HomeMy WebLinkAbout1982-06-01; City Council; 7034; Planned Development Ordinance..... -.
W# 7034
IITG. 6/1/82
IEPT. PL
Cln IF CARLSBAD - AGENDi JILL
TITLE
PLANNED DEVELOPMENT ORDINANCE
CITY OF CARLSBAD - ZCA-132
DEPT. HD.~L~&
CITY MOW- CITY Arpl VfB
Both the Planning Staff and Planning Commission recommend that S
this application be APPROVED and that the City Attorney be directed to prepare documents APPROVING ZCA-132, per Planning Commission Resolution No. 1931.
ITEM EXPLANATION
This item is an amendment to the zoning ordinance adopting the Planned Development Ordinance. This ordinance replaces the Planned Unit Development Ordinance and the Condominium and Condominium Conversion Ordinance. Also, this amendment adopts, by City Council Resolution, the Design Guidelines Manual to serve as a guide to developers in designing their projects.
The new Planned Development Ordinance is the result of over 1
year of effort by the Planned Unit Development Committee which
was appointed by the Planning Commission. The new Planned Development Ordinance consists of five major features: 1) it replaces the existing Planned Unit Development and Condominium Ordinance; 2) it allows greater flexibility in development standards while encouraging innovatively designed projects; 3) it allows attached units in the R-1 zone in certain circumstances; 4) it allows administrative approval of all residential projects less than 5 units; and 5) it deletes the requirement for recreational vehicle storage space.
The Planning Commission has reviewed both the Planned Development Ordinance and Design Guidelines Manual and believes these to be desirable for the review of future residential development in the city of Carlsbad.
ENVIRONMENTAL REVIEW
This project has already been considered in conjunction with a
previously certified environmental document and a Notice of Environmental Compliance was issued on March 5, 1982 and approved by the Planning Commission on April 28, 1982.
FISCAL IMPACT
This project will not create any fiscal impacts.
EXHIBITS I
1. PC Resolution No. 1931 w/attached City Council Ordinance and
2. Staff Report dated, March 24, 1982 Resolution.
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PLANNIJhG COMMISSION RESOLUTION NO. 193 1
A RESOLiUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A ZONE CODE AMENDMENT, AMENDING
21.47 OF THE CARLSBAD MUNICIPAL CODE.
APPLICANT: CITY OF CARLSBAD
CASE NO: ZCA-132
TITLE 21, CHAPTER 21.45 AND DELETING CHAPTER
WHEREAS, the Planning Commission did, on the 24th day of
Yarch, the 14th day of April and the 28th day of April, 1982, 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 argurnent.s, if any, of all persons
desiring to be'heard, said Commission considered all. factors
relating to the Zone Code Amendment.
NOW, THEREFORE, BE IT HEREEY RESOLVED' by the Planning
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 ZCA-132, according to Ex5ibit:
"A" and "B" , dated March 24, 1982, attached hereto and made a part hereof, based on the following findings:
Findings:
1) The Planned Development Ordinance will implement the City
Council and Planning Commission's desire for more site-
sensitive, innovative projects.
2) The Planned Development Ordinance will eliminate confusion caused by conflicts between the .existing Planned Unit Develop- ment and Condominium Ordinances.
3) The Planned Development Ordinance provides for condominium con-
versions and condominium subdivisions pursuant' to the city's Subdi.vision Ordinance and the Subdivision Map Act.
4) The Planned Development Ordinance allows for greater flexibility than the existing ordinances, but still establishes f
minimrm safety standards. ///I
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i) The Planned Deveiopment Ordinance is consistent with the Sub-
division Map Act, the Carlsbad Zoning Ordinance and the
Carlsbad General Plan.
i) This project has already been considered in conjunction with a
previously certified environmental document and with a Notice
bf Prior Environmental Compliance was issued on March 5, 1982.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
'lanning Commission of the city of Carlsbad, California, held on tki
!8th day of April, 1982, by the following vote, to wit:
AYES :
NOES :
ABSENT :
ABSTAIN:
VERNON J. FARROW, JR., Chairman
CARLSBAD PLANNING COMEIISS ION
LTTEST:
'AMES C. HAGAMAN, Secretary
:ARLSBAD PLANNING COMMISSION
'C RES0 NO. 1931 .. . -2-
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. EXEIRIT *'An v i
PIARCH 24, 1382 i
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2 1 .45 ( PLANNED UNIT DEVELOPMENT) AND DELZTI?iG 1 SECTION 21.47 (CONDOMINIUM AND CONDO:4INIUM B CONVERSIONS) . 2
The City Council of the city of Carlsbad, Californiz, does
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAKLSBAD, CALIFORNIA, AMENDING TITLE 21, SECTION I!
!
5 ordain as follows: i! i
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1 a 1 !
ORDINANCE NO.
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SECTION 1: That Title 21, Chapter 21,4'7 of the Carlsbad '
F i F f
i SECTION 2: That Title 21, of the Carlsbad Yunicipal Code '
Flunicipal Code be deleted.
is amended by Chapter 21.45 to read as follows: b
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"Chapter 21 -45 ---
PLANNED DEVELOPMENT -.
Sections:
21.45.010
21 -45.020
21.45.030
21.45-040
21.45.050
21 ~5.060
21.45.070
21 -45.080
21.45.090
21.45.100
21.45.110
21.45.120
21.45.130
21.45.140
' 21.45.150
21.45.160 21.45.170
21.45.180 21.45.190
21.45.200
21.45.210
21.45.220
1 ! Intent and Purpose
Planned Development Permit i
Permitted Uses
Application
City Council Action
Design Criteria
:
Transmittal to the Planning Commission 5
Planning Commission Action i f
Development Standards t Conversion of Existing Buildings to Planne3 L
Developments. i ..
