HomeMy WebLinkAbout1981-09-15; City Council; 6743; 24 Unit CT/CP - Navarra Dr & Viejo Castilla WayAGENDA BILL
INITIAL;
AGENDA BILL NO: £ 7 H3 DEPT. HD. Ryj
DATE: September 15, 1981 CTY. ATTY.
DEPARTMENT: PLANNING CTY. MGR.
SUBJECT: 4 UNIT TENTATIVE TRACT MAP AND CONDOMINIUM PERMIT; NORTH SID OF
NAVARRA DRIVE, EAST OF VIEJO CASTILLA WAY IN THE RDM ZONE.
CASE NO. CT 81-26/CP-170 APPLICANT: LA BRETECHE
STATEMENT O^ THE MATTER
This item is a request for approval of a 24 unit tentative tract map and
condominium permit located as described above. The subject site is 1 .3 acres
in area and the project's density would be 18.5 dwelling units per acre,
slightly below the General Plan range of 20-30 du's/ac for this site.
The Planning Commission found this project to meet all design criteria and
development standards of the Condominium Ordinance. Also, the Planning
Commission determined that the project complies with all zoning ordinance and
subdivision ordinance requirements.
Through staff review and Planning Commission hearing, all issues on this matter
have been satisfactorily resolved.
ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will not cause any
significant envirnmental impacts and, therefore, has issued a Negative
Declaration, dated August 5, 1981, which was approved by the Planning
Commission on August 26, 1981. A copy of the environmental documents is on
file in the Planning Department.
FISCAL IMPACTS
This project, as conditioned, will provide all necessary public improvements.
Also, the developer has agreed to pay a public facilities fee to offset the
cost of providing all other necessary public services.
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 81-26/CP-170, per Planning Commission Resolution No. 1856.
ATTACHMENTS
T. PC Resolution 1856
2. Staff Report dated August 26, 1981, with attachments
APPROVED
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PLANNING COMMISSION RESOLUTION NO. 1856
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A 24 UNIT TENTATIVE TRACT MAP AND
CONDOMINIUM PERMIT ON PROPERTY GENERALLY LOCATED
ON THE-NORTH SIDE OF NAVARRA DRIVE WEST OF VIEJO
CASTILLA WAY.
APPLICANT: LA BRETECHE, LTD.
CASE NO; CT 81-26/CP-170
WHEREAS, a verified application for certain property, to
wit:
All of lots 53, 54 and 55 of La Costa Unit No. 1 according
to map 6117 filed in the County of San Diego.
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 26th day of
August, 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
j
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 recommends APPROVAL of CT-81-26/CP-170, based
on the following findings and subject to the following
conditions:
Findings
1) The project is consistent with the city's General Plan since
the proposed density of 18.5 du's/acre is below the density
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2)
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range of 20-30 du's/acre specified for the site as indicated
on the Land Use Element of the General Plan and the density
is similar to that of surrounding properties.
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 pro-
posed.
The project is consistent with all city public facility pol-
icies and ordinances since:
a) The Planning Commission has, by inclusion of an appropri-
ate condition to this project, insure^ that the final map
will not be approved unless the City Council finds that
sewer service is available to serve the project. In add-
ition, the Planning Commission has added a condition
that a note shall be placed on the final map that build-
ing permits may not be issued for the 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 for this project.
b) School fees will be paid to ensure the availability of
school facilities in the Encinitas and San Dieguito
. school districts.
c) The payment of park-in-lieu fees is required as a condi-
tion of approval.
d) All necessary public improvements have been provided or
will be required as conditions of approval.
e) 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.
f) Assurances have been given that adequate sewer for the
project will be provided by the Leucadia County Water
District.
The proposed project is compatible with the surrounding land
uses since surrounding properties are designated for residen-
tial development on the General Plan.
PC RESO 1856 -2-
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5) This project will not cause any significant environmental
impacts and a Negative Declaration has been issued by the
Planning Director on August 5, 1981 and approved by the Plan-
ning Commission on August 26, 1981.
Conditions of Approval
General ;
1) Approval is granted for CT 81-26/CP-170 , as shown on Exhibits
"A" through "I", dated June 23, 1981, incorporated by refer-
ence and on file in the Planning Department. Development
shall occur substantially as shown unless otherwise noted in
these conditions.
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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 avail-
able to serve the subdivision.
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 occupancy. This note shall be placed on the final
map.
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 executed by the applicant for pay-
ment of said fee a copy of that agreement dated June 22,
1981, is on file with the City Clerk and incorporated herein
by reference. If said fee is not paid as promised, this ap-
plication will not be consistent with the General Plan and
approval for this project shall be void.
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 the Carlsbad Municipal Code.
The applicant shall provide school fees to mitigate condi-
tions of overcrowding as part of building permit application.
These fees shall be based on the fee schedule in effect at
the time of building permit application.
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 issu-
ance.
PC RESO 1856 -3-
Planning Department;
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8) 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 Director prior to the issuance of building permits.
9) 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.
10) The applicant shall prepare a detailed landscape and irriga-
tion plan which shall be submitted to and approved by the
Planning Director prior to the issuance of building permits.
