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HomeMy WebLinkAbout1979-11-06; City Council; 6040; 5 Unit Condominium Development- La CostaCITY OF CARLSBAD AGENDA BILL NO. Jo Q *f O DATE: ^November 6, 1979 DEPARTMENT: Planning SUBJECT:Five Unit Condominium Development, La Costa Case No: CT 79-10/CP-14 APPLICANT: Hsiu STATEMENT OF THE MATTER The subject project is proposed' on property located on the north side of Navarra Drive, west of Viejo Castilla Way. This request is for a five unit condominium in an area that the general plan indicates high density 20 to 30 units to the acre. The density of the project is at 11.5 dwelling units to the acre, therefore below the minimum of the general plan density range. The project meets all development criteria of the condominium regulations. Planning Commission and Planning Staff found the project design also meets all criteria as established in the condominium regulations. EXHIBITS Staff Report dated October 10, 1979 Planning Commission Resolution No. 1552 Exhibit A dated October 2, 1979 Exhibit B,dated August 22, 1979 Exhibits C-l, C-2, D-l, D-2, E-l and E-2 dated August 9, 1979. RECOMMENDATION Both the Planning Commission and the Planning Staff have recommended APPROVAL of this project. If the City Council concurs, you should direct the City Attorney to prepare documents approving CT 79-10/CP-14, as per Planning Commission Resolution No. 1552. Council Action: 11-6-79 Council directed the City Attorney to prepare the necessary documents approving CT 79-10/CP-14, as per Planning Commission Resolution No. 1552, subject to the condition that an agreement for payment of the Public Facilities Fee be entered into prior to adoption of the Resolution of findings. Sx STAFF REPORT DATE: October 10, 1979 TO: Planning Commission FROM: Planning Department SUBJECT: CT 79-10/CP-14; FIVE UNIT CONDOMINIUM DEVELOP- MENT LOCATED ON THE NORTH SIDE OF NAVARRA DRIVE, LA COSTA (LOT 55) APPLICANT: HSIU BACKGROUND Location and Description of Property The subject property is an approximately 19,000 square foot parcel located on the north side of Navarra Drive, three lots west of Viejo Castilla Way. The lot has been previously graded and is generally level, except for the northern one- third of the lot which slopes down to the golf course at an approximate 2:1 slope. The site is presently covered with low-lying native plant species. Existing Zoning Subject Property: North: South: East: West: Existing Land Use Subject Property: North: South: East: West: General Plan Information RD-M P-C RD-M RD-M RD-M Vacant Golf Course Vacant Vacant Condominiums The Land Use Element of the General Plan designates the subject property for high density (20-30 du/ac) residential development. At a density of 11.5 du/ac, the proposed project would be consistent with the land use designation. Public Facilities Sewer Service The applicant has been allocated a total of 12 sewer permits for the subject property by the Leucadia County Water District. Therefore, adequate sewer will be available to serve the pro- posed condominium development. Schools The proposed project is located within the San Dieguito Unified High School District and the Encinitas Unified School District. Since both of these districts are currently experiencing condi- tions of overcrowding, school fees would be assessed at the time of building permit application. Gas and Electric Service Gas and electric service will be provided by the San Diego Gas and Electric Company. The City's zoning ordinance requires that gas and electric service be separately metered for each unit. Water Service Water service to the proposed development will be provided by the Carlsbad Municipal Water District. As with gas and electric service, the condominium regulations require separate meters for each unit. On-Site and Adjacent Public Improvements All necessary on-site and adjacent public improvements can be required per the City's Public Improvement Ordinance or as conditions of approval. Other Public Facilities The City Council has determined that they are not prepared to find that all other public facilities necessary to serve this project will be available concurrent with need. The Planning Commission may, by inclusion of an appropriate condition, require that the project contribute to the costs of such facilities according to City Council Policy No. 17. Since the development would pay its appropriate share of the public facility it would require, the Planning Commission could be assured that the requirements of the Public Facilities Element of the General Plan would be satisfied. In addition, park-in-lieu fees would be assessed prior to the recordation of the final map. Environmental Impact Information An Environmental Impact Assessment has been prepared, (No. 575), and a Negative Declaration issued for the proposed project based on the following justification: 1) The proposed development is consistent with the trend of development in the immediate area, and with applicable plans. 2) No significant land form alteration is proposed. 