HomeMy WebLinkAbout1982-02-02; City Council; 6888; MP-150(B)/ CT 81-47/ PUD-35- TREETOPS UNLIMITED- MASTER PLAN AMENDMENT, TENTATIVE TRACT MAP AND CONDOMINIUM PERMIT; CALAVERA HILLS MASTER PLANAB# &'z-gyr TITLE. MP-l50(B)/CT 81-47/PUD-35 - TREETOPS - UNLIMITED - MASTER PLAN AMENDMENT,
TENTATIVE TRACT MAP AND CONDOMINIUM
PERMIT; CALAVERA HILLS MASTER PLAN.
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PLANNING COMYISSION RESOLUTION NO. 1911
A RESOLUTION OF THE PLANNING COMMISSION OF THE C:
OF CARLSRAD, CALIFORNIA, RECOMMENDING APPROVAL 01
230 UNIT TENTATIVE TRACT MAP AND PLANNED UNIT DE'
MENT ON PROPERTY GENERALLY LOCATED ON THE SOUTHEI
PORTION OF THE CALAVERA HILLS MASTER PLAN AREA,
APPROXIMATELY 600 FEET EAST OF TAMARACK AVENUE.
APPLICANT: TREETOPS UNLIMITED
CASE NO: CT 81-47/PUD-35, -
WHEREAS, a verified applicati.on for certain pro]
Those portions of Lots "D", ''E" and ''J" of Rancl
Hedionda according to Map thereof No. 823 filed
16, 1896
wit:
has been filed with the city of Carlsbad, and referred tr
Planning Commission; and
WHEREAS, said verified application constitutes
as provided by Title 21 of the Carlsbad Municipal Code;
WHEREAS, the Planning Commission did, on the 13
January, 1982, hold a duly noticed public hearing as pre
law to consider said request; and
WHEREAS, at said public hearing, upon hearing a
considering all testimony and arguments, if any, of all
desiring to be heard, said Commission considered all fac
relating to the Tentative Tract Map and Planned Unit Dev
NOW, THEREFORE, BE IT HEREBY RESOLVED by the PI
I
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public h Commission recommends APPROVAL of CT 81-47/PUD-35, b
following findings and subject to the following cond
Findings
1) The project's density is consistent with the approv
Plan for this area since 230 units are proposed and Calavera Hills Master Plan would allow up to 270 dw
units.
EXHI BIT
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2) The site is physically suitable for the type and densi development since the site is adequate in size and shz
accommodate residential development at the density prc
3) The project is consistent with all city public facilit and ordinances since:
a) The Planning Commission has, by inclusion of an as condition to this project, insured that the final
not be approved unless the City Council finds that service is available to serve the project. In adc
Planning Commission has added a condition that a
be placed on the final map that building permits 1 issued for the project unless the City Engineer d
that sewer service is available, and building can within the project unless sewer service remains a
the Planning Commission is satisfied that the req
of the public facilities element of the General P been met insofar as they apply to sewer service f project.
Hills Master Plan) is required as a condition of
be required as conditions of approval.
d) The applicant has agreed and is required by the i an appropriate condition to pay a public faciliti
Performance of that contract and payment of the f
enable this body to find that public facilities LI
available concurrent with need as required by the
Plt an.
b) The dedication of park land (Village F of the Cal
c) All necessary public improvements have been provi
e) Adequate water for the project will be provided 1: of Carlsbad.
f) A letter has been submitted by the Carlsbad Schoc
District, dated December 18, 1981, ensuring that
school facilities will be available to this projc concurrent with need e
4) The proposed project is compatible with the surround land uses since surrounding properties are designatel residential development on the General Plan.
5) This project as conditioned will not cause any signi environmental impacts and a Negative Declaration has by the Planning Director on December 24, 1981 and ap the Planning Commission on January 13, 1981.
6) All design criteria and development standards of the Unit Development Ordinance are met by this project.
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PC RES0 #1911 -2-
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Conditions
Gener a1 Cond it ions :
1) Approval is granted for CT 81-47/PUD-35, as shown on
"A" - "H", X, Y and Z, dated December 7, 1981, incorpc
reference and on file in the Planning Department. Dl
shall occur substantially as shown unless. otherwise nc
these conditions.
2) This project is approved upon the express condition t
final map shall not be approved unless the City Counc
of the time of such approval that sewer servic? is av
serve the subdivision.
