HomeMy WebLinkAbout1980-04-01; City Council; 3484-3; Revision of tentative map Alicante HillsCITY OF CARLSBAD
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1 •, / 8 n : **. -, • INITIAL
AGENDA BILL NO. tfyTy-^dj^&QJUt^+jLttj ^3 Dept. Hd. /S/JCH
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DATE: APRIL 1, 1980 .__ Cty. Atty. i
DEPARTMENT: PLANNING Cty. Mgr./s/R
: REVISION OF EXISTING TENTATIVE MAP, ALICANTE HILLS
CASE NO.: CT 75-6(B) APPLICANT: LA COSTA LAND COMPANY •
STATEMENT OF THE MATTER
The applicant is requesting a revision to an approved tentative map to provide for
phasing. The original tract map was approved as one phase; the revision is in
three phases. No other modifications are being requested. The requested phasing
is consistent with the number of sewer permits issued to the applicant and the
existing public facilities.
Through the Planning staff review and the Planning Commission hearing all concerns
were satisfactorily'resolved.
EXHIBITS
1. Planning Commission Resolution No. 1604
2. Staff Report dated February 27, 1980
3. Staff memorandum from Bill Hofman dated 3/4/80 -"
4. Exhibit "C" dated 1/21/76
5. Exhibit "E" dated 2/26/80
RECOMMENDATION
Both the Planning Commission and Planning staff recommend that this project be
APPROVED and that the City Attorney be directed to prepare documents APPROVING
CT 75-6(B) as per Planning Commission Resolution No. 1603.
Council Action^
4-1-80 Council directed the City Attorney to prepare documents approving CT 75-6(B)
as per Planning Commission Resolution No. 1603.
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PLANNING COMMISSION RESOLUTION NO. 1604
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL TO REVISE AN EXISTING TENTATIVE MAP
TO PROVIDE FOR THE PHASING OF 101 LOT SINGLE
FAMILY AND 2 LOT CONDOMINIUM PROJECT, SOUTH
OF ALGA ROAD, BETWEEN ALICANTE AND CADENCIA.
APPLICANT: LA COSTA LAND COMPANY
CASE NO: CT 75-6(B)
WHEREAS, a verified application for certain property to
A portion of Section 25, Township 12 South, Range 4
West, San Bernadino Meridian, San Diego County, California.
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 environmental
review as required in Title 19, the Environmental Protection
Ordinance. An Environmental Impact Assessment (Log No. 646) has
been prepared and a Negative Declaration issued based on the
following justification:
The project is administrative in nature, and would have no
effect on any significant environmental resources.
The property has been significantly modified through previous
grading and roadway construction activities.
The originally approved Tract Map (CT 76-5) which created
the subject subdivision, received a negative declaration,
finding no significant environmental impact from the
proposed subdivision.
WHEREAS, the Planning Commission did, on the 27th day of
January, 1980, hold a duly noticed public hearing as prescribed
by law to consider said request; and
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WHEREAS, at said public hearing, upon hearing and considering
all testimony and arguments, if any, of all persons desiring
to be heard, said Commission considered all factors relating to
the Tentative Tract Map.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A. That the above recitations are true and correct.
B. That based on the evidence presented at the public hearing
the Commission finds the following findings and conditions
to exist:
Findings
1) The proposed map is consistent with the General Plan
because:
a) The project density conforms with the Land Use
Element designation of residential low-medium
density, 0-4 du/acre and residential medium high
density, 10-20 du/acre; and
2) The site is physically suitable for the type and density
of development because:
a) The subdivision has been designed recognizing the
natural slope and soil constraints of the site;
and
b) The projects low density allows for the physical
consideration of the site.
3) The proposed project has been found to have an insig-
nificant adverse impact on the environment and a
Negative Declaration has been filed by the Planning
Director.
4) This project is consistent with all public facility
policies and ordinances because:
a) The Planning Commission has, by inclusion of
an appropriate condition, insured that the final
map for each phase shall not be approved nor
shall building permits be issued unless the City
Council finds that sewer service is available
to serve the project.
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Since the final map cannot be approved unless
sewer service is available, the building cannot
occur within the project unless sewer service
remains available, the requirements of the public
facilities element of the general plan have been
met insofar as they apply to sewer service for
this and tentative map approval.
b) The proposed subdivision has been approved by the
affected school districts.
c) Water service will be provided by Costa Real
Municipal Water District.
d) Gas and electric service will be provided by
SDG&E.
e) All necessary on-site and adjacent public facilities
would be required as per the City's Public
Improvement Ordinance or as conditions of approval.
f) The applicant has agreed and is required by the
inclusion of an appropriate condition to pay a
public facilities fee. Performance of that contract
and payment of the fee will enable this body to
find that public facilities will be available
concurrent with need as required by the General Plan.
