HomeMy WebLinkAbout1979-12-04; City Council; 6088; 41 Unit Condominium and Tentative Map• -L
CITY OF CARLSBAD
AGENDA BILL NO: _
DATE: December 4, 1979
DEPARTMENT:Plannina
INITIAL
Dept. Hd.
City Atty,
City Mgr.
SUBJECT:41 UNIT CONDOMINIUM AND TENTATIVE TRACT MAP
CT 79-18/CP-21
APPLICANT: MEYER
STATEMENT OF THE MATTER:
Subject project is on property located on the southeast corner of
Altisma and Caringa Way in the La Costa area. The recommended General
Plan density for this site is 10 units to the acre with up to 20 units
to the acre if proper amenities are provided. The proposed 41 units
are on 2.27 acre parcel resulting in a density factor of 18 units
to the acre. .
Staff recommended approval of the project at the proposed density
because the amenities proposed were sufficient for the increased
density. The majority of the parking is placed underground. There
are 7 visitor parking spaces proposed daove the minimum required by
the condominium regulations. In addition, the site has a great deal
of street frontage available for street parking. The project pro-
vides integration of the landscaping, open spaces and pedestrian
walkways into unified design. .The open -space exceeds the. minimum
requirements up to 20%. There is ample storage area, and it's
located is various areas to provide storage in the garages and
at the units. The project is compatible with the surrounding area.
EXHIBITS
Planning Commission Resolution No. 1563
Staff Report dated November 14, 1979
Location Map
Exhibits A (November 6, 1979) & B, E-l,E-2,E-3 (October 9, .1979)
RE COMMENDATION
The Planning Staff and the Planning Commission recommend that CT
79-18 and CP-21 be approved as per Planning Commission Resolution
No. 1563.
Council Action:
12-4-79 Council directed the City Attorney to prepare documents approving
CT 79-18 and CP-21 as per Planning Commision Resolution 1563.
FORM - PLANNING 79
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PLANNING COMMISSION RESOLUTION NO. 1563
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
TENTATIVE TRACT MAP AND CONDOMINIUM PERMIT FOR A
41 UNIT CONDOMINIUM PROJECT LOCATED AT THE SOUTHWEST
CORNER OF ALTISMA AND CARINGA WAY, LA COSTA.
CASE NO.:
APPLICANT:
CT 79-18/CP-21
MEYER
Whereas, a verified, application for certain property, to
wit:
Lots 240 and 241 of La Costa Valley Unit No. 5,
according to Map thereof No. 6730, as filed in the
Office of the County Recorder for San Diego County,
September 8, 1970
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, this project has been processed through environ-
mental review as required in Title 19, the Environmental Protec-
tion Ordinance. A Negative Declaration has been
issued for the following reasons:
1) The project site has been previously graded and is devoid
of any significant flora or fauna and any unique or his-
torical environmental features.
2) Although some land form alteration is proposed, adequate
environmental protection should be afforded through the
City's Grading Ordinance.
3) The project is consistent with the City's current land use
plan and with the nature of.surrounding development.
4) The project constitutes urban infilling.
COPY
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WHEREAS, the Planning Commission did, on November 14, 1979,
hold a duly noticed, public hearing as prescribed by law, to
der said request; and
WHEREAS, at said public hearing, upon hearing and considerin
all testimony and arguments, if any, of all persons desiring
to be heard, said Commission considered all factors relating to
the Carlsbad Tract (CT 79-18) and Condominium Permit (CP-21)
and found the following facts and reasons to exist:
The proposed project is consistent with the General
Plan since it is within the allowed density range
due to the fact that additional and appropriate amenities
have been provided for this project including:
The majority of the parking has been placed underground
There are seven visitor parking spaces proposed above
the minimum required by the condominium regulations;
The site has a great deal of street frontage available
for street parking;
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The project provides integration of the landscaping,
open spaces, and pedestrian walkways into unified
design;
The open space exceeds the minimum requirements up
to 20%;
There is ample storage area, located in various areas
to provide storage in garages and in the units;
The project is compatible with the surrounding area.