3) This project is approved upon the express condition t
building permits will not be issued for development o
subject property unless the City Engineer determines
facilities are available at the time of application f sewer permits and will continue to be available until
occupancy. This note shall be placed on the final mi
4) This project is approved upon the express condition t
applicant shall pay a public facilities fee as requii
Council Policy No. 17, dated August 29, 1979, on fi:
City Clerk and incorporated herein by reference, and
to the agreement executed by the applicant for paymer fee a copy of that agreement dated November 25, 1981
with the City Clerk and incorporated herein by refert
said fee is not paid as promised, this application w.
consistent with the General Plan and approval for th.
shall be void.
5) Approval of this request shall not excuse compliance
ordinances in effect at time of building permit issu
sections of the Zoning Ordinance and all other appli
P1 ann ing
6) The applicant shall prepare a reproducible mylar of
site plan incorporating the conditions contained her
site plan shall be submitted to and approved by the Director prior to the issuance of building permits.
7) The applicant shall establish a homeowner's associat
corresponding covenants, conditions and restrictions
CC&R's shall be submitted to and approved by the P1c
Department prior to final map approval.
8) The applicant shall prepare a detailed landscape and
plan which shall be submitted to and approved by the Director prior to the issuance of building permits.
adjacent to College Avenue shall be heavily landscar
satisfaction of the Planning Director.
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PC RES0 li1911 -3-
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9) All landscaped areas shall be maintained in a healthy thriving condition, free from weeds, trash, and debri
10) Any signs proposed for this development shall be desi
conformance with the Calavera Hills Master Plan and t
Sign Ordinance and shall require review and approval
Planning Department prior to installation of such sig
11) The applicant shall submit a street name list consist
the city's street name policy subject to the Planning Director's approval prior to final map approval.
e
12) Approval of this tentative tract map shall expire eig months from the date of City Council approval unless
map is recorded. An extension may be requested by th plicant, Said extension shall be approved OK denied , discretion of the City Council. In approving an extei
City Council may impose new conditions and may revise
conditions.
13) Prior to issuance of building permits, the applicant : submit plans to the satisfaction of the Planning Dire( the design of the fences or walls separating the rear the units. These fences or walls shall not exceed 6'
and be designed to be aesthetically pleasing and camp with the development and surrounding area.
Engineering
14) The developer shall obtain a grading permit prior to
mencement of any clearing or grading of the site.
15) The grading for this project is defined as "controllel by Section 11.06.170(a) of the Carlsbad Municipal Cod1
Grading shall be performed under the observation of a engineer whose responsibility it shall be to coordina inspection and testing to insure compliance of the wo. the approved grading plan, submit required reports to Engineer and verify compliance with Chapter 11.06 of I
Carlsbad Municipal Code.
16) Upon completion of grading, the developer shall insurf
"as-graded'' geologic plan shall be submitted to the C Engineer. The plan shall clearly show all the geolog]
exposed by the grading operation, all geologic correci measures as actually constructed and must be based on map which represents both the pre and post site gradii
engineering geologist. The plan shall be prepared on or similar drafting film and shall become a permanent
17) Additional drainage easements and drainage structures
provided or installed as may be required by or the Cii
neer.
plan shall be signed by both the soils engineer and tl
.?C RES0 #1911 -4-
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18) The developer shall pay the current local drainage a prior to approval of the final map or shall construe
systems in conformance with the Master Drainage Plan of Carlsbad Standards as required by the City Engine
19) Land for all public streets and easements shown on t tative map shall be dedicated on the final map and s granted to the city free and clear oE a21 liens and
encumberances. ,
20) All public streets shall be improved by the develope
the typical sections shown on the tentative map and
conformance with City of Carlsbad Standards prior tc of any buildings.
21) The developer shall comply with all the rules, regul
design requirements of the respective sewer and wate
regarding services to the project.
22) The design of all private streets and drainage syste
approved by the City Engineer prior to approval of t map. The structural section of all private streets conform to City of Carlsbad Standards based on R-val
All private streets and drainage systems shall be ir
the city and the standard improvement plan check and fees shall be paid prior to approval of the final mi
23) All private streets and private drainage systems shz
maintained by the homeowner's association in perpetl.
responsibility shall be clearly stated in the CC&R':
24) All concrete terrace drains shall be maintained by t owner's association (if on commonly owned property) individual property owner (if on an individually OWI
perpetuity. An appropriately worded statement cleai
identifying the responsibility shall be placed in ti
25) Direct access rights for all the lots abutting Glasc
or College Boulevard shall be waived and relinquish( final map.
