HomeMy WebLinkAbout1981-10-06; City Council; 6761; 10 Unit Tentative Map & Condominium PermitCARLSBAD — AGENDlLL^il
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10/6/81
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TITLE' CT 81-33/CP-179 - CERRO DEL SOL - 10
UNIT TENTATIVE TRACT MAP AND CONDO-
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EAST OF CACATUA STREET.
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RECOMMENDED ACTION:
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 81-33/CP-179, per
Planning Commission Resolution No. 1867.
ITEM EXPLANATION:
This item is a request for approval of a 10 unit tentative tract
map and condominium permit, located on a through lot fronting on
both Unicornio Street and Alga Road, east of Cacatua Street in
the RDM zone. The project's density would be 17.2 dwelling
units per acre which is above the mid-range of the general plan
designation on this site (RMH; 10-20 du's/acre).
The Planning Commission found this project to meet all
development standards and design criteria of the Condominium
Ordinance. Also, the Commission found the project to comply
with the Subdivision Ordinance. Finally, the Commission
believes the density of 17.2 du's/acre to be justified because
of the project's substantial amenities and its compatibility
with surrounding development.
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 26, 1981, which was
approved by the Planning Commission on September 23, 1981. A
copy of the environmental documents is on file in the Planning
Department.
FISCAL IMPACT;
The applicant will provide all required public improvements to
the project. Also, the applicant has agreed to pay a .public
facilities fee to offset the costs of providing all other public
services.
EXHIBITS;
1. PC Resolution No. 1867
2. Staff Report, dated September 23, 1981 w/attachments
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wit:
PLANNING COMMISSION RESOLUTION NO. 1867
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
10 UNIT TENTATIVE TRACT MAP AND CONDOMINIUM PERMIT
ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF
UNICORNIO STREET.
APPLICANT: CERRO DEL SOL
CASE NO;_• ' • ' CT-81-33/CP-1 79 • ...
WHEREAS, a verified application for certain property to,
Lot 420 of La Costa Meadows Unit No. 3, according to Map
Thereof No. 7076 filed October 6, 1971
9 has been filed with the city of Carlsbad, and referred to the
10 . . .Planning Commission; and
11 WHEREAS, said verified application constitutes a request
12 as provided by Title 21 of the Carlsbad Municipal Code; and
13 WHEREAS, the Planning Commission did, on the 23rd day of
14 September, 1981, hold a duly noticed public hearing as prescribed
15 by law to consider said request; and
16 WHEREAS, at said public hearing, upon hearing and
17 considering all testimony and arguments, if any, of all persons
18 desiring to be heard, said Commission considered all factors
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relating to the Tentative Tract Map and Condominium Permit.
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
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Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing,
the Commission recommends APPROVAL of CT 81-33/CP-179, 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 17.2 du's/acre is within the density
range of 10-20 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.
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2 Condominium Ordinance.
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County Water District.
6 b) The Planning Commission has, by inclusion of an
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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
3) The project is consistent with all city public facility
policies and ordinances since:
a) The applicant has received 10 edu's from the Leucadia
appropriate condition to this condominium permit and
tentative subdivision map, insured that the final map
will not be approved unless the City Council finds that
sewer service is available to serve the project. In
addition, the Planning Commission has added a condition
that a note shall be placed on the final map that
building permits may not be issued for the condominium
project unless the City Engineer determines that sewer
service is available, 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
tentative map and condominium permit approval.
c) School facilities will be provided by the San Marcos
Unified School District.
d) Park-in-lieu fees are required as a condition of
approval.
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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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4) The proposed project is compatible with the surrounding land
use since all of the surrounding properties have been or are
being developed with condominium projects at a similar
density.
5) This project will not cause any significant environmental
impacts and a Negative Declaration was issued by the Planning
Director on August 26, 1981 and approved by the Planning
Commission on September 23, 1981.