3) No significant flora or fauna, nor any unique or historical resources would be adversely affected by the project. History and Related Cases CT 79-5/CP-4, (Duffy), City Council Resolution No. 5807, approved June 19, 1979. This project involved an application for 24 condominium units located on a 1.13 acre site, on the north side of La Costa Avenue, east of El Camino Real. The development consisted of six building clusters, each containing from three to five units, and served by an internal street system The project was conditionally approved with findings that all of the requirements of Chapter 21.47, including parking, land- scaping and open recreation areas, had been adequately provided. CT 79-3/CP-3. (Von Elten), City Council Resolution No. 5832, denied July 3, 1979. This proposal involved the conversion of an 80 unit apart- ment complex, located on the east side of El Camino Real and north of El Camino Real, to condominiums. The proposed con- version was denied based on findings which included: lack of a comprehenisve overall design; insufficient provision of improvements required by the condominium regulations; and lack of adequate setbacks and parking. CP-6, (McMahon-O'Grady), City Council Agenda Bill No. 5905, approved July 3, 1979. This proposal was for the construction of 23 detached condo- minium units, located between Almaden Lane, Zamora Way and Alicante Road, La Costa. The project was conditionally approved finding that the project met all of the requirements of the condominium regulations and would not result in any signi- ficant impacts to the environment or surrounding area. Condi- tions of approval included: grading and drainage modifications; provision of automatic garage door openers; fencing restric- tions; public improvement requirements; refuse collection; landscaping requirements; and a public facilities fee. Maj or Planning Considerations Does the proposed project meet all requirements and conform to the guidelines of the City's condominium regulations (Chapter 21.47)? Specifically: 1) Does the proposed circulation and parking arrangement adequately serve the project? 2) Is the proposed storage space conveniently located and adequately designed? ' 3) Is adequate open recreation area provided for each unit? DISCUSSION The applicant is proposing a five unit condominium development on an approximately 19,000 square foot lot in La Costa. All units will be two-level, with two bedrooms and from 1266 to 1515 square feet. The units will be arranged along the top of the sloping portion of the lot, thereby giving each unit a view of the golf course. In this area of La Costa, the General Plan allows up to 30 du/ac. However, due to the topography of the site and personal prefer- ence, the applicant has elected to construct only five units, which is well under density. Staff has found the proposed project consistent with all of the requirements of Chapter 21.47. Specifically, the overall plan is comprehensive, providing a good interrelationship between the buildings, landscaping and other on-site amenities. The project is well designed architecturally and complemented with sufficient landscaping. Also, each unit is located in order to create private areas and to reduce potential nuisances. The project is also consistent with surrounding development. (Sec- tion 21.47.110). A total of thirteen on-site parking spaces are proposed. This includes both visitor and tenant parking. This would be con- sistent with the parking requirements of Subsection 21.47.130(2). The project is also consistent with certain other require- ments of Section 21.47.130. Specifically, no less than 200 square feet of open recreation area would be provided for each unit. The major portion of this recreation area will be provided through the use of balconies. Also, a common recreation area is available near the southwestern corner of the site. Each unit will have individual laundry facili- ties and a common refuse container will adequately handle trash disposal. However, a major concern of the project relates to the location of the storage space. While the applicant has met the required 480 cubic feet of storage space per unit, much of this area is broken up into small areas. Therefore, staff has included a condition which requires the expansion of the storage com- partments located along the building, adjacent to the recrea- tion area. The project does meet all of the setback requirements of the condominium regulations and the RD-M zone. Staff has included a condition, however, which requires the final condominium plan to indicate the provision of separate utilities for each unit. RECOMMENDATION Staff recommends that the Planning Gommission forward a recom- mendation of approval of CT 79-10/CP-14 to the City Council based on the following findings and subject to the following conditions: Findings 1) The proposed project is consistent with the General Plan since it is within the density range allowable under the current General Plan land use designation. 2) The site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the pro- posed density and still meet all the requirements of the City's condominium ordinance. 