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HomeMy WebLinkAbout1976-10-26; City Council; 3787; Subdivision Green Valley Knolls La Costa Land CoAGENDA BILL NO, CITY OF CARLSBAD Initial: .—_ _ C. Atty. DEPARTMENT: PLANNING C. Mgr. Subject: PROPOSED TENTATIVE SUBDIVISION MAP (CT 76-10) GREEN VALLEY KNOLLS APPLICANT: LA COSTA LAND COMPANY Statement of the Matter . * 3 La Costa Land Company is requesting a resubdivision of Lots 221-225 of Green Valley Knolls (CT 75-7) to provide minimum 10,000 s'q. ft. lots. The parcels are currently in larger 1.6 acre sizes. The subject subdivision easterly of El Camino Real and northerly of Levante Street is a resubdivision of land which has been graded as part of the Green Valley Knolls (CT 75-7) project. The applicant is proposing to construct a model homes complex for Green Valley Knolls. During the review of the project application, staff noted a technical problem .which involves zoning and General Plan consistency. The current zoning is RDM 10-20 dwelling units per acre. RDM allows for single family homes. The existing La Costa Master Plan and the General Plan recommend multiple family dwellings, 10-20 dwelling units per acre. The Planning Commission in considering the application and the technical conflict, recommended that the tentative map be approved and that the portion of Green Valley Knolls being proposed for resubdivision be added to the Proposed La Costa Master Plan Partial Amendment. By including the proposed Green Valley Knolls portion in the Partial Amendment, the con- sistency problem can be solved. The Staff is recommending that an additional condition be added which will insure General Plan and Specific Plan consistency: "Prior to recordation of a Final Map for CT- 76-10, Condition #3, SP-171 will be amended to read: Lots 221-225 of Green Valley Knolls shall be developed as single family dwellings developed to R-l-10,000 standards. The La Costa Master Plan, Exhibit A of Ordinance 9322, shall be amended to indicate Low Density resi- dential development." EXHIBITS: Resolution No. 1274 Staff Report RECOMMENDATION: If the City Council concurs with the findings and recommendations of Planning Commission Resolution No. 1274, and with the staff's recom- mendation of the additional condition, the Council should instruct the City Attorney to prepare the necessary documents. AGENDA BILL NO. 3787 Page 2 10-26-76 The Council accepted the recommendations of the Planning Commission in accordance with Planning Commission Resolution #1274, and the staff's recommendation of the additional condition, and the City Attorney was instructed to prepare the necessary documents for approval of the tentative map for Carlsbad Tract 76-10. 1 7 PLANNING COMMISSION RESOLUTION NO. 1274 2 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOM- 5 . -WENDING APPROVAL OF THE TENTATIVE MAP RE- QUEST FOR AN EIGHTEEN LOT SUBDIVISION ON 4 PROPERTY GENERALLY LOCATED ON THE EAST SIDE OF EL CAMINO REAL, NORTH OF LEVANTE STREET AND WEST OF SDG&E EASEMENT. - CASE NO.: CT 76-10 b APPLICANT: LA COSTA LAND COMPANY WHEREAS, pursuant to the provisions of the Municipal Code, the Planning Commission did on September 22, 1976 hold a duly noticed public hearing to consider a request by La Costa Land Company; and 12 WHEREAS, a verified application for a certain property, to 13 wit: 14 Being a portion of Section 35, Township 12 South, Range 4 West, San Bernardino Meridian and portions of Government Lots 2 and 3, Fractional Section 2, Township 13 South, Range 4 West, San Bernardino Meri- dian in the City of Carlsbad, County of San Diego, State of California has been filed with the City of Carlsbad and referred to the Planning Commission; and 2Q WHEREAS, said verified application constitutes a request as provided by the "Carlsbad Municipal Code"; and 22 WHEREAS, the applicant has complied with the Public Facility 23 Policy of the City of Carlsbad and has provided the necessary in- 24 formation which ensures Public Facilities will be available con- 25 current with need; and WHEREAS, the oroposed map meets or performs the requirements 27 or conditions of the "Carlbad Municipal Code" or the Subdivision 28 Map Act; and WHEREAS, at said hearing a staff report was presented and all persons desiring to speak of the subject request were heard. •z0 At the conclusion of said hearing, after considering all the evidence presented, the Planning Commission made certain findings and reached a decision on the request as hereinafter set forth. 