Notice to Tenants of Existing Buildings Rting
Converted to Planned Developments
Tenant Relocation Expenses
Expiration, Extension, Revisions
Except ion Cancellation of a Planned Developsent Perrcit
Amendments
Final Map
Final Planned Development Permit
Certificate of Occiipancy . Maintenance
Failure to Maintain
1 c i
Restriction on Reapplication for a Planned i
i. Development Permit 1
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21.45.010 Intent and'Purpose. ~- The intent and purpose of the
(A) ensure that projects develop in accordance with the
(B) allow flexibility in project design while providincj for
(C) encourage creatively designed projects using the cc-.cepts
(D) encourage development which is sensitive to the natzral :
Planned Development regulations are to:
general plan and all applicable specific and master plans;
essential development standards;
contained in the city's adopted design policy as contained in :he
Design Guidelines Manual.
topography of the site, minimizes alterations to the land, ar,3
maintains and enhances significant natural resources;
(E) provide for projects which are compatible with surr;IndinT developments;
to be efficient and well integrated with the overall city circulation system and which does not dominate the project;
within multiple-unit buildings or upon a parcel of land containing inore than one unit;
(H) provide for a method to approve separate ownership c.f Planned Unit Development lots as defined herein;
(I) regulate the design and location of buildings in con<?-
minium subdivisions to insure that the quality of development is
reasonably consistent with other forms of development intende? for separate ownersh ip;
(J) provide for conversion of existing developments to condominiums provided such conversion meets the intent of this chapter md standards which apply to units constructed as con?=--
miniums.
(F) ensure that the project's circulation system is designed
(G) provide a method to approve separate ownership of ur.its
- 21.45.020 Planned Development permit. A Planned Develor--?nt
Permit shall apply to residential projects only. The City Cour.,-il may approve a permit for a Planned Development in any residential zone or combination of zones subject to the requirements therE2f except as they may be modified in accord with this chapter. ?;:-.en
approved, a Planned Development permit shall become a Fart of :he zoning regulations applicable to the subject property.
The application for a Planned Development shall state whether the applicant intends to develop the project as a Planned Vnit
Development, Condominium Project, Stock Cooperative Project, CT
Community Apartment Project. For purposes of this chapter, a Planned [Jnit Development is defined by Section 11003 of the B!:siness and Professions Code of the state, a condominium project is d-clined by Section 1350 of the Civil Code of the state, a stock cooperitive : project is defined by Section 1103.2 of the Business and Profcssions'
Code of the state and a community apartment pr'oject is define6 by
Section 11004 of the Business and Professions Code of the statt. i
*, 21.45.030 Permitted uses, Any. principal use, accessory 'IS@, transitional use or conditional -use permitted in the underlvifiz zone is permitted in a Planned Development. In addition, the Pl>nzir,q
Commission or City Council may permit attached multi-fanily UI-.::~ as
part of a Planned Development in any single-family zone if the: i i
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L I iind that the units are developed in a way that is corrgatible with
;urrounding land uses and will not create a disruptive or adverse .mpact to the neighborhood. :
21 -45.040 Application. Application for a permit for a ?lanneC >evelopment shall be made in accordance with the procedures set !
! rorth in this section:
(A) An application for a Planned Development perxit rray SP lade by the record owner or owners of the property aff2ctee or the ; iuthorized agent of the owner or owners. The application sh?aLi be
:iled with the Planning Director upon forms provided t:r hix. The
ipplicat.ion shall state fully the reasons a Planned De-7elopner.r is a )roper method to develop the property and shall be acmmpaniel by :
tdequate plans which allow fo'r detailed review pursuant to this :hapter, a legal description of the 'property and 'all other nat3rials ind information specified by the Planning Director;
)ay a processing fee in an amount specified by City Ccuncil (B) At the time of filing the application the aplicaat shall
(C) The application shall be accompanied by a tentative lap :
:esolution; !
Jhich shall be filed with the Planning Director in accDrdance xith Irocedures set forth in Chapter 20.12 of this code. If the praject
iontains 4 or less lots or units, the application shall be kccompanied by a tentative parcel rnap which shall be filed wit?; the ; :ity Engineer in accordance with procedures .set forth in Chaptar
!0.24 of this code.
'lanned Development i.n phases, the application shall so state and ;
;hall include a proposed phasing schedule;
(E) If the applicant proposes to convert existin9 buifdir,gs to,
i Planned Development, the plans shall reflect the existing
!
! (D) If the applicant contemplates the construction of a !
)uildings and show all proposed changes and additions. i i
kvelopment together with his recommendation thereon, to the j
21.45.050 Transmittal to the Planning Cornmission. The I 'Ianning Director .shall transmit the application for a Planned
'lanning Commission for public hearing when all necessary repcrts
;idered by the Planning Commission concurrent with their consid- ?ration of any related discretionary permit. .
ind processing have been completed. An application may be COR- i' i- 1 I 21.45.060 - Planning Commission action. 'The Planning Comr.iIssioni
;hall hold a public hearing on all Planned Development permits. For, 11.1 Planned Development permits with 50 or fewer units or lots, the j
lisapprove the permj.t. For all Planned Development pernits wi:h lore than 50 units or lots, the' Planning Commission shall prepare a :eport and recornmendation for the City Council. The re2ort shall j .nclude findings and recommendations on the ma'tters set out in this' ;
Ihapter and shall be forwarded to the City Clerk who shall set the
latter or public hearing before the City Council.
'lanning Commission sha3.1 approve, conditionally approve or !
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21.45.070 City Council actsj.on. The City Council shall hold a 1 i --- )ublic hearing on a Planned Development permit for which the i L
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Planning Commission has filed a report with the City Clerk. At the public hearing, the City Council shall review the Planning Commission's report, shall consider the matter and shall approve,
conditionally approve or disapprove the permit.