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
proposed density and still meet all the requirements of
the City's Condominium Ordinance.
The project is consistent with all City public facility
policies and ordinances since:
The applicant is on the Leucadia County Water
District's sewer allocation list, and sufficient
sewer hookups have been reserved for the project.
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B) The Planning Commission finds that sewer service
is not available for this development as of the
date of this approve?!. However, since 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 building permits may
not be issued for the condominium project unless the
City Engineer determines that sewer service is availabl
Since the final map cannot be approved unless sewer
service is available, and building cannot occur
within the project unless sewer service remains avail-
able, the Planning Commission is satisfied that the
requirements of the public facilities element of
the General Plan have been met insofar as they apply
to service service for this condominium 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 Carlsbad
Municipal Water District, and the applicarit 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 Planning Commission 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 appropriate condition, required that the project
contribute to the costs of such facilities. Since
the developemnt 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 proposed project has been processed through environ-
mental review pursuant to Title 19 and a Negative Declaratioji
has been issued.
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5) The proposed project meets the criteria of Chapter 21.47
(Condominiums) since:
A) The condominiums meet the design criteria of chapter
21.47.110 since the overall plan is comprehensive
embracing land, building, landscaping and their re-
lationships, the driveways are not dominant features,
and sufficient circulation and on-site amenities
are provided.
B) Storage space, laundry facilities, open recreation
areas, parking facilities, refuse areas, separate
utilities and requirements of Section 21.47.130
have been met or will be made conditions of approval.
WHEREAS, the Planning Commission, by the following vote,
recommended that CT 79-18/CP-21 be approved, subject to certain
conditions:
Conditions
1) This approval is granted for that portion of land
described in the application CT. 79-18/CP-21, and development
shall occur substantially as shown on Exhibit A, dated
11/6/79 and Exhibit B, E-l, E-2 and E-3,'-dated 10/9/79,
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
application.
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 subdivision.
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
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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. In addition adequate
fire hydrants and/or off site, stand pipes with required
fire flows shall be installed on and/or off-site, as
recommended by the Fire Chief or his design.ee.
8) Street trees of a variety approved by the Parks and
Recreation Department shall be installed to City speci-
fications 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 City Council action.
10} The applicant shall pay park-in-lieu prior to the
recordation of the final map.
11) The applicant shall submit a final detailed landscape
and irrigation plan subject to the approval of the
Planning Director. Said final plan shall indicate that
drought tolerant plant species have been substituted
for the Nandina Domestica and Erytrina species currently
proposed on the tentative landscape plan.
12) All private driveways shall be kept clear of parked
vehicles at all times, and shall have posted "No Parking/
Fire Access Lane."
13) The developer shall receive the approval of the City
Engineer for a site grading plan and obtain a grading
permit prior to any construction being performed within
the project site.
14) Grading shall occur in accordance with an approved
grading and erosion control plan, City standards, and
an approved soils and geologic investigation report
which shall include slope stability calculations and
construction specifications). All exposed slopes shall
be hydromulched or otherwise stabilized prior to the
issuance of building permits.
15) Drainage improvements shall be constructed in accordance
with an approved plan, and the work shall be coordinated
with the overall plan for grading and erosion control.
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All facilities shall be maintained by the property
2 owner in perpetuity. This condition excludes all
drainage easements granted to the City of Carlsbad.
3 16) Additional drainage easements and drainage structures
shall be provided or installed as may be required by
the County Department of Sanitation and Flood Control
5 and/or the City Engineer.
5 17) All land and/or easements required by this subdivision
shall be granted to the City, without cost to the City,
7 and free of all lie'ns and encumbrances.
