HomeMy WebLinkAbout1980-05-06; City Council; 6236; 17 Unit Condominium- Morrow/GoodmanCITY OF CARLSBAD
AGENDA BILL NO. £
DATE: MAY 6, 1980
DEPARTMENT: PLANNING
Q
INITIAL
_Dept. Hd.
_Cty. Atty.
Cty. Mgr.
SUBJECT:
17 UNIT CONDOMINIUM
CASE NO: CT 79-26/CP-42 APPLICANT: MORROW/GOODMANIOW/C
STATEMENT OF THE MATTER
The subject property is situated on the east side of Romeria
Street between La Costa Avenue and Gibraltar. The site is
.72 acres in area, providing a density of 23.6 dwelling
units to the acre.
Through the planning staff review and Planning Commission
hearing, all concerns have been resolved on this project.
EXHIBITS
1.
2.
3.
4.
Planning Commission Resolution No. 1605
Staff Report dated February 27, 1980
Exhibit "E" dated January 18, 1980
Exhibit "C" & "D" dated December 17, 1979
RECOMMENDATION
Both the planning staff and Planning Commission recommend
that this application be approved and that the City Attorney
be directed to prepare documents APPROVING CT 79-26/CP-42,
per Planning Commission Resolution No. 1605.
Council Action:
5-6-80 Council directed the City Attorney to prepare documents approving CT 79-26/
CP-42, per Planning Commission Resolution 1605.
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PLANNING COMMISSION RESOLUTION NO. 1605
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL FOR A 17 UNIT CONDOMINIUM PERMIT AND
TENTATIVE MAP LOCATED ON THE EAST SIDE OF
ROMERIA STREET BETWEEN LA COSTA AVENUE AND
GIBRALTAR.
APPLICANT: MORROW/GOODMAN
CASE NO: CT 79-26/CP-42
WHEREAS, a verified application for certain property,
to wit:
Lots 387 and 388 of La Costa South, Unit No. 5 of Map
6600. Book No. 216, Page 290, Parcel 31, in the County
of San Diego, 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 environ-
mental review as required in Title 19, the Environmental
Protection Ordinance. An Environmental Impact Assessment
(Log No. 631) has been prepared and a Negative Declaration issued
based on the following justification:
1) The subject property has been previously graded and is
devoid of any significant flora or fauna or other significant
environmental resources.
2) The additional grading is necessary to prepare the site for
development is relatively minor in nature and would not
result in any significant environmental impact.
3) The project is similar in scale and character to other
residential projects which have been developed without
any apparent adverse impacts to the development.
WHEREAS, the Planning Commission did, on the 27th day of
February, 1980, hold a duly noticed public hearing as prescribed
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|by law to consider said request; and
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 and Condominium Permit.
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 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.
b) 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 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
Commission is satisfied that the requirements of
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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 Olivenhain
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) 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.
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
issued by the Planning Director.
The proposed condominium project meets the criteria of
the City's Condominium Ordinance since:
a) The condominiums meet the design criteria of
Chapter 21.47.110 since the overall plan is compre-
hensive embracing land, building, landscaping and
their relationship 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.
Conditions
1) This approval is granted for that portion of land described
in the application CT 79-26/CP-24, and development
shall occur substantially as shown on Exhibit E, dated
4)
5)
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1/18/80, 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 subdivision.
6) This subdivision condominium plan is approved upon the
express condition that building 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
construction 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.
21 8) Street trees of a variety approved by the Parks and
Recreation Department shall be installed to City
specifications at 40 foot intervals along all public
street frontages.
9) 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. A copy of that
agreement, dated Feb. 27, 1980 / is on file with the
City Clerk and incorporated herein by reference. 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.
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10)
11)
12)
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18)
The applicant shall pay park-in-lieu fees prior to the
recordation of the final map.
The applicant shall submit a final detailed landscape
and irrigation plan subject to the approval of the
Planning Director prior to the issuance of building
permits.