21.45.071 --- Public Hearings. Whenever a public hearing is
required by this chapter, notice of the hearing shall be given as
provided in Chapters 21.52 and 21.54 of this code. When the hearinr
on a Planned Development perrnj.t is consolidated with the hearing on
a tentative -nap under the provisions of Section 21.45.050 notice shall satisfy the requirements of both this chapter and Title 20 of this code.
- 21.45.072 Required Findi,ngs. ~-
(A) The- Planning Commission or City Council shall approve or
conditionally approve a Planned Development permit only if it finds
that all of the following facts exist:
(I) The granting of this permit will not adversely affect
and will be consistent with this code, the general plan, applicable
specific plans, master plans, and all adopted plans of the city and
other governmental agencies.
essary and desirable to provide a service or facility which will contribute to the general well-being of the neighborhood and the cornrnu n i t y ;
or general welfare of persons residing or working in the vicinity, or injurious to property or improvements.in the vicinity;
minimQm development standards set forth in Section 21.45.090;
design criteria set forth in Section 21.45.080 and has been designec in accordance with the concepts contained in the Design Guidelines
Manual ;
and blend in with the natural topography of the site;
nificant natural resources 01; the site;
development and does not create a disharmonious or disruptive
element to the neighborhood;
to be efficient and well integrated.with the project and does not dominate the project.
Commissic,n or City Council may modify the plan or impose such
conditions as it deems necessary to protect the public health,
safety and general welfare. Any development standards of the underlying zone in which the property is situated including, yards,
parkirig , coverage, signs, fences, and walls, may be modified by thf Planning Commission or City Council as necessary to accomplish the purposes of this chapter.
(2) The proposed use at the particular location is nec-
(3) Such use will not be detrimental to the health, safeti
(4) The proposed Planned Development meets all of the
(5) The proposed Planned Development meets all of the
(6) The proposed project is designed to be sensitive to
(7) The proposed projecb maintains and enhances sig-
(8) The proposed project is compatible with surrounding
(9) The proposed project's circulation system is desiqned
(B) In granting a Planned Development permit, the Planning
21.45.073 Appeal of Planninq Commission Decision.
(A) T1:e applicant, any resT3ent of tho subject property, in
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the case of a proposed conversion of residential real property to a
Planned Development project, or any other interested person may appeal, from any action of the Planning Commission, (or from any action of the Planning Director on projects processed in accordance with Section 21-45.140) with respect to a Planned Development
permit, to the City Council.
days after the action of the Planning Commission from which the appeal is being taken. Upon the filing of an appeal, the City Clerk shall set the matter for public hearing. Such hearing shall be held within thirtl days after the date of filing the appeal. Within ten days following
the conclusion of the hearing, the City Council shall render its
decision On the appeal. The decision of the City Council is final.
(B) The decision of the'city Cour,cil shall be consistent with the provisions of this chapter and shall be supported by appropriate findings.
time limits specified in this section, the appeal shall be deemed denied.
Any such appeal shall be filed with the City Clerk within ten
(C) If the City Council fails to act on an appeal within the
21.45.075 Design Guidelines Manual-. The City Council shall b) - resolution adopt a Design Guidelines Manual. Said manual shall
contain diagrams and text to demonstrate basic design elements whicl-
can be expanded and modified to fit the particular needs of a site
and to demonstrate the flexibility which can be achieved by
deveioping under the Planned Development Ordinance.
observe the following design criteria:
innovative embracing land, buildings, landscaping and their
relationships as indicated in the Design Guidelines Manual, and
shall conform to adopted plans of all governmental agencies for the area in which the proposed development is located;
latior., off-street parking, recreakional facilities and other
pertinent amenities. Buildings, structures and facilities in the
parcel shall be well-integrated, orientated and related to the topographic and natural landscape features of the site, as indicated in the Design Guidelines Manual;
(C) The proposed development shall be compatible with existing
and planned surrounding land uses and with circulation patterns on
adjoining properties. It shall not .constitute a disruptive element to the neighborhood or community;
in the overall design, rather it should be designed for the
efficient and safe flow of vehicles without creating a disruptive
influence on the activity and function of any common areas and
facilities as indicated in the Design Guidelines Manual;
(E) Common areas and r2creational facilities shall be located
so as to be readily accessible to the occupants of the dwelling units and shall be well related to any common open spaces provided,
as indicated in the Design Guidelines Manual;
21.45.080 Design Criteria. The Planned Development shall
(A) The overall plan shall be comprehensive, imaginative and
(B) The plan shall provide for adequate open space, circlcl-
(D) The internal street system shall not be a dominant feature
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(F) Architectural harmony within the development and within
the neighborhood and community shall be obtained so far as
practicable .
21.45.090 Development Standards. In addition to the general
provisions of this title, the requirements of the underlying zones, and this chapter, a Planned Development shall comply with the
following standards :
(A) Density. The number of dwelling units in a Planned
Development shall not exceed the density permitted by the ur?derlyinl
zone, The density regulations of the underlying zone may be applied to the total area of the Planned Development rather than separately to individual lots. In no cases shall the density be
inconsistent with the General Plan. In cases where two or more General Plan land use designations fall within the boundaries of a Planned Development, the density may not be transferred from one
General Plan designation to another.
(B) Setbacks .
(1) Frontyard - the frontyard setback shall be 20',
however, setbacks may be varied to a 12.5' average with a 5' minimum. Parking structures with an entrance at approximately riyh angles to a public or private street shall maintain a setback of either 5'- 8' or a minimum of 20' from the improvement line. Garages with a 5'- 8' setback shall be equipped with automatic door
openers ;
variation. The intent is not to encourage a uniform setback of 12.
feet.
