HomeMy WebLinkAbout1981-09-15; City Council; 6744; Amendment to tentative map- RancherosAGENDA BILL
/ /) INITIAL;
AGENDA BILL NO: 6» 7 H:" DEPT. HD.
DATE: September 15, 1981 CTY. ATTY.
DEPARTMENT: ft 1'AfrJ.Kr Ni & CTY.
SUBJECT: AMENDMENT TO A TENTATIVE TRACT MAP (RANCHEROS) AND A lib UNIT
CONDOMINIUM PERMIT ON PHASE V OF SAID TRACT MAP; EAST OF EL FUERTE ROAD,
SOUTH OF ALGA ROAD AND WEST OF MELROSE AVENUE IN THE P-C AND RDM (Q)
ZONES.
CASE NO. 79-25(B)/CP-176 APPLICANT: RANCHEROS/MEADOW-CREST - DAON CORP.
STATEMENT OF THE'MATTER:
This item is a two-fold request:
1) An amendment to the existing Rancheros tentative tract map to revise the
phasing, and
2) A request for approval of a 116 unit Condominium Permit on Phase V of
said tentative map
The reason for the combined requests is to allow final map approval and
build-out of Phase V (Meadow Crest) and Phase VI prior to final map approval of
any other phases in CT 79-25(B). Phase V was the location of an elementary
school designation on the general plan. The site has since been redesignated to
residential, medium density, by a general plan amendment.
The Planning Commission found this project to meet all design criteria and
development standards of the Condominium Ordinance. Also, the Planning
Commission believed the proposed density of 7.6 du's/acre is justified for this
project.
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 environmental impacts and, therefore, has issued a Negative
Declaration, dated August 12, 1981, which was approved by the Planning
Coitmission 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.
APPROVED
RECOMMENDATION
Both the Planning Staff and Planning Commission recommend that this
application be APPROVEDand that the City Attorney be directed to prepare
documents APPROWNG CT 79-25(B)/CP-176, per Planning Commission Resolution
Nos. 1857 and 1862.
ATTACHMENTS
T.PC Resolutions 1857 and 1862
2. Staff Report dated August 26, 1981, with attachments
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PLANNING COMMISSION RESOLUTION NO. 1857
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF
AN AMENDMENT TO A 104 LOT TENTATIVE TRACT MAP TO
CHANGE THE PHASING, INCLUDE A REMAINDER PARCEL AND
PREVIOUSLY DESIGNATED SCHOOL SITE ON PROPERTY GENERALLY
LOCATED SOUTH OF ALGA ROAD, EAST OF EL FUERTE ROAD AND
WEST OF MELROSE AVENUE IN THE P-C AND RD-M(Q) ZONES
APPLICANT: DAON CORP./LA COSTA LAND CO. (RANCHEROS/MEADOfo
CREST)
CASE NO; CT 79-25(B)
WHEREAS, a verified applicant for certain property, to wit:
Portions of Sections 19, 29, 30, 31, Township 12, South
Range, 3 west San Bernardino Meridian, County of San Diego
has been filed with the city of Carlsbad, and referred to the Plan-
ning 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
all testimony and arguments, if any, of all persons desiring to be
heard, said Commission considered all factors relating to the Ten-
tative Tract Map and Condominium Permit.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commis-
sion as follows:
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 79-25(3), based on
the following findings and subject to the following condi-
tions:
Findings
1) That the findings made as part of approval of CT 79-25
(Planning Commission Resolution No. 1602) and CT 79-25(A)
(City Council Resolution No. 6413) are still valid and
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2)
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applicable to this application and are incorporated herein by
reference.
That the proposed amendment is consistent with the General
Plan, Subdivision Ordinance and Zoning Ordinance.
That the project will not create any significant environmental
impacts, and the Planning Director has determined that the
project has met all requirments of the Carlsbad Environmental
Ordinance and has issued a Notice of Prior Environmental Com-
pliance on July 29, 1981, based on the certification of Envi-
ronmental Impact Report 307 prepared for the La Costa Master
Plan.i
The project is consistent with all city public facility polic-
ies and ordinances since:
a) The applicant has received adequate sewer from the San
Marcos County Water District.
b) The Planning Commission has, by inclusion of an appropri-
ate condition to this 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 unless the City
Engineer determines that sewer service is available, and
building cannot occur within the project unless sewer ser-
vice remains available, the Planning .Commission is satis-
fied that the requirements of the public facilities ele-
ment of the General Plan have been met insofar as theyaPPly to sewer service for this tentative map approval.
c) School facilities will be provided by the San Marcos Uni-
fied School District.
d) Parks or park-in-lieu fees will be provided in accordance
with the subdivision ordinance and the agreement between
the La Costa Land Company and the city of Carlsbad.
