HomeMy WebLinkAbout1985-04-09; City Council; 9748; Sunny Creek hillsides slopes (25% & more) approvalORDINANCE NO. 9748
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING SPECIFIC PLAN
SP-191 AS AMENDED REGARDING DEVELOPMENT ON HILLSIDES
WITH SLOPES OF 25% OR GREATER FOR A RESIDENTIAL
SPECIFIC PLAN FOR THE SUNNY CREEK AREA BOUNDED
BY THE RIDGE LINE SOUTH OF FUTURE CANNON ROAD TO THE
NORTH, FUTURE COLLEGE AVENUE TO THE WEST, THE SUNNY
CREEK BIOLOGICAL HABITAT TO THE SOUTH AND THE
DAWSON ECOLOGICAL PRESERVE TO THE EAST.
APPLICANT: CITY OF CARLSBAD
CASE NO.: SP-191
WHEREAS, the City Council of the City of Carlsbad,
California has reviewed and considered a specific plan for futurc
development of the site; and
WHEREAS, after procedures and hearings held in
accordance with the requirements of law the City Council has
determined that the public interest indicates that said plan be
approved .
NOW, THEREFORE, the City Council of the City of Carlsbac
does ordain as follows:
SECTION 1: That Specific Plan SP-191 is hereby approvec
subject to the conditions contained in the Planning Commission
Resolution No. 2361 attached hereto and made a part hereof and
further provided that the text of the specific plan shall be
amended where applicable to modify the development restrictions
on hillsides of slopes of greater than 25% to read as shown on
Exhibit A attached hereto and incorporated by this reference.
EFFECTIVE DATE: This ordinance shall be effective
thirty days after its adoption, and the City Clerk shall certify
to the adoption of this ordinance and cause it to be published at
least once in the Carlsbad Journal within fifteen days after its
adopt ion.
INTRODUCED AND FIRST READ at a regular meeting of the
Carlsbad City Council held on the 2nd day of April I
1985, and thereafter
PASSED AND ADOPTED at a regular meeting of said City
Council held on the 9th day of April , 1985 by the
following vote, to wit:
AYES:
NOES: None
ABSENT:
Council I\lembers Casler, I;ewis, Kulchin, Chick and Pettine
ATTEST:
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( Seal )
MARY H.> CASLER, Mayor
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PLANNING COMMISSION RESOLUTION NO. 2361
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSRAD, CALIFORNIA, =COMMENDING APPROVAL OF SP-191 FOR A RESIDENTIAL SPECIFIC
PLAN FOR THE SUNNY CREEK AREA BOUNDED BY THE
RIDGELINE SOUTH OF CANNON ROAD TO THE NORTH,
FUTURE COLLEGE AVENUE TO THE WEST, THE SUNNY
CREEK BIOLOGICAL HABITAT TO THE SOUTH AND THE
DAWSON ECOLOGICAL PRESERVE TO THE EAST.
APPLICANT : CITY OF CARLSBAD CASE NO: SP-191
WHEREAS, a verified application has been filed with the
Iity of Carlsbad and referred to the Planning Commission; and
WHEREAS, said verified application constitutes a request
is provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did on the 26th day of
ieptember, 1984, October 24, 1984 and on November 28, 1984, hold a
iuly noticed public hearing as prescribed by law to consider said
:equest; and
WHEREAS, at said public hearing, upon hearing and
:onsidering all testimony and arguments, if any, of all persons
lesiring to be heard, said Commission considered all factors
relating to the Specific Plan; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
:ommission as follows:
4) That the above recitations are true and correct.
3) That based on the evidence presented at the public hearing, the
Commission recommends APPROVAL of SP-191, based on the
following findings and subject to the following conditions:
?indings
1) The City Council has indicated its desire to retain the
rural/estate atmosphere in the Sunny Creek area and has
directed that a specific plan be prepared to accomplish this
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) The Sunny Creek Specific Plan will preserve and enchance the
rural/estate character of the planning area by the application
of the development standards and design criteria as contained
in Exhibit X, dated October 24, 1984.