26) Prior to the issuance of building permits for any UI
construction Phase B of Phase I of this project, thc shall construct a secondary access road to the subd Glasyow Drive at the north subdivision boundary wes' to the park site to Tamarack Avenue. This access rc
constructed with a minimum 28 foot crowned section 1 foot publicly dedicated easement. The specific alii this road shall be as approved by the City Engineer
Parks and Recreation Director. Plans for the gradii
construction of this access road and any necessary ( appurtenances shall be signed and bonds and agreemei submitted to the city prior to the approval of the
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27) Prior to the approval of the final map, the park sit
F) adjacent to this subdivision shall be dedicated t
of Carlsbad free and clear of all liens and encumbra accordance with the provisions of the Master Plan fo project area and in accordance with the provisions o
State Map Act and any applicable city ordinances pur
thereto. In addition, the property adjacent to the
shall be dedicated and improvement plan5 and agreeme
be submitted to the city for approval together with
required security for the half ,street improvements o
Tamarack Avenue and Glasgow Drive. Whereas the half improvement of Tamarack Avenue may be deferred until
as Tamarack Avenue is extended to Elm Avenue, the G1
Drive improvements shall be constructed concurrent w
southern portion of Glasgow Drive required pursuant conditions of this tentative map.
28) Prior to the approval of the final map, the owner of site shall enter into a secured agreement for the re relocation of the water tank and pumping facilities
within the dedication of the park site.
29) The developer shall be responsible for the construct southern portion of Glasgow Drive as shown on the te
map from its present terminus north of Edinburgh Dri
north subdivision boundary. The construction of thi
shall be coordinated with the construction of the nc
portion of the roadway adjacent to the park site rec
pursuant to these conditions. Prior to the approval
final. map the entire width of Glasgow Drive shall be and plans and agreements for its construction shall submitted to the City Engineer for approval together required improvement security.
30) Prior to or concurrent with the approval of the fin; subdivider shall process a lot line adjustment to ac northwest subdivision boundary south of Glasgow Drir
it falls on or within the proposed Glasgow Drive ric
The narrow strip of land which now lies outside the
subdivision boundary shall be incorporated into the
maintenance provisions of the CC&R's for this projec
31) Prior to the issuance of building permits for any UI construction Phase B of Phase I of this project, tht
shall construct a portion of Tamarack Avenue from tl temporary access road to the east terminus of the e: Tamarack Avenue based on a 42 foot half street sect
for this portion of Tamarack Avenue shall be approvc bonds and agreements submitted to the city prior to approval of the final map for Phase I. ///I
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PC RES0 #1911 -6-
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32) The developer shall construct desiltation/detention
type and size and at locations as approved by the Ci
Engineer. The developer shall enter into a desiltat maintenance agreement and submit a maintenance bond
satisfactory to the City Engineer prior to the appro
final map for this project. Each desiltation basin serviced by an all weather access,/maintenance road.
provisions of this agreement shall apply to any off- sites which may be utilized in the construction of t as required by the City Enginees.
33) The owner of the subject property shall execute a ho
harmless agreement regarding drainage across the adj
property prior to approval of the final map.
34) The drainage system shall be designed to ensure that
resulting from a 10-year frequency storm of 6 hours
hours duration under developed conditions, is equal than the runoff from a storm of the same frequency E
duration under existing undeveloped conditions, is E
less than the runoff from a storm of the same frequc duration under existing undeveloped conditions. Bot and 24 hour storm durations shall be analyzed to det
detention basin capacities necessary to accomplish t
resul. ts .
35) The applicant shall agree to utilize reclaimed water
I form, on the subject property in all common areas
approved by the City Engineer.
36) The reclaimed water irrigation system shall be maint
operated consistent with the requirements of the cit Carlsbad, under a contractual agreement with the hor association that is to give the district total assui
they would always have the ability to discharge the
37) Irrigation systems to accommodate future reclaimed 1 be designed consistent with Title 17 of the Califori Administrative Code. Offsite future reclaimed watei
distribution systems should be anticipated by the ii of adequately sized sleeves at crossing points to m
street excavation.
Fire
38) Additional public and on-site fire hydrants shall b
subjlect to the approval of the Fire Marshall.
39) Submit two (2) copies of a site plan showing locati
existing and proposed fire hydrants and on-site roa
drives.
40) An all weather access road shall be maintained thro construction,
PC RES0 #1911 -7-
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41) All required fire hydrants, water mains and appurten
be operational prior to combustible building materia
located on the project site.