3) The project is consistent with all City public facility policies and ordinances since: a) The applicant is on the Leucadia County Water District's sewer allocation list, and sufficient sewer hookups have been reserved for the project. b) The Planning Commission finds that sewer service is not available for this development as of the date of this approval. However, sewer service may be available in the future. The Planning Commission has, by inclusion of an appropriate condition to this condominium permit and tentative subdivision map, insured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission has added a condition that a note shall be placed on the final map that build- ing permits may not be issued for the condominium project unless the City Engineer determines that sewer service is available. Since the final map cannot be approved unless sewer service is available, and building cannot occur within the project unless sewer service remains available, the Planning Commis- sion is satisfied that the requirements of the public facilities, element of the General Plan have been met insofar as they apply to sewer service for this condo- minium permit and tentative map approval. c) School fees to mitigate conditions of overcrowding are required at the time of building permits pursuant to Chapter 21.55 of the Carlsbad Municipal Code. d) Water service will be provided by the San Marcos County Water District, and the applicant is required to comply with their rules and regulations. e) Gas and electric service will be provided by San Diego Gas and Electric. f) Park-in-lieu fees are required as a condition of approval. g) All necessary public improvements have been either provided or will be required as conditions of approval. h) At this time, the City Council is not prepared to find that all other public facilities necessary to serve the project will be available concurrent with need. The Planning Commission has, by inclusion of an appro- priate condition, required that the project contribute to the costs'of such facilities. Since the develop- ment will pay its proportionate share of the public facilities which it will require, the City Council is satisfied that the requirements of the public facilities element of the general plan have been satisfied. 4) The design of the development and required improvements will not cause any substantial environmental impacts, and a declaration of negative environmental impacts has been made findings that: a) The proposed development is consistent with the trend of development in the immediate area, and with appli- cable plans. b) No significant land form alteration is proposed. c) No significant flora or fauna, nor any unique or historical resources would be adversely affected by the project. 5) The proposed condominium project meets the criteria of Chapter 21.47 (Condominiums) since: a) Storage space, laundry facilities, open recreation areas, parking facilites, refuse areas, separate utilities and other requirements of Section 21.47.130 have been met or will be made conditions of approval. b) The condominiums meet the design criteria of Chapter 21.47.110 since the overall plan is comprehensive, embracing land, buildings, landscaping and their relationships. CONDITIONS 1) This approval is granted for that portion of land described in the application, CT 79-10/CP-14, and all attachments thereto, and development shall occur substantially as shown on Exhibit A, dated 10/2/79; and Exhibits B, dated 8/22/79? and Exhibits C-l, C-2, D-l, D-2, E-l and E-2, dated 8/9/79, except for modifications required herein. 2) The applicant shall comply with all rules and regulations of the respective sewer and water districts regarding water and sewer service to the subject property. 3) The applicant shall prepare a reproducible copy of the final condominium site plan incorporating all require- ments of the condominium permit approval, and shall be subject to the approval of the Planning Director. 4) The applicant will provide school fees to mitigate conditions of overcrowding as part of building permit applications. These fees shall be based on the fee schedule in effect at the time of building permit appli- cation. 5) This subdivision and condominium plan is approved upon the express condition that the final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is available to serve the subdivis ion. 6) This subdivision condominium plan is approved upon the express condition that building or grading permits will not be issued for development of the subject property unless the City Engineer determines that such sewer facilities are available at the time of application for such permits and will continue to be available until time of occupancy. If the City Engineer determines that sewer facilities are not available, building permits will not be issued. 7) In order to provide for fire protection during the con- struction period, the applicant 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. 8) Street trees of a variety approved by the Parks and Recrea- tion Department shall be installed to City specifications at 40 foot intervals along all public street frontages. 9) Prior to the issuance of building permits, the applicant shall pay a public facility fee as established in City Council Policy No. 17. The applicant shall enter into a secured agreement with the City for the payment of this fee prior to final map approval. 