(2) Corner Lots - corner lots shall have a 10' sideyard
setback from the side street;
(3) All setbacks shall be measured from the property line
or in the case where individual property lines are not present, at the edge of the street pavement or sidewalk, whichever is closest tc the residence;
(4) The distance between structures shall not be less ths: 10 feet. Fireplace structures, cornices, eaves, belt courses, sills, buttresses and other similar architectural features
projecting from a building may intrude up to two feet into this 10' distance. Open balconies and eaves extending from floors above the first floor may intrude into the setback from driveways provided
that such balconies de not extend over the driveway. Intrusions into the required setback shall not: be allowed if such intrusions inhibit traffic circulation, provision of safety, sanitary or other
services, or are not compatible with the design of the project.
The intent of this section is to create a substantial setback
(C) Resident Parking.
All units must have two full-sized residential parking spaces,
one of which must be covered, except for studio units which shall hl
provided with a ratio of 1.5 parking spaces per unit, for which one space per unit shall be covered. In cases where a fractional
parking space is required, the required nunber of spaces shall be
rounded to the nearest highest whole number.
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(D) Visitor Parking..
(1) Visitor parking shall be provided as follows:
No. of Units -
10 dwelling units or less 1 space for each 2 dwellirq
Amount of Visitor Parkins
units or fraction thereof. I
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Greater than 10 dwelling I
units, 5 spaces for the first 10
units, plus 1 space for ezch 4 dwelling units 2ibove 10 or fraction thereof. t
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Twenty (20) percent of the visitor parking spaces may be provided as
tandem parking if the garages are setback at least 20' frcn tze front property line, or in the case where no individual property lines are present, then at least 20' from the edge of the s.tr:pt pavement or sidewalk, whichever is closest to the residence;
(2) Up to forty (40) percent of the visitor parkin? Zay be
provided as compact spaces (8' x 15'). This ratio shall be
increased at a rate of 5% of the orignal amount annually starring or.
January 1, 1983, i.e., 45% in 1983, 50% in 1984, etc. Three :;ears from the date of adoption of this ordinance, the Planzing Conrzissioz
shall review this provision for its adequacy. I
(E) Building setbacks from open parking areas shall not be
(F) Screening of Parking Areas.
All open parking areas consisting of 5 or more s2aces shall be
screened from adjacent residences and public right-of-ways by either a view obscuring wall or landscaping subject to the a2proval 3f the
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less than five feet. I
Planning Director. i (G) Usable Recreational Space. i
(1) Open space areas designed for recreational use shall ;
be provided for all residential developments based on the star-jards of either subsection (a). or (b) as follows:
(a) Two hundred (200) square feet per unit or;
(b) Recreational space based on the following tzble:
Total Recreation Act.ive Recreaticrr
No. of Units Space per Unit Space per Unit
30 or less
31 - 50 51 - 100 100 or more
150 sq.ft. 150 sq.ft. 125 sq.ft. 125 sq.ft.
75 sq.ft.
25 sq.ft.
50 sq-ft, 50 sq.ft,
The active recreation space requirement shall be included in the total recreation space requirement.
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Lctive recreational facilities include, but are not limited to
.he following:
(i) Jaccuz i (ii) Sauna (iii) Cabana (including restroom
(iv) Swimming Pool
(VI Tennis Court
(vi) Shuffleboard Court (vii) Racquetball Court (viii) Recreation Room or Building with
facilities)
any two of the following items: (aa) Card Room
(bb) TV Room . (cc) Weight lifting/exercise room
(dd) Restrooms
(ee) Lounging area
(ff) Ping pong table
(gg) Pool table
(hh) Kitchen facilities
(ii) Wet bar
)ther uses may be considered to be active facilities if approved by
: h e P 1 an 11 i ng Cornm i s s io il .
'he followi.ng items are considered passive recreational facilities,
)ut may be counted towards meeting one half the active recreatior, 'acilities requirement if the Planning Commission finds that they
ire secondary to and adjacent to the active facilities. It is the .ntent of this section that such passive facilities are an integral ind conpatible part of the active facilities:
(i) Benches
(ii), Barbeques
(iii) Restrooms
(iv) Sun decks (excluding lawn areas)
(VI Childrens play area (vi) Horse shoe Gits
(2) The minimum lineal dinension of a usable bpen/recreational space shall be at least ten feet, except balconies [sed for open recreation may qualify provided its minimum lineal limension is six feet.
,rivate yards shall have a minimum dimension of 15' with a slope not rreater than 15%;
iot exceed 50% of the required recreation area.
!qual ratio up to 50% of the requirement for the preservation of ;cenic natural features such as rock outcroppings, creeks, wooded
ireas, or other features deemed-worthy of preservation by the Planning Commission or City Council.
(3) To count towards satisfying recreation requirements,
(4) Credit for common indoor recreation facilities shall
(5) Credit for recreation requirements may be given on an
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(6) Required recreation areas shall not be situated in an required front yard, unless the Planning Coinmission or City Council finds it to be an integrated feature of the project and that it wil
not create a disruptive element to the neighborhood.
open/recreational space requirenent are driveways, parking areas, pedestrian walkways, landscaped areas within five (5) feet of a
dwelling unit, storage area, fenced areas which are inaccessible to residents, and any other areas deemed not to be primarily used for open/recrea'ional purposes by the Planning Commission or City
Council.
(7) Specifically excluded from meeting the usable
(€3) Streets.
(1 ) Private streets ,say be 'permitted within a planned uni development provided their width and geometric design are related t
the function, topography and needs of the development, and their
structural design, pavement and construction comply with the requirement of the city's street improvement standards. The Planning Commission and City Council, shall determine the width of private streets which shall in no event be less than the minimum standards of this section. Pavement widths between curbs of privat streets shall be not less than the following:
Type of Street Minimum Width
2 lanes, no parking 26 feet
2 lanes, parking on one side 32 feet
2 lanes, parking on both sides 36 feet
(2) A private driveway is a private street serving 20 or less dwelling units. Private driveways may have a curb to curb width of 24 feet, however, no parking is allowed on the driveway.
safety and sufficient to minimize security problems shall be
provided .
each unit.
