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
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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
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WHEREAS, this project has been processed through environmental
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review, Log 575, and a Negative Declaration has been issued
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based on the following justification:
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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,
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WHEREAS, the Planning Commission did, on October 10, 1979,
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hold a duly noticed, public hearing as prescribed by law, to
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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
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the following facts and reasons to exist:
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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
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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.
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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
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issued.
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13 have been met or will be made conditions of approval.
14 b) The condominiums meet the design criteria of Chapter
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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.
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4)
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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.
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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
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