10) The applicant shall submit a revised site plan which shows expansion of the storage areas located along the building adjacent to the outdoor recreation area. Said revision shall be incorporated into the final condominium plan and subject to the approval of the Planning Director. 11) The final condominium plan shall contain a note specifying that utilities will be separately metered for each unit. 12) The applicant shall pay park-in-lieu fees prior to the recordation of the final map. 13) The applicant shall agree to modify the landscape plan (Exhibit "E") by substituting a more drought tolerant plant species for Lingustrum Texanum. In addition, the applicant shall agree to maintain and, if necessary, re-plant the sloping portion of the property for erosion control purposes. EXHIBITS: A (10/2/79; B, C-l, C-2, D-l, D-2, E-l, E-2 (8/22/79) BM:jd or CASE - !4Date Rec'd Description of Keguest; DCC Date\n/|/n/7q. Address or Location of Request'.~n^ Applicant: Engr. or Arch. Brief Legal: ^»O -^1 rn4 l.lMfT KlD. \ . Assessor Book: General Plan Land Use Description: Existing Zone; PP-M Acres:Mo. of Lots: Proposed Zone; P>I>-M "j DU's£DU/Acren.4"7 School District: Water District:^ lVvd\r>sA Sanitation District: Coast Permit Area: If' after the information you have submitted has been reviewed, it is determined that further information JMK required, you will be so advigfid.' ' ' APPLICANT : VJ U^g/l - CK > K. V^S I O AGENT: MEMBERS: _ ________ Name (individual, partnership, joint venture, corporation, syndication) 4p A Business Address Telephone Number I-V CLH & Name Business Address Or.A Telephone Number Hue'. Name (individual, partner, joint venture, corporation, syndication) Business Address p\<^ Or. Or. Home Address Telephone Number Telephone Number Name Home Address Business Address Telephone Number Telephone Number (Attach more sheets if necessary) I/We declare under penalty of perjury.that the information contained in this dis closure is true and correct and that it will remain true and correct and may be relied upon as being true and correct until amended. Applicant Agent, Owner, Partner w PLANNING COMMISSION RESOLUTION NO. 1552 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF 3 A TENTATIVE TRACT MAP AND CONDOMINIUM PERMIT FOR FIVE CONDOMINIUM UNITS LOCATED ON THE NORTH SIDE 4 OF NAVARRA DRIVE, LA COSTA. 5 " CASE NO.: CT 79-10/CP-14 APPLICANT: HWEI-CHIH HSIU 6 7 WHEREAS, a verified application for certain property, to wit: 8 Lot 55 of La Costa South, Unit No. 1, in the 9 County of San Diego, according to Map thereof No. 6117, filed June 3, 1968 10 has been filed with the City of Carlsbad and referred to the 11 Planning Commission; and 12 WHEREAS, said verified application constitutes a request as 13 provided by Title 21 of the Carlsbad Municipal Code; and 14 WHEREAS, this project has been processed through environmental 15 review, Log 575, and a Negative Declaration has been issued 16 based on the following justification: 17 1. The proposed development is consistent with the trend of 18 development in the immediate area, and with applicable plans. 19 2. No significant land form alteration is proposed. 20 3. No significant flora or fauna, nor any unique or historical resources would be adversely affected by the project, 21 WHEREAS, the Planning Commission did, on October 10, 1979, 22 hold a duly noticed, public hearing as prescribed by law, to 23 consider said request; and 24 WHEREAS, at said public hearing, upon hearing and considering 25 all testimony and arguments, if any, of all persons desiring to 26 be heard, said Commission considered all factors relating to 27 Carlsbad Tract (CT 79-10) and Condominium Permit (CP-14) and found 28 the following facts and reasons to exist: 4 Findings 1) The proposed project is consistent with the General Plan since it is within the density range allowable under the current General Plan land use designation. 2) The site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the pro- posed, density and still meet all the requirements of the City's condominium ordinance. 7 3) The project is consistent with all City public facility policies and ordinances since: 8 a) The applicant is on the Leucadia County Water District's 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 sewer allocation list, and sufficient sewer hookups have been reserved for the project. b) The Planning Commission finds that sewer service is not available for this development as of the date of this approval. However, sewer service may be available in the future. The Planning Commission has, by :inclusion of an appropriate condition to this condominium permit and tentative subdivision map, insured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission has added a condition that a note shall be placed on the final map that build- ing permits may not be issued for the condominium project unless the City Engineer determines that sewer service is available. Since the final map cannot be approved unless sewer service is available, and building cannot occur within the project unless sewer service remains available, the Planning Commis- sion is satisfied that the requirements of the public facilities element of the General Plan have been met insofar as they apply to sewer service for this condo- minium permit and tentative map approval. c) School fees to mitigate conditions of overcrowding . • are required at the time of building permits pursuant to Chapter 21.55 of the Carlsbad Municipal Code. d) Water service will be provided by the San Marcos County Water District, and the applicant is required to comply with their rules and regulations. e) Gas and electric service will be provided by San Diego Gas and Electric. f) Park-in-lieu fees are required as a condition of approval. 