Conditions
1) Approval is granted for CT 75-6 (B) as shown on Exhibit "E"
dated 2/26/80, on file in the Planning Department incorporated
by reference. Development shall be substantially as shown
on this exhibit unless otherwise noted in these conditions.
2. All conditions of CT 75-6 (City Council Resolution No. 3771),
unless otherwise noted in CT 75-9(A) and herein, shall
remain in effect and be met prior to recordation of the
final map of Phase I. All conditions of CT 75-6(A)
(City Council Resolution No. 3860), unless otherwise noted
in CT 75-9(A) and herein, shall remain in effect and be met
prior to recordation of the final map of Phase 1.
3. This subdivision is approved upon the express condition
that the final map shall not be approved nor shall any
building permits be issued for development' of the subject
property unless the City Engineer determines that sewer
facilities are available at the time of said final
map approval and application for such building permits
and will continue to be available until time of
occupancy. If the City Engineer determines that sewer
facilities are not available, the final map shall not
be approved nor shall building permits be issued.
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4. Only one vehicular access point shall be allowed onto
Alicante Road from Lots 1 and 2 of Phase 2 and shall
be aligned with Altiva Place. A note indicating said
access shall be placed on the final map.
5. Condition No. 4 of City Council Resolution No. 3860 (A)
should be amended as follows :
Concurrent with final map recordation of Phase I , the
applicant shall dedicate Lot 1 of Phase I labeled "Park Site"
and all areas designated "open space to be designated" on
Exhibit E, dated 2/26/80. The park so dedicated shall be
2.9 acres in size and shall be provided across from a 20'
access easement from Alga Road as shown on said Exhibit E.
6) At the time of development of condominiums on lot 1
and 2 of Phase, an application for a condominium permit
and a tentative map shall be submitted to the Planning
Department subject,- to the approval of the City Council.
7) The applicant shall submit a geotechnical report to the
City Engineer which is subject to his approval prior
to issuance of a grading permit.
8) This approval is expressly conditioned on the payment by
the applicant of a public facilities fee as required by
City Council Policy .No. 17, dated August 29, 1979, on
file with the City Clerk and incorporated herein by
reference, and according to the agreement executed by
the applicant for payment of said fee. If said fee is
not paid as promised, this application will not be
consistent with the general plan and the project cannot
proceed and this approval shall be void.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held
on the 12th day of March, 1980, by the following vote, to wit:
AYES: Schick, Marcus, Leeds, Larson
NOES : None
ABSENT:
ABSTAIN
Friestedt, Rombotis
Jose
ATTEST:
EDWIN S. SCHICK, "J'VL , Chairman
CARLSBAD PLANNING (COMMISSION
JAflES C.HAGAMTpf; Sec?retary
PLANNING COMMISSION
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STAFF REPORT
DATE: February 27, 1980
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT J^ Jr2§!£AJLAND JL9. ~ Request to revise.an existing tentative map to provide for the
phasing of 101 lot single family and 2 lot
condominium project.
BACKGROUND
Description
The La Costa Land Company is requesting a revision to an
existing tentative map to provide for three phases as shown
on Exhibit "D". Phase 1 consists of 45.single family lots,
a park site, and two (2) open space lots, Phase 2 consists
of'two (2) condominium lots and 10 single family lots, and
Phase 3 consists of 46 single family lots. The request is
made to correspond with the existing sewer allocation on
the property.
Existing Zoning and Land Use
Zoning'
Site: R-l-10 and RDM
North: P-C
South: P-C
East: P-C
West: RDM
General Plan Information
Land Use
Vacant
Vacant
La Costa Golf Course
San Marcos Creek
Multiple Family Development
Land Use Element - The land use map designates the
western portion of the site as RMH (10-20 du's/ac)
which corresponds to the RDM zone. The eastern
'portion is designated as RLM (0-4 du's/ac) which
corresponds to the R-l-10,000 zone. This sub-
division i's consistent with this element of the
general plan.
Publ .i c Fac i 1 itj.es El cm ejvL
^JlliS-17 ScOi£.o: 'rne Costa Real Water District will
provTdcTwater service for•the project.