All private driveways shall be kept clear of parked
vehicles at all times, and shall have posted "No Parking/
Fire Access Lane Signs."
The developer shall receive the approval of the City
Engineer for a site grading plan and obtain a grading
permit prior to issuance of a building permit.
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).
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.
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.
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.
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 slopes taken at intervals as
prescribed by the Parks and Recreation Director, and
shall be approved by the Parks and Recreation Director
prior to issuance of building permits. 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
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d //^Ts<^f'
feet on center) and an adequate irrigation system shall
be installed.
19) Automatic garage door openers shall be installed on
each garage door prior to final occupancy of any unit.
20) The applicant shall submit an updated Title Report indicating
the current owners to the Engineering Department prior to
issuance of building permits.
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, v 1980, by the following vote to wit:
AYES: Schick, Larson, Fries tedt, Marcus, Leeds, Rombotis
Jose
NOES: None
ABSENT : None
ABSTAIN : None
K M\ r\if} \\ \ (V<i A,*,,, U ^ J wr
r
EDWIN S". SCHICK, 'UR A Chairman
CARLSBAD PLANNING COMMISSION
ATTEST : ^
/^~) "^2^^^^ (^'^/^^^^^^F&C. HAGAMA~N^ ^ecretaitfy
SBAD PLANNING COMMISSION
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O
STAFF REPORT
DATE: February 27, 1980
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT 79-26/CP-42 - MORROW/GOODMAN - Request for a 17
unit condominium permit and tentative map located
on the east side of Romeria Street between La
Costa Avenue and Gibraltar.
I. BACKGROUND
Location and Description of Property
Morrow/Goodman is requesting approval of a 17 unit
condominium project at the above described location.
The subject property contains .72 acres and had previously
been graded into two pads. There are slopes along the
east and south sides, and one slope running through the
center of the property. The northern pad is approximately
15 feet lower than the southern one.
Existing Zoning and Land Use
Zoning
Subject Property:
North:
South:
East
West:
RDM
RDM-P-C
RDM, R-l
P-C
RDM
Land Use
Vacant
Vacant
Multiple Family, Single Family
Vacant, Single Family
Vacant, Multiple Family
General Plan Information
Land Use Element - This property is designated RH,
Residential High Density, allowing 20 dwelling units
per acre. The Land Use Element permits an increase
in density to 30 du/acre, provided that certain
criteria are met. These criteria include slope,
soil stability, compatibility with surrounding uses
and on-site amenities. This project, 17 units on
.72 acre has a density of 23.6 du/acre.
Public Facilities Element
Sewer; The Leucadia County Water District has allocated
18 sewer units for this project. Conditions will
restrict development unless sewer is available.
Water; This project will be serviced by the Olivenhain
Water District.
Gas and Electric; These services will be provided by
SDG&E.
Schools ; This project is in the San Dieguito Unified
High School and Encinitas Union School Districts.
School fees will be required at time of building permit.
Parks ; Park-in-lieu fees are required as a condition
of approval.
On-site and Adjacent Public Improvements; All necessary
improvements have been provided or will be required
as conditions of approval.
All other public facilities necessary to serve the
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 costs of such facilities. Since
the development will pay 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.
3. Other Elements; This project is consistent with all
other elements of the general plan.
Environmental Impact Assessment
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.
631, on December 31, 1979.
II. ANALYSIS
Major Planning Considerations
1. Does this project meet the letter and the intent of
the City's Condominium Ordinance?
2. Are both development standards and design criteria
met by this project?
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Design Criteria
The proposed project contains 17 units arranged in six
clusters on the site (Exhibit "E" ) . Each cluster is
separated by common open recreational space, easily
accessible to all the units. The main recreational area
is a large swimming pool and deck area located in the
center of the site. A picnic area is located on the north
property line designed to take advantage of the view to
the north and northwest.
