HomeMy WebLinkAbout1977-04-19; City Council; 5031; Zamora Way and La Costa DrQ ilTY 0, CARLSBAD
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AGENDA BILL NO.
DATE: April 19. 1977
DEPARTMENT:PLANNING
SUBJECT:
CASE NO:
APPLICANT:
CT 77-3, PUD-9
ROBERT S. PHILLIPS
STATEMENT OF THE MATTER
REQUEST;
This request is for a 6 single family detached Planned Unit Development
and Tract Map, on 1.7 acre site on the south side of Almaden Lane,
West of intersection, between Zamora VJay in La Costa.
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The development meets all of the requirements of the Planned Unit
Development Ordinance and Subdivision Ordinance. The Planning Commission
recommended approval of both requests as per staff report.
EXHIBITS-; .
Planning Commission Resolution No. 1342, 1343.
Staff Report, dated March 9, 1977 '
Location Map
Plot Plan, dated January 31, 1977.
Staff Report, dated April 13, 1977.
RECOMMENDATION;
It is recommended that City Attorney be directed to prepare documents
approving PUD-9 CT 77-3 as per Planning"Resolution'NO. 1342, 1343.
Council action
4-19-77 The City Attorney was directed to prepare the necessary documents
for approval of PUD-9 and tentative map for Carlsbad Tract 77-3
as per Planning Resolutions No. 1342 and 1343, with the addition
of the following conditions: (1) that Park in lieu fees be _
required prior to approval of final map; (2) that driveway width
be 24' instead of 20'; (3) that the pool be solar heated; and
(4)that the findings of the City Council be included in the
document approving the PUD-9.
FORM PLANNING 73
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PLANNING COMMISSION RESOLUTION NO. 1342
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A PLANNED UNIT DEVELOPMENT TO PRO-
VIDE SIX SINGLE FAMILY DETACHED HOMES ON
APPROXIMATELY 1.66 ACRES LOCATED ON THE SOUTH
SIDE OF ALMADEN LANE BETWEEN ZAMORA WAY AND
PAMPLONA WAY.
CASE NO.: PUD-9
APPLICANT:PHILLIPS (TARA, LTD.)
WHEREAS, a verified application for a certain property,
to wit:
That portion of land situated in the State of
California, County of San Diego, and described
as follows - Lot 188 of La Costa Valley Unit No.
4, in the County of San Diego, State of California,
according to map thereof No. .3781 filed in the
office of County Recorder of San Diego County,
September 14, 1966. Assessor's Book 215, Page 231,
Parcel 16 and Book 215, Page 231, Parcel 15 and
Book 215, Page 231, Parcel 17,
has been filed with the City of Carlsbad and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the "Carlsbad Municipal Code; and
WHEREAS, the public hearing was held at the time and in
the place specified in said notice on March 23, 1977; and
WHEREAS, at said public hearing, upon hearing and con-
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sidering the testimony and arguments, if any, of all persons who
desired to be heard, said Commission considered all factors relatinc
to the Planned Unit Development and found the following facts and
reasons to exist:
1) The proposed use at the particular location is necessary and
desirable to provide a service or facility which will contribute
to the general well-being of the neighborhood and the community
because:
a) The development will allow the subject property to be
developed to its allowable potential and density.
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2) The use will not be detrimental to the health, safety or.
general welfare of the persons residing or working the the
vicinity or injurious to property or improvements in the
vicinity because:
a) The proposed PUD will be developed in a manner similar to
the anticipated future development in the area.
3) The design criteria set forth in Section 21.45.110 and all
minimum development standards set forth in Section 21.45.120
will be met because:
a) The plot plan and additional exhibits include all develop-
ment aspects required.
b) The plot plan and additional exhibits include adequate
provisions for open space, recreational facilities,
circulation and parking.
c) The project will be developed in a manner to be compatible
with surrounding development.