(I) Lighting. Lighting adequate for pedestrian and vehicular
(J) Utilities. - There shall be separate utility systeins for
(K) Recreational Vehicle Storage. (1) Storage space to accommodate storage of recreational vehicles (e.g., trailers), may be provided by the developer. If th
storage space is provided, it shall be located in specifically
designated areas and made available for the exclusive use of the
residents of the project. The storage shall be screened from view
by a view-obscuring fence, wall and/or landscaping as required by
the Planning Commission;
prohibited in the front yard setback, on any public or private streets, or any other area visible to the public.
cubic feet in area shail be provided for each unit. If all of the
storage is provided in one area thi? requirement may be reduced to
392 cubic feet. This space shall he separately enclosed for each unit, peet building code requirements, and be conveniently
accessible Lo the outdoors. The storage space may be designed as a enlargement of the required covered parking structure provided it
(2) The storage of recreational vehicles shall be
(L) Storage Space. Separate storage space of at least 480
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does not extend into the area of the required parking stall. This
requirement is in addition to closets and other indoor storage areas
that are normally part of a residential dwelling unit.
(M) Refuse Areas. Centralized refuse pickup areas may be required for residential development with five or more dwelling
units and for nonresidential development if deemed to be necessary
by the Planning Commission or City Council.
Each project shall have a master antenna or a cable television hookup .
(0) Planned Unit Development Lots. For Planned Unit
Developments as defined herein, lots that do not meet the requirements of Title 20 of the underlying zone may be approve<. There are no size nor conf iguyation standards for such lots bel-snd those imposed as a part of the permit, but they shall be reasonzble as to intended use and relation to the project and the surrouncilng area and shall meet the intent and purpose of this ordinance as
stated herein.
(N) Antennas. No individual antennas shall be permitted.
-I---
_I 21 .45.100 Conversion of existing buildings to Planned
(A) Conversion of existing buildings to condominiums shall be Developments. --
processed in the same manner and meet all the standards prescriSed
in this chapter for Planned Development. In addition, the stru,-ture to be converted must meet present city building regulations.
(B) An application for conversion *of an existing structurs to a Planned Development shall include building plans indicating h~x the building relates to present building and zoning regulations arid where aodifications will be required. Also, the application shzll
include a letter from San Diego Gas and Electric explaining that the
plans to connect the gas and electric system to separate systems is acceptable.
(C) An application to convert an existing building to a stack cooperative shall be approved, conditionally approved or disapprJveC within one hundred twenty days following receipt of a completed
appl. ication.
21.45.110 Notice to tenants of existing buildings bein2
converted to Planned Developments, In addition to all other reqdired
findings for a subdivision, the City Council shall find that:
(A) Each of the tenants of the proposed condoininium, Planned
Development, community apartment or stock cooperative project 1'12s been or will be given one hundred eighty days written notice of intention to convert prior to termination of tenancy due to the conversion or proposed conversion. The provisions of this subdivision shall not alter or abridge the rights or obligations of
the parties in performance of their covenants, including, but nct
limited to the provisions of services, payment of rent or the
obligations imposed by Sections 1941, 1941.1 and 1941.2 of the Civil
Code;
(B) Each of the tenants of. the proposed condominium or Planned Development or community apartment or stock cooperative projzct has
been or will be given notice of an exclusive right to contract for
the purchase of their respective units upon the same terms and
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conditions that such units will be initially offered to the general
public or terms more favorable to the tenant. The right shall run for a period of not less than ninety days from the date of issuance
of the subdivision public report pursuant to Section 11018.2 of the
Business and Professions Code, unless the tenant gives prior
written notice of his intention not to exercise the right.
21.45.120 Tenant relocation expenses. II The subdivider shall
provide relocation assistance equal to one month's rent to any
residential tenant who relocates from the building to be converted
after receipt from the subdivider of the notification requirf.3 by
Section 21.45, except when the tenant has given notice of his intent to vacate prior to receipt of the notification from t?,e
subdivider. Relocation. assistance shall be provided no later than fifteen days following the subdivider's receipt of notification
from the tenant of the tenant's intent to vacate unless other
arrangements are made in writing between the tenant and the
subdivider.
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21.45.130 Expiration, extension, revisions. The expiration,
extension or revision of a Planned Development of five or more lots
3r units shall be governed by the provisions of Section 20.12.100,
20.12.100 and 20.12.120 of this code regarding the expirat.ion,
extension or revision of a tentative map. The expiration, extensio: or revision of a Planned Development or four or less lots or unj.ts
shall be governed by the provision of Section 20.24.160, 20.24.180
and 20.24.080 of this code.
21.45.140 Exception, ---
(A) Planned Deve1.opments with four 3r less units shall be --__yll-_-
approved in accorddnce with the provisions of this section.
'. (B) A site plan and elevations for such projects which include
all design criteria and development standards as contained in this chapter shall be submitted to the Planning Director who may approve, conditionally approve or disapprove the plan. The Planning Director's decision may be appealed in accordance with the procedures of Section 20.24.140 of the code regarding tentative parcel maps.
application €or a minor subdivision in accordance with the
procedures of Chapter 20.24 of the code, Approval of both site plcr
and a minor subdivision is required in order to proceed with development of a Planned Development of four or less units,
(C) An application for a site plan shall be accompanied by an
21.45,150 Cancellation of a P1,anned Development permit. A Planned Development permit may be cancelled at any time prior to thc coininencement of construction. Cancellation may be initiated by the owner of the property covered by the permit by means of a written communication, signed by all interested parties, directed t.0 the
Planning Director in the office of the Planning Department. Said
correspondence shall also include a request to cancel the tentative map affecting the property. The Planning Director shall inform the City Councj.1 of all such communications. The permit: shall become
void one hundred twenty days after receipt of the communication in the office of the Planning Department..