42) All private driveways shall be kept clear of parked all times, and shall have posted "No Parking/Fire La Zone" pursuant to Section 17.04.040, Carlsbad Munici
43) Fire retardant roofs shall be required on all struct
44) All fire alarm systems, fire hydrants, extinguishing automatic sprinklers, and other systems pertinent to
project shall be submitted to the Fire Department fo
prior to construction.
45) Prior to recordation of the final map, a parcel map the location of the fire station site in Village E-
filed with and approved by the city.
Parks and Recreation
46) The homeowner's association shall be responsible to I the landscape treatment up to the edge of all public sidewalks.
47) The landscaping along the edge of the future right-o
College Boulevard shall comply with the Parks and Rec
Department's streetscape theme.
48) The developer shall apply and germinate an approved I as part of the erosion control measure on all graded
treatment shall be performed directly after the rougl
operation is over.
49) All slope landscaping shall provide effective erosior
comply with the Calavera Hills Master Plan on fire pi and be designed to make a visual transition from the vegetation to a cultivated landscape.
for future construction and all off-site borrow area!
50) Prior to occupancy of any units within this project,
applicant shall install two lighted, concrete tennis
the dedicated park site as per previous agreement wil or other improvements of equal value to the satisfaci
Director of Parks and Recreation.
51) For purposes of planting and maintenance, the common
areas shall be classified according to City Council E
23 as follows:
A. The steep slopes in the southern portion of the E
be classified as undisturbed native vegetation. '/// I'
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B, The 2:l man-made slopes adjacent to the steep sl
be classified as supplemented native vegetation.
The slopes adjacent to College shall be classifi
refined vegetation. C.
52) Prior to occupancy of any unit within this project,
recreational vehicle storage area shall be provided
Master Plan area at a site subject to approval of th
Director.
two acres and be constructed and screened to the sat of the Planning Director.
PASSED, APPROVED AND ADOPTED at a regular meetin!
Planning Commission of the city of Carlsbad, California, 1
13th day of January, 1982, by the following vote, to wit:
Chairman Farrow, Commissioners Marcus,
Schlehuber, and Friestedt.
This RV storage area shall have a minimum
AYES :
NOES : None.
ABSENT: None.
ABSTAIN: Commissioners L'Heureux and Jose.
VERNON J. FARROW, JR., Chz
CARLSBAD PLANNING COMMISSI
ATTEST:
AMES C. HAGAMAN, Secretary
ARLSBAD PLANNING COMMISSION F
PC RESO #1911 -9-
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PLANNING COMMISSION RESOLUTION NO. 191 2
A RESOLUTION OF THE PLANNING COMMISSION OF THE CI
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL QF
MASTER PLAN AMENDPIIENT TO THE' CALAVERA HILLS MASTE
PLAN TO CHANGE THE PHASING BOUNDARIES TO ALLOW
VILLAGE C TO BE DEVELOPED AS A PART OF PHASE I ON
PROPERTY GEPJERALLY LOCATED APPROXIMATELY 600 FEET
EAST OF THE EASTERLY TERMINUS OF TAMARACK AVENUE.
APPLICANT: TREETOPS UNLIMIT'ED
CASE NO: MP-150( B)
WHEREAS, a verified application for certain prop
wit:
Those portions of Lots "D", "E" and "J" of Ranch(
Hedionda according to Map thereof No. 823 filed I
16, 1896
has been filed with the city of Carlsbad, and referred to
Planning Commission; and
WHEREAS, said verified application constitutes a
as provided by Title 21 of the Carlsbad Municipal Code; ar
WHEREAS, the Planning Commission did, on the 13tk
January, 1982, hold a duly noticed public hearing as presc
law, to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all pe
desiring to be heard, said Commission considered all factc
relating to the Master Plan; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plan
Commission as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hea
Commission recommends APPROVAL of MP-l50(.B), based on following findings and subject to the following condit
Pi nd ing s :
1) The proposed amendment is consistent with the intent o Calavera Hills Master Plan for the reasons stated in tl report .
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2) The proposed amendment will not have a detrimental ef
the Carlsbad General Plan or the Calavera Hills Mast€ the reasons stated in the staff report.
The proposed amendment will make'it easier to develor
in a more comprehensive, environmentally sensitive mz
4) The topography of the site would make it difficult tc
Village C independent of Village D, which' would resul
amendment was not approved.
3)
5) The proposed amendment will not effect the provision
facilities as outlined in the master plan for the rea stated in the staff report.
Conditions:
1) Prior to recordation of any new subdivision in Phase
applicant shall submit a revised phasing plan to rep1 existing Exhibit V-2 of the Calavera Hills Master Pla
plan shall show Village C within Phase I and shall be to the approval of the Planning Director.