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.
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Conditions of Approval
General;
1) Approval is granted for CT 79-25(8), as shown on Exhibit "A",
dated July 27, 1981, incorporated by reference and on file in
the Planning Department. Development shall occur substanti-
ally as shown unless otherwise noted in these conditions.
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All previous conditions of approval of CT 79-25(A) (City Coun-
cil Resolution No. 6413) are no longer applicable and shall be
superceeded by the conditions of approval contained herein.
This subdivision 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.
This subdivision 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 facili-
ties are not available, building permits will not be issued.
A note indicating this shall be placed on the final map.
Prior to the approval of the final map, the San Marcos County
Water District must receive all required approvals for the
annexation of that portion of the subject property not cur-
rently within the San Marcos County Water District.
This approval is expressly conditioned on the payment by the
applicant of a public facilities fee as required by City Coun-
cil Policy No. 17, dated August 20, 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 February 26, 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.
All land and/or easements required by this subdivision shall
be granted to the city, without cost to the city, free of all
liens and encumbrances.
District boundaries or lot lines shall be modified to fulfill
the requirement that each lot be in a single tax code area.
No lot in Phases I-IV in the proposed subdivision may be fur-
ther subdivided. A note indicating this shall be placed on
the final map.
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10)
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A report of a geological investigation and a complete grading
plan of the entire site except for building pads or individual
lots, shall be contracted by the applicant and shall be sub-
mitted to the City Engineer prior to issuance of grading per-
mits. The report shall be prepared by a civil engineer and a
geologist licensed by the State of California and experienced
in erosion control and slope stability. They shall certify
that they have investigated the site and prepared data with
full consideration of the consequences to the included and
neighboring properties.
All cut and fill slopes shall be no steeper than 2 horizontal
to 1 vertical, unless otherwise approved by the City Engi-
neer.
All exposed slopes shall be hydromulched or otherwise stab-
ilized immediately upon completion of grading activities.
Clearing operations shall not be allowed in advance of grad-
ing, but rather only concurrent with grading activities.
Clearing shall be limited to the minimum area necessary to
construct the residences and appurtenant facilities.
If grading is performed, or if slopes will be exposed during
the rainy season (November 1 through April 15), erosion con-
trol measures, such as desiltation basins, sandbags, etc.,
shall be taken and shall be approved by the City Engineer.
No fill slopes Shall extend outside the subdivision boundary
adjacent to San Marcos Canyon. Care shall be taken in grading
for Street "C" to ensure that no debris crosses the subdivi-
sion boundary and goes into the canyon. Street "C" shall be
relocated as necessary to ensure this condition is fulfilled.
All private streets and drainage systems shall be maintained
by the homeowner's association in perpetuity. This condition
excludes all drainage easements granted to the city of Carls-
bad.
Additional drainage easements and structures shall be provided
or installed as may be required by the County Department of
Sanitation and Flood Control and/or the city of Carlsbad.
The maximum grade on any private street shall not exceed 12%,
except for short distances the grade may be up to 15% only if
approved by the City Engineer.
Corintia Street shall ,be dedicated and improved in full, based
on a 60 foot wide street according to city of Carlsbad stan-
dards, except that sidewalk on one side of the street may be
deleted. Street trees shall be provided to enhance the rural
character of the subdivision. Said trees shall be included on
the detailed landscape and irrigation plan and be approved by
the Planning Director prior to recordation of final map.
Street lights as directed by the City Engineer shall be in-
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20)
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eluded in the improvements. The street shall be improved in
full from El Fuerte Street to just beyond Street "A" for a
temporary cul-de-sac which shall be constructed to city stan-
dards, prior to final occupancy of any units in Phase I or
Phase IIf whichever occurs first. Full improvements shall be
extended east to the subdivision boundary prior to final occu-
pancy of a.ny units in Phase III or Phase IV whichever occurs
first.