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21.45.160 Amendments.
(A) Amendments to a Planned Development permit may be
initiated by the property owner or authorized agent as fo1loi:s:
Planning Department in written form and shall be accompanied by SUC: xlditional graphics, statements, or other information as may SP required to support the proposed amendment. When necessary the
snendment shall be accompanied by an amendment to the corresaondins
tentative map or tentative parcel map;
ninor in nature, the additional graphics, statement or other information may be approved by the Planning Commission resolction snd made part of the original City Council approval without the
necessity of a public hearing;
the boundaries of the subject property, or involve an additio? of a ?ew use or group of tises not shown on the original permit or the rearrangement of uses within the development, or changes of Sreater than ten percent in approved yards, coverzge, height, open ssaze or
Landscaping, provided no changes shall be less than required 5y thi:
Zhapter. If the Planning Commission determines that the amenZient is not minor or that a hearing is otherwise necessary, it shall set the matter for public hearing;
(4) If a public hearing is required, the applicant shall submit a completed- application with graphics, stztements, ox other
information as may be required to support the proposed
nodif ication;
required for all property within the portion of the Planned Jcvclopment to be amended.
3evelopment permit for which a hearing is required shall be pro-
zessed, heard and determined in accordance with the provisions of this chapter applicable to the adoption of a Planned Development ?ermi t ;
Planned Development permit. Such amendment shall be processed, ieard and determined in accordance with the terms of this chapter
3pplicable to the adoption of a Planned Development permit.
(1) A request for an amendment shall be submitted to the
(2) If the Planning Commission considers the amend7ent.
(3) A minor amendment shall not change the densities or
(5) A fee as specified by City Council resolution is
(6) An application for an amendment of a Planned
(B) The City Council may by motion initiate an amendment to a
21.45.170 Final Map. Building permits for construction withir
the proposed Planned Development shall not be issued until a final
subdivision map has been recorded for the project.
shich deviates from the conditions imposed by the permit shall not
3e approved. A maximum of six model. home units may be constructed in a complex if approved as a part of the Planned Development permit
?rior to recordation of the final map provided that adequate provisions acceptable to the Planning Director and City Attorney are
nade guaranteeing removal of such complex if the final map .is not
recorded.
A final ma?
21.45.180 Final Planned Development plan.
(A) Building permits foi- constructron within the proposed
Planned Development shall not be issued until the applicant has filed and secured approval of a E inal, Planned Development plan;
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(B) The final Planned Development plan shall be submitted to the Planning Director prior to the expiration of the tentative aap or tentative parcel map including within the period of time of any
extensions on the map. The plan shall rerlect all required
revisions and refinements. The final Planned Development plan shall include:
(1) Improvement plans for private streetc water, sewerage and drainage systems walkways, fire hydrants, parking areas and storage areas. The plan shall include any offsite work necessary
for proper c2cess, or for the proper operation of water, seweraTe or drainage sys tein;
"!
(2) A final. grading plan;
(3) Final elevation plans;
(4) A final landscai>j.ng plan including methods of soil
preparation, plant types, sizes and location; irrigation systern
plans showing locati.on, dirriensions and types; and
(5) A plan for lighting of streets, driveway, parking
(C) Where a Planned Development contains any land or improvements proposed to be held in common ownership, the applicant shall submit a declaration of covenants, conditions and restrictions
with the final Planned Development plan. Such declaration shall set forth provisions for maintenance of all.common areas, payment of taxes and all. other privileges and responsibilities of the cormon ownership and shall be reviewed by and subject to approval by the
Planning Director and City Attorney. (D) A final Planned Development plan may be submitted for a portion of the development provided the City Council approved t3e
construction phases as part of the permit and subdivision map approval. The plan for the first portion must be submitted within the time limits of this section. Subsequent units may be submitted at later dates in accord with the approved phasing schedule.
to the requirements of this chapter and the Planned Development
permit. If he finds the plan to be in substantial conformance with
all such requirements, he shall approve the plan.
(E) The Planning Director shall review the plan for conformity
21.45.190 Certification of nccupancy. A certification of occupancy shall not & issued for-any structure in a Planned Development until all improvements required by the permit have Seen
completed to the satisfaction of the City Engineer, Planning
Direct3r and the Director of Building and Housing.
21.45.200 Maintenance. -- All private streets, walkways, parking areas, landscaped areas, storaqe areas, screening, sewers, drainage
facilities, utilities, open space, recreation facilities and otlier
improvements not dedicated to public use shall be maintained by the property owners. Provisions acceptable to the city shall be made for the preservation and maintenance of all such improvements prior to the issuance of building permits. 21 -45.210 Failure to maintain.
(A) All commonly owned land, improvements and facilities shall
be preserved and maintained in a safe condition arid in a state of good repair. Any failure to so maintain is unlawful and a public nuisance endangering the health, safety and general welfare of the
public and a detriment to the surrounding community;
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(B) In addition to any other remedy provided by law for the
abatement, removal and enjoinment of such public nuisance, the City Engineer may, after giving notice, cause the necessary work of maintenance or repair to be done. The costs thereof shall be
assessed against the owner or owners of the project;
(C) The notice shall be in writing and mailed to all persons
whose names appear on the last equalized assessment roll as owners of real property within the project at the address shown on the assessment roll. Notice shall also be sent to any person known to
the City Engineer to be responsible for the maintenance or repair of the common areas and facilities of the project under an indenture or agreement, The City Engineer shall also cause at least one copy of
such notice to be posted in a conspicuous place on the premises. Xc
assessment shall be held invalid for failure to post or mail or
correctly address any notice; (D) The notice shall particularly specify the work required tc
be done and shall state that if the work is not commenced within
five days after receipt of such notice and diligently and without interruption prosecuted to completion, the city shall cause sclch
work to be done, in which case the cost- and expense of such work,
including incidental expenses incurred by the city, will be assessed against the property or against each Separate lot and become a lien
upon such property;
in subsection (D) ,- the work -has not been done, or having been commenced, is not being performed with diligence, the City Engineer
shall proceed to do such work or cause such work to be done. Upon completion of such work, the City Engineer shall file a written report with the City Colincil setting forth the fact that the work
has been completed and the cost thereof, together with a legal
description of the property against, which cost is to be assessed.