28 .2 g) All necessary public improvements have been either provided or will be required as conditions of approval. 2 h) At this time, the City Council is not prepared to find 3 4 5 issued. 10 " 11 12 13 have been met or will be made conditions of approval. 14 b) The condominiums meet the design criteria of Chapter 15 16 17 18 19 20 21 22 23 24 25 26 27 28 that all other public facilities necessary to serve the project will be available concurrent with need. The Planning Commission has, by inclusion of an appro- priate condition, required that the project contribute to the costs of such facilities. Since the. develop- ment will pay its proportionate share of the public facilities which it will require, the City Council is satisfied that the requirements of the public facilities element of the general plan have been satisfied. 4) The design of the development and required improvements will not cause any substantial environmental impacts, and a declaration of negative environmental impacts has been 5) The proposed condominium project meets the criteria of Chapter 21.47 (Condominiums) since: a) Storage space, laundry facilities, open recreation areas, parking facilites, refuse areas, separate utilities and other requirements of Section 21.47.130 21.47.110 since the overall plan is comprehensive, embracing land, buildings, landscaping and their relationships. WHEREAS, the Planning Commission, by the following voter recommended approval of CT 79-10/CP-14, subject to certain conditions: CONDITIONS 1) This approval is granted for that portion of land described in the application, CT 79-10/CP-14, and all attachments thereto, and development shall occur substantially as shown on Exhibit A, dated 10/2/79; Exhibit B, dated 8/22/79; and Exhibits C-l, C-2, D-l, D-2, E-l and E-2, dated 8/9/79, except for modifications required herein. 2) The applicant shall comply with all rules and regulations of the respective sewer and water districts regarding water and sewer service to the subject property. 3) The applicant shall prepare a reproducible copy of the , final condominium site plan incorporating all require- ments of the condominium permit approval, and shall be subject to the approval of the Planning Director. .3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4) 5) 6) 7) 8) 9) 10) 11) 12) 13) The applicant will provide school fees to mitigate conditions of overcrowding as part of building permit applications. These fees shall be based on the fee schedule in effect at the time .of building permit appli- cation. This subdivision and condominium plan is approved upon the express condition that the final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is available to serve the subdivision. This subdivision condominium plan is approved upon the express condition that building or grading permits will not be issued for 'development of the subject property unless the City Engineer determines that such sewer facilities are available at the time of application for such permits and will continue to be available until time of occupancy. If the City Engineer determines that sewer facilities are not available, building permits will not be issued. In order to provide for fire protection during the con- struction period, the applicant 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. _ Street trees of a variety approved by the Parks and Recrea- tion Department shall be installed to City specifications at 40 foot intervals along all public street frontages. Prior to the issuance of building permits, the applicant shall pay a public facility fee as established in City Council Policy No. 17. The applicant shall enter into a secured agreement with the City for the payment of this fee prior to final map approval. The applicant shall submit a revised site plan which shows expansion pf the storage areas located along the building adjacent to the outdoor recreation area. Said revision shall be incorporated into the final condominium plan and subject to the approval of the Planning Director. The final condominium plan shall contain a note specifying that utilities will be separately metered for each unit. The applicant shall pay park-in-lieu fees prior to the recordation of the final map. The applicant shall agree to modify the landscape plan (Exhibit "E") by substituting a more drought tolerant plant species for Lingustrum Texanum. In addition, the applicant shall agree to maintain and, if necessary, re-plant the sloping portion of the property for erosion control purposes. .4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 AYES: Schick, Rombotis, Marcus, Jose, Larson NOES: None ABSENT: None ABSTAIN: None NOW, THEREFORE, BE IT HEREBY RESOLVED, that the foregoing recitations are true and correct. EDWIN S. SCHICK, JR. Chairman CARLSBAD PLANNING COMMISSION ATTEST: JAMES C. HAGAMAN, Secretary CARLSBAD PLANNING COMMISSION .5