Alga Road shall be dedicated and improved along its frontage
of the subdivision based on a 51 foot half street according to
city of Carlsbad standards. Improvements shall include side-
walks, half median, street trees at 40 foot spacing and street
lights. Additionally, Alga Road shall be extended off- site
to El Fuerte Street based on the same section. Cut and fill
slopes adjacent to Alga Road shall be 2:1 maximum, unless
otherwise approved by the City Engineer. These improvements
shall be constructed prior to final occupancy of any units in
Phase I.
Any remaining public improvements in the El Fuerte half street
section along the subdivision frontage (sidewalks, street
trees, street lights, graded parkway or others) shall be in-
stalled to conform to city of Carlsbad standards. These im-
provements shall be constructed prior to final occupancy of
any units in Phase I.
The design of all private streets and drainage shall be ap-
proved by the City Engineer. The design shall include street
lights, curb and gutter storm drain facilities or otner fea-
tures if required by the City Engineer. 'The structural sec-
tion of'all private streets shall conform to the city of
Carlsbad standards based on R-value tests'.
The private street (Street "A") which exists onto Alga Road
shall be permitted to have right turn in and right turn out
only and no median break shall be permitted unless coordinated
with the developer to the north and approved by the City Engi-
neer.
The horizontal radius on Street "C" adjacent to lots 12, 13,
and 16 (Phase III) shall be redesigned and a knuckle shall be
installed subject to the approval of the City Engineer.
Access rights of lots abutting Alga Road and El Fuerte Street,
except for lots 5 and 9 in Phase II, shall be dedicated and
waived on the final map.
The water line shall be connected to existing in El Fuerte
Street, run in Corintia Street to Street "A", in Street "A"
and connect to existing in Alga Road as part of the improve-
ments in Phase I. The water, line in Corintia Street shall be
connected from Street "A" to the existing line in Rancho Santa
Fe Road concurrent with the construction of any phase after
the first. The water line -in Street "B"and Street "C" shall
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be constructed at one time from Corintia Street through Street
"B", looped in Street "C" and back to Corintia Street concur-
rent with the construction of Phase II or Phase III, whichever
comes first.
27) Phases V and VI may record final maps prior to the other
phases of CT 79-25(B). These final maps may record without
meeting conditions 1 - 26 contained herein; however, condi-
tions No. 28 and 29 shall be complied with prior to final map
approval of these two phases.
28) A final map for Phase V may be filed at any time, provided,
however, that no development shall occur until the final con-
domunium permit for CP-176 has been approved. Development of
Phase V shall be subject to the provisions of CP-176. If a
final map for Phase V is filed prior to the approval of the
final condominium permit, a note containing the restrictions
imposed by this condition shall be placed on the final map.
29) Prior to recordation of Phases I-VI inclusive, whichever
occurs first, the applicant shall dedicate park land or pay
park fees pursuant to the subdivision ordinance and the parks
agreement between the La Costa Land Company and the city of
Carlsbad in effect at the time of recordation.
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: Ma,rcus, Rornbotis, Farrow., Jose, Friestedt and L'Heureux
NOES: None
ABSENT: Schlehuber
ABSTAIN: None
I/^GLA^OL^^^
MARY MARCHTfi, Chairman
CARLSBAD /PLANNING COMMISSION
ATTEST:
C. HAGAMANT/^cretary
^CARLSBAD PLANNING/COMMISSION
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PLANNING COMMISSION RESOLUTION NO. 1862
A RESOLUTION OF THE PLANNING COMMISSION OP THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF
A 116 UNIT CONDOMINIUM PERMIT ON PROPERTY GENERALLY
LOCATED ON THE SOUTHWEST CORNER OF ALGA ROAD AND
MELROS.E AVENUE
APPLICANT: DAON CORP/LA COSTA LAND CO (MEADOW CREST)
CASE NO; CP-176
WHEREAS, a verified application for certain property, to
wit:i
Portions of sections 19, 29, 30 and 31 in Township 12 south,
Range 3 west, San Bernardino Meridian in the County of San
Diego.
has been filed with the City of Carlsbad, and referred to the Plan-
ning 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
all testimony and arguments, if any, of all persons desiring to be
heard, said Commission considered all factors relating to the Con-
dominium Permit; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commis-
sion 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 CP-176, based on the follow-
ing findings and subject to the following conditions:
Findings
1) The project is consistent with the city's General Plan since
the proposed density of 7.6 du/acre is within the density
range of 4-10 du's/acre specified for the site as indicated
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on the Land Use Element of the General Plan and can be justi-
fied 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 pro-
posed.