. d) Internal circulation is acceptable to the City Engineer as
shown on the plot plan and by conditions of approval.
e). Private recreational facilities and public open space are
readily accessible.
f) Dwelling unit density does not exceed the density allowed
in the underlying zone (P-C with Master Plan).
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission
of the City of Carlsbad as follows:
A) That the above recitations are true and correct.
B) That in view of the findings heretofore made and considering
the applicable law, the decision of the Planning Commission
is to approve PUD-9, subject to the following conditions:
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1) The approval is granted for the land described in the
application and any attachments thereto, and as shown on the
Plot Plan submitted labeled Exhibit A (10 sheets), dated
January 31, 1977. The location of all roadways, parking
areas, landscaping and other facilities or features shall
be located substantially as shown on Exhibit A unless other-
wise provided herein.
2) All conditions shall be appropriately completed and the
project commenced within 18 months from final City action.
3) All setbacks and building locations shall adhere to the
dimensions shown on Exhibit A, sheet No. 2, titled
"Technical Site Plan."
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4) Prior to the issuance of grading permits, the City Engineer
shall approve a plan submitted by the applicant for interim
erosion control on all man-made slopes in excess of five
feet within the boundaries of this subdivision. Prior to
this issuance of grading permits, the applicant shall post
bonds and agreements ensuring the installation and mainten-
ance of the erosion control system until permanent land-
scaping is installed and maintained.
5) Prior to the issuance of any building permits, the applicant
shall submit a permanent landscaping and irrigation plan
to the Parks and Recreation Director for his approval.
The plan shall include all artificial slopes. These slopes
shall;
a) Utilize fire-retardant, drought-resistant landscaping
which includes trees and shrubs which reach a variety
of sizes at maturity; and
b) Utilize an irrigation system appropriate for common
maintenance of the required landscaping in conformance
with Conditions 5 and 6.
6) The final PUD plan and landscaping plan shall be submitted
to an approved by the Fire Marshall, to insure adequate
turning radii, prior to issuance of building permits.
7) Permanent landscaping and irrigation shall be installed on
all lots identified in Conditions before any of those lots
are occupied. If residential construction occurs in units,
this condition shall be met on a unit-by-unit basis.
8) A fire hydrant with required fire flows shall be in service
and accessible prior to combustibles on site to the satis-
faction of the Fire Marshall.
9) Pursuant to the Carlsbad Municipal Water District's water
service policies, individual services and water meters will
be required to each of the dwelling units. In addition,
extension of the public water system within the private
easement area to accommodate water service requirements
and fire service requirements will be a requirement of the
subdivision development 'in the event such determination is
made by the Fire Department and the District.
10) The development will be required to conform to all appli-
cable policies and ordinances of the District with respect
to the public water service.
11) The final PUD plan shall reflect all applicable conditions
herein, and shall be submitted to the Planning Director
for review and the City Clerk for filing prior to building
permit issuance.
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PASSED, APPROVED AND ADOPTED at a regular meeting of the
City of Carlsbad Planning Commission held on March 23, 1977, by the
following vote, to wit:
AYES: Commissioners Larson, Nelson, Jose, Fikes,
L'Heureux and Rombotis
NOES: None
ABSTAIN: None
ABSENT: Commissioner Watson
ERIC LARSON, CHAIRMAN
ATTEST:
m
RALPH'S. P'LENDER, SECRETARY
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1 PLANNING COMMISSION RESOLUTION NO. 1343
2 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF
3 A TENTATIVE SUBDIVISION MAP FOR LAND DIVISION
LOCATED ON THE SOUTH SIDE OF ALMADEN LANE BETWEEN
4 ZAMORA WAY AND PAMPLONA WAY.
CASE NO.: CT 77-3
5 APPLICANT: ROBERT S. PHILLIPS (TARA, LTD.)
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WHEREAS, a verified application for a certain property,. 7
to wit:
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That portion of land situated in the State of
Qalifornia, County of San Diego, and described
as follows - Lot 188 of La Costa Valley Unit No.