This project will not cause any significant environmental
impacts and a Negative Declaration has been issued by the Land
Use Planning Manager on August 28, 1984 and approved by the
Planning Commission on October 24, 1984.
)
onditions:
Approval is granted for SP-191, as shown on Exhibits A, B, C & X, dated October 24, 1984 incorporated by reference and on file
in the Land Use Planning Office.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
lanning Commission of the City of Carlsbad, California, held on
he 28th day of November, 1984, by the following vote, to wit:
AYES :
NOES :
Chairman Rombotis, Commissioners Marcus, Schlehuber, McFadden and Smith.
Commissioner L'Heureux.
ABSENT: None.
ABSTAIN : Commissioner Farrow.
iTTEST:
LAND USE PLANNING MANAGER
PC RES0 NO. 2361 -2-
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REPLACEMENT WORDING FOR SUNNY CREEK SPECIFIC PLAN SLOPE
RESTRICTIONS
Wherever development restrictions on hillsides with slopes of
25% or greater appear in the Sunny Creek Specific Plan the following language shall apply.
disturbance may on a case by case basis be reviewed to allow
exceptions. To allow exceptions to the disturbance restriction
the City Council must make findings of fact, regarding slope
disturbance as a part of the issuance of a coastal permit.
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Those slope areas which e2;;t completely restricted from
The
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following are mandatory findings to allow exceptions.
A soils investigation conducted by a licensed
soils engineer has determined the subject slope
area to be stable and grading and development impacts mitigatable for at least 75 years, or life of structure.
Grading of the slope is essential to the develop- ment intent and design.
Slope disturbance will not result in substantial damage or alteration to major wildlife habitat or
native vegetation areas .
If the area proposed to be disturbed is predomin- ated by steep slopes and is in excess of 10 acres, no more than one third of the total steep slope
area shall be subject to major grade changes.
If the area proposed to be disturbed is predomin- ated by steep slopes and is less than 10 acres,
complete grading may be allowed only if no inter-
ruption of significant wildlife corridors occurs.
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Because north-facing slopes are generally more prone to stability problems and in many cases I
contain more extensive natural vegetation, no
crradina or removal of vesetation from these areas
;ill b; permitted unless-all environmental impacts have been mitigated. Overridhg circumstances are
not considered-adequate mitigation.
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EXHIBIT X
OCTOBER 24, 1984
SULIIHY CREEK SPECIPIC PLAN
IETRODUCTIOB
The purpose of the Sunny Creek Specific Plan is to establish
standards for development which promote a rural estate atmosphere and which preserve the unique environmental resources of the area bounded by College Avenue, the ridge line south of Cannon Road,
the Sunny Creek biological habitat and the Dawson Ecological
Preserve (Exhibit 'A'). The Sunny Creek Specific Plan is
intended to be consistent with all elements of the Carlsbad
General Plan.
The Sunny Creek Specific Plan identifies the major environmental
features of the site and specifies the permitted uses,
development standards, design criteria and density pattern to
ensure the protection of these environmental features. The
intent of these standards is to maintain the rural/estate
character of the Sunny Creek area.
I. EEVIROHHEBTAL FEATURBS
The Sunny Creek Specific Plan area contains and is bounded by
significant environmental resources. The southern boundary is
the Sunny Creek drainage basin. This is a well-developed
riparian woodland which follows the Agua Hedionda Creek. The
tree canopy is formed by willows, cottonwoods, western sycamore,
and live oak. -This habitat contains 39 observed bird species of
which 29 are associated with the riparian woodland.*
The eastern boundary of the specific plan is the Los Monos Canyon containing the Dawson Ecological Preserve. This preserve
contains rare plant species of mediterranean variety. A portion
of this reserve was destroyed by a recent fire, however, the
overall resource value of this preserve is still high. The Los
Monos Canyon and Sunny Creek are part of the Agua Hedionda
drainage bash.-
The northern boundary of this area is the ridgeline south of the
future alignment of Cannon Road Oceanside.
and the Leisure World project in
* Source - Del Mar Financial EIR
The western boundary of the study area is the alignment of College Avenue. -The specific planning area is unique in that it
is self contained-in terms of street circulation patterns.