Sew or Se_ryice_: The Leucadia County VJater District
will provide sewer service to the subject property
Currently, 4'6 permits have been issued to the
project. This permit will expire on November 29,
1980, hence, prompting the request for phasing of
the project.
Schools: The project is located within the San
Marco's~Unified School District. School fees will
be required at the time of development of each lot.
Gas and Electric: SDG&E will provide gas and
electric service to the property.
Street Improvements: All necessary street improve-
ments can be required as per the City's Public
Improvement Ordinance, or as conditions of approval.
Other Public Facilities: The applicant will be
required to pay public facilities fees according
to City Council Policy No. 17.
History and Related Cases
CT 72-25 - A tentative subdivision map was approved by the
City Council in May of 1973 and the final map approved in
October of 1973 (No. 7784). '
ZC-167 - A zone change was approved in September, 1975 allowing
a portion of the RD-M property to be rezoned to R-l-10,000,
V-252 - A variance was approved in September, 1975 to allow
"9~~panhandle lots.
CT 7_5-6 - A tentative map was approved by the City Council
in September, 1975 creating 105 lots, of which 101 were
single family residential, two were multiple family and two
.were open space.
CT 75-6 (A) - A revision to CT 75-6 was approved by the City
Council on March 9, 1976. The revision created two
additional lots for open space and a park site, and eliminated
a 20" wide open space easement.
Environmental Impact As ses sment
The Planning Department has reviewed the initial study and
has field investigated the site and has found no significant
adverse impacts on the environment resulting from this project.
The Planning Director, therefore, has issued a Negative •
Declaration, Log No. 646, on February 20, 1980.
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II. ANALYSIS
Major Planning^ Considerationja
1. Should access be allowed onto Alicante Road from
lots 1 and 2 of Phase 2?
2. Are the nine panhandle lots appropriate for this
subdivision?
3. Is adequate access provided for the proposed public
park site?
Drscussion
Since this subdivision has received tentative approval
and a later approval of a revision to the tentative
map, only three remaining issues need to be addressed
in this report: 1) Access to Alicante Road, 2) The
inordinate number of panhandle lots, and 3) Access to
the proposed public park.
Access to Alicante Road • •
As approved, the tentative map allows vehicular access
to Alicante Road from lots 1 and 2 of Phase 2. Both
lots are zoned RD-M and will be developed as condo-
miniums. Presently four streets enter onto Alicante
Road which are within 2,000 feet of each other
(Zamora Way, Altisma Way, Altiva Place, and Alfil
Way). Altiva Place and Altisma Way are within 500
feet of each other. Staff feels the high number of
trips generated from a condominium project and the
excessive number of streets in such close proximity
entering Alicante Road will create an excessive traffic
burden on Alicante Road. To alleviate this situation,
a condition restricting access onto Alicante Road
from lots 1 and 2 of Phase 2 has been placed. Future
condominium development on these lots would take access
from Almaden Lane and the new cul-de-sac to the east
as shown on Exhibit "D".
Panhandle Lots
An additional concern of staff regards the nine
proposed panhandle lots. As mentioned in the History
and Related Cases section, a Variance (V-252) was
approved by the Planning Commission on September 10,
1975. At that time, the Commission found that there
were exceptional conditions relating to the shape and
topography of the site justifying the panhandle lots.
Further, it was found that the property in the same
vicinity and.zone has enjoyed development at the same
density proposed by this project and that such lots
conform to the policies arid intent of the general plan.
Staff is in agreement with the findings made by the Planning
Commission and therefore, recommends no changes on the revised
map. . •
Access to Proposed Public
As mentioned, a revision to this tentative tract map added a
6.2 acre park site to the subdivision. The site was divided
into three parcels as shown on Exhibit "C" (Lot 107 A -'2.3
acr.es; Lot 107 B - 0.8 acres; and 107 C - 3.1 acres). Lot
107 A was to be dedicated at the time of recordation of CT
75-6 (A), Lot 107 B was to be purchased with park in lieu
fees acquired from La Costa Estates North, adjacent to the
east, and Lot 107 C was to be dedicated at the time of final
map recordation of the Alga Hills subdivision adjacent to
the west. This arrangement occurred because at the time of
this revision the city had no legal mechanism to acquire the
entire park site as part of CT 75-6 (Alicante Hills).