4, in the County of San Diego, State of California,
according to map thereof No. 5781 filed in the
office, of County Recorder of San Diego County,
September 14, 1966. Assessor's Book 215, Page 231,
Parcel 16; Book 215, Page 231, Parcel 15 and Book
215, Page 231, Parcel 17f13
has been filed with the City of Carlsbad and referred to the
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Planning Commission; and
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WHEREAS, said verified application constitutes a request
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as provided by the "Carlsbad Municipal Code;" and
WHEREAS, the public hearing to consider the subject request
was held on March 23, 1977, at the time and in the place specified
in the public hearing notice, pursuant to the provisions of the
Carlsbad Municipal Code; and ' .
WHEREAS, at said public hearing, upon hearing and considering
the testimony and arguments, if any, of all persons who desired
to be heard, said Commission considered all factors relating to
the Tentative Tract Map request (CT 77-3) and-found the following
facts and reasons to exist: • .
1) The proposed map is consistent with the General Plan because:
a) The Land Use Plan Map designates the subject site for
Residential low-medium density (0-4 dwelling units per
acre). The subject project will provide approximately
3.6 dwelling units per acre.
2) The design or improvement of the proposed subdivision is, con-
sistent with the General'Plan because:
a) The project will provide orderly residential development;
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4 facilities and/or expense to the taxpayer; and
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topographic or geologic features on the site;
8 b) The site has been rough graded;
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b) The project will not cause excessive expansion of public
3) The site is physically suitable for the type of development
because:
a) The proposed development will not affect any unusual
c) No significant vegetation exists on the site.
4) The site is physically suitable for the proposed density of
development because:
a) Proposed dwelling units per acre do not exceed the allowable
b) There are no significant physical features on the site that
would hinder development as planned.
5) The design of the subdivision or the imposed improvements are
not likely to cause substantial environmental damage or sub-
stantially and unavoidably injure fish or wildlife or their
habitat because:
17 a) A Negative Declaration has been issued for the proposed
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development.
6) The design of the subdivision or the type of improvements are
not likely to cause serious public health problems because:
a) Conditions of approval will insure the above.20
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a) Conditions of approval will insure the above.
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or shorelines because:
a) The subdivision does not front on any of the above.
7) The design of the subdivision or the type of improvements will
not conflict with easements required by the public at large
for access through or use of property within the proposed
subdivision because:
8) The subdivision will not prohibit reasonable access to public
waterways, rivers, streams, lakes, reservoirs, coastlines
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9) The subject application has complied with the requirements of
the Carlsbad Environmental Protection Ordinance of 1972 because
a) A Negative Declaration has been issued for the project
based on the following findings:
1) The project is small in scale;
I 2) The project is in an urbanized area;
3) The existing street systems will accommodate the
small increase in traffic per day.•
10) The proposed tentative tract map is consistent with applicable
City Public Facilities Policies and Ordinances because:
a) At this time, all necessary public facilities, including
sewer•service, are available to serve the subject project
as proposed. However, sewer facilities may not be avail-
able when applications are made for building permits. If
,sewer facilities are not available at the time of building
permit application, building permits will not be issued
until arrangements satisfactory to the City Council can be
made to guarantee that .all necessary sewer facilities will
be available prior to occupancy.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
The City of Carlsbad as follows:
A) That the above recitations are true and correct.
B) That in view of the findings heretofore made and considering
the applicable law, the decision of the Planning Commission
is to approve CT. 77-3, subject to the following condition:
1) The approval is granted for the land described in the
application and any attachments thereto and as shown on the
Plot Plan submitted labeled Exhibit A, dated January 31,1977
PASSED, APPROVED AND ADOPTED at a regular meeting of the
City of Carlsbad Planning'Commission held on March 23, 1977 by
the following vote, to wit:
AYES;Commissioners Larson, Rombotis, N.elson, Jose,
Fikes and L'Heureux
NOES: None
ABSTAIN: None
ABSENT: Commissioner Watson
ERIC LARSON, CHAIRMAN
ATTEST:
RALPH PLENDER, SECRETARY _ o _
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STAFF REPORT "**"*
March 9, 1977
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
CASE NO: CT 77-3 PUD-9
APPLICANT: ROBERT S. PHILLIPS
REQUEST: Land Subdivision and Planned Unit Development
to provide 6 single family detached homes on
approximately 1.66 acres.