Access to the area can only be from either College Avenue or cannon Road. The property will not be subjected to through
traffic to the east or south.
The study area itself is made up of a series of ridges and minor
drainage basins. The topography is slightly to moderately steep
in most places, and severely steep in some areas. The ridges and
drainage basins trend predominately towards the west and
southwest. As a result of both natural and man made causes, several small ponds have been formed throughout the area.
Specifically, the Mandana property and the Cantarini property contain several of these ponds.
From a planning standpoint, the major environmental features suggest developable and nondevelopable areas of the plan. These areas are shown on the environmental constraints map (Exhibit
'B').
Preserve are indicated as open space and development would not be
permitted in these areas. Also, the relatively steeper portions
of the site (25% slope) will require prohibition of any
development of these areas.
The pond areas are considered to have some aesthetic value and for that reason should be considered for preservation or
enhancement at the time of future development.
11. DEBSI!CY
The density within the Sunny Creek Specific Plan shall transition from lowest density to the highest density in an east to west and
south to north direction as indicated by the density vectors
shown on Exhibit 'C'.
The specific density of a project shall be determined at the time
of project approval. In determining the specific density, the
transition of density as indicated on Exhibit 'C' shall be the
overriding consideration. Other factors to be considered in
determining density shall be the densities of adjacent projects,
site and topographical constraints, the reduction of density to
minimize grading and the reduction of density to preserve and protect unique environmental resources.
The Sunny Creek drainage area and the Dawson Ecological
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Any existing separate parcel located within the Sunny Creek
Biological Habitat or Lo8 Monos Canyon shall be permitted to
develop at a maximum of one dwelling unit per acre.
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A. Pemitted Uses
All uses, accessory uses, and conditional uses permitted in the R-E zone shall be allowed in the specific plan area. Notwithstanding any other provisions of the zoning ordinance, all development for residential purposes shall consist of single family detached units.
B. Development Standards
1. Building Heiqht - No building in the specific plan area shall exceed a height of 35 feet.
2. Building Setbacks - Buildings shall be setback from property lines as follows:
FRONT SETBACK :
Lot Size Throuqh Streets* 6 Loop Streets Local, Cul-de-sac
1 + acres
1/2 - 1 70
70 40
35 - in the case of private streets, setbacks shall be measured from a pint 10 feet within the face of curb.
SIDE SETBACK:
Lot ’ Through Local, Cul-de-sac Interior - Size Street Side & Loop Street Side Side
1 + acres 50 30 20
1/2 - 1 acre 50 25 20
- in the case of private streets, setbacks shall be measured from a point 10 feet within the face of curb.
REAR SETBACK: .
Lot Size
1 + acres
1/2 - 1 acre
Rear Yard
40
30
* Through streets are those streets within the Sunny Creek area
that provide primary access from College Avenue and Cannon Road.
* ”.
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3. Minimum Lot Area. The minimum required area of a lot
shall be determined as follows:
Project Density Minimum Lot Area
0-1 du's/acre ' 1 Acre
1-2 du' s/acre 1/2 Acre
4. Placement of Buildings. Placement of buildings on any
lot shall conform to the requirements of the R-E zone.
5. Subdivision of'tand. The subdivision of land in the specific plan area shall be subject to the following:
(a) Subdivisions shall be subject to all provisions of the city's subdivision regulations (Title 20) ,
except as specified herein:
(b) In addition, the final reviewing body shall review
the tentative map for compliance with the intent and purpose of .the specific plan and with the
following standards:
(i) Preservation of the rural and natural
characteristics of the area within the specific plan
area: c
(ii) Property lines shall be designed in keeping with the terrain by following natural drainage courses, ridge lines and tops of graded Slopes# wherever practicable:
(iii) Each lot of the subdivision is buildable with usable access without undue alteration of the terrain.
(c) To facilitate this review, the applicant shall submit a preliminary grading plan to the city with
the tentative map. The preliminary grading plan
shall show existing topography, preliminary
grading, drainage, drives, building pads, streets
and trails. In addition, the preliminary grading plans shall indicate all areas of mature trees and
native perennial vegetation.