PASSED, APPROVED AND ADOPTED at a regular meetin
Planning Commission of the city of Carlsbad, California,
13th day of January,, 1982, by the following vote, to wit
AYES : Chairman Farrow, Commissioners Marcus,
NOES : None.
ABSENT: None e
ABSTAIN: Commissioners L'Heureux and Jose.
Schlehuber, and Friestedt.
VERNON J. FARROW, JR., Ch;
CARLSBAD PLANNING COMMIS S:
ATTEST:
JAMES C. HAGAMAN, Secretary
CARLSBAD PLANNING COMMISSION
PC RES0 #1911 -2-
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6 STAFF REPORT
DATE : January 13, 1982
TO : Planning Commission
FROM : P1 ann ing Department e
SUBJECT: MP-I5O(B)/CT 81-47/PUD-35, TREETOPS UNLIMITED - A request for:
7) A Master Plan Amendment to change the phasing boundaries of the Calavera Hills Master Plan;
2) A 230 unit Tentative Tract Map and Planned Unit Development in Villages C & D of the Calavera Hi
Master Plan, located in the southern portion of Calavera Hills Master Plan area, approximately E
feet east of the easterly terminus of Tamarack
Avenue in the P-C zone.
I. PROJECT DESCRIPTION
The applicant requests approval of two applications: 1) A ! ter Plan Amendment to allow Villages C & D of the Calavera H Master Plan to be developed concurrently as a part of Phase and 2) apprnval of a 230 unit tentative tract map and plannel
unit development.
Under the present phasing schedule, Village C is located in
I1 and Village D is located in Phase I. The applicant propo
planned unit development that will encompass both Villages C
. D.
The proposed project would be located on a 44.5 acre brush c ered site in the southern part of the Calavera Hills Master area, The northern portion of the site is relatively flat, the southern portion slopes steeply to the south with a smal
canyon bisecting it.
As proposed this project will consist of 23 duplexes and 46 plexes for a total of 230 units. Each of the units will be
cated on a separate postage stamp lot with lot lines runninc
through the common wall separating the units. As shown on
Exhibit 2, this will allow each unit to have their own back1
~ which will vary in size from 375 square feet to 2000 Square Each of the yards will be separated from the adjacent yards open space by a fence, all of which will be constructed by i
applicant and be uniform in design. Access to the project 1 be provided from a combination of public streets, private
EXHIBIT
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streets and private driveways. All of the dwelling units wil front on and gain access from a private street or driveway wi no individual driveways fronting on a proposed public street.
11. ANALYSIS
1. Should the phasing boundaries of the Calavera Hills ter Plan be amended?
2. Is the droposed project in conformance with the Cala
Hills Master Plan?
3. Does the proposed project conform to the development
standards and design criteria of the Planned Unit
Development Ordinance?
Discussion
Phasing
This application is being processed to allow for the developm of the second village within the Calavera Hills Master Plan a According to the phasing requirements of the Calavera Hills
Master Plan, all villages within a phase must have an approve
tentative map before an application for a development in the
sequent ?haze can be accepted for processing by the city. Th applicant would like to amend the phasing schedule to allow V
lage C to be developed with Village D as part of Phase I. AE shown by Exhibit X (the existing phasing schedule for the Ca1 vera Hills Master Plan), Village C is in Phase I1 while Vi112 is in Phase I.
Staff has reviewed this request and feels that it is reasonat
for a number of reasons. As shown by the existing phasing
exhibit, Village C is completely separate from the rest of tk
villages in Phase 11. The topography of the area makes it a1 impossible to gain access to Village C without going through
Village D. The southerly portion of Village C consists of st slopes which cannot be developed. The development of Villagc
& D together allows for a more comprehensive, environmental11
sensitive development. The applicant is also developing Vi11
B of the Master Plan which is presently under construction.
According to the development standards of the master plan, u~
428 units could be built in Villages B & D alone. The applic is proposing a total of 368 units in Villages B, C & D. Staj therefore, can support the proposed amendment to the master plan.
Conformance with the Master Plan
As proposed, this project is in conformance with the Calaveri
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Hills Master Plan. Both Villages C and D have been designatec
for multiple family development by the master plan. Accordin5 to the master plan's development standards, up to 270 units
could be constructed in Villages C & D; the applicant propose:
to construct 230 units. Pursuant to the provisions of the master plan, a significant portion of the slopes within Villa C will be left in their natural state.