SECTION I; RECOMMENDATION:
Staff recommends APPROVAL of CT 77-3 and PUD-9 based on the following
findings and subject to the following conditions:
. FINDINGS (CT 77-3)
1) The proposed map is consistent with the General Plan because:
a) The Land Use Plan Map designates the subject site'for
Residential low-medium density (0-4 dwelling units per
acre). The subject project will provide approximately
3.6 dwelling units per acre.
2) The design or improvement of the proposed subdivision is con-
sistent with the General Plan because:
a) The project will provide orderly residential development;
and;
b) The project will not cause excessive expansion of public
facilities and/or expense to the taxpayer; and
3) The site is physically suitable for the type of development
because: <
a) The proposed development will not affect any unusual topographic
or geologic features on the site;
b) The site has been rough graded;
c) No significant .vegetation exists on the site.
4) The site is physically suitable for the proposed density of dev-
lopment because.
a) Proposed dwelling units per acre do not exceed the allowable
maximum.
b) There are no significant physical features on the site that
would hinder development as planned.
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5) The design of the subdivision or the imposed improvements are
not likely to cause substantial environmental damage or sub-
stantially and unavoidably injure fish or wildlife or their
habitatbecause:
a) A Negative Declaration has been issued for the proposed
development.
6) The design of the subdivision or the type of improvements are
not likely to cause serious public health problems because:
a) Conditions of approval will insure the above.
7) The design of the subdivision or the type of improvements will
not conflict with easements required by the public at large for
access through or use of property within the proposed subdivision
because:
a) Condttions of approval wil insure the above.
8) The subdivision will not prohibit reasonable access to public water-
ways, rivers, streams, lakes, reservoirs, coastlines ,or shorelines
because:
a) The subdivision does not fronton any of the above.
9) The subject application has complied with the requirements of
the Carlsbad Environmental Protection Ordinance of 1972
because:
a) A Negative Declaration has been issued for the project
based on the following findings:
1) The project is small in scale;
2) The project is in an urbanized area;
3) The existing street systems will accommodate the
small increase in traffic per day.
10) The proposed tentative tract map is consistent with applicable
City Public Facilities Policies and Ordinances because:
a) At this time, all necessary public facilities, including
sewer service, are available to serve the subject project
as proposed. However, sewer facilities may not be available
when applications are made for building permits. If sewer
facilities are not available at the time of building permit
application, building permits will not be issued until
arrangements satisfactory to the City Council can be made to
guarantee that all necessary sewer facilities will be avail-
able prior to occupancy.
• CONDITIONS CT 77-3 .
1) The approval is granted for the lan.d described in the application
and any attachments thereto and as shown on the Plot Plan sub-
mitted labeled Exhibit A, dated January 31, 1977.
FINDINGS PUD-9
1) The proposed use at the particular location is necessary and
desirable to provide a service or facility which will contribute
to the general well-being of the neighborhood and the 'community
because:
a) The development will allow the subject property to be
developed to its allowable potential and density.
2) The use will not be detrimental to the health, safety or general
welfare of the persons residing or working in the vicinity or
injurious to property or improvements in the vicinity because:
a) The proposed PUD will be developed'in a manner similar to
the anticipated future development in the area.
