pane 3
Standard Requirement Compliance
Density
Product Tme Single-family Detached Single-family Detached ' Lot Size
Maximum of 70 single-family detached units
Minimum of 10,000 sq. ft. per R-1-10,000
3,500 sq. ft. allowed by PUD
63 units at 2.86 ddnet ac
733 1
reviewed at the time the Tract Map and Plann-d Unit Development were appro red. Instead, the
Planned Unit Development was approved with the condition that the Planning Commission
approve a Site Development Plan to review architecture prior to the issuance of building permits
for the project.
Setbacks: , Major Arterial 40 feet 55+ feet 1 Front Yard 10' minimum with a 15' average 10' min. with 15' average
Side Yard Minimum 10' building separation 10+ feet minimum
Building Height Building Height: 30' maximum 26.8' maximum
Lot Coverage Maximum 40% lot coverage 40% maximum
RV Storage
Resident Parking
Guest Parking 19 spaces Approximately 105 street
Storage Space 392 cu. ft./du Provided within
1,260 sq. ft. (20 sq. ft./unit)
2 full-sized covered spaces per/du (310 spaces)
5,040 sq. ft. combined
with units 1,2, and 3
3-4 full sized covered
spaces per unit
parking spaces
The applicant is requesting a minor amendment to the approved Planned Unit Development.
This amendment would 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, and would allow the
project's internal streets to be gated private streets. Private gated streets are contingent on City
Council approval of a street vacation. Reduced front yard setbacks are allowed by Section
21.45.090 of the Planned Development Ordinance. Review of the setbacks is necessary because
the proposed fi-ont yard setbacks were not part of this project at the time the Planned Unit
Development was approved for the Shelley Tract Map. The project with the proposed Planned
Unit Development Amendment still meets all applicable requirements of the Planned
Development Ordinance as demonstrated in Table 1 below:
Recreation Open
Table 1 : Planned DeveloDment Ordinance
individual garages
825+ sq. ft. per unit 200 sq. ft. per dwelling (3 1,000 sq. ft.)
Space
Street Widths
(estimated)
40 feet curb to curb 36 feet curb to curb
SDP 01-07/PUD 90-04(B, - TIBURON
October 17,2001
Page 4
STANDARD
City Administration
Library
C. ARCHITECTURE
IMPACTS COMPLIANCE
219.03 sq. ft. Yes
116.82sq. ft. Yes
The floor plans and elevations for Tiburon were developed under the existing ordinance and
policy requirements. 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 because all of the lots
are 7,500 square feet or larger.
Waste Water Treatment
Parks
During review of the original subdivision (CT 90-03), property owners adjacent to the north
requested that the applicant consider single story development within “Tiburon” in order to
preserve views to the south. The discussion was deferred by the Planning Commission until
review of the Site Development Plan.
63 EDU Yes
0.44 acre Yes
The City does not currently have policies or an ordinance which requires new development to
preserve the views of existing development. Regardless, if view preservation were to be
considered in this case, it could only reasonably be considered from the second stories of the
existing development. This is because the pad differences range fiom 6 to 12 feet lower on the
side of the Tiburon development. Building heights in Tiburon would need to be limited to an
approximate average maximum height of 18 feet. The application proposes all two story homes
with heights between 24 and 27 feet. The maximum height allowed in an R-1 zone is 30 feet.
Drainage
Circulation
Staff has not pursued inclusion of single story homes in this Site Development Plan because,
other than reduced front yard setbacks, the project complies with standard R-1 development
standards of lots greater than 7,500 square feet, side yard building setbacks of 10% of the lot
width, building heights no greater than 30 feet, and additionally the project is not a ridgeline
development which would have a public right-of-way visual benefit from staggering single-story
and two-story development.
Encinitas Creek Basin Yes
630 ADT Yes
D. GROWTH MANAGEMENT
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 Shelly tract map (CT 90-03)
follows.