The problem with this arrangement is that, lots 107 A and 107
B have no legal access from a. public right-of-way. Staff
has reviewed this matter with the City Attorney's Office and
the applicant and is recommending full dedication of the 6.2
acre site. As part of the dedication, staff is recommending
a condition be placed requiring adoption of a mutually
acceptable agreement between the City and the La Costa Land
Company establishing a park credit for future subdivision of
the Alga Hills property to the west. This allows for acquisition
•of the park site and creates no hardships on the applicant.
Further, the park site will be a legally conforming lot,
meeting all city code requirements.
Recommendat ion
Staff recommends APPROVAL of CT 75-6 (B) based on the following
findings and subject to the following conditions:
Findings
•w»_-rn-.rT,r-|_Tn —* *--, W-« ^
1) The proposed map is consistent with the General Plan
because:
a) The project density conforms with the Land Use
Element designation of residential low-medium
density, 0-4 du/acre and residential medium high
density, 10-20 du/acre; and
b) The project does not conflict with any element
of the general plan.
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2) The site is physically suitable for the type and density
of development because:
a) The subdivision has been designed recognizing the
natural slope and soil constraints of the site;
and
b) The projects low density allows for the physical
consideration of the site.
3) The proposed project has been found to have an insig-
nificant adverse impact on the environment and a
Negative Declaration has been filed by the Planning
Director.
4) ' This project is consistent with all public facility
policies and ordinances because:
a) The Planning Commission has, by inclusion of
an appropriate condition, insured that the final
map for each phase shall not be approved nor
shall building permits be issued unless the City
Council finds that sewer service is available
to serve the project.
Since the final -map cannot be approved unless
sewer service is available, the building cannot
.occur within the project unless sewer service
remains available, the requirements of the public
facilities element of the general plan have been
met insofar as they apply to sewer service for
this a,nd tentative map approval.
b) The proposed subdivision has been approved by the
affected school districts.
c) Water service will be provided by Costa Real
Municipal Water District.
d) Gas and electric service will*be provided by
SDG&E.
e) All necessary on-site and adjacent public facilities
would be required as per the City's Public
Improvement Ordinance or as conditions of approval.
f) At this time, all other public facilities
necessary to serve this project will not be
available concurrent with need. The Planning
Commission has, by inclusion of an appropriate
condition, required that the project contribute
to the cost of such facilities. Since the
development will pay for its proportionate share
of the public facilities which it will require,
the Planning Commission is satisfied that the
requirements of the public facilities element of
the general plan have been satisfied.
Conditions
1. Approval is granted for CT 75-6 (B) as shown on Exhibit "D"
dated 2/22/80, on file in the Planning Department incor-
porated by reference. Development shall be substantially
as shown on this exhibit unless otherwise noted in these
conditions.
2. All conditions of CT 75-6 (City Council Resolution No. 3771),
unless otherwise noted in CT 75-9 (A) and herein, shall
remain in effect and be met prior to recordation of the
final map of Phase I. All conditions of CT 75-6(A)
(City Council Resolution No. 3860) , unless otherwise noted
• in CT 75-9(A) and herein, shall remain in effect and be met
prior to recordation of the final map of Phase I.
3. This subdivision is approved upon the express condition
that the final map shall not be approved nor shall any
building permits be issued for development of the subject
property unless the City Engineer determines that sewer
facilities are available at the time o± said final
map approval and application for such building permits
and will continue to be available until time of
occupancy. If the City Engineer determines that sewer
facilities are not available, the final map shall not
be approved nor shall building permits be issued.
4., Only one vehicular access point shall be allowed onto
Alicante Road from Lots 1 and 2 of Phase 2 and shall
be aligned with Altiva Place. A note indicating said
access shall be placed on the final map.
5. Condition No. 4 of City Council Resolution No. 3860(A)
shall be amended as follows:
Concurrent with final map recordation of Phase I, the
applicant shall dedicate Lot 1 of Phase I labeled "Park
Site" and all areas designated "open space to be dedicated"
on Exhibit D, dated 2/22/80. The park so dedicated
shall be 6.2 acres in size, and its precise boundaries
shall be approved by the City Council prior to final
map recordation of Phase I. Further, a mutually acceptable
agreement shall be reached between the applicant and the
city providing park credit to the applicant for the
future subdivision of Alga Hills. Said agreement shall be
reached prior to recordation of .final nuip of Phase I.
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6) .At the time of development of condominiums on lot 1
and 2 of Phase, an application for a condominium permit
and a tentative map shall be submitted to the Planning
Department subject to the approval of the City Council.