3) The project is consistent with all city public facility pol-
icies and ordinances since:
a) The applicant has received 116 edu's from the San Marcos
Water District.
b) The Planning Commission has, by inclusion of an appropri-
ate condition to this condominium permit, insured that
building permits may not be issued for the project unless
the City Engineer determines that sewer service is avail-
able, and building cannot occur within the project unless
sewer service remains available, the Planning Commission
is satisfied that the requirements of the public facili-
ties element of the General Plan have been met insofar as
they apply to sewer service for this condominium permit
approval.
c) School facilities will be provided by the San Marcos
School District.
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.
4) The proposed project is compatible with the surrounding land
use since the properties to the north and south have been de-
signated for development with multiple-family housing at a
similar density.
5) This project will not cause any significant environmental im-
pacts and a Negative Declaration was issued by the Planning
Director on August 13, 1981 and approved by the Planning Com-
mission on August 26, 1981.
Conditions of Approval
General Conditions;
1) Approval is granted for CP-176, as shown on Exhibits "A" -
"I", dated July 27, 1981, incorporated by reference and on
file in the Planning Department. Development shall occur sub-
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stantially as shown unless otherwise noted in these condi-
tions.
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 occupancy. This note shall be placed on the final map
for CT 79-25(3)
3) 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 July 8, 1981,
is on file with the City Clerk and incorporated herein by re-
ference. If said fee is not paid as promised, this applica-
tion will not be consistent with the General Plan and approval
for this project shall be void.
4) The applicant shall provide school fees to mitigate conditions
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.
5) 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.
Planning Department;
6) The applicant shall prepare a reproducible mylar of the final
site plan for CP-176 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.
7) 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 the issuance of building permits in Phase
V.
8) All parking lot trees shall be a minimum of 15 gallons in
size.
9) All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
10) Any signs proposed for this development shall be designed in
conformance with the city's Sign Ordinance and shall require
review and approval of the Planning Department prior to
installation of such signs..
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11) Trash receptacle areas shall be enclosed by a 6 foot high mas-
sonry wall with gates pursuant to city standards. Location of
said receptacles shall be approved by the Planning Director.
12) 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.
13) Approval of the tentative map.for this project (CT 79-25(B))
shall expire eighteen months from the date of City Council
approval unless a final map is recorded. Also, this condomin-
ium permit shall expire in eighteen months from City Council
approval unless building permits are issued. An extension may
be requested by the applicant. Said extension shall be ap-
proved or denied at the discretion of the City Council. In
approving an extension, the City Council may impose new condi-
tions and may revise existing conditions.
14) A decorative block wall shall be constructed along Melrose
Avenue. Said wall shall be designed to discourage a monoto-
nous appearance and to blend with the approved wall for CT
80-9. Detailed plans for said wall shall be submitted to and
approved by the Planning Director prior to the issuance of any
building permits.
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 "controlled grad-
ing" 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, and recommendations set forth in
the soils report by Shepardson Engineering Association Inc.,
dated July 13, 1981, submit required reports to the City Engi-
neer and verify compliance with Chapter 11.06 of the Carlsbad
Municipal Code.
17) All slopes shall have a minimum slope of 2 horizontal to 1
vertical.
18) Upon completion of grading, the developer shall insure that an
"as-graded" geologic plan shall be submitted to the City Engi-
neer. The plan shall clearly show all the geology as exposed
by the grading operation, all geologic corrective measures as
actually constructed and must be based on a contour map which
represents both the pre and post site grading. This plan
shall be signed by both the soils engineer and the engineering
geologist. The plan shall be prepared on a mylar or similar
drafting film and shall become a permanent record.
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19) No grading shall occur outside the limits of the subdivision
unless a letter of permission is obtained from the owners of
the affected properties.
20) Additional drainage easements and drainage structures shall be
provided or installed as may be required by the County Depart-
ment of Sanitation and Flood Control or the City Engineer.
21) Direct access rights for all lots abutting Melrose Avenue and
Alga Road shall be waived on the final map.