11) All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
12) Any signs proposed for this development shall be designed in
conformance with the city's Sigh Ordinance and shall require
review and approval of the Planning Department prior to in-
stallation of such signs.
13) Trash receptacle 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 Direc-
tor.
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14) 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 Direc-
tor.
Engineering Department;
15) The developer shall obtain a grading permit prior to the com-
mencement of any clearing or grading of the site.
16) The grading for this project is defined as "regular grading"
by Section 11.06.170(a) of the Carlsbad Municipal Code. The
developer shall submit a grading' plan for approval which
shall include all required drainage structures and any re-
quired erosion control measures. The developer shall also
submit soils, geologic or compaction reports if required and
shall comply with ail provisions of Chapter 11.06 of the
Carlsbad Municipal Code.
17) Additional drainage easements and drainage structures shall
be provided or installed as may be required by the County
Department of Sanitation and Flood Control or the City Engi-
neer.
PC RESO 1856
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18) The developer shall install street trees at the equivalent of
40-foot intervals along all public street frontages in con-
formance with city of Carlsbad Standards. The trees shall be
of a variety selected from the approved Street Tree List.
Fire Department;
19) Additional public and on-site fire hydrants shall be required
at locations to be determined by the Fire Department.
20) Proposed security gate systems shall be provided with "Knox"
key operated override switch, as specified by the Fire De-
partment.
21) All private driveways shall be kept clear of parked vehicles
at all times and shall have posted "No Parking/Fire Lane/Tow
Away Zone" pursuant to Section 17.04.040 of the Carlsbad Mun-
icipal Code.
22) All fire alarm systems, fire hydrants, extinguishing systems,
automatic sprinklers and other systems pertinent to the pro-
ject shall be submitted to the Fire Department for approval
prior to construction.
23) Buildings exceeding 10,000 square feet aggregate floor area
shall be sprinklered or have four-hour walls with no openings
therein which shall split the building into 10,000 square
feet (or less) areas.
24) The parking garage shall be sprinklered unless required
openings are provided.
25) All buildings or portions of buildings wherein the finished
floor level is below the elevation of Navarra Street shall be
fully sprinklered.
26) Due to poor fire access to the rear buidings, a horizontal
dry standpipe system shall be installed unless said building
is fully sprinklered.
PC RESO 1856 -5-
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PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 26th day of August, 1981, by the following vote, to wit:
AYES: Marcus, Rombotis, Farrow, Jose, Friestedt and L'Heureux
NOES: None
ABSENT: Schlehuber
ABSTAIN: None
MARY MZtf?CUS, Chairman
CARLS/A1D PLANNING COMMISSION
ATTEST:
JAMES C". HAGAMAN^ 'Sectfetary
/CARLSBAD PLANNING COMMISSION
PC RESO 1856 -6-
STAFF REPORT
DATE: August 26, 1981
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT 81-26/CP-170 - LA BRETECHE Request for 24 unit ten-
tative tract map and condominium project on property
located on the north side of Navarra Drive between
Viejo Castilla Way and the cul-de-sac in the RD-M
zone.
I. PROJECT DESCRIPTION
The applicant is proposing to construct a 24 unit condominium
project involving four buildings with subterranean parking lo-
cated underneath the two front buildings on a 1.3 acre parcel as
described above. Construction of this project will require ap-
proximately 5,000 cubic yards of earthwork, primarily excavation
work. The project will result in a net density of 18.5 dwelling
units per acre, below the allowable range for 20 to 30 du/ac for
this area. The property to the north is the La Costa golf course
and that to the west, east and south are similar condominium pro-
jects. With the exception of the golf course, all surrounding
properties are zoned for multiple family residential develop-
ment.
II. 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 slopes mildly from the street, northward
down toward the golf course, providing a pleasurable view for all
the units. Additionally, as proposed, a large landscaped recrea-
tion area dominates the center of the project. As shown by Ex-
hibit "E", the project has been designed around these two fea-
tures.
Subterranean resident parking for all of the units is provided
beneath the buildings fronting on the street. As shown by Exhi-
bit "D", the underground parking garage will provide all required
parking for tenants including one additional guest space. Access
will be taken from a 16' wide one-way driveway at the east end of
the project. The drive at the opposite (west) end of the project
is proposed to be an "exit only" to avoid traffic conflicts in
the garage. Staff feels this one-way access should not cause
problems as all parking spaces except one within the garage area
are designated for tenant use. Of the nine required visitor
parking spaces, eight are to be located on-street, in front of
the project. Based upon several field checks of the site at dif-
ferent times of the day, staff does not anticipate the 10 on-
street visitor spaces (8 required) to be a problem. To discour-
age tenant parking in this area, no walkways from the street dir-
ectly to any units will be allowed. Additionally, the close
proximity of the cul-de-sac to the west and the fact that this is
one of the few remaining vacant parcels on this side of Navarra
indicate that the cumulative effect of such on-street spaces
should not be a problem when all parcels are developed.
As proposed, each unit will possess a minimum of 480 cubic feet
of storage space, mostly located within cubicles in the garage.