Two driveways provide access to the units. Because of
the grading constraints of the site, a circular drive is
not feasible. To alleviate the visual impact of the
driveways, the project proposes landscape planters along
their length. Also, the separation of buildings into
clusters minimizes the corridor effect of the driveways.
The pedestrian walks are designed to provide easy access
to the recreation areas and Romeria Street. Further,
the walkways are designed to minimize conflicts with the
driveways. Pedestrian, crosswalks are distinguished from
the driveways by use of a tile design as shown on Exhibit
"E".
The applicant has designed the project to take advantage
of the views to the north and northwest. Because of the
differences in pad elevations, each unit maintains a view.
An additional design feature proposed is a large amount
of landscaping buffering the swimming pool area from the
driveway. Staff is recommending a condition requiring a
detailed landscape and irrigation plan prior to issuance
of building permits to ensure sufficient landscape
buffering throughout the site.
Overall, staff feels this project does meet all design
criteria as listed in the condominium ordinance.
Development Standards
The project proposes 4481 square feet of open-recreational
space exceeding the 3400 required by code. Also, the
project has met or exceeded storage and parking require-
ments. Two trash enclosures are proposed in centralized
areas as shown on Exhibit "E". Each enclosure will be
enclosed by a solid decorative concrete, stuccoed wall
to match the buildings. All other development standards
have been met.
III. RECOMMENDATION
It is recommended that the Planning Commission forward
a recommendation of APPROVAL of CT 79-26/CP-42 to the
City Council based on the following findings and subject
to the following conditions:
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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.
b) 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 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
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 Olivenhain
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.
A 10
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 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
issued by the Planning Director.
5) The proposed condominium project meets the criteria of
the City's Condominium Ordinance since:
a) The condominiums meet the design criteria of
Chapter 21.47.110 since the overall plan is compre-
hensive embracing land, building, landscaping and
their relationship 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.
Conditions
1) This approval is granted for that portion of land described
in the application CT 79-26/CP-24, and development
shall occur substantially as shown on Exhibit E, dated
1/18/80, 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 subdivision.
6) This subdivision condominium plan is approved upon the
express condition that building 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
construction 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
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.
10) The applicant shall pay park-in-lieu fees 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 prior to the issuance of building
permits.
12) All private driveways shall be kept clear of parked
vehicles at all times, and shall have posted "No Parking/
Fire Access Lane Signs."
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o
13) The developer shall receive the approval of the City
Engineer for a site grading plan and obtain a grading
permit prior to issuance of a building permit.
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) .
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 slopes taken at intervals as
prescribed by the Parks and Recreation Director, and
shall be approved by the Parks and Recreation Director
prior to issuance of building permits. 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) Automatic garage door openers shall be installed on
each garage door prior to final occupancy of any unit.
20) The applicant shall submit an updated Title Report indicating
the current owners to the Engineering Department prior to
issuance of building permits.
A 1 1 a chrne n t s
Location Map
Disclosure Form
BHrar
2/20/80 • / R
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COPY
CT
Description of Request:
o+-- J^.OA^<^I i«» -..-.. ^^^^
Address or Location of Roguest;
Applicant:
Engr. or Arch.
Brief Legal:
Assessor Book: ^^ ^
General Plan Land Use Description:
Existing '/one:
Acres:
School District:
Water District:
Coast Permit Area:
^___
Proposed Zone :
s
Sanitation District: Lcur ^ Jf
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If after the information you have submitted has been reviewed, it is determined
that further1 information is required, you will be so advised.
APPLICANT:
AGENT:
CV OO&sn-•J'-C/
llarae (individual, partnership, joint venture-, corporation, syndication)
Business Address
Telephone Number
Name
Business Address
fEKBERS:
Telephone Number
Name (individual, partner, joint
venture, corporation, syndication)
Home Address S 2. &
Business Address
Telephone Number Telephone Kumber
Home 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.
sl/
Applicant
Owner, Partner/