The approval of this project will necessitate the acquisition
and improvement of several public facilities within the Calav
Hills Master Plan area. The Master Plan states that:
a
"The developer shall dedicate Villages F, N, R-2, an
for public park purposes. The dedication of each pa
village shall be made concurrently with the recordat of a final map for the development of a village adjc ing that park ..."
As shown on Exhibit X, Villages C & D are adjacent to the par
site at Village F. The dedication of this park has been
recommended as a condition of the final map approval for this project.
The Calavera Hills Master Plan addresses recreational vehicle
storage in the development standards section. In this sectic it states:
"A minimum of two acres in Villages E-1 or E-2 shal: provided for RV storage arid shall be developed In accordance with the requirements of Section
21.45.120(6) of the Carlsbad Municipal Code."
A recommended condition of approval for this project would
require that this RV storage area be provided and developed
. prior to occupancy of any of the units within this project.
The Public Facilities section of the Calavera Hills Master P
addresses the possible need for a fire station in this area.
According to this section:
"A site of approximately one acre of land within
Village E-2 shall be reserved for acquisition by th city for public facility purposes. The City Counci
shall determine the specific size and location of t
site as a part of their approval of development wit Village E-2. The developer agrees to convey the si free of liens and encumbrances at any time upon rec of written notice by the city. The price to be pa: the city shall be $25,000.00 per acre.' If the sit( not acquired by the city within ten years from the of recordation of the subdivision map that include: site, this condition shall be void and the area shi
be allowed to develop privately."
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The Carlsbad Fire Department has determined that a fire static should be constructed on this site in the near future and has
sent a letter to Roy Ward, the present owner of Village E-2, informing him that the Fire Department proposes the purchase ( the one acre public facilities site as part of the 1983 Capit( Improvement Project Budget. A recommended condition of appro'
for this project would require that a parcel map separating tl
site from the rest of Village E-2 be filed prior to final map
approval of this project.
All three of the required public improvements, the park site, fire station and the RV storage area, are located on property
that is presently owned by Roy Ward. Staff has sent letters t Mr. Ward making him aware of the need for the above mentioned
public facilities and suggesting that he meet with the applic; of this project to discuss methods of implementing this portic
At this time, the applicant is only proposing to construct G1i gow Drive to the northern boundary of this project. This
arrangement would result in 230 units gaining access from a 6(
wide cul-de-sac. Staff feels that a second access should be 1
vided, but it would impose an extreme financial hardship to tl
developer of this project to require him to construct Tamaracl Avenue and Glasgow Avenue to Elm Avenue and then construct Elr
Avenue between them. To solve this problem, the applicant
proposes to construct a 28 foot wide publicly dedicated acces:
road from Glasgow Drive to Tamarack Avenue generally along the northern line of Village F, the future park site.
In addition, the applicant will have to construct half street
improvements from the present terminus of Tamarack Avenue to t
northern boundary of Village F. It is being recommended that
Planning, Fire, Parks and Recreation and Engineering Departmer
prior to issuance of the 51st building permit. The exact lo- cation of this road has not been established at this time,
however, the precise location will be determined as the Parks
Recreation Department develops improvement plans for the adjac park site. In summary, implementation of the conditions propc herein will ensure that the project will conform to the public
facilities requirements of the Calavera Hills Master Plan.
Development and Design Standards of the PUD Ordinance
As proposed, this project conforms to the development standard
of the city's Planned Unit Development Ordinance. As mentione
earlier, access to the units will be via a system of public streets, private streets and private driveways. None of the
units will have driveways fronting onto a public street. As
shown by Exhibit Z, the applicant has varied the building
of the Calavera Hills Master Plan.
this road must be constructed to the satisfaction of the
setbacks wherever possible to help add diversity to the projec
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Each of the units will have a two car garage. The applicant h
provided 175 parking bays on the private streets and driveways
that will be available for guest parking, In addition the put
and private streets will be wide enough to allow for parking o
one side.
Three common recreation areas will be provided. The centrall!
located main recreation area will have a'pool, spa, restroom !
cilities and a grassy play area. A child oriented recreation
area will be provided in the southerly portion of the project
This area will have a play structure, grassy play area and pic
facilities. The third recreational area is located on a high
point in the southern portion of the project and will be oriel
to take advantage of the views to the south. This area will a grassy play area and picnic facilities. Although the note
the tentative map stating that 2.9 acres of usable open space provided, the actual usable recreation area, as defined in th
PUD Ordinance, is approximately 1.2 acres. This is approxima half of the open space required for a planned unit developmen
this size and density, The PiTD Ordinance allows credit to be
given for the preservation of scenic natural features such as wooded slopes and vistas for up to fifty percent of the usabl open space requirement. Based on the natural features of the site, the project meets the usable open space requirement of
PUD Ordinance.