8 18) Immediately upon the completion of grading, all slopes
in excess of 10 feet in vertical height shall be stabilized
9 by hydroseeding, mulching and fertilization. The seed
mix shall be designed by an expert in the field based
10 on a soil analysis of the slopes taken at a maximum
interval of 500 feet, and shall be approved by the
Parks and Recreation Director. The seed mix shall be
designed so as to include the maximum number of indigenous
12 species as feasible without reducing the effectiveness
of the erosion protection. The mulch shall be applied
13 at not less than 2,000 Ibs/acre., or acceptable alternative.
14 In addition, these slopes shall' also be planted with
fast growing, drought tolerant shrubs and trees (20 feet
15 on center) and an adequate irrigation system shall be
installed.
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19) In addition to the above requirements, the applicant shall
17 agree to show on the final condominium site plan the
following changes: The pedestrian foot bridge shall have
18 a minimum clearance of 13' 6"; the parking structure
circulation and design shall be modified as required by
19 the City Engineer; all refuse containers shall be located
outside of the required setbacks and not adjacent to any
20 units; all buildings not attached shall observe a minimum
setback from adjacent structures of 10 feet.
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AYES: Schick, Rombotis, Friestedt, Marcus,
22 Jose, Larson
23 NOES: None
24 NOW, THEREFORE, BE IT HEREBY RESOLVED that the foregoing
25 recitations are true and correct.
26
27 ' EDWIN S. SCHICK, JR. Chairman
CARLSBAD PLANNING COMMISSION
28 ATTEST:
JAMES C. HAGAMAN, Secretary .6
STAFF REPORT
DATE: November 14, 1979
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT 79-18/CP-21; 41 UNIT CONDOMINIUM DEVELOPMENT
LOCATED ON THE SOUTHEAST CORNER OF ALTISMA AND
CARINGA WAY, LA COSTA
APPLICANT: MEYER
I.BACKGROUND
Location and Description of Property
The subject property is located on the southeast corner of
Altisma and Caringa Way, La Costa. The property consists of
two adjacent parcels totaling 2.27 acres. The site is approxi-
mately 15 feet below street level at the northwest corner, and
then rises to approximately 35 feet above Caringa Way. The
property has been previously graded and is relatively flat.
However, in addition, the applicant is proposing approximately
2,500 cubic yards of additional grading in order to develop the
site as proposed.
Existing Zoning
Subject Property:
North:
South:
East:
West:
Existing Land Use
Subject Property:
North:
South:
East:
West:
RD-M
RD-M
RD-M
RD-M
RD-M
Vacant
Multi-family residential
Multi-family residential
Multi-family residential
Vacant
General Plan Information
A.Land Use Plan
The City's current land use plan designates the subject pro-
perty for Medium High Density (10-20 du/ac) residential
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development. As proposed with 41 units, the project would
result in a net density of 18 du/ac. While the project's
density is within the range allowed by the land use plan, the
General Plan states that the lower limit of the density range
represents a suggested maximum, with a density increase to the upper
limit permitted only if certain criteria are met. These cri-
teria include: adequate public improvements, on-site amenities,
site stability, and compatibility with surrounding land uses.
B. Public Facilities
Sewer Service: The applicant has been allocated a total of 48
sewer hookups for the subject property by the Leucadia
County Water District. Thus adequate sewer has been
reserved for the project.
Schools; The project is located within the San Marcos Unified
School District. Since this district is currently exper-
iencing conditions of overcrowding, school fees would be
assessed at the time of building permit application.
Water Service: Water service to the proposed development will
be provided by the Carlsbad Municipal Water District.
Separate water meters are required for each unit.
Gas and Electric Service: Gas and electric service will be
provided by the San Diego Gas and Electric Company. The
condominium regulations state that gas and electric service
must be separately metered for each unit.
On-Site and Adjacent Public Improvements: All necessary on-
site and adjacent public improvements can be required as
per the City's public improvement ordinance or as conditions
of approval.