6 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of 7 the City of Carlsbad as follows: o A) That the above recitations are true and correct. B) That the Planning Commission makes the following findings of fact: •in, 1) The proposed project has complied with the requirements of the City of Carlsbad Environmental Protection Ordi- nance of 1972 by Prior Compliance (Section 19.04.153) because: 13 a) An Environmental Impact Report (EIR-167) for a prior project on the site was certified by the City Council in connection with a previous project, and a supplement covering the proposed project prepared; and T fi b) The impacts of the proposed project on the existing site have been adequately addressed in the EIR and its supplement. s 2) The design and improvements of the proposed project are consistent with the General Plan because: 2Q a) The land use and density of the project (10-20 residential units/acre by Specific Plan 171) con- form to the density of the General Plan Land Use Element (10-20 dwellings/acre); and 22 b) Circulation and noise attenuation have been provided 23 for in a manner consistent with applicable elements of the General Plan. 24 3) The proposed subdivision map, its design and improvements 25 is consistent with the applicable Specific Plan because: 26 a) The applicable Specific Plan specified the develop- ment standards of the RD-M zone for the project 27 area, and the lots proposed meet the minimum size requirements-of that zone. 28 -2- C) That in view of the findings heretofore made and considering the applicable law, the decision of the Planning Commission is to approve CT 76-10 subject to the following conditions: •7 1) The approval is granted for the land described in the . application and attachments thereto, and as shown on the Plot Plan submitted labeled Exhibit A, dated August 11, 1976. The final map shall be submitted for approval within.18 months from the date of final action by the City Council on the Tentative Subdivision Map. The Final Map shall be in substantial conformance with Exhibit A, dated August 11, 1976. 2) The requirements of SP-171, as set forth in Ordinance No. 9447, shall be adhered to in the development of the project. 3) Street trees shall be installed by the applicant at his expense. Traes shall be of a type approved by the Parks and Recreation Director and shall be installed to City Specifications. 12 4) Street names shall be submitted by the applicant in conformance with the City's street naming policy, and shall be approved by the Planning Department prior to the City Council's approval of the Final Map. 5) Perenne Place shall have a sidewalk on both^s/de's of the street, and no slope hinge points sha/il bfe within the street right-of-way. v 6) The proposed Lot 17 shall have 33 feet minimum frontage. 7) In order to provide for reasonable fire protection during the construction period, the subdivider shall maintain 19 passable vehicular access to all buildings and adequate fire hydrants with required fire flows shall be installed 20 as recommended by the Fire Department. 8) Ornamental street lighting shall be provided for as required by Municipal Ordinance. The developer shall 22 deposit cash in the amount necessary to energize said street lights for an eighteen month period after con- 23 -. struction, to permit the incorporation of the subdivision into a maintenance district. 24 9) All land and/or easements required shall be granted to 25 the City of Carlsbad without cost to the City, and free of all liens and encumbrances. No easements shall be 26 recorded prior to recordation of the final map unless approved by the City Engineer, except for that portion 27 of the existing storm drain easement which will lie within proposed "B" Court. 28 -3- '"W .W * 10) All drainage easements shall be improved by a culvert or drainage channel of adequate size, whichever is required by the San Diego County Department of Sanita- tion and Flood Control. Where a drainage channel is .required, such channel shall be lined with a suitable material as specified by the County Department of Sanitation and Flood Control. An access easement shall be provided to each drainage system maintenance point as required by the San Diego County Department of Sani- .. tation and Flood Controlo „ 11) Additional drainage easements 'and drainage structures shall be provided or installed as may be required by 0 the County Department of Sanitation and Flood Controlo 12) All surface waters originating within the subdivision and all surface waters that may flow onto the subdivision from adjacent lands shall be disposed of by a drainage system satisfactory to the County Department of Sani- .,., tation and Flood Control. 12 PASSED, APPROVED AND ADOPTED at a regular meeting held on the 22nd day of September, 1976,'by the Carlsbad City Planning ... Commission by the following vote, to wit: -,5 AYES: Commissioners Rombotis, L'Heureux, Watson, Nelson, Larson and Jose. 16 NOES: None. 17 ABSENT: Commission Fikes. 