22) All public streets shall be improved by the developer based on
the typical sections shown on the tentative map (CT 79-25(3))
and in conformance with City of Carlsbadr Standards prior to
occupancy of any buildings.
23) The developer shall comply with all the rules, regulations and
design requirements of the respective sewer and water agencies
regarding services to the project.
24) The design of all private streets and drainage systems shall
be approved by the City Engineer prior to issuance of a build-
ing permit and approval of the final map. The structural sec-
tion 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 stan-
dard improvement plan check and inspection fees shall be paid
prior to issuance of a building permit. The circular island
. • in the private street at the project entrance shall be
deleted.
25) All private streets and drainage systems shall be maintained
by the homeowner's association in perpetuity. This responsi-
bility shall be clearly stated in the CC&R's.
Fire Department;
26) Additional public and on-site hydrants shall be required at
locations to be determined by the Fire Department.
27) An all weather access road shall be maintained throughout con-
struction.
28) Water for fire protection shall be in before combustibles are
on the building site.
29) The proposed security gate system shall be provided with
"Knox" key operated override switch, as specified by the Fire
Department.
30) Fire retardant roofs are required on all structures.
31) 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.
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32) Building exceeding 10,000 sq.ft. aggregate floor area shall be
sprinklered or four-hour fire walls with no openings therein
shall split the building into 10,000 sq.ft. (or less) areas.
Parks and Recreation Department;
33) The landscape plans shall show the slope treatment of the
slopes west of the Meadows Drive. The species planted shall
be drought tolerant and able to blend in with the existing
vegetation.
34) Tree planting shall occur on the slopes within the project and
shall be shown on the detailed landscape and irrigation plan.
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
CARLS
, Chairman
PLANNING COMMISSION
ATTEST:
"C . HAGS|IAN , Secretary
/CARLSBAD PLAN'NIN^COMMISSION
i/
PC RESO 1862
STAFF REPORT
DATE: August 26, 1981
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT 79-25(B)/CP-176, RANCHEROS/MEADOW CREST - Request for
an amendment to a previously approved Tentative Tract
Map to amend the boundaries, revise the phasing and to
process a 116 unit Condominium Permit on Phase V of CT
79-25, located east of El Fuerte Road, south of Alga
Road and west of Melrose Avenue in the P-C and RD-M(Q)
zones.
I.PROJECT DESCRIPTION
The applicant is requesting to amend a previously approved tenta-
tive tract map to modify the boundaries to include a previously
designated school parcel and a remainder parcel. The applicant
also proposes to revise the phasing of the project so that the
previously designated school site (Phase V) and remainder parcel
(Phase VI) can be developed as condominiums. At this time, the
applicant proposes to develop the Phase V site as a condominium
project. The following paragraphs describe the proposed condo-
minium project and give the past history of that particular
parcel.
A total of 116 dwelling units are proposed on a 15.3 acre rectan-
gular shaped parcel located at the southwest corner of Alga Road
and Melrose Avenue. Most of the site consists of a gently slop-
ing hillside covered with weeds, except for the westernmost por-
tion of the property which consists of steeper slopes covered
with chaparral. Each of the buildings in this project will con-
tain 3, two-story town houses and one flat over the enclosed
garages. Access to the units will be gained by private streets,
as shown Exhibit "B". The project will result in a density of
approximately 7.6 du/ac which is in conformance with the General
Plan designation of 4- 10 du/acre for this site.
Tentative maps have been approved for multiple family development
at a similar density to the north and south of the proposed pro-
ject. The hilly property to the east of this parcel will be de-
veloped with single family homes on large lots. The property to
the east of the subject property is located in the county and has
been developed with single family homes.
On May 13, 1981, the Planning Commission approved an amendment to
the General Plan, GPA-58(B), which changed the designation of the
property from E (Elementary School) to RM (Residential Medium
Density, 4-10 du/ac). The San Marcos Unified School District
Board of Trustees, at their May 12, 1980 meeting, accepted the
offer of the La Costa Land Company to dedicate the El Fuerte
Street Elementary school site. This acceptance was contingent
upon the removal of the Alga Road - Melrose Avenue school site
from the General Plan of Carlsbad.
II. ANALYSIS
Planning Issues
1. Do the proposed amendments comply with the requirements
of the Carlsbad Subdivision Ordinance? '
2. Does the condominium project on Phase V conform with the
development standards and design criteria of the Condo-
minium Ordinance?