GROWTH MANAGEMENT COMPLIANCE
Fire
Open Space
Station No. 6 Yes
8.53 Yes
n
SDP 01-07RUD 90-04(B) - TIBURON
October 17,2001
Page - 5
Schools
Sewer Collection Svstem
33 elementrry/l2 Jr.Highl27High School Yes
63 EDU Yes I Water 113,860GPD I Yes
The Residential Low-Medium 0 growth control point of 3.2 ddac would allow 70 single-
family dwellings. This portion of the Shelley tract map is 7 units below the growth control point
allowance of 70 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 use/local facility management plan, cultural resources, noise,
traffic and circulation, biological resources, hydrology, water quality, aestheticdvisual 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 EIR 90-06 and it can be seen with certainty that
these subsequent discretionary actions will not have a significant effect on the environment and
is not therefore subject to additional CEQA review.
ATTACHMENTS:
1.
2.
3.
4.
5.
6.
7.
8.
Planning Commission Resolution No. 5062 (SDP)
Planning Commission Resolution No. 5063 (PUD)
Location Map
Disclosure Statement
Background Data Sheet
Local Facilities Impact Assessment Form
Planning Commission Resolution No. 4352
Exhibits “A” - “U” dated October 17,2001
cw:cs:mh
.SITE
TIBURON
SDP 01 -O7/PUD 90=04(B)
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 bLAny individual, firm, co-partnership, joint venture, association, social club, fkatemal
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 PIA) 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 CorpRart 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 0 (760) 602-4600 FAX (760) 602-8559
h
3. NON-PROFIT ORGANIZATION OR TRUST Nb
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 ProfiVTrust Non ProfiVTrust
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 NNo 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.
rhL&&er DAjLM&b/ hw&e&er B.U. vMktby
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 ccmpany. 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
h -
BACKGROUND DATA SHEET
CASE NO: SDP 01-07PUD 90-04B)
CASE NAME: Tiburon
APPLICANT: Continental Residential, Inc.
REQUEST AND LOCATION: A Site Development Plan to approve floor plans and elevations
for 63 single-family residential homes on approved lots (minimum 7,500 square feet). to approve
the proiect's entry monumentation and fence design and location 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 and to
allow for a Street Vacation to change the proiect's internal streets from public streets to gated
private streets on the 33.27 acre Tiburon site Wnit 4 of Shelley Final Map 14196 - CT 90-03).
LEGAL DESCRIPTION: Lots 182 through - 255 of Carlsbad Tract No. 90-03, in the City of
Carlsbad, County of San Diego, State of California, according to map thereof No. 14196, filed in
the Office of the County Recorder of San Diego County on April 23,2001.
A€": 264-010-43 Acres: 33.27 Proposed No. of Lots/Units: 63 units
GENERAL PLAN AND ZONING
Land Use Designation: Residential Low-Medium
Density Allowed: 0-4 ddac
Existing Zone: R- 1 - 10000
Surrounding Zoning, General Plan and Land Use:
Density Proposed: 2.86 ddac
Proposed Zone: R- 1 - 10000
Zoning
Site R-1-10000
North P-C
South R-1-10000 & OS
East P-c
West R- 1 - 10000
General Plan Current Land Use
RLM Vacant
RLM & OS ' Single-family & OS
OS &RLM Single-family & OS
RL&OS Single-family & Vacant
RLM & OS Vacant
PUBLIC FACILITIES
School District: Encinitas Union Elementarv/San Diemito Union High School
Water District: Olivenhain Municipal Sewer District: Olivenhain Municipal
Equivalent Dwelling Units (Sewer Capacity): 63
ENVIRONMENTAL IMPACT ASSESSMENT 0 Negative Declaration, issued u Certified Environmental Impact Report, dated '
Other, Exempt: Section 15061(b)(3)
c - CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: TIBURON SDP 01-07PUD 90-04(B)
LOCAL FACILITY MANAGEMENT ZONE: GENERAL PLAN: RLM
ZONING: R-1-10.000
DEVELOPER’S NAME: Continental Homes
ADDRESS: 2237 Faradav Avenue Suite 100 Carlsbad CA 92008
QUANTITY OF LAND USEDEVELOPMENT (AC., SQ. FT., DU): 63 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 = 2 19.03
Library: Demand in Square Footage = 116.82
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park: Demand in Acreage = 0.44
Drainage: Demand in CFS = N/A
Circulation: Demand in ADT = 630
Fire: Served by Fire Station No. = 6
Open Space: Acreage Provided = NfA
Schools: N/A
Sewer: Demands in EDU 63
Water: Demand in GPD = 13,860
The project is 7 units below the Growth Management Dwelling unit allowance.
63 EDU