3) The design criteria set forth in Section 21.45.110 and all minimum
development standards set forth in Section 21.45.120 will be met
because:
a) The plot plan and additional exhibits include all develop-
ment aspects required.
b) The plot plan and additional exhibits include adequate pro-
visions for open space, recreational facilities, circulation
and parking. .
c) The project will be developed in a manner to be compatible
with surrounding development.
d) Internal circulation is acceptable to the City Engineer as
shown on the plot plan and by conditions of approval.
e) Private recreational facilities and public open space are
readily accessible.
f) Dwelling unit density does not exceed the density allowed
in the.underlying zone.
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CONDITIONS PUD-9
1) The approval is granted for the land described in the application
and any attachments thereto, and as shown on the Plot Plan sub-
mitted labeled Exhibit A (10 sheets), dated January 31', 1977.
The location of all roadways, parking areas, landscaping and other
facilities or features shall be located substantially as shown
on Exhibit A unless otherwise .provided herein.
2) All conditions shall be appropriately completed and the project
commenced within 18 months from final City action.
3) All setbacks and building locations shall adhere to the dimensions
shown on Exhibit A, sheet No. 2, titled "Technical Site Plan."
4) Prior to the issuance of grading permits, the City Engineer shall
approve a plan submitted by the applicant for interim erosion
control 'on all man-made slopes in excess of five feet within
the boundaries of this subdivision. Prior to this issuance of
grading permits, the applicant shall post bonds and agreements
ensuring the installation and maintenance of the erosion control
system until permanent landscaping is installed and maintained.
5) Prior to the issuance of any building permits, the applicant
shall submit a permanent landscaping and irrigation plan to the
Parks and Recreation Director for his approval. The plan shall
include all artificial slopes. These slopes shall:
a) Utilize fire-retardant, drought-resistant landscaping which
includes trees and shrubs which reach a variety of sizes at
maturity; and
b) Utilize an irrigation system appropriate for common maintenance
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I ^Wp f\ Tar\rlf/*ar\T«/i "to /•» f\ n *f rt v» m _. *£of the required landscaping in conformable with Conditions
5 and 6.
6)' The final PUD plan and landscaping plan shall be submitted to and approved
by the Fire Marshall, to insure adequate turning radii, prior to issuance
of building permits.
7) Permanent landscaping and irrigation shall be installed on
all lots identified in Condition 5 before any of those lots
are occupied. If residential construction occurs in units,
this condition shall be met on a unit-by-unit basis.
8) A fire hydrant with required fire flows shall be in service and
accessible prior to combustibles on site to the satisfaction
of the Fire Marshal 1.
9) Pursuant to the Carlsbad Municipal Water District's water
service policies, individual services and water meters will
be required to each of the dwelling units. In addition,
extension of the public water system within the private ease-
ment area to accommodate water service requirements 'and
fire service requirements will be a requirement of the sub-
division development in the event such determination is made
by the Fire Department and the District.
10) The development will be required to conform to all applicable
poli-cies and ordinances of the District with respect to1 public
water service.
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11) The final PUD plan shall reflect all applicable conditions herein, and
shall be submitted to the Planning Director for review and the City
Clerk for filing prior to building permit issuance.
SECTION II - BACKGROUND
Location and Description of Property:
The 1.66-acre site i S' located on the south side of Almaden Lane
just west of the intersection of Zamora Way.
The property is currently subdivided into three parcels (.47
ac., 65 ac. and .71 ac.). Two of the parcels are "panhandle
lots" and abut the La Costa Golf Course (350'+ frontage), .The
remaining lot fronts on Almaden Lane (137' frontage).
The existing parcels were created when the area was in the County.
The site has been graded and pads created. The two "panhandle
lots" are at the Golf Course grade. The additional lot is at
Almaden Street grade (10-15' higher than the p.anhandles). An
access road (unimproved with no curb-cut on Almaden) runs down
the panhandle portions of the lots between existing pads fronting
on Almaden. No significant vegetation exists on the site.
Almaden has been improved with curbs and gutters on both sides;
however, no sidewalk exists on the subject-parcels frontage.
Almaden at the subject location is singleloaded with a 20-25-foot
bank on the north side of the street.