The City Council shall thereupon fix a time and place for hearing protests against which the cost is to be assessed. The City Council shall thereupon fix a time and place for hearing protests against the assessment of the cost of such work, The City Ei:Tineer or the City Clerk, if so directed by the Council, shall thereafter give
notice in writing to the owners of the project in the manner
provided in subsection (c) of the hour and place that the City
Council will pass upon the City Engineer's report and will hear protests against the assessments. Such notice shall also set forth
the amount of the proposed assessment;
the City Council shall hear and consider the City Engineer's report
and all protests, if there by any, and then proceed to confirm, modify or reject the assessments;
Council shall be sent to the City Treaeurer for collection. If any assessment is not paid within ten days after its confirmation by the
City Council, the City Clerk shall cause to be filed in the Office
of the CoLlnty Recorder of the County a notice of lien, substantially in the following form:
(E) If upon the expiration of the five-day period provided for
(F) Upon the date and hour set for the hearing of protests,
(G) A list of assessments as finally confirmed by the City
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"NOTICE OF LIEN
"Pursuant to Chapter 21.45, Title 21, of the Carlsbad Municipal
day of I 19 , cause maintenance and report Code (Ordinance No. ), the city of Carlsbad did on the
work to be done in the Planned Development project known as
Development Permit No. public nuisance and enforcing compliance with the terms of said permit, and ';he Council of the City of Carlsbad did on the
day of
assess the cost or portion of the cost thereof upon the real property hereinafter described, and the same has not been paid nor any part thereof, and the city of Carlsbad does hereby claim a lien
upon said real property until the same sum with interest thereon at
the maximum rate allowed by law from the date of the recordation of
this instrument has been paid in full and discharged of record. The
real property hereinbefore mentioned and upon which a lien is herebl
claimed is that certain parcel of land in the city of Carlsbad,
County of San Diego, State of California, Caunty of San Diego, Stat€ of California, particularly described as follows:
_L_
which was constructed under Planned , for the purpose of abating a I
I 19 , by its Resolution No.
P
(Description of property)
"Dated this day of I 19
II City Clerk, City of
Car Is bad"
(H) From and after the date of recordation of such notice of lien, the amount of the unpaid assessment shall be a lien on the
property against which the assessment is made, and such assessment
shall bear interest at the maximum rate allowed by law until paid ir full. The lien shall continue until the amount of the assessment
and all interest thereon has been paid. The lien shall be
subordinate to tax liens and all fixed special assessment items
previously imposed upon the same flroperty, hut shall have priority
over all contractual liens and all fixed special assessment liens which may thereafter be created against the property. From and after the date of recordation of such notice of lien, all persons shall be deemed to have notice of the contents thereof.
21.45.220 Restriction on reapplication for a Planned DeveloDment uermit. No amlication for a Planned Develoument Dermit 2.L 1 _-----_ L L on the same property or essentially the same property for which a permit has been denied by t.he City Council shall be accepted within twelve months of such denial. This provision may be waived by the affirmative vote of a majority of the City Council.
EFFECTIVE DATE: This ordinance shall be effective thirty days
after its adoption, and the City Clerk shall certify to the
adoption of this ordinance and cause it to be published at Peast
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Ince in the Carlsbad J.ourna1 within fifteen days after its
3dopt ion.
INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad
:it:$ Council held on the day of , 1982 and
:hereafter.
PASSED AND ADOPTED at a regular meeting of said City Council
ield on the day of , 1.982, by the following
rote, to wit:
AYES :
NOES :
ABSENT:
- RONALD C. PACKAIID, ‘Mayor
ITTEST :
- 4LETHA L. RAUTENKRANZ, City Clerk
[SEAL)
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-EXHIBIT “B ”
ARCH 24, 1982
RESOLUTION NO.
A RESOLUTION ‘OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, ADOPTING A DESIGN GUIDELINES
TITLE 21 “45 (PLANNED DEVELOPMENT ORDINANCE).
MANUAL FOR REVIEW OF RESIDENTIAL PROJECTS UNDER
WHEREAS, the Planning Commission did on Ma.rch 24, 1982,
hold a duly noticed public hearing as prescribed by law to
consider the Planned Development Ordinance which includes the
Design Guidelines Manual; and
WHEREAS, the Planning Director has determined that the
adoption of the Planned Development Ordinance and Design
Zuidelines Manila1 will have a nonsignificant impact on the
environment and a Negative Declaration. has been prepared and
filed; and
WHEREAS, the City Council on , held a
duly advertised public hearing to consider said amendments and at
said time received the recommendations, objections, protests and
comments of all. individuals and parties who desired to be heard;
and
NOW, THEREFORE, BE IT RESOLVED by the City Council of
the city of Carlsbad as follows:
A. That the above recitations are true and correct.
B. That the concepts contained in the Design Guidelines
Manual will serve as guidelines to demonstrate the flexibility
which can be achieved by developing undef the Planned Developnent
Drdinance.
C, That the Design Guidelines Manual will
demonstrate basic elements of design which can be expanded and
rnodified to fit the particular needs of a site or project. ..