III. DISCUSSION
The first part of this discussion will deal with the amendment to
the tentative map while the second part will deal with the pro-
posed condominium project located on Phase V.
A. Subdivision Map Amendment
As mentioned previously, the applicant is requesting an amendment
to a previously approved tentative tract map (Rancheros) to in-
clude a previously designated school site and remainder parcel.
The Planning Commission will note that both of the parcels in
question are zoned'RD-M(Q); Phase V has a General Plan designa-
tion of RM (4-10 du's/ acre) while Phase VI is designated RMH
(10-20 du's/ac). The rest of the Rancheros project is zoned P-C
and has a General Plan designation of R-L. The applicant would
like to develop the two RDM-Q parcels prior to the development of
the rest of the Rancheros project. As the Commission is aware, a
condominium permit must be accompanied by a tentative map. How-
ever, these parcels are part of an existing tentative map and it
is not possible to file two tentative maps concurrently on the
same property. Therefore, the applicant is amending the Ranch-
eros tentative map to include these parcels as phases of the ori-
ginal map. As shown on Exhibit "A", the tentative tract map for
Rancheros, these parcels will be designated Phase V and VI.
Staff has no problem with these phases being recorded prior to
the rest of the map because the public improvements required to
serve these parcels would be made conditions of approval of any
development proposals upon them.
-2-
It
B. Condominium Project
Development Standards
As previously mentioned, this project will consist of 29 four-
plexes, totaling 116 units which will be served by a combination
of private streets and driveways. Each of the dwelling units
will have an enclosed single car garage within the building which
the unit is located. In addition, each unit will have an as-
signed open parking space within 150' of the unit. Exhibit "I"
illustrates the location of the resident and visitor parking.
As proposed, the project will provide approximately BOO square
feet of recreation area per unit. As shown on Exhibit "B", there
will be a centrally located major recreation area, with a pool,
spa, cabana, barbeque facilities and restrooms, as well as four
smaller passive recreation areas. Exhibit "G" provides detailed
views of the proposed recreation areas. Each of the townhouse
units will have a 290 square foot patio, while the flat units
will have a 200 square foot balcony. The project is well in ex-
cess of the recreation requirements of the Condominium Ordi-
nance.
The 480 cubic feet of storage required for each unit will be pro-
vided in storage closets at the end of the elongated garages.
Exhibit "C" shows the location of these storage closets. As
shown by the site plan, trash enclosures will be conveniently
located throughout the project. Staff feels that this project
meets all of the development standards of the Condominium Ordi-
nance.
"t
Design Criteria
As designed, staff feels the proposed project complies with the
design criteria of the Condominium Ordinance. The density of
this project, 7.6 du/ac, will be compatible with previously ap- .
proved projects to the north and south which were approved at 7.3
du/ac and 7.1 du/ac respectively. This project will be located
at the intersection of Alga Road, a major arterial and Melrose
Avenue, a prime arterial. A noise study prepared for this pro-
ject pointed out that future traffic on Melrose Drive could im-
pact this project, but the proposed six foot masonry wall sur-
rounding the project would reduce the noise to acceptable levels.
This perimeter wall will be of design similar to "the wall ap-
proved along Melrose Avenue for the project to the south, CT
80-9, to create a feeling of continuity along Melrose Avenue.
Access to this project will be from the Meadows Drive, a future
local collector street serving the project to the south. The
shape of the property has necessitated two long linear private
streets to serve the units. The applicant has meandered these
roads as much as possible so that persons using them will have
— 3—
views of landscaping and units rather than long stretches of as-
phalt. As shown by Exhibit "F", the applicant proposes to break
up the appearance of these roads by adding stamped concrete and
landscaped islands at irregular intervals. The Commission will
also note that the applicant has proposed an emergency access
road at the easterly edge of the project connecting the two pri-
vate streets. This emergency access will be made of grass-crete
and will be designed to discourage vehicles from using it as a
short cut. An emergency fire access to this project will also be
provided near the intersection of Alga Road and Melrose Avenue.
This access through the perimeter wall would be constructed to
the satisfaction of the Planning Director and Fire Marshall.
The main recreation area is centrally located and the passive
recreation areas are readily accessible to most of the units. In
addition, each of the units has been provided with a large bal-
cony or patio.
