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HomeMy WebLinkAbout1980-09-16; City Council; 6367; 38 Unit tentative tract map & Condominium Permito fs CITY OF CARLSBAD . INITIAL AGENDA BILL NO. fo^Cf ; Dept. Hd.Qli DATE: September 16. 1980 _ Cty. Atty. \\r) DEPARTMENT: Planning Department _ Cty. Mgr. SUBJECT: 38 UNIT TENTATIVE TRACT MAP AND CONDOMINIUM PERMIT APPLICANT: Krikorian CASE NO: CT 80-26/CP-107 STATEMENT OF THE MATTER ~ The applicant requests a 38 unit tentative tract map and condomium per- mit on property located on the south side of Navarra Drive in the RDM zone. The Planning Commission found this project to meet all design criteria and all development standards of the Condominium Ordinance with the exception of a lack of one visitor parking space. The Planning Commis- sion added a condition requiring that one additional visitor parking space be indicated on the final Condominium Site Plan. At the public hearing, no one spoke for or against this item. Through staff review and Planning Commission hearing, all issues on this matter have been satisfactorily resolved. EXHIBITS 1. Resolution No. 1682 2. Staff Report, dated August 27, 1980 3. Exhibits A, B, C, D, E, F, G and H , dated August 14, 1980 RECOMMENDATION Both the planning staff and Planning Commission recommend that this application be APPROVED and that the City Attorney be directed to pre- pare documents APPROVING CT 80-26/CP-107 , per Planning Commission Resolution No. 1682. Council Action: 9-16-80 Council directed the City. Attorney to prepare documents approving CT 80-26/CP-107, per Planning Commission Resolution No. 1682, with the addition of the four conditions recommended by staff. 9 10 11 12 13 14 16 17 18 19 20 X PLANNING COMMISSION RESOLUTION NO. 1682 P A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING 3 APPROVAL OF A 38 UNIT CONDOMINIUM PERMIT AND TENTATIVE TRACT MAP ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF NAVARRA DRIVE EAST OF VIEJO WAY. APPLICANT: KRIKORIAN CASE1 NOj;; CT-80;-26_/CP-107 ___ Q WHEREAS, a verified application for certain property to, wit: 7 Lots 191, 192, 193 and 194 of La Costa south Unit No. 2 e" on Commission as follows: 22 23 24 25 26 27 28 according to Map No. 6442 filed on August 26, 1969. 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, the Planning Commission did, on the 27th day of August, 1980, hold a duly noticed public hearing as prescribed 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 A) That the above recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of CT 80-26/CP-107, based on the following findings and subject to the following conditions: Findings 1) The project is consistent with the City's current general plan since the proposed density of 21 du's/acre is within the density range of 20-30 du's/ac specified for the site as indicated on the Land Use Element of the General Plan. PC RESO #1682 1 2 3 .4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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 density and still meet all the requirements of the condominium ordinance. 3) The project is consistent with all City public facility policies and ordinances since: a. The applicant has received 38 edu's from the Leucadia- County Water District. b. The Planning Commission has, by inclusion of an appro- priate condition to this condominium permit and tenta- tive 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, 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 ,f,or this tentative map and condominium permit approval. c. School facilities will be provided by the San Dieguito .Union High School and Encinitas Union School Districts. d.. J?ark-in-lieu fees are required as a condition of approval. . e.. All necessary public improvements have been provided or will be required as conditions of approval. f. The applicant has agreed and is required by the inclu- sion of an appropriate condition to pay a public faci- lities 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. 4) The proposed project is compatible with the surrounding land use since the property to the south has been developed for multiple family residential purposes. Conditions 1) Approval is granted for CT-80-26/CP-107, as shown on Exhi- bit (s) A - H, dated August 14, 1980, incorporated by refer- ence and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions. PC RESO 11682 3 i 2 3 4 %5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 2) This project 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 sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occuparicy. 3) This project 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. 4) This project is approved upon the express condition that the applicant shall pay 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 copy of that agreement dated May 15, 1980, is on file with the City Clerk and is incorp- orated herein by reference. If said fee is not paid as promised, this application will not be consistent with the General Plan and approval for this project shall be void. 5) The applicant shall prepare a reproducible mylar of the final condominium site plan incorporating the conditions' contained herein. Said site plan shall be submitted to and approved by the Planning Department prior to the issuance of building permits. 6) The applicant shall prepare a detailed landscape and irri- gation plan which shall be submitted to and approved by the Planning Department prior to final map approval. 7) Trash receptacle areas shall be enclosed by a 6 foot high masonry wall with gates pursuant to City standards. Loca- tion of said receptacles shall be approved by the Planning Department. 8) The applicant shall establish a homeowner's association and corresponding covenants, conditions and restrictions. Said CC&R's shall be submitted to and approved by the Planning Department prior to final map approval. 9) In order to provide for fire protection during the con- struction peripd, the applicant shall maintain passible vehicular access to all buildings. In addition, adequate fire hydrants with required fire flows shall be installed on and off site as required by the Fire Department. 10) The applicant shall install street trees to City speci- fications at 40 foot intervals along all public street frontages prior to final accupancy of any building. The variety of said trees shall be subject to the approval of the Parks and Recreation Department. PC RESO #1682 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 11) The applicant shall pay par3t-in-lieu fees to the City, prior to the approval of the final map as per Chapter 20.44 of the City's subdivision regulations. 12) The applicant shall provide school fees to mitigate condi- tions of overcrowding as part of building permit appli- cation. These fees shall be based on the fee schedule in effect at the time of building permit application. 13) Parking lot trees shall be a minimum 15 gallon size. 14) Any signs proposed for this development shall be designed in conformance with the City's Sign Ordinance and shall require review and approval by the Planning Department prior to installation of such signs. 15) All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. 16) All roof appurtenances, including air conditioners, shall be architecturally integrated and shielded from view and the sound buffered from adjacent properties and streets to the satisfaction of the Planning Department and Building Depart- ment. 17) Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other appli- cable City ordinances in -effect at time of building permit issuance. 18) The developer shall receive the approval of the City Engineer for a site grading plan and obtain a grading permit prior to issuance of building permits. 19) 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 stabi- lized prior to the issuance of building permits subject to the approval of the City Engineer. 20) Drainage improvements shall be constructed in accordance with an approved plan, and the work shall be coordinated with the overall plan for grading to the satisfaction of the City Engineer. i 21) The applicant shall install automatic garage door openers prior to final occupancy of any units. 22) The 10 foot frontyard setback shall be heavily landscaped to the satisfaction of the Planning Director prior to final occupancy of any units. PC RESO #1682 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 27 28 23) In order to provide for fire protection, adequate fire hydrants with required fire flows shall be installed on and off site as required by the Fire Marshall. 24) All private driveways, shall be kept clear of parked vehicles at all times and have posted "No Parking/Fire Lane/Tow Away Zone" as per condition in Municipal Code. 25) A fire retardent roof shall be required on all structures by Building and Fire Department. 26) Unit No. 26 shall be redesigned to remove it from an existing sewer easement. Any patios, walkways or other paving in this easement shall require written permission from Leucadia County Water District. 27) "Twelve on-street visitor parking spaces along Navarra Drive in front of the proposed project shall be indicated on the final Condominium Site Plan". PASSED, APPROVED AND' ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 27th day of August, 1980, by the following vote, to wit:. AYES: Schick, Larson, Marcus, and Jose. NOES: None. ABSENT:Friestedt, Leeds and Rombotis. ABSTAIN : None. EDWIN S. SCHICK, JR(A Chairman CARLSBAD PLANNING COMMISSION ATTEST: — ji^^f ( S C. HAGAMAN',xS>ecretafy SBAD PLAN'NIN^/COMMISSION PC RESO #1682 c STAFF REPORT DATE: August 27, 1980 TO: Planning Commission ', . * -FROM: • Planning Department SUBJECT: CT-80-26/CP-107 - KRIKORIAN - Request for a 38 unit tenative tract map and condominium permit on property located on the south side of Navarra Drive in the RDM Zone. I. PROJECT DESCRIPTION The applicant is proposing to construct a 38 unit con- dominium development on the south side of Navarra Drive adjacent to the La Costa Country Club Golf Course on a 1.83 acre parcel. The project will result in a net density of 21 du/acre which is in.conformance with the General Plan designation of 20-30 du/acre for this site. This site is. level, has been previously graded and is vacant at the present time. The property to the north, south and east is occupied by condominiums axid the La Costa County Club Golf Course is located to the east. II. ANALYSTS Planning Issues • 1) Does the project conform with the development . standards of the condominium ordinance? 2) Does the project conform with the design criteria of the Condominium Ordinance? •> ' D eve 1 o'pme'n t S tand a'rd s Access to the proposed project will be obtained via private driveways which enter Navarra Drive at the easterly and westerly portions of the project. Each of the units will have a two car garage which will gain access from the private driveways, except for uriit.#l which will gain access from the driveway off the cul- de-sac at the end of Navarra Drive, The applicant has indicated that each of the garages- will be equipped with electronic garage door openers. Also, each of the garages will be large enough to provide the 480 cubic feet of storage required by the Condominium Ordinance. Twelve guest parking spaces will be provided along Navarra Drive. Staff feels that the location of these visitor parking spaces along a public street will not cause any parking problems because Navarra Drive being a, cul-de-sac does not receive any through traffic. 7 Each of the units will have a private patio which will vary in size from 130 square feet to over 200 square •feet. Two common recreation areas will be provided for this project, one which will be centrally located and have a swimming pool and Jacuzzi and the other will have a barbeque and picnic facilities as shown on Ex- hibit A. Between the private patios and the common re- creation areas, this project will provide more than the 200 square feet of recreation space per unit required by the Condominium Ordinance. In addition, each of the units will have a second story balcony with an area of approximately 45 square feet. . Four trash enclosures will be provided in locations , accessible to both the residents and trash collection trucks. Also, each of the units will have a trash com- • pactor for the convenience of the residents. Design Criteria - As proposed this project meets -the design criteria of the Condominium Ordinance. Adequate parking and rec- " reation facilities have been provided as per the re- quirements of the Condominium Ordinance. The common recreation areas will be centrally located and acces- sible to all residents of the proposed project. All of the units will have entries from the garages as well as a main entrance off of a private walkway. Due to the design of this project and the landscaping that will be provided, the proposed driveways will provide conven- ient access yet not dominate the project. Heavy .land- scaping will be provided within the 10 foot frontyard setback to create a sense of privacy and screen the project from Navarra Drive. The project is compatible with the surrounding development which consists of condominiums on three sides and the La Costa County Golf Course on the east side. ; One minor problem involves the location of a sewer easement which runs through the center of the pro- ject and affects a small portion of easterly and of Unit No. 26. This unit will have to be redesigned to remove the easterly portion of the building from the sewer easement. The applicant is aware of this and has agreed to redesign this unit. The placement of any paving or minor structures (i.e. patios) on this easement will require written approval of the Leucadia County Water District. * III. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 1682 recommending APPROVAL of CT-80-26/ CP-107 to the City Council, based on the findings and subject to the conditions contained therein. •8 ATTACHMENTS Background Data Sheet Disclosure Form Location Map PC Resolution No. 1682 Exhibits: A thru H MH: jt 8/19/80 BACTEROUND DATA SHEET CASE NO: CT-80-26/CP-107 . APPLICANT: KRIKORIAN REQUEST AND LOCATION: 38 UNIT CODOMINIUM DEVELOPMENT ON THE NORTH SIDE OF NAVARRA DRIVE, LA COSTA LEGAL DESCRIPTION: LOTS 191' 192' 193 AND 194 OF LA COSTA SOUTH UNIT NO. 2 ACCORDING TO MAP NO. 6442 FILED ON AUGUST 26, 1969 Assessors Parcel Number:216 _ 200 _ 6, 7, 8 & 9 Acres 1.83 No. of Lots GENERAL PLAN AND ZONING General Plan Land Use Designation R-4 Density Allowed 20-30 'du/ac Density Proposed 21/du/ac Existing Zone RDM • . Proposed Zone v Surrounding Zoning and Land Use: ' Zoning Land Use ___ ' North RDM CONDOMINIUMS ' . South RDM . CONDOMINIUMS East Pc . GOLF COURSE West RDM CONDOMINIUMS . . — —1-M—. .- .•!,• •.-—., ....1. II I..I—, . " 4 PUBLIC FACILITIES School District RAN DTEnniTn AMD EMCIMITAS UNION Water District ,j.F.nnRDTR COUNTY WATER DISTRICT Sewer District _LEU.CAP.IA.. COUNTY WASTE DISTRICT EDU's 3 8-ALLOCATED - Public Facilities Fee Agreement, dated MAY 15, 1980 * * (Other: J ENVIROI^MENTAL IMPACT ASSESSMENT X Negative Declaration, issued JULY 15, 1980 Log No. 727 ._ E.I.R. Certified, dated Other, • ^___ 3,f .Mfcer the Informal:! on y<MklKivc .subiui It.ed has been rcvJ 1.1 '.at* further j n formation J ntroquirMil, you will bo :;o u, it is determi .nod _George_Krikgrianz_ Partnership. Mc'tine (ijiclivjdu.il, partnership, -jo.Lnl. vonUire, corpornt ion, .s 7VGErJT: Bu.sine.ss Telephone Number TRI CITY ENGINEERS Name COPY MEMBERS: , (714) 758-2220 Telephone KiiT.hc Name (individual,, jjartn'or, joint venture, corporation, .syndication) JJorno Address Business Address . ,' Telephone Nujnbcx'telephone Number Name •Horae Address Business Address "••• Telephone Number Telephone Number * . • (Attach more sheets if necessary) t • 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. o TECT PROPERTY 0/?JV£ w1 X ^