AS proposed, this project appears to comply with the design c teria of the PUD Ordinance. The plan provides for adequate c space, circulation, off-street parking and recreational facil
ities. The proposed development will be comDatible with the ture land uses in the areas as it is being developed in accordance with the Calavera Hills Master Plan. The common
recreation areas are readily accessible to the units and the project is not dominated by the interior street system.
As shown on Exhibit "Y", the steep slopes in the southern poi
of this site will be left as open space. This area would be classified as undisturbed native vegetation by City Council 1
icy No. 23, which deals with open space maintenance. This a]
will consist of native vegetation, with no irrigation and mil maintenance costs. The 2:l man-made slopes above this area
be classified as Supplemented native vegetation, These slop would be planted with a mixture of native and non-native pla
which would offer good soil binding characteristics. These
slopes would be permanently irrigated, slopes would consist of litter control, irrigation repair, f tilization, weed control, dust control, trimming and water costs.The slopes above College Boulevard would be classified
refined vegetation, which is similar to supplemented native
etation, but varies in that a more manicured effect is desir
The types of vegetation would vary, using native and/or non-
-native materials which would give good soil binding char-
The maintenance for
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acteristics and with the use of large container stock, perenni
grasses or certain types of ground cover could give a more re-
fined appearance.
Staff feels that the proposed project is in conformance with t
Calavera Hills Master Plan and the City of Carlsbad's PUD
Ordinance. Therefore, staff can recommend approval of the prc ject and the Master Plan Amendment necessary to allow this prc ject to be developed as proposed.
111 .ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will nc
have a significant impact on the environment and, therefore, 1
issued a Negative Declaration on December 24, 1981.
IV. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the Ne
tive Declaration issued by the Planning Director and ADOPT Re
lution Nos. 1911 and 19i2, recommending APPROVAL of MP-l50(B)
subject to the conditions contained therein.
ATTACHMENTS
1. Planning Commission Resolution Nos. 1911 and 1912
2. Location Map 3. Background Data Sheet
4. Disclosure Form
5. Letter dated December 16, 1981 from Barry Bender
6. Reduced Exhibits
7. Environmental Documents
8. Exhibits A - H, X, U and Z dated December 7, 1981
MH:ar
1/6/82
and CT 81-47/PUD-35 to the City Council based on the findings
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I ' QASE NO: MP-150 (B) /C 9 81-47/PUD-35
AppLIm: TREETOPS UNLIMITED
REQ;UEST AND ~TIO~: Master Plan Amendment, Tentative Tract Map z
Planned Unit Development in the southern portion of the Calavc Master Plan area.
LEBXL DESCRECION: Those portions of Lots 'ID", ''E", and "J" of Ri
Aqua Hedionda according to Map thereof No. 823 filed NOVO 16,
Assessors Parcel Nwdx-r: 167 - 100 -. 31 .
Acres 45 No. of LaLq 1
GENEFGG PLAN AXD ZONEG
General Plan Land Use Designation RM - RLM
Density Allowed 4-10/0-4 du/ac msity proposed 5.1 v
Existing Zone P-c Proposed Zone P-c
_zoni"s Land use
surrounding zoning and Land use:
Vacant North P-C .
%uth p-c Vacant
P-c Vacant East
P-c SFD West
PUBLIC FACILxTlEs
Carlsbad Unified school. District. 5
1*z water District . city Qf Carlsbai .- -
c . .4 ' .+, -- sewer District city Of Carlsbad EDU'S -
Public Facilities Fee Agreement, daw
(other:
NOvember 2 5 r l9 81
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X fiegativc,Declaration, issued-' Dee. 24, 81 Log No. .
E.I.R. Certified, dated
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. A, aLLt=L L,'L &.. AVL...U----- ,-- ---- - - - - -~ . .&slat further informatiore required, you will be so a*;&.'