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Existing Zoning:
Subject property: R-l-10,000
North: RDM
South: P-C (Golf Course)
East: R-1-10.000/RDM -
West: RDM
Existing Land Use:
Subject property: Vacant
North: Condominiums
South: Golf Course
East:
West:
Vacant/SFR
Condomoniums
Past History and Related Cases:
The La Costa area has an adopted Master Plan. However, the Master
Plan applies only to Planned Community zoned properties. The subject
property is zoned R-l-10,000, and therefore is not affected by the
existingMasterPlan.
The adopted Plan does designate general densities for all areas in
La Costa. The subject area is designated to accommodate 3.5 dwelling
units per acre.
General Plan Information
The General Plan Land Use Map shows the subject site as Residential
Low-Medium (RLM) desnity (0-4 dwelling units per acre).
Environmental Impact Information
A Negative Declaration has been issued based on the following findings
1. The project is small in scale.
2,
3,
The project is an urbanized area.
The existing street systems will accommodate
the small increase in traffic-per-day.
Public Facilities
The site is within the water and sewer service areas of the CarTsbad
Municipal Water District and the Leucadia County Water District.
Major Planning Considerations
1) Does the proposal conform to the General Plan?
2) Does the proposal conform to the basic standards and intent"
of the PUD section of Title 21?
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SECTION III - DISCUSSION
The proposed development is in conformance with the General Plan
density and will not conflict with existing or planned development with-
in the area.
Title 21, Section 21.45.120 sets development standards for PUD's.
The requested project meets those requirements as follows:
1) Density. The number of dwelling units in a planned unit develop-
ment shall not exceed the density permitted in the underlying zone.
Maximum units by zone: 7
Units requested: 6
2) Yards. Special building setback or yard requirements may be esta-
blished which are based on design and relation of buildings to
each other and to topography. All structures, however, shall be
set back from the right-of-way of public or private streets at
least ten feet, excepting parking structures with an entrance at
approximate right angles from a public or private street shall
maintain a minimum setback of twenty-five feet from the sidewalk
or curbline if a sidewalk does not exist toward which it is directed
All buildings are proposed to be.a minimum of 14 feet apart.
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Those buildings with frontage on Almaden will be set back a
minimum of 15 feet and will not have parking structures facing
toward the street.
3) Coverage. The permitted coverage shall be comparable with the
intended use, the terrain and the surrounding land uses as deter-
mined by the City Council upon approval of the planned unit develop-
. ment. In no.instance, however, shall coverage exceed the cover-
age requirements of the zone.
Maximum coverage allowed by zone: 40% • .
Proposed coverage: 25%
4) Height. The permitted height of buildings and structures shall
meet the requirement of the underlying zone, except greater heights
may be permitted if the City Council finds sufficient evidence
that increased height will benefit the project, will, be compatible
to the surrounding development and area, and not unduly block the
view of surrounding properties and scenic highways.
Maximum height allowed in zone: 35 feet
Proposed maximum: 28 feet
5) Parking. Nonresidential planned unit developments shall provide
parking in accordance with the requirements of the underlying zone.
Residential planned unit developments shall provide parking as
follows:
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a) Residential zone classifications with density require-
ments equal to or less than the R-l zone shall have a
minimum of two covered parking spaces (garage or carport)
for each dwelling unit.
The proposed structures will provide a minimum of 2 spaces,
in-garage, for each unit.
b) Visitor parking in addition to the requirements of paragraph
a) shall be provided a t a ratio of one space for every
unit,which shall be so located as not to interfere with
onsite circulation and to be conveniently accessible
to the units they are intended to serve. Credit may be
given for onstreet parking provided the street is totally
within the project and a parking lane is provided.
The 2 units fronting on Almaden will have accessible
guest parking on the street (parking lane provided). The
additional 4 units will be provided with 6 guest spaces.
6) Storage Space. Storage space to accommodate storage of campers,
trailers, boats, etc. shall be provided for planned unit devel-
opments containing five or more residential dwelling units.