Other Public Facilities; The City Council and Planning Commission
have 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 accord-
ing to City Council Policy No. 17. Since the development
would pay its appropriate share of the public facilities 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 could be required as a
condition of approval.
C. Other Elements of the General Plan
The proposed project is consistent with all other elements of
the City's current General Plan.
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Environmental Impact Assessment
A Declaration of Negative Environmental Impact has been made
for the project based on the justification that:
1) The property has been previously graded and is devoid of
any significant flora or fauna and any unique or historical
environmental features.
2) Although some land form alteration is proposed, adequate
environmental protection should be afforded through the
City's Grading Ordinance.
3) The project is consistent with the City's General Plan and
with the nature of surrounding development.
4) The project constitutes infilling development.
History and Related Cases
The City is currently witnessing a large number of condominium
proposals in La Costa. This is primarily due to the large
amount of undeveloped land and availability of sewer in this
area. Since the design of each project is unique, it is impor-
tant that the Commission review each project on its own merits,
in addition to comparing the project--with previous Planning
Commission and City Council decisions.
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 apartment
complex, located on the east side of El Camino Real and north
of El Camino Real, to condominiums. The proposed conversion
was denied based on findings which included: lack of a com-
prehensive overall design; insufficient provision of improve-
ments 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 significant
impacts to the environment or surrounding area. Conditions of
approval included: grading and drainage modifications; pro-
vision of automatic garage door openers; fencing restrictions;
public improvement requirements; refuse collection; land-
scaping requirements; and a public facilities fee.
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CT 79-7/CP-10, (Fries), approved by the City Council September 18,
j^j-g-
The City Council conditionally approved this 39 unit condo-
minium development, finding .that it met all of the require-
ments of the City's condominium regulations. Conditions of
approval included: landscaping requirements, public improve-
ments, fencing restrictions, grading and hydro-seeding require-
ments and payment of a public facility fee.
II. Major 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) Are the proposed trash and storage locations conveniently
accessible to all units?
3) Is the overall design of the project representative of a
good condominium development? That is, are the buildings,
recreation amenities and other requirements of Chapter
21.47 interrelated and well designed?
4) Does the project qualify for a density increase over the
suggested maximum density based on the criteria stated
in the General Plan?
III. Discussion
The proposed project involves an application for 41 condominium
units on 2.27 acres in La Costa. The dwellings will be arranged
in 2 to 13 unit clusters, with approximately half of the units
constructed over two separate semi-subterranean parking struc-
tures. The remaining units not constructed over the parking
structures will have attached two-car garages, with access from
either one of two private driveways, or directly from the adjacent
public streets. All units will be two stories, each with two
bedrooms and individual facilities. In addition, gas, electrical
and water service will be separately metered for each dwelling.
With 41 units, the project will result in a net density of 18 du/ac
The City's Land Use Plan designates this property for medium-
high density (10-20 du/ac) residential development. The General
Plan states that a density increase beyond the suggested maximum
density (in this case, 10 du/ac) is allowable if certain criteria
are met. These criteria include: compatibility with surrounding
development, geologic stability of site; adequate public facilities
and sufficient on-site amenities.
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Staff has found that the topography and geology of the site
can safely accomodate the project as proposed, and that the project
is consistent with the nature of the surrounding development.
In addition, staff believes that with the attached conditions,
adequate public facilities and on-site amenities will be provided
and that the project should qualify for .a density increase
beyond the suggested maximum.
Section 21.47.110 of the Condominium regulations discuss certain
design criteria which must be met by all condominium projects.
Specifically, this section states that the overall plan shall
be comprehensive, embracing land, building, landscaping and their
interrelationships. Staff believes that this criteria has been
met, since the landscaped recreation area is centrally located
to all units and is served by pedestrian walkways which enhance
the interrelationships between the dwellings and other features
of the project. The walkways have been designed to facilitate
pedestrian circulation and safety, and in most cases, the
buildings are designed to create private areas.