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.. hPPLICANT : -dual., partnership, joint venture, cor,pration, 5
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reet, San Dj-eqo, CA 92101 J22iQu€aLW.L St
Business Address
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-I__- Pacific Scene, Inc . -- e . MEXBEIZS:
.~ . Nme *(individual, partner, join2 Home hi33 res s vatme, cor?oz&ian, syndicatim) ,
I 3900 Harney Street, San Diego, CA 92101
Business Address
(714) 299-5100
Telephone Nudxr !ikJ ephne Su:nhcr
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-- .--I_.-- . Financial Scene Incorporated
?kstz Eon r? ]%:?:-I 1: c 5; 5.:
1323 Sixth Avenue, San Diego, CA 92101
3Jsiness Addrsss
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---- . (714) 231.-6442
Telephone Nardxr Telephne Xurrdjer .. ..
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(Attach more sheets if nctcessary)
I./I.Je dec1z.r~ wdzr penalty Of Perjury that t:?e inEom.ation contsir.cd in
closure is tmo and correct ard that it 14-11 ri'tncijn true a1:3 correct nnC1
rclicc? upon JS being true 'and correct until z:?r.:nded. .
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PLANNING CONSULTANTS ENGINEERING COMPANY I AND CIVIL ENGINEERS
. RANCHO SANTA FE ROAD SUITE 100
SAN MARCOS, CALIFORNIA 92069 714/744-4800
December 16, 1981
Mr. Mike Howes City of Carlsbad Planning Department
1200 Elm Avenue Carlsbad, California 92008
Re: CALAVEM HILLS MASTER PLAN AMENDMENT VILLAGES
'IC" & "D" (JOB# 7649-A)
Dear Mike :
On December 11, 1981 we submitted, at your request, a
application for a Master Plan Amendment to Calavera
Hills. This was to accomplish some rephasing and to
accommodate our submittal of tentative map 81-47/PUD-
35, Villages "C" & 'ID". Per our further discussions
regarding the request, we would like to revise our
request to be limited to just Villages "C" & 'ID". You
indicated that it would perhaps cause unnecessary delays
implications.
Please find enclosed our revised amendment dated Decem-
ber 15, 1981. And the accompanying copy of the origi- nal and revised Exhibit V-2 showing the phasing. Per
your request we are preparing reduced copies and will
have them to your office within the next few days.
If you should have any questions, please feel free to phone our office.
.-, to process our original request because of its broad
I
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\ Enclosure CITy fir C'I
Barry C. Bender
DEC 17
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BCB/pas
cc: John Shoemaker
Jon Werner
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%.A Lk& Rlc[i ENG\NEERING COMPANY kAi%",4,"!,"%AE"~:
365 SO. RANCHO SANTA FE ROAD SUITE 100
SAN MARCOS, CALIFORNIA 92069 714/744-4800
0 12-11-81 Revised 12-1f
MASTER PLAN AMENDMENT
REVISIONS TO CALAVERA HILLS MASTER PLAN MP-150A
Summary of changes:
1. To permit the development of Villages C & D together.
2. To allow Village C currently in Phase 11, to develop in P
The applicant proposes development of Villages C & D together
a 230 unit PUD. This request is being made to allow more fle
bility in the current phasing becuase the Villages in tnis in
stance can be developed together in a significantly more effi
cient manner than they can separately, from the standpoint of
grading, improvements, and overall public facilities.
Under the current phasing structure, (see Exhibit V-2 Phasinc
tached) Vil1age"C" is intended to be developed in Phase 11.
5s separated from the rest of Phase I1 by Village 'ID" which i Phase I. The existing topography, as well as the previously
tioned items, make it logical to develop 'IC" & 'ID" together j
Phase I. We feel the development of these Villages together
logical and will not have a detrimental effect on the Calave:
Hills'Master Plan. Also it would not effect the provision fc
public facilities as currently outlined in the Master Plan.
have also included a revised copy of the Exhibit V-2 showing
lage "C" in Phase I.
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NOTICE OF PUBLIC HEARING
CT 81-47/PUD-35/MP-150 (B)
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsb hold a public hearing at the City Council Chambers, 1200 Elm Avenul
California, at 6:OO P.M., on Tuesday, February 2, 1982, to conside
cation for a 230 unit tentative tract map and planned unit develop]
well as a master plan amendment on property generally located on t
portion of the Calavera Hills master plan area, approximately 600
of Tamarack Avenue and more particularly described as:
All that portion of Lots D, E and J of
Rancho Agua Hedionda according to map thereof No, 823, filed November 16, 1896.
APPLICANT: Treetops Unlimited PUBLISH : January 20, 1982 CARLSBAD CITY COUNCIL
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@ Don Bowker, P.O. Drawer ' Oxnard, Ca.
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P.O. Box 335
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1207 Elm Avc Carlsbad, C(
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5780 El Cam P.O. Box 10
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