7) The applicant shall submit a geotechnical report to the
City Engineer which is subject to his approval prior
to issuance of a grading permit.
8) . This approval is expressly conditioned on the payment by
the applicant of a public facilities fee as required by
City Council Policy No. 17 ,'dated August 29, 1979, on
file with the City Clerk and incorporated herein by
reference, and according to the agreement executed by
the applicant for payment of said fee. If said fee is
not paid as promised, this application will not be
' consistent with the general plan and the project cannot
proceed and this approval shall be void.
8) The proposed park site, lot 1 of Phase I (Exhibit "C",
• dated 2/22/80) shall have a minimum of 20' frontage on
Alga Avenue.
Attachment
Location Map
Disclosure Form
BM:ar
2/22/80
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CASE NO . CT 7 £"-Date Rec'd DCC Date: 2--IV-80PC Date 2-3--?-%o.
Description of Request ;
AAddress or Location of Request:
s-nq '-t-e^t?».ti'/ €:.-.. WA^O -tt>. . op>V''ciq-
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JA,L^S -fl^i ....Al fi
Applicant ; ____
Engr. or Arch..£c,vrg , ..-_LatAcl.- .-Co
Drief Legal; /\
Assessor Book:
General Plan Land Use
Ex i r; t i ng '/.o n o : {£- t -
Acres:3 .
P^erlJ - - -Parcel:
M (o.-^
Proposed Zone:
LC2H
VJatcr' District:
V.Coa.'Jt Permit Area:
. Q.Sanitation District: L
tA/a-y __________
DU/Acre
If after Uio inlioi i«:il. jf/n you have MiLmi.Ued li,ir, been ) rv:i e',,vd, it i:; deUn nij nod
tlial; Jui.Ui.--i inLoiTiat.ion is recjuj red, you will be r..o arlvj sod.
APPUCA11T:
Dame (jutiiv.i.dua] , ]>ar:Lnui:slu j>, joint vcnL»u:o, corporntitui, isynJicntion) •
llu.-.ine.si; Aticirof.^
AGENT:
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Telephone Number
Rick Engineering. Coir.pnny
Name
.
Bur.ine.ss Address
MEHBEK3:
7.2.9- iJ5.
Telephone Numbe
Name (individual, jwrtncr, joint
venture, corporation, syndication)
Home Address
Business Address
Telephone lJui;;ber Telephone Number
Name Home Address
Busine.'3S Address
Telephone Number Telephone Number
(Attach more sheets if necessary)
I/Wo declare under penalty of perjury that the information contained in this dir:
closure is true arid correct ;md that it will remain true and correct and may be
X'olicd upon as boiny true and correct until amended.
-
Applicant
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A'jent, (X/IKM:, Partner
Vice President
MEMORANDUM
DATE: March 4, 1980
TO: Frank Aleshire, City Manager
FROM: Bill Kofman, Planning Department
SUBJECT: CT 75-6 (B)_- La Costa Land Company - Dedication
of the Alga Hills Park site.
In 1976, the City Council amended CT 75-6 to provide for
a 6.2 acre park site (Alga Hills Park). Because this
subdivision was not a part of the parks agreement between
the La Costa Land Company and the city, the entire 6.2
acre site could not be dedicated all at once. Instead,
the site was divided into three parcels as shown on
Exhibit "C". Lot 197(A) (2.3 acres) was to be dedicated
at the time of recordation of CT 75-6(A), Lot 107(B)
(0.8 acres) was to be purchased with park-in-lieu fees-
acquired from the La Costa Estates North subdivision
adjacent to the east, and Lot 197(C) was to be dedicated
at the time of final map recordation of the Alga Hills
subdivision adjacent to the west.
The problem with this arrangement is that Lots 107(A) and
107(B) have no legal access from a public right-of-way.
To alleviate this problem, staff and the Planning
Commission are recommending dedication of a 20' access
easement to Lot 107(A) from Alga Road. This easement
would run along the future location of a public right-
of-way to be dedicated at the time of approval of the
Alga Hills subdivision to the west. Staff feels this
20' easement will provide adequate access to the park
site.
BH:ar
3/21/80
**$'CASEMENT TO
?.Wi*,:/PAL WATER DISTRICT
l47 Q.K
MATCH LINE
SEE SHE
Al-ICAfJTE. ttli.CS>
CT
1/21/76 '