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D. That the concepts illustrated in the Design
uidelines Manual will promote innovative, creatively designed
rojects that are site-sensitive.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
arlsbad City Council held on the day of I
982, by the following vote, to wit:
AYES :
NOES :
ABSENT :
.TTEST:
RONALD C. PACKARD, Mayor
-- .LETI.IA L. RAUTENKtNZ, City Clerk
SEAL)
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.2
'. .. DESIGN GUIDELINES MANUAL
,
"
Prepared by: PLANNED UNIT DEVELOPMENT COMMITTEE PLANNING DEPARTMENT
5/26/82
da
TABLE OF CONTENTS
I. GRADING. .................... 2
11. CIRCULATION SYSTEM ............... 3
111. RECREATION ............... i .... 4
IV. BUILDING RELATIONSHIPS ............. 5
v. ARCHITECTURE ... 0.. .. . .a ... ..6
VI. LANDSCAPING ................... 8
..
DESIGN GUIDELINES' MANUAL
Prepared by:
CITY COUNCIL
Ronald Packard, Nayor
Mary Casl.er, Vice-Mayor
Girard "Lefty" Anear Claude "Buddy" Lewis Ann Kulchin
PLANNING COMMISSION
Vernon Farrow, Chairman Clarence Schlehuber, Vice-Chairperson Jerry Rombotis
E.H. Jose, Jr.
Mary Marcus
Stephen L' Heureux
Jonathan Friestedt
PLANNED DEVELOPMENT COMMITTEE
James' Goff, Da'on Corporation
Bob Ladwig, Rick Engineering
Andy Aerbruck, PRC Toups
-Bill Snow, Woodward Company
PLANNING STAFF .
James Hagaman, Planning Director
Rill Hofman, Associate Planner .Mike Howes, Assistant Planner
INTRODUCTION -4 --
Carlsbad, with its seaside location, historic resources and di- verse environment, offers a unique and exciting atmosphere within
which to develop. It is because of Carlsbad’s unique environment
that the Planned nevelopmont Ordinance was adopted. The intent
of the Planned Development Ordinance is to provide flexible development standards to encourage innovati.vely and creatively designed projects,
The Planned Development Ordinance consists of two parts: 1) the actual enabling ordinance with the mandatory development stan-
dards and design criteria, and 2) the Design Guidelines Manual. The Design Guidelines Manual is intended to serve as a guideline to demonstrate the flexibility which can be achieved by developing under the Planned Development Ordinance. The manual is not intended to dictate one rigid set of design techniques,
but instead, to demonstrate basic elements of design which can be
expanded and modified to fit the particular needs of a site or project.
In this light, the developer is encouraged to read through and consider the concepts presented here,. Good design will always be
-accepted in Carlsbad and this manual provides a sound basis for
such design. The city welcomes the opportunity to work with you
in planning and designing your project..
I. GRADING
2 A. Hillside Development
To preserve the existing character of a hillside, a number
of grading design techniques may be incorporated into a
development. One technique is to blend buildings into the hillside by deepening the building footings or stepping the buildings qown the existing slopes rather than constructing steep cut and fill slopes. Large artificial cut and fill slopes separate a pi-oject from the surrounding landscape and tend to create rigidly flat profiles which are out of
character with the rolling hillside- quality found in
Carlsbad.
A second technique is the use of split level homes which appear as part of the natural slope instead of as an
artificial feature placed on top of a modified slope, Where
appropriate, strong building shapes can "claim" a site. Their shape should silhouette and ref1,cct the character of the site.
Contour grading is another desirable technique for developing on a hillside. Contour grading can give slopes a smooth, r0ur.d and natural appearance as. opposed to a stark, sterile and unnatwral one. Also, contoured slopes are
generally more resistant to erosion.
B. Level Sites
Contour grading can also be effective when developing on level sites. For example, the placement of gently contouring
appearance.
- slopes around structures can create an informal and natural
C. Drainage
Projects located adjacent to drainage swales can be
designed to integrate the drainage swale into the project.
For example, a pedestrian and bikeway system and other passive recreational features can be incorporated into a drainage swale and serve to tie the project together.
2
11. CIRCULATION SYSTEN ' The circulation system is a primar - feature of an
The elements of a circu1,ation system include stre
project .
- :s, bike- ways, and pedestrian walkways. Careful consideration should
be given to the circulation system and its relationship to the site's topography during the early planning stages of the project.
A, Street Circulation
The most desirable street sy.stem is'designed to provide access to individual. units from private or local streets.
The local streets feed into coliector streets which, in
turn, feed into secondary and major arterials.
When designing a circulation system, try to minimize points of conflict between vehicles and pedestrians. One technique to accomplish this is to orient unit entries to common open
space areas and to place driveways and streets-on the periphery of the project.
When pedestrian walkways must cross driveways, channel the pedestrian traffic to cne well'defined pedestrian crossing
point,
A street system should not only, be designed to be function- al, but also to be visually attractive and integrated with
the project. interesting and varied street scene and they functionally control traffic by discouraging speeding,
Curvilinear streets help create a more
Curvilinear streets can also provide interesting vistas
while driving through a project. -An example is the
strategic placement of a stand. of trees at the end of a
longer stretch of road to soften the appearance of the street scene. The eye will include this vista of trees in
the "picture" of the street .
Textured paving and stamped concrete can provide further diversity and interest to the streetscape. Such treatment can bath soften and identify certain areas within the project. For example, the placenent of stamped concrete, along with architectural- elements and landscaping, can create an attractive entry element for a project.
3
The grading design concepts in hillside areas discussed in
the previous section also apply to streets. Streets %designed to follow the natural contours of the hillside are
highly desirable. Such street design goes hand in hand
with the development of units which also blend into the
hillside.
B. Pedestrian Walkways
Pedestrian walkways link the units, parking areas, open space areas, and recreation facilities. It makes sense to