Another design criteria stipulates that the plan shall provide
for adequate circulation, off-street parking, open recreational
areas and other on-site amenities. .In addition, the driveway
must not be a dominent feature of development. In this particular
case the two meandering driveways serving the project are not
dominant, but rather they provide efficient circulation without
being a disruptive feature. Further, the proposed plan provides
the necessary on-site amenities as specified by the Condominium
regulations'.
Specifically, Section 21.47.130 quantifies the design criteria
and delineates certain developmental standards. With regard to
parking, the regulations require that the project provide two
spaces per unit, in addition to 13 visitor spaces. As designed,
the project would exceed these minimum parking requirements if
just the on-site spaces are considered. Additionally, it should
be noted that a number of on-street spaces will be available
directly in front of the property.
With regard to open recreation area, sub-seciton 21.37.130(8)
states that a minimum of 200 square feet of open recreation
area be provided per dwelling unit. By only counting the common
recreation area, the applicant has exceeded this requirement by
approximately 15% to 20%. In addition, a number of the units
will have small patios and balconies which increases the rec-
reation area.
Another development standard affecting all condominium projects
specifies that 480 cubic feet of storage space shall be provided
per unit. As with the other requirements, this project exceeds
this standard. The units which are located above or adjacent
to the parking structure will have individual storage areas
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within the parking building itself. Also, additional storage
compartments will be located above the parking spaces within
the building. All other units will have storage areas either
within the attached garages or located adjacent to dwellings.
All storage areas are readily accessible to the outdoors.
In order to serve all units, the applicant is proposing at
least five refuse containers. These containers are in con-
venient locations throughout the project which can easily
be served by the refuse collection company.
A number of recent condominium proposals have raised concerns
regarding building setbacks off of the private driveways; Staff
has carefully reviewed the proposed project and has found it
to have met all of the required setbacks as specified by the
Condominium regulations.
In order to assure that adequate public facilities will be
available to serve the development, in addition to assuring
that the on-site amenities will be provided in accordance with
the intent of the condominium ordinance, staff has included
several specific conditions. Also, grading and slope main-
tenance conditions have been attached due to the relatively
steep topography in certain portions of the site. Staff
believes that with these conditions, the project will set a
positive precedent for furture development in this area.i
IV. Recommendation
It is recommended that the Planning Commission forward a
recommendation of APPROVAL of CT 79-18/CP-21 to the City Council
based on the following findings and subject to the following con-
ditions .
Findings
1) The project is consistent with the City's-current
General Plan since it is within the density range specified
for the site as indicated on the Land Use Element of the
General Plan.
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 proposed
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.
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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 avail-
able in the future. The Planning Commission has, by
inclusion of an appropriate condition to this condo-
minium 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 Com-
mission has added a condition that a note shall be
placed on the final map that building 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 avail-
able, the Planning Commission 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 condominium 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 Carlsbad
Municipal Water District, and the applicant is re-
quired to comply with their rules and regulations.
e) Gas and electric service will be provided by San
Deigo 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 Planning Commission 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
appropriate condition, required that the project con-
dition, required that the project contribute to the
costs of such facilities. Since the development 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 project and all required improvements
will not cause any significant environmental impacts, and
a Declaration of Negative Environmental Impact has been
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issued, based on the justification that:
a) The property has been previously graded and is
devoid of any significant flora or fauna and any
unique or historical environmental features.
b) Although some land form alteration is proposed,
adequate environmental protection should be afforded
through the City's grading ordinance.
c) The project is consistent with the City's general
and with nature of surrounding development.
d) The project constitutes urban infilling.