18 ABSTAIN: None. 19 20 Stephen M. L'Heureux, Chairman PP ATTEST: 23 24 25 Donald A. Agatep, Secretary 27 28 -4- STAFF REPORT September 22, 1976 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT CASE NO: CT-76-10, GREEN VALLEY KNOLLS II APPLICANT: LA COSTA LAND CO. REQUEST: Approval of an 18 lot tentative Subdivision Map RECOMMENDATION Staff recommends that CT-76-10 be CONTINUED to allow Council action on the recommendation to include the subject property in the Partial Amendment to the La Costa Master Plan. If the Planning Commission wishes to recommend approval of the tentative tract map to the City Council, it is recommended that it make the following findings and recommend the following con- ditions: (1) The proposed project has complied with the require- ments of the City of Carlsbad Environmental Protection Ordin- ance of 1972 by Prior Compliance (Section 19.04.153).ue u i i y i c. uy r r i u r mmy i i a me v ° e(- i- ' u" i^.ut.ioo/. • (a) An Environmental Impact Report (EIR-167) fo ior project on the site was certified by City Council in ction with a previous project, and a supplement covering oposed project prepared; pr nee propos (b) The isting site have supplement. for a con- ng the are e impacts of the proposed project on the ex- been adequately addressed in the EIR and its (2) The design and improvements of the proposed project consistent with the General Plan because: 7 (a) The land use and density of the project (10-20 residential units/acre by Specific Plan SP-171) conform to the density of the General Plan Land Use Element (10-20 dwellings/acre). (b) Circulation and noise attenuation have been provided for in a manner consistent with applicable elements of the General Plan. (3) The proposed subdivision map, its design and improvements, is consistent with the applicable Specific Plan because: (a) The applicable Specific Plan specified the development standards of the RD-M zone for the project area, and the lots proposed meet the minimum s.ize requirements of that zone. , CONDITIONS (1) The approval is granted for the land described in the application and attachments thereto, and .as shown on the Plot Plan submitted labeled Exhibit A, dated August 11, 1976. The final map shall be submitted for approval within 18 months from the date of final action by the City Council on the Tentative Subdivision Map. The Final Map shall be in substantial conformance with Exhibit A, dated August 11, 1976. (2) The requirements of SP-171, as set forth in Ordinance '9447, shall be adhered to in the development of the project. (3) Street trees shall be installed by the applicant at his expense. Trees shall be of a type apnroved by the Parks and Recreation Director and shall be installed to City specifi- . cations. . (4) Street names shall be submitted by the anplicant in conformance with the City's street naming policy, and shall-be approved by the Planning Department prior to the City Council's approval of the Final Map. (5) Perenne Place shall have a sidewalk on both sides of the street, and no slope hinge points shall be within the street right-of-way. "(6) The proposed lot 17 shall have 33 feet minimum frontage. (7) In order to provide for reasonable fire protection during the construction period, the subdivider shall maintain passable vehicular access to all buildings and adequate fire hydrants with required fire flows shall be installed as recommended by the Fire Department. -2- (8) Ornamental street lighting shall be provided for as required by Municipal Ordinance. The developer shall deposit cash in the amount necessary to energize said street lights for an eighteen month period after construction, to permit the incorporation of the subdivision into a maintenance district. (9) All land and/or easements renuired shall be qranted to the City of Carlsbad without cost to the Citv, and free of all liens and encumbrances. No easements shall be recorded prior to recordation of the final map unless approved by the City Engineer, except for that portion- of the existing storm drain easement which will lie within proposed "B" Court. (10) All drainage easemwnts shall be improved by a culvert or drainage channel of adequate size, whichever is required by the San Diego County Department of Sanitation and Flood Control. Where a drainage channel is required, such channel shall be lined with a suitable material as specified by the County Department of Sanitation and Flood Control. An access easement shall be pro- vided to each drainage system maintenance access point as requir.ed by the San Diego County Department of Sanitation and Flood Control. (11) 'Addi tional drainage "easements and drainage structures be provided or installed as may be.required by the County Depart- ment of Sanitation and Flood Control. (12) All surface waters oriqinatina withi'n the subdivision and all surface waters that may flow onto the subdivision from adjacent lands shall be disposed of by a drainage system satis- factory to the Countv Department of Sanitation and Flood Control. BACKGROUND REPORT Location and Description of Property: The 7 acre (2.83 ha) site