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pC RESO #1867 -2-
Conditions;
1
1) Approval is granted for CT 81-33/CP-179, as shown on
2 Exhibit(s) "A"-"F", dated September 1, 1981, incorporated by
reference and on file in the Planning Department.
3 Development shall occur substantially as shown unless
otherwise noted in these conditions.
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2) This project is approved upon the express condition that the
5 final map shall not be approved unless the City Council
finds as of the time of such approval that sewer service is
6 available to serve the subdivision.
7 3) This project is approved upon the express condition that
building permits will not be issued for development of the
8 subject property unless the City Engineer determines that
sewer facilities are available at the time of application
9 for such sewer permits and will continue to be available
until time of occupancy. This note shall be placed on the
10 final map.
11 4) This project is approved upon the express condition that the
applicant shall pay a public facilities fee as required by
12 City Council Policy No. 17, dated August 29, 1979, on file
with the City Clerk and incorporated herein by reference,
13 and according to the agreement executed by the applicant for
payment of said fee a copy of that agreement dated July 24,
14 1981, is on file with the City Clerk and incorporated herein
by reference. 'If said fee is not paid as promised, this
15 application will not be consistent with the General Plan and
approval for this project shall be void.
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5) The applicant shall pay park-in-lieu fees to the city, prior
17 to the approval of the final map as required by Chapter
20.44 of the Carlsbad Municipal Code.
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6) The applicant shall provide school fees to mitigate
19 conditions of overcrowding as part of building permit
application. These fees shall be based on the fee schedule
20 in effect at the time of building permit application.
21 7) Approval of this request shall not excuse compliance with
all sections of the Zoning Ordinance and all other
22 applicable city ordinances in effect at time of building
permit issuance.
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8) The applicant shall prepare a reproducible mylar of the
24 final site plan incorporating the conditions contained
herein. Said site plan shall be submitted to and approved
25 by the Planning Director prior to the issuance of building
permits.
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9) The applicant shall establish a homeowner's association and
27 corresponding covenants, conditions and restrictions. Said
CC&R's shall be submitted to and approved by the Planning
28 Department prior to final map approval.
PC RESO #1867
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10) The applicant shall prepare a detailed landscape and
-. irrigation plan which shall.be submitted to and approved by
the Planning Director prior to the issuance of building
2 permits.
2 11) All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
4 12) Any signs proposed for this development shall be designed in
5 conformance with the city's Sign Ordinance and shall require
review and approval of the Planning Department prior to
Q installation of such signs.
7 13) Trash receptacle areas shall be enclosed, by a 6 foot high
masonry wall with gates pursuant to city standards.
8 The trash area shall be relocated to the satisfaction of
Planning Director prior to the issuance of a building
9 permit.
IQ 14) All roof appurtenances, including air conditioners, shall be
architecturally integrated and shielded from view and the
11 sound buffered from adjacent properties and streets to the
satisfaction of the Planning Department and Building
12 Director.
13 15) All buildings shall be' setback at least five feet from the
driveway.
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Engineering
15 16) The developer shall obtain a grading permit prior to the
16 commencement of any clearing or grading of the site.
17 17) The grading for this project is defined as "regular grading"
by Section 11.06.170(a)' of the Carlsbad Municipal Code. The
18 developer shall submit a grading plan for approval which
shall include all required drainage structures and any re-
19 quired erosion control measures. The developer shall also
I submit soils, geologic or compaction reports if required and
20 shall comply with all provisions of Chapter 11.06 of the
Carlsbad Municipal Code.
21 18) The applicant shall enter into a lien contract for the
22 future construction of sidewalk along Alga Road prior to
recordation of the final subdivision map.
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19) The applicant shall construct a retaining wall at the
24 property line along Alga Road and grade the right-of-way to
a 2% slope towards the street prior to occupancy of any
25 units.
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PC RESO # 1867 -4- -6
22) Pursuant to the provisions of Section 20.20.050(1) of the
Carlsbad Municipal Code, a parcel map may be filed in lieu
of a final map. Whenever reference is made in these
conditions to a final map, the reference shall apply also
to a parcel map filed in lieu thereof.