5) The proposed condominium project meets the criteria .of
Chapter 21.47 (Condominiums) since:
a) The' condominiums meet the design criteria of
chapter 21.47.110 since the overall plan is comprehensive
embracing land, building, landscaping and their
relationships, the driveways are not dominant
features, and sufficient circulation and on-site
amenities are provided.
b) Storage space, laundry facilities, open recreation
areas, parking faciliteis, refuse areas, separate
utilities and requirements of Section 21.47.130
have been met or will be made conditions of approval.
1) This approval is granted for that portion of land
describe in the application CT 79-18/CP-21, and development
shall occur substantially as shown on Exhibit A, dated
11/6/and Exhibit B, E-l, E-2 and E-3, dated 10/9/79,
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
application.
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 subdivision.
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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. In addition adequate
fire hydrants and/or off site, stand pipes with required
fire flows shall be installed on and/or off-site, as
recommended by the Fire Chief or his designee.
8) Street trees of a variety approved by the Parks and
Recreation Department shall be installed to City speci-
fications 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 pay park-in-lieu prior to the
recordation of the final map.
11) The applicant shall submit a final detailed landscape
and irrigation plan subject to the approval of the
Planning Director. Said final plan shall indicate that
drought tolerant plant species have been substituted
for the Nandina Domestica and Erytrina species currently
proposed on the tentative landscape plan,
12) All private driveways shall be kept clear of parked
vehicles at all times, and shall have posted "No Parking/
Fire Access Lane."
13) The developer shall receive the approval fo the City
Engineer for a site grading plan and obtain a grading
permit prior to any constructin being performed within
the project site.
14) Grading shall occur in accordance wi-th an approved
grading and erosion control plan, City standards, and
an approved soils and geologic investigation report
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(which shall include slope stability calculations and
construction specifications). All exposed slopes shall
be hydromulched or otherwise stabilized prior to the
issuance of building permits.
15) Drainage improvements shall be constructed in accordance
with an approved plan, and the work shall be coordinated
with the overall plan for grading and erosion control.
All facilities shall be maintained by the property
owner in perpetuity. This condition excludes all
drainage easements granted to the City of Carlsbad.
16) Additional drainage easements and drainage structures
shall be provided or installed as may be required by
the County Department of Sanitation and Flood Control
and/or the City Engineer.
17) All land and/or easements required by this subdivision
shall be granted to the City, without cost to the City,
and free of all liens and encumbrances.
. 18) Immediately upon the completion of grading, all slopes
in excess of 10 feet in vertical height shall be stabilized
by hydroseeding, mulching and fertilization. The seed
mix shall be designed by an expert in the field based
on a soil analysis of the sleeps taken at a maximum
interval of 500 feet, and shall be approved by the
Parks and Recreation Director. The seed mix shall be
designed so as to include the maximum, number of indigenous
species as feasible without reducing the effectiveness
of the erosion protection. The mulch shall be applied
at not less than 2,000 Ibs/acre.,. or acceptable alternative,
In addition, these slopes shall also be planted with
fast growing, drought tolerant shrubs and trees (20 feet
on center) and an adequate irrigation system shall be
installed.
19) In addition to the above requirements, the applicant shall
agree to show on the final condominium site plan the
following changes: The pedestrian foot bridge shall have
a minimum clearance of 13" 6"; the parking structure
circulation and design shall be modified as required by
the City Engineer; all refuse containers shall be located
outside of the required setbacks and not adjacent to any
units; all buildings not attached shall observe a minimum
setback from adjacent structures of 10 feet.
(NOTE: The applicant and staff have worked together to alleviate
the problems outlined in this condition. The applicant has
submitted tentative plans which demonstrate that these problems
can be solved).
BM:ar
Location Map
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CASE Rec'd
Description of Request -.
Date:
General Plan Land Use Description
Existing Zone:
Acres:
School District:
Water District:
Coast Permit Area:
Date
MA3?
Address or Location of Request:THFz
Applicant:
Engr. or Arch.
Brief Legal :inr P:4r> A
Assessor Book:
Proposed Zone
2
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DU/Acre ^g, _
Sanitation District