The property to the east of the Meadows Drive is also a part of
this project. Due to the steepness of this area, it will be left
in its natural state. The slopes created by the construction of
the Meadows Drive will be landscaped with drought tolerant native
species that will eventually blend in with the existing vegeta-
tion.
The applicant is requesting that the Commission approve the pro-
posed project at a density of 7.6 dwelling units per acre which
is in the mid-range of the 4-10 du/acre designated for this site.
Staff feels that this density is justified for the following
reasons: 1) The project will have a greater amount of recrea-
tion area than the 200 square feet per unit required by the Con-
dominium Ordinance; 2) The project has been designed to minimize
the effect of the on-site private streets and driveways; 3) The
density of the project is compatible with the General Plan and
previously approved condominium projects to the north and south
of this project.
Overall, staff has found that the project meets both the develop-
ment standards and design criteria of the Condominium Ordinance
and, therefore, recommends approval of CT 79-25(B)/CP- 176.
IV.ENVIRONMENTAL REVIEW
The Planning Director has determined that the amendment to the
tentative map will not have a significant impact on the environ-
ment and, therefore, has issued a Notice of Prior Compliance on
July 29, 1981 based on the certification of Environmental Impact
Report 307 prepared for the La Costa Master Plan. The Planning
Director has also determined that the construction of the condo-
minium project will not have a significant impact on the environ-
ment and, therefore, has issued a Negative Declaration, dated
August 13, 1981.
-4-
/**" .*"*%
V. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the
Negative Declaration issued by the Planning Director and adopt
Resolution No. 1857 and No. 1862, recommending APPROVAL of CT
79-25(8) and CP-176 to the City Council based on the findings and
subject to the conditions contained therein.
ATTACHMEN'TS
1. PC Resolution No. 1857 and No. 1862
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Environmental Documents
6.. Exhibits "A" - "I" dated, July 27, 1981
MH:wl
8/19/81
-5-
1
CASE NO. CT 79 25 (B)/CP 176
/MEADOW.
APmCAWT__J8AN£h^^VICINITY MAP
•' • • *-*> ^*4
W . ' ' ' . Vp^ : . • -
BACKGROUND DATA SHEET
CASE NO; CT 79-25 (B)/CP-176
APPLICANT: RANCHEROS - MEADOT'TS NORTH
REQUEST AND LOCATION: Revisi°n of a previously approved Tentative Map to
change the phasing and add two parcels, one of which will be developed
with a 116 unit condominium project, south of Alga Rd, east of El Fuerte.
LEGAL DESCRIPTION: Portions of Sections 19, 29, 30, 31 Township 12 South,
Range 3 West San Bernardino Meridian, County of San Diego.
Assessors Parcel Number: 222-012-7 / 222-150-5,7,11 / 223-021-5,7,9,10
223-010-4,10,12,18,19,27,28,29,31,32,33, & 34.
Acres 458 No. of Lots 104
GENERAL PLAN AND ZONING
General Plan Land Use Designation RL, RM, RMH
Density Allowed 0-1 .5,4-10, 10-20 Density Proposed .307/7.6 Phase V
Existing Zone PC & Rp-M(0) Proposed Zone —
Surrounding Zoning and Land Use:
Zoning Land Use
North RDM-0 VACANT
South P-C VACANT ;
East P-C & COUNTY SFD
West R"1 & R~2 SpD & DUPLEX
PUBLIC FACILITIES
School District SAN
Water District SAN MARCOS
Sewer District SAN MARCOS _ .' _ _EDU's 116 - Condo Project
Public Facilities Fee Agreement, dated JULY 8, 1981 _ . , _
(Other: )
ENVIRONMENTAL IMPACT ASSESSMENT
x Negative Declaration, issued AUGUST 13, 198^^ N(X
E.I.R. Certified, dated _ .
PRIOR COMPLIANCE JULY 29, 1981 FOR THE AMENDMENTS' TO THE
TENTATIVE MAP.
^telephone Number
declare under penalty of perjury that the information contained in this dis-
A'.T closure is -true and correct and that it will remain true and correct and may be
'"•;: rolied upon as being true and correct'until amended »-
'&-:•' " '••''£aipBqy'*V'^^ James L. G.
Applicant
_Ggff-paon Corporation
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