Approximately 230 square feet of common recreation area, includ-
ing a large sun deck, gymnasium, sauna and pool is provided with-
in the project. Private balconies are also to be located on the
golf course side of all units. A decorative six foot high mason-
ry wall will confine each trash enclosure, located between the
buildings and the front yard setbacks just inside the drives.
The entire front yard setback will be heavily landscaped, as
shown on Exhibit "E". Several retaining walls will be located
throughout the project, up to a maximum of 7 feet high at the
point where the exiting driveway meets the building. Additional-
ly, each building will conform to the 35 foot height limit for
the area.
Overall, this project meets all the development standards of the
condominium ordinance.
Design Criteria
The proposed project also satisfies all design criteria aspects
as defined in the condominium ordinance. The project appears
basically well designed and will be compatible with similar ex-
isting projects in the area. The recreation area is well inte-
grated into the project, easily accessible, linked to all build-
ings through a logical series of walkways and is the single most
dominant feature of the development. Landscaping or active re-
creation area covers half of the site and the view of the golf
course afforded each unit is a considerable amenity. The project
takes into account and adapts to the topographic constraints of a
sloping lot and minimizes any asphalt areas through the use of
subterranean parking.
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The Land Use Element of the General Plan specifies high residen-
tial density for this property (20-30 du/ac). The proposed den-
sity of 18.5 du/ac is below this designation but is compatible
with previously approved projects in the area.
IV. ENVIRONMENTAL REVIEW '•-"
The Planning Director has determined that this project will not
have a significant impact upon the environment and, therefore,
has issued a Negative Declaration on August 5, 1981.
V. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the Nega-
tive Declaration issued by the Planning Director and adopt Plan-
ning Commission Resolution No. 1856, recommending APPROVAL of CT
81-26/CP-170, to the City Council based on the findings and sub-
ject to the conditions contained therein.
ATTACHMENTS
Planning Commission Resolution No. 1856
Location Map
Background Data Sheet
Disclosure Form
Environmental Documents
Exhibits "A" through "I", dated June 23, 1981
PJK:wl
8/12/81
— 3—
CASE MQ-CT8I-26/CP-17O
La Breleche VICINITY MAP
•avarra
Viejo
ilia Way
BACKGROUND DATA SHEET
N0: CT 81-26/CP170
.APPLICANT: LaBreteche ,
REQUEST AND LOCATION tentative tract man and condo.nP.rmii- +n 'mng+r-nrH- 74 unit
N.rth side of Nav'arra Drive approx. 250 ft. west of Viejo Cagtjlla Wav
LEGAL DESCRIPTION: Ml of lots 53, 54, and 55 of La Costa Unit No. 1 '
according to map 6117 filed in the countv'of. Pan Diego
Assessors Parcel Number: 216 - 170 - 32, 33, "34
Scores if 34n No. of Lots 3 • . •
" - '"" " ~" "'""" T" ~1--~"-J j-^jj-r...!. -._..»- -_,.. -n--.n^-,-,_--r..___--._ T ^ . - - , . ^
' '• •.••..= .' GENERAL PLflN MD ZONING . ' • '
General Plan Land Use Designation R-H ' . '
Density Allowed 20 -: 30 -Density Proposed 18.5
Existing Zone ___RD"M _ ' _ Proposed Zone N/a •
Surrounding Zoning and Land Use: : . . . •
Zoning Land Use
''.'.._..' . \ • ' . '
North P-c Golf
.-
South RD-M ' •• . .-' -Multi-family
. "East RDft . • . -Multi- family ' • '
•''••-•' ' . . "•'',•*'. • •'
. • West Rd~H Vacant - multi-f ariily ;
'. . PUBLIC FACILITIES
School District San Diecfuito and Encinitas Union . ;•''•••'
Water District Leucadia . _ ^
Sewer District Leucadia County Water District .j^ , s '
Public Facilities Fee Agreement, dated 5-5-81
(Other: _ '
ENVIH3NMENTAL B1PACT ASSESSMENT
x Negative Declaration, issued 8-5-81 _ Log No. CT 81-26
_ E.I.R. Certified, dated _
Other, ' _
£ after the information you have submitted has been reviewed, it is determined
.'that further informations s required, you will be so acjj*^ sd.
APPLICANT:
AGENT:
MEMBERS:
La Breteche Ltd., A Partnership •
Name (individual, partnership, joint venture, corporation, syndication)
1888 Century Park East, Suite 809 Century City, CA 90067
Business Address
213-533-6512 - ...
Telephone Number
Herb Lewis
Name
6502 Morro Heights Road Oceanside, CA 92054
Business Address
714-724-0302
Telephone Number
3-hhqr-hed list Ownership Interest
Name -(individual, partner, joint
venture, corporation, syndication)
Home Address
Business Address
Telephone Number Telephone Number
Name 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 nay be
relied upon as being true and correct until amended.
La Breteche Ltd.
Applicant
-Agent, -Owner, Partner
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t,
24 UNIT
-CONDOMINIUM
DEVELOPMENT
FOR
LA BRETECHE LTD.
la costa , California
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north elevation unite C
north elevation unite A ft B
eouth elevation unite A ft B