The area provided for this storage space shall be at least
equal to forty square feet for each dwelling unit.
Each proposed unit provides a minimum of 200 square feet of
storage area specified for golf cart, boat, etc.
7) Refuse areas. • Centralized refuse pickup areas may be required
for residential development with five or more dwelling units
and for nonresidential development if deemed to be necessary
by the City Counci1 .
A trash enclosure is provided for the units not fronting on
Almaden. Van Ort Enterprises (contract refuse pickup company) has
indicated that they have the capacity and equipment to provide
service.
8) Screening of Parking Area. Open parking areas containing five
.or more parking spaces shall be effectively screened from
abutting residential-zoned property by permanent buildings or
alleys, or by a twenty-foot wide landscaped setback, or by
a six-foot high view-obscuring wall, fence or landscaped screen
between the parking area and such abutting residential property.
N/A
9) Usable Open Space —Residential.
a) Common open space areas designed for recreational use such
as swimming pool, tennis court, golf course, children's
playground, picnic area, shall be pro-rided for all resi-
dential developments based on the. density of the project
as follows: .
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Amount of Usable
Range of Dwelling Units Open Space Area
• per Gross Acre Square Feet per Dwell ing ,Uni t,
Less than 4 . 600
4 to 9.99 400
10 to 20 ' 200
Greater than 20 100
Required usable open space: 3600 sq. ft.
Provided " " " 4000 sq. ft.
10) Open space required — nonresidential. Landscaped open space
for nonresidential developments shall be provided at a minimum
ration of one square foot for each ten square feet of gross
building floor area as measured at ground level only. It
is intended that this open space be landscaped and placed
near each main building. It shall be in addition to landscap-
ing required by the underlying zone.
N/A
11) Landscaping standards. Open areas (not used for reacreation
areas, paving or private yards) shall be landscaped, provided
with an underground watering system and maintained.
The design of the landscaped areas and plant materials used
shall be planned comprehensively for the entire site, and
where landscaped areas are commonly owned, provisions shall
be made for maintenance.
See comprehensive landscape plan
PUD-9, Exhibit A (Sheets 3-4).
A Homeowners' Association is planned.
12) Signs. In addition to signs allowed by the underlying zone,
community identity signs identifying the entire planned unit
development or major portions thereof may be approved by the
City Council as part of the planned unit development permit.
The type, location, height and size of signs shall be deter-
mined by the City Council as a part of the permit and shall
relate to the location and design of the planned unit develop-
ment.
No signs are proposed.
13) Placement of buildings.
a) The distance between any building used for human habitation
and any other building shall be not.less than ten feet.
b) Distance belween any uninhabited buildings or structures
shall be not less than five feet.
c) The distance between wings or courts of a building shall
be not less than ten feet. Proposed minimum distance between
any structure is 14 feet.
.9
14) Streets. Private streets may be permitted within a planned
unit development provided their width and geometric design are
related to the function, topography and needs of the development,
and their structural design, pavement and construction comply
with the requirement of the City's street improvement standards.
The City Council shall determine the width of private streets
which shall in no event be less than the minimum standards of
this section. Pavement widths between curbs of private streets
shall be not less than the following:
No Parking Park One Side Park Both Sides
Type of Street Feet Feet Feet
One-way 14 21 28
Two-way (Serving
8 dwelling
units or less) 24 28 32
Proposed: 1-way, no parking: 16 feet
2-way, not including park.ing bay: 24 feet
entrance driveway 120' long: 20 feet
15) Pedestrian Walkways. Sidewalks shall be provided adjacent to"
all on-street parking areas and shall connect all building en-
trances, recreational buildings and parking areas. Sidewalks
shall be concrete with an unobstructed width of four feet.
Alternate materials such as tile, brick or wood may be used as
architectural features with City Council approval. In addition,
the City Council may require and specify construction standards
for hiking, equestrian and bicycle paths.
