HomeMy WebLinkAbout1981-06-16; City Council; 6633; 69 Unit Tentative Map & Condominium PermitAGENDA BILL
INITIAL: BH:LS
AGENDA BILL NO: (0fa 33 DEPT. HD. Q£
DATE: JUNE 16, 1981 CTY. ATTY.
DEPARTMENT: PLANNING DEPARTMENT CTY. MGR.
SUBJECT:
CT 81-12/CP-159 - THE ANDEN GROUP - 69 UNIT
TENTATIVE TRACT MAP AND CONDOMINIUM PERMIT
STATEMENT OF THE MATTER:
This item is a request for a 69 unit tentative tract map and condominium permit
located on the northeast corner of Alga Road and El Fuerte Street in the RDM-Q
Zone. This project is part of the 300 unit Meadowbrook project previously ap-
proved by the City Council located adjacent to the north and east of the subject
site.
The Planning Commission found the project to meet the development standards and
design criteria of the Condominium Ordinance. The Planning Commission expressed
no other major concerns with the project.
ENVIRONMENTAL REVIEW
The Planning Director has determined that this project has already been consid-
ered in conjunction with a previously certified environmental document and
therefore has issued a notice of Prior Environmental Compliance dated April 22,
1981. A copy of the prior environmental documents is on file in the Planning
Department.
FISCAL IMPACTS
If approved, the applicant is required to provide all necessary public improve-
ments to serve the project. Also, the applicant has agreed to pay a public
facilities fee to offset the cost of providing all other public services to the
project.
RECOMMENDATION
Through staff review and Planning Commission hearing, all issues on this matter
have been satisfactorily resolved.
ATTACHMENTS
1. Planning Commission Resolution No. 1811
2. Staff Report, dated May 27, 1981
COUNCIL ACTION:
6-61-81 Council directed the City Attorney to prepare documents approving the
application.
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CASE NO: CT 81-12/CP-159
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WHEREAS, a verified application for certain property, to
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wit;
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A portion of Parcel 1 of Parcel Map No. 10179 filed
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PLANNING COMMISSION RESOLUTION NO. 1811
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL FOR A 69 UNIT TENTATIVE TRACT MAP AND
CONDOMINIUM PERMIT ON PROPERTY GENERALLY
LOCATED ON THE NORTHEAST CORNER OF ALGA ROAD
AND EL FUERTE STREET.
APPLICANT: THE ANDEN GROUP
June 1, 1979 in the Office of the County Recorder of
San Diego County.
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
May, 1981, 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; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
(A) That the foregoing recitations are true and correct.
(B) That based on the evidence presented at the public hearing, the
Commission APPROVAL of CT 81-12/CP-159, based on the following
and subject to the following conditions:
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Findings
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1) The project is consistent with the city's General Plan since
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of 4-10 du's/acre specified for the.site as indicated on the
Land Use Element of the General Plan and can be justified for
the reasons stated in the staff report.
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 proposed and
still meet all of the requirements of the Condominium
Ordinance.
3) The project is consistent with all city public facility
policies and ordinances since:
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a) The applicant has received 69 edu1s from the San Marcos
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District.
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d) Park-in-lieu fees are required as a condition of approval.
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Water district.
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 addit-ion, 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 satisifed
that the requirements of the public facilities element of
the General Plan have been met insofar as they apply to
sewer service for this tentative map and condominium permit
approval.
c) School facilities will be provided by the San Marcos School
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 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.
4) The proposed project is compatible with the surrounding land
use since the properties to the east and north have been
designated for development with multiple-family housing.
5) This project has already been considered in conjunction with a
previously certified environmental document and a Notice of
Prior Environmental Compliance was issued on April 22, 1981.
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Illl
PC RESO #1811 -2-
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1) Approval is granted for CT 81-12/CP-159, as shown on Exhibit(s)
"A" - "K", dated April 9, 1981, incorporated by reference and on
file in the Planning Department. Development shall occur
substantially as shown unless otherwise noted in these
. conditions.
2) This project is approved upon the excess condition that the fina
map shall not be approved unless the City Council finds as of th
6 time of such approval that sewer service is available to serve
the subdivision.
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3) This project is approved upon the express condition that building
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General Conditions:
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
occupancy.
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 tJD
the agreement executed by the applicant for payment of said fee
copy of that agreement dated March 5, 1981, 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 approval for this project shall be
void.
5) The applicant shall pay park-in-lieu fees to the city, prior to
the approval of the final map as required by Chapter 20.44 of th
Carlsbad Municipal Code, or land shall be dedicated for park
purposes pursuant to Section 21.44 and the existing parks
agreement between the city of Carlsbad and the la Costa Land
Company dated January 3, 1978.