23) 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.
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Fire
8 24) The proposed security gate systems shall be provided with
9 "Knox" key operated override switch, as specified by the
Fire Department.
10 25) All private driveways shall be kept clear of parked vehicles
11 at all times, and shall have posted "No Parking/Fire Lane
Tow Away Zone" pursuant to Section 17.04.040, Carlsbad
12 Municipal Code.
13 26) Fire retardant roofs shall be erected on all structures.
14 27) Buildings exceeding 10,000 sq.ft. aggregate floor area shall
be sprinklered or four-hour fire walls with no openings
15 therein shall split the building into 10,000 sq.ft. (or
less) areas.
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28) The stairs and decks located between the buildings shall be
17 constructed of fire retardant wood to the satisfaction of
the Fire Department.
18 Parks and Recreation Department
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29) Any and all existing street trees removed or damaged for
20 any reason shall be replaced by an "approved" species of
equal size.
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PC RESO #1867 ~5" k
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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 23rd day of September, 1981, by the following vote, to wit:
AYES:
NOES:
ABSENT: Marcus.
ABSTAIN: None.
Chairman Jose, Commissioners Rombotis, Farrow,
Schlehuber, and L'Heureux.
None.
E.H. JOSE, JR.,>Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
JAMES C. HAGAMAN, Secretary
CARLSBAD PLANNING COMMISSION
PC RESO #1867 -6-
STAFF REPORT
DATE: September 23, 1981
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT 81-33/CP-179, CERRQ DEL SOL - Request for a 10 unit
Tentative Tract Map and Condominium Permit on a through
lot between Alga Road and Unicornio Street, east of
Cacatua Street in the RD-M zone.
I.PROJECT DESCRIPTION
The applicant proposes to construct a 10 unit condominium project
on a .58 acre parcel located as described above. The project
site consists of a previously graded rectangular parcel with
frontage on Unicornio Street and Alga Road. As it exists,. the
portion of the lot fronting on Alga Road is approximately five
feet below the level of Alga Road.
The proposed project will result in a density of 17.2 dwelling
units per acre which is towards the high end of the General Plan
designation of 10-20 dwelling units per acre for this site. The
properties to the north and west are occupied by recently
constructed condominium projects at a similar density. The
property to the east of the subject property is vacant at the
present time; however, has been designated for multiple family
development at a similar density.
The project itself will consist of three single family buildings
and three duplexes served by a curving driveway. The applicant
is proposing this design in an attempt to escape from the massive
feeling created by projects in which all of the units are located
in one building. As proposed, the single family dwellings will
be two stories high while the duplexes will be three stories in
height. The three story buildings at their highest point will
not exceed 35 feet in height.
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
As previously mentioned, this project has been designed to create
the impression of a cluster of single family homes and duplexes
rather than a single large condominium building. The recreation
area will consist of a spa, cabana, barbeque facilities and a
lawn area. In addition, each of the units will have at least one
balcony. Without counting the passive recreation provided by the
lawn area adjacent to the spa, this project provides 225 square
feet of recreation area per unit.
In keeping with the single family and duplex feeling the
applicant is attempting to create, each of the units will have a
two car garage. Two of the five required guest parking spaces
will be provided on-site adjacent to the recreation area. The
remaining three guest parking spaces will be provided on
Unicornio Street adjacent to the project. The reason staff is
supporting the three visitor parking spaces on street is because
the preliminary plans for this project were submitted to and
favorably reviewed by the Planning Department prior to the recent
concern expressed by the Commission regarding allowing on-street
visitor parking.
The required storage will be provided at the back of the garages
as shown on exhibits E and F. As shown on Exhibit B, the trash
enclosure will be difficult to reach by refuse trucks, and
therefore staff has added a condition requiring that the
enclosure be relocated to the satisfaction of the Planning
Director.
Staff feels that this project meets all the development standards
of the Condominium Ordinance.