A walkway is proposed from the units on the Almaden level to the
recreation facilities on the golf course level
Nos. 16-18,
19) Planned Unit Development Lots. Lots that do not meet the require-
ments of Title 20 or the underlying zone may be approved. There
are no size nor configuration standards for such lots beyond
those imposed as a part of the permi.t, but they shall be reason-
able as to intended use and relation to the project and the sur?
rounding area.
The proposed development includes 6 residential lots (postage
stamp 4600 to 6200 square feet) and 1 open space, recreation,
access lot.********************
Staff feels that the requested project design is excellent.
The design maximizes the use of the site within appropriate
densities.
Recreational facilities are well-designed in regard to the.
golf course and residences.
.10
., .f
Interior circulation is very functional and well integrated with.
landscaping, building location and building design.
The project combines the condominium concept and single-family
detached units in a positive way.
ATTACHMENTS:
Plot Plan,Exhibit A, 1/31/77
Location Map
THrar
3/25/77
.11
U.CANTE RD.
WAY
POP-0}Case NO-.CT 77-.? Date Rec'd: 1/17/77 DCC Date;. 3/1/77 PC
Description of Request; £? -£>FRV5 QQ /«<£><£ Ag . _ ' •
Date
Address or Location of Request:
Applicant: . .__
Engr. ordSrZl^.QoH.O.
Brief Legal:
.f\\
(P^TTT
.
'Assessor ZI5"Page
General Plan Land Use Description:
Existing Zone: R>-\ -lO.DOO
Acres: \ .(*,(„ NoT 'of Lots:
Parcel
^Proposed Zone:
~7 _ pU'
School-District^
Water Sanitation District^
Within Coast Plan Area:
7
DU/Acro
Coast Perm-'t Area: JJ&
FORM PLANNING 52
MEMORANDUM
April 13, 1977
TO: Paul Bussey, City Manager
FROM: Jim Hagaman, Planning Director
RE: Case No. CT 77-3, PUD-9
SUBJECT: Additional information/changes on staff report dated
March 9, 1977 and Planning Commission Resolution 1343.
A. Upon review of the Planning Commission action it was noted that
the parks-in-lieu fee requirement was omitted. Staff therefore
requests that the following conditions be added to the approval of
CT 77-3.
Park-in-lieu fees shall be required to the satisfaction of the
Parks and Recreation Director prior to issuance of building permits.
B. Also, upon further review of the findings for approval of the
PUD it was noted that the staff did not fully discuss the necessary
finding for design criteria needed to approve a PUD. The following
is the reason staff found that a PUD is a proper method for
developing this property and that the design meets the intent of
the PUD regulations.
The property would be re-subdivided into six lots with public
street and meet all standard zoning requirements (R-l-10000). Staff
does not believe, however, that this would give the best livability
to the project. The PUD comprehensively provides for a more
usable area in open space and recreation by consolidating most
of the usable open areas into a common recreation lot. The
individual lots are still large enough to provide some private
open area for each unit.
Resubdividing and construction of public streets would require
extensive regrading of the site and the resultant public street
would have a very steep slope of about 10%. As a private drive,
the homeowners can keep unwanted traffic off and perform needed
maintenance.
From the above staff suggests that in addition to the findings made by
the Planning Commission, the City Council incorporate the following
findings in their decision.
Finding: The project meets design criteria as required by PUD
regulations because -
a) The PUD is comprehensively planned to provide a usable area for
recreation and visitor parking that could not be developed if
lots were individually subdivided.
Page 2
Paul Bussey
April 13, 1977
Case CT 77-3, PUD-9
b) The PUD addresses the problem of grading and access that
could not adequately be solved with a public road as access.
c) This PUD is similar in character to the adjacent condominium
development to the west.
d) The PUD provides an efficient private drive that by its smaller
size and design does not dominate the development.
e) The design of the buildings are of high quality and will be
compatible with the neighborhood and community.
BP:JCH:s