(d) In addition to the findings required by Title 20 - and the Subdivision Map Act, the City Council must
also find that a subdivision is consistent with the requirements of this section.
subdivision to meet the standards of this section shall be grounds for denial.
Failure of a
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6. Street Improvements. All street improvements shall be requires- in accord with the Carlsbad Municipal Code and adopted policies and standards of the City of Carlsbad. In addition, the following street improvement standards are based on average daily trips (ADT) and shall apply in the Sunny Creek Specific Plan area:
Standard 500 ' ADT 500 - 2500 ADT
Design Speed Intersection Spacing Minimum R.O.W. Width
Curb to Curb Minimum Traffic Index Minimum Structural Section
Stopping Site Distance Minimum Horizontal Radius Maximum Grade Minimum Grade
25 .
150'
48 '
32'
5.0
3" AC
6" AB 160'
200
158
0.5%
25
300 '
32'
48 8
6.0
4" AC
6" AB
160'
300 '
12%
0.58;
The following standards shall apply to all streets within the Sunny Creek Specific planning area:
Eliminate sidewalks or reduce sidewalks to one side -
of street. as per the requirements of the City
Engineer arid Land Use Planning Manager. Provide curbs and gutters. On-street parking is permitted on one side of a street.
The city's cul-de-sac policy shall apply to all projects.
At T intersections, the tangent section on a through street may be eliminated when the
intersecting street enters on the outside of the curve. Otherwise, a 50' tangent measured from the
back of curb return shall be provided. On reverse curves, a minimum SO' separation tangent
shall be provided.
All curb returns shall have a minimum radius of
20' .
Cross gutters may be P.C.C. darkened. Street lights shall be provided at each
rural/estate appearance. Street trees within any development shall be
planted in such a way as to preserve a rurallestate character, subject to the approval of the Land Use Planning Manager.
intersection and shall be designed to retain a
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(I) A variance to these standards may be approved
Driveway curb depressions shall have a maximum
wiath of 12'.
subject to the requirements of the variance section of the Engineering Department Street Standards
Manual
7. Covenants, Conditions and Restrictions. The filing of a tentative map in the specific plan area shall include the submittal of proposed private deed covenants, conditions and restrictions. As a minimum these
documents shall include the following provisions:
(a) Lots in the specific plan area may not be
resubdivided.
(b) Minimum floor area for dwelling units shall be
included,
(c) Provisions for the maintenance of private property,
including private streets, pedestrian and equestrian
trails and open areas, are in a manner consistent with
the purposes of this zone.
(d) If custom lots are proposed, maximum grading provisions shall be included.
(e) The city shall have the right but not the obligation to enforce the provisions of the CCbR's
relating to the specific plan.
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(f) . The covenants, conditions and restrictions may not
be amended without the approval of the final reviewing body. approval of the final map.
The CCSIR's must be approved and recorded prior to
IV. DESIGB STAEDARDS
A. Grading
The grading of any project within the specific plan area shall
comply with the following design standards:
1) Grading for-large subdivisions shall be minimized, however,
where grading is necessaary it shall blend with the natural topography wherever practicable;
Grading shall be contoured to blend with the natural
topography and shall avoid sharp angles wherever practicable;
2)
3) Large cut and fill slopes shall be avoided aerever
possible. -
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4) Grading, except to provide public or private streets, shall not be permitted on any land which has a slope of 25% or greater.
B. Building Orientatio'ns
Building orientations shall comply with the following design
standards:
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1) The orientation of buildings within a subdivision shall
relate to the natural topography;
2) Unique features of individual sites (e.g., mature trees, rock outcroppings, mounds, etc.) shall be preserved:
3) Buildings shall be spaced and oriented in such a way as to project a sense of openness and randomness and, in so doing,
keeping with the intent of maintaining a rural character:
4) Buildings shall have a desirable visual appearance from all practical view points, adjoining developments, streets, trails and other view corridors.
C. Streetscape
Streetlights, street signs, bus benches and all other street furniture shall be of a rustic character. Detailed plans for
said street furniture showing the types of materials and colors
shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of the first building permit within
the specific plan area.
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SUNNY CREEK PROPERTY OWNERS