Design Criteria
As designed, staff feels the proposed project meets all of the
design criteria of the Condominium Ordinance. There are two
other projects in the vicinity of this one that have been
developed at a similar density.
The applicant has attempted to design a project that will be
different from a typical medium-high density condominium project.
As shown on the site plan, the project will consist of a number
of single family dwellings and duplexes placed along a curving
driveway. To add further diversity to the project, the applicant
has varied the height of the units, from 22 to 35 feet. The
shape of the subject property has made it difficult to develop
the property without having a dominant driveway. The applicant
has curved the driveway and added stamped bomanite to reduce its
dominance.
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The applicant is requesting that the Commission approve the
project at a density of 17.2 dwelling units per acre which
approaches the maximum density of 20 du's/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 recreation area
than the 200 square feet per unit required by the
condominium ordinance;
2. The project has been designed to create a sense of
diversity, with varying heights and setbacks;
3. The density of the project is compatible with the zoning and
existing condominium projects on Unicornio Street.
Overall, the staff has found that the project meets both the
development standards and design criteria of the Condominium
Ordinance and, therefore, recommends approval of CT 81-33/
CP-179.
IV. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will not
have a significant impact on the environment and therefore has
issued a Negative Declaration on August 26, 1981.
V. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the
Negative Declaration issued by the Planning Director and adopt
Resolution No. 1867, recommending APPROVAL of CT 81-33/CP-179 to
the City Council based on the findings and subject to the
conditions contained therein.
ATTACHMENTS
T.PC Resolution No. 1867
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Environmental Documents
6. Exhibits: "A" - "F", dated September 1, 1981
MH:ar
9/15/81
—3—
. ' • ***>,
'W BACKGROUND DATA. SHEET
CASE NO: CT 81-33/CP-179
APPLICANT: CERR° DEL S°L
REQUEST AND LOCATION: Tentative Tract Map and Condominium Permit to construct 10 units
on a through lot between Alga Road and Unicornio Street, east of Cacatua Street.
LEGAL DESCRIPTION: kot 4^0 of La Costa Meadows Unit 3, according to Map 7976
filed October 6, 1971. ' •
Assessors Parcel Number:215 _ 360 _ 19
Acres 5' No. of Lots •*-
GENERAL PLAN AND ZONING
General Plan Land Use Designation RMH
Density Allowed ^ ^ Density Proposed *
Existing Zone RD M . Proposed Zone N//A
Surrounding Zoning and Land Use:
Zoning Land Use
North RD"M Condos
South °-s Alga Road
East RD~M Vacant
West RD"M Condos
PUBLIC FACILITIES
School District San Marcos
Water District Costa Real
Sewer District Leucadia EDU's 10
Public Facilities Fee Agreement, dated July 24, 1981
(Other:
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued August 26, 198lLog No.
E.I.R. Certified, dated
Other, .
CASE - CT8133/CPI79
A E3 P L 8 C A N T^ERRCL_DEL_1QL VICINITY MAP
•j^^r-ttieT information vou have submitted has been reyj^wed, it is determined
further informatic **, required, you will be so
APPLICANT:
AGENT:
Name (individual, partnership, joint venture, corporation, syndication)
Business Address
Telephone Number
Name
MEMBERS
Business Address
Vf.
.. .
Name -(individual, part&a£v joint
venture, corporation, syndication)
Home Address
7/7
Business Address
Telephone Nuabar Telephone Number.
Home Address
Business.Address
Telephona Nunnber s Telephone Number
' K
, , ", t ' ' - „ >" ,, ~ i Jr ' .'T ' ,' " t1"'1'- ,'<- ••• ' K '" "*-.
, '^' , , • (Attach more sheets if necessary)
I/We declare under penalty of perjury that the information contained in this dis-
closure is true and correct and that it will remain true and correct and may be'
xclied upon as being true and correct until amended.•, \'* . ^ ~ ' * . ,.
V-t
COPY Applicant
/7-J
Agent, (X-/ner, Partner