is bordered by El Camino Real on the west, Levante Street on the south, and a San Diego Gas and Electric power ease- ment on the east. The project site has been rough graded in connection with CT 75-7. Existing Zoning: • Subject Property: P-C North: C-2 South: P-C East: P-C ' West: C (County) i Existing Land Use: Subject Property: Vacant . North: Vacant South: Vacant East: Vacant. West: Commercial Buildings Past History and Related Cases: The project site is a resubdivision of the mutiple family portion of Green Valley Knolls. That subdivision (CT 75-7 and SP-171) was approved by City Council January 6, 1975 (Resolution 3809 and Ordinance 9447). Environmental Impact Information: EIR #167 was prepared for the original subdivision of the property, Spanish Village in 1973, and certified by City Council at that time. The appli- cant prepared a supplement to that EIR for the original Green Valley Knolls subdivision. The Planning Director has determined that the requirements of the Carlsbad Environmental Protection Ordinance have been met through Prior Compliance (Section 19.04.153) since the project entails no impacts not addressed in" the two environmental documents. General Plan Information: The Land Use Element designates the project site for Residential Medium-High density , 10-20 dwelling units per acre. The project would provide a density of 2.60 dwelling units per acre, which the staff feels can be considered consistent because of the size of the oroject (7 acres). Public Facilities: The project site falls within the boundaries of the Olivenhain Municipal Water District (water); Leucadia County Water District (sewer); San Dieguito and Encinitas School Districts. Letters were received from these districts when SP-171 and CT 75-7 were approved. However, at this time, for the proposed resubdivision a corresponding letter from th.e.San Dieguito District has not been received. • . ? * Ma jo r P1 a n n1q n Co n s i derati on; Is the resubdivision desirable in terms of efficient use of the land? • • • DISCUSSION When subdivided as a part of CT 75-7, the project site was pro- posed as five c'encomini urn lots. The Final Map of the subdivision recently adopted by the City Council consolidated those lots into two condominium lots. Staff felt that the resubdivision of large lots (t 1.4 acres) is V ' an undesirable alternative to the adopted map for the following reason. The proposed lots have been divided into a minimum of 10,000 square feet, as ~oppos-ed~~to"an averaqe 1.4 ac'res~in the previous tentative map. 10,000 square foot lots may be too small for effi- cient multiple family development. Once set-back areas have been observer for.10,-000 square foot-lots, it would be difficult to provide the number of units allowed by the General Plan, together with the required parking, landscaping, etc. Large lots have proportionately less area committed to.setbacks, thereby allowing larger areas to be desiqned for units and parking. On an abso- lute basis, larger lots (t 1.4 acres) provide a wider variety of design alternatives than do small lots. The applicant, however, has indicated to the staff during the project review that the intent of the resubdi vi si on is to con- struct model homes for the Green Valley Knolls develooment to the east. The model homes wxiuld then be sold as single family dwellings when the Green Valley Knolls Project has been completed. In view of the fact that the size-of the project is relatively small (7 acres) in comparison to the entire La Costa Master Plan area, and the consideration is for 18 single family dwelling units instead of approximately 70 multiple family dwelling units, it is staffs recommendation t.hat the Planning Commission recommend the following action to the City Council. a. Add a Fourth Area to the partial La Costa Master Plan Amendment. . b. Designate the subject area (Lots 221-225 of Green Valley Knolls) as single family dwelling developed to R-l-10,000 standards. c. Request City Council consider determining that the Fourth area is consistent with the General Plan. » d. Continue the proposed'tentative subdivision map CT 76-10 to October 13, 1976 in order to receive Council action on the pro- posed La Costa Master Plan Partial Amendment. AM:mbs ' (9/13/76) Attachments: Location Map Exhibit A, dated August 11, 1976. • . / LA COSTA AVE SCALE •R1ESTCOPY • \X&"^.v •****». Date RCase Descrition of neoi.est^ 7Z~-7 t&K7?t$ DCC . . Address or Lpcaticn of Request: .Syf<'/r ^Appl i cant: Enr. or Arch. Brief Legal: fi^r/^/ ' p/ . fonvH ?tr/u >./, -r/?t<> . ^;rrA </ P.V/-^ . s X M ^ Assessor bookf ^r*T _ Fagc:Parcel: General Plan Land Use Description: £?/} Existing Zone: £> C2. Proposed Zone:__ Acres; *~f Jto. of. Lots:_ y^» '• K DU's School District:<&/ /V&Zu/Tlp.' Water Sanitation L'istrict:^^/^^ Within Coast Plen Area; . s••>?' T)U/Acrc ;: Coast Permit Area: A/& '