6-) The applicant shall provide school fees to mitigate conditions o
overcrowding as part of building permit application. These fee
shall be based on the fee schedule in effect at the time of
building permit application.
7) Approval of this request shall not excuse compliance with all
sections of the Zoning Ordinance and all other applicable city
ordinances in effect at time of .building permit issuance.
8) Approval of this tentative tract map shall expire eighteen
months from the date of City Council approval unless a final map
is recorded. An extension may be requested by the applicant.
Said extension shall be approved or 'denied at the discretion of
the City Council. In approving -an extension, the City Council
may impose new conditions and may revise existing conditions.
PC RESO f 1811 -3-
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Director prior to the issuance of building permits.
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thriving condition, free from weeds, trash, and debris.
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9) The applicant shall prepare a reproducible mylar of the final
site plan incorporating the conditions contained herein. Said
site plan shall be submitted to and approved by the Planning
10) 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.
11) The applicant shall prepare a detailed landscape and irrigation
plan which shall be submitted to and approved by the Planning
Director praor to the issuance of building permits.
12) All landscaped areas shall be maintained in a healthy and
13) Any signs proposed for this development shall be designed in
conformance with the city1s Sign Ordinance and shall require
review and approval of the Planning Department prior to
installation of such signs.
14) Trash receptable areas shall be enclosed by a 6 foot high masonry
wall with gates pursuant to city standards. Location of said
receptacles shall be approved by the Planning Director.
15) 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 satisfactiofi
of the Planning Department and Building Director.
16) The project shall provide bus stop facilities at locations
subject to the satisfaction of the North County Transit District-
Said facilities shall at a minimum include a bench, free from
advertising and a pole for the bus stop sign. The bench and pol
shall be designed in a manner so as to not detract from the basi
architectural theme of the project and said design shall be
subject to the approval of the City Engineer and North County
Transit District.
17) Prior to occupancy of units, the applicant shall install an
access stairway from the project to Xana Way. Location of said
stairway shall be subject to the approval of the Planning
Director.
Engineering Department; ' ,
18) The developer shall obtain a grading permit prior to the
commencement of any clearing or grading of the site.
19) The grading for this project is defined as "controlled grading"
by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading
shall be performed under the observation of a .civil engineer
whose responsibility it shall be to coordinate site inspection
and testing to insure compliance of the work with the approved
grading plan, submit required reports to the City Engineer and
verify compliance with Chapter 11.06 of the Carlsbad Municipal
Code.
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20) The developer shall comply with all the rules, regulations and
design requirements of the respective sewer and water agencies
regarding services to the project.
21) The design of all private streets and drainage systems shall be
approved by the City Engineer prior to approval of the final map
The structural section of all private streets shall conform to
City of Carlsbad Standards based on R-value tests. All private
streets and drainage systems shall be inspected by the city and
the standard improvement plan check and inspection fees shall be
paid prior to approval of the final map.
22) All private- streets and drainage systems shall be maintained by
the homeowner1s association in perpetuity. This responsibility
shall be clearly stated in the CC&R's.
23) Direct access rights along the frontage on Alga Road shall be
waived on the final map.
24) The developer shall construct all street improvements to city
standards along the subdivision frontage prior to the occupancy
of any units as specified below:
a. Xana Way and Paseo Frontera - 42 feet wide.
b. El Fuerte Street and Unicornio Street - all missing
improvements,
c. Alga Road - minimum 51 foot half street including half the
median.
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Fire Department:
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25) Additional public and on-site hydrants may be required.
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26) Prior to issuance of building permits, the applicant shall
submit two copies of a site plan showing locations of existing
and proposed fire hydrants and on-site roads and drives.
27) An all weather access road shall be maintained throughout
construction.
28) Water for fire protection shall be in before combustibles are on
the building site.
29) All private driveways shall be kept clear of parked vehicles at
all times and shall have posted -"No Parking/Fire Lane/Tow Away
Zone" according to the requirements of Section 17.04.040 of the
Municipal Code.
30) All fire alarm systems, fire hydrants, extinguishing systems,
automatic sprinklers, and other systems pertinent to the project
shall be submitted to the Fire Department for approval prior to
construction. .
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31) Because of the distance from the private driveways, buildings 1-
and the two northerly units of Building 5 as shown on the
Tentative Tract Map"shall be sprinklered to the satisfaction of
the Fire Department prior to occupancy.
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Parks and Recreation Department;
32) Slope areas adjacent to Alga Road and El Fuerte Street shall be
landscaped and irrigated.
Building Department;
33) This project shall be constructed in accordance with the
requirements of the 1979 Uniform Building Code.
34') At least one dwelling unit shall be designed so that it will be
accessible to the physically handicapped.
Planning ^
35) Pedestrian crossways consisting of "Bomanite" or some other suit
able material acceptable to the Planning Director shall be in-
stalled along the driveway at locations subject to the Director1
approval. Plans for said pedestrian crossways shall be shown on
the final condominium plan and shall be approved by the Planning
Director prior to approval of the final map. Said pedestrian
crossways shall be installed prior to occupancy of any units.
Engineering
36) The driveway entrance shall be realigned to the satisfaction of
the City Engineer. Plans for the realignment shall be approved
by the City Engineer prior to approval of the final map.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the city of Carlsbad, California, held on the
27th day of May, 1981, by the following vote, to wit:
AYES: Chairman Marcus, Commissioners, Rombotis, Friestedt,
L'Heureux, Farrow, Jose, and Schlehuber.
NOES: None.
ABSENT: None.
ABSTAIN: None.
. MARY MARCUS, Chairman
CARLSBAD PLANNING COMMISSION
VTTEST:
——J~rfL,6&t£*r (
JAMES C. HAGAM'MJ, ^Secretary
2ARLSBAD PLANNING COMMISSION
PC RESO #1811 -6-
STAFF REPORT
DATE: May 27, 1981
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT 81-12/CP-159/SDP 81-1, THE ANDEN GROUP - Request for
a 69 unit Tentative Tract Map, Condominium Permit and
Site Development Plan on property located on the
northeast corner of Alga Road'and El Fuerte Street, La
Costa in"the RD-M(Q) zone.
I.PROJECT DESCRIPTION AND PAST HISTORY
The applicant proposes to construct 10 buildings which will
provide a total of 69 dwelling units on a 4.5 acre irregularly
shaped parcel located as described above. The site consists of
a hill covered with low-lying native vegetation. The properties
to the west have been previously graded and a number of the lots
have been developed with single family residences. The
properties to the north, south and east are vacant at the
present time, however, tentative tract maps have been recently
approved on these properties. The property to the south will be
developed with large single family homes while the properties to
the east and north will be developed with duplexes, triplexes
and fourplexes.
As the Planning Commission will recall, a 300 unit residential
project was approved on the remainder portion of this property
(Meadowbrook). Approval of this project reserved the
southwesterly most lot as a potential 100 unit condominium lot.
The applicant is now requesting a 69 unit condominium project on
this lot. The construction of these 69 units will set the
overall density of the Meadowbrook project at 7.3 dwelling units
per acre which is in conforraance with the General Plan's
designation of 4-10 du/acre for this site.
II. ANALYSIS
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?
III. DISCUSSION
Development Standards
The subject property is located on a hill which provides
excellent viev/s in all directions. The project has been
designed so that all of the units will be able to take advantage
of these views. Each of the units will have a designated
parking space within a garage structure. Additional garage
parking will be available within buildings 6, 9 and 10. Open
parking will be available around the recreation area. Offsite
parking will be available along the property's frontage on Paseo
Frontera and along, Xana Way. The applicant proposes to
construct an access stairway from the parking along Xana Way to
the project.
The required 480 cubic feet of storage will be provided "by
storage closets on the balconies and adjacent to the parking
garages. Also, as proposed, this project will provide the
required 200 square feet of recreation area per unit required by
the Condominium Ordinance. As shown on Exhibit "B", the main
recreation area will be centrally located and consist of a
swimming pool, spa, barbeque and restroom facilities. A lawn
area adjacent to these facilities will provide additional
recreation area. Each of the units will be provided with a
balcony with a minimum dimension of six feet. As shown on
Exhibit A, trash enclosures will be conveniently located
throughout the project.
Design Criteria
As designed, staff feels the proposed project complies with the
design criteria of the Condominium Ordinance. In designing this
project, the applicant has paid special attention to the views
offered by this site. In addition, the proposed project'has
been designed so that all of the buildings will be setback at
least 100 feet from Unicornio Street in an attempt to separate
the proposed condominiums from the existing single family homes.
The topography and the attempt to provide all of the units with
an attractive view has forced the applicant to make a number of
design tradeoffs.
The Commission will note that- as designed the residents of the
project will be forced to cross a driveway to reach the main
recreation area. In an attempt to break-up the asphalt and
provide defined pedestrian crossing areas, the applicant has
proposed to add stamped bomanite at several locations.
As mentioned, the applicant has only provided one assigned,
covered parking space per unit. As shown on Exhibit "C", each
of these assigned parking spaces will be within 150 feet of the
unit it is assigned to. This plan also shows that there will be
twenty-five garage parking spaces that.will not be assigned.
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These spaces will be available to any homeowner who is willing to
pay for an extra covered parking space. The rest of the resident
and guest parking will consist of unassigned open parking spaces.
Ten of these 37 open parking spaces will be reserved for guest
parking while the remaining 47 parking spaces will be available
for resident parking. An additional seventeen parking spaces
will be available on the cul- de-sac in front of the project and
on Xana Way in front of the project. As shown on Exhibit "B",
the applicant proposes to construct an access stairway from the
parking on Xana Way to the dwelling units.
Staff had concerns about the proposed parking arrangement since
staff believes it JLs best to have two assigned parking spaces
for each uriit in close proximity to the unit that the parking
serves. However, in this case, staff feels that the parking
arrangment is an acceptable design tradeoff for providing a
project in which all the units can have views. It would be
difficult for the applicant to provide all the resident parking
in close proximity to the units and to have all of the visitor
parking on-site and still construct a project in which all of
the units can take advantage of the views offered by the site.
The applicant has indicated to staff that he believes the
parking arrangement is adequate for the following reasons:
1) The applicant feels that a large percentage of the people
living in this project will be "empty-nesters" who will
only have one car per unit.
2) The applicant feels that there will be very few times when
all of the residents will be on the site at the same time,
utilizing all of the parking spaces.
The project has been designed to minimize impacts on adjacent
residences. The applicant had a meeting with the surrounding
homeowners and indicated to staff that proposed plans were
favorably reviewed at this meeting.
IV. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project has
already been considered in conjunction with a previously
certified'environmental document and therefore has issued a
notice of Prior Environmental Compliance dated April 22, 1981.
A copy of the prior environmental documents is on file in the
Planning Department. .
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V. RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution
Nos: 1811 and. 1812, recommending APPROVAL of CT 81-21/CP-159/SDP
81-1 to the City Council based on the findings and subject to
the conditions contained therein.
Attachments
1) PC Resolution No. 1811
2) ' PC Resolution No. 1812
3) Background Data Sheet
4) Location Map
5) Disclosure Form
6) Environmental Documents
7) Exhibits "A" - "K" dated, April 9, 1981
MH:ar
5/20/81
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BACKGROUND DATA S rtEE
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CASE'K'O: CT 81-12/CP->^/SDP 81-1
THE ANDEN GROUP
ST AND IDC.'\TIOt.1: Jentative _Tract MaB^and^CondoininiMm Permit _and Site Development
Plan to construct 69 units on the northeast corner of Alga Road and El Fuerte Street.
L£T-M pESfRl'PTION: A portion of Parcel 1 of Parcel Map No. 10179 filed June 1,
1979, in the Office of the County Recorder of San Diego.
Assessors Parcel Number: 222 - °12 - 04» °5
Acres 4>5 No. of Lots J
GENERAL PLAN At® ZONING
General Plan Land Use Designation RM
Density Allowed 4 - 10 Density Proposed. 7.3 du/ac
Existing Zone RDM-Q ___ Proposed Zone N/A
Surrounding Zoning and Land Use:
Zoning Land Use • •
North RDM-Q Vacant
Bouth RDM-Q Vacant
East RDM-Q Vacant
West R-l SFD
School District
PUBLIC FACILITIES
San Marcos
Water .District ^ San Marcos _ __ _ '__
Eev-r Districh San Marcos ___ : _____ ______ EDU's __69_
Public Facilities Foo Agrecmsnt, dated __ Ma.rcJl_5_»..198J._ _____ __
(Othsr : ________________ '_ ______________ .___ __ ; ______ _.__ ....... __________ __
SNTM, IMACT ASr.S£)MLKl'
_______ ___ NcKjativc Declaration, issued _________________ LO:J Ko.
E.l.K. Coirtificd, dated _____________ ...... ______ _
OUior, Prior Compliance, April 22, 1981
CASE NO.
APPLICAWT_1HEL
1 5<\
GROUP
If a lifer the information yoajtove submitted hat; been reviewed, >.t x:; ue «.«-*...;....-that further information ioV^'iuircd, you will be oo udviL-.ed,»MN
ftPPLICAHT: - ^HE A?!DEN GUOUP
Wamo (individual, partnership, joint venture, corporation, syndication)
16133 Ventura Blvd.
Business Addrosu
(213) 87?.- 03.84
Telephone
AGENT: HUHSAKER 8; ASSOCIATES, INC.
3001 Red Hill Avenue, Bldg. VI, Sto. 212
(Tiy^BA-aoi:^
(
MEMBERS:'- "
(individual, partner, joivVt"——; Home Audreys
venture, corporation, uyr.di.cation)
16133 Ventura Blvd., Encino, CA 91435
Business Acivl
usinuGs Address
Telephoue Huiubet
shcitits- if nect.-r:fary)
I/We declare undi^r penalty of perjury that the information contained i.n thi*: tlxj.-.-
closure iy true and correct and that it will remain trues and corriiC-V and may be
relied upon ar. being true and correct until amended.
THE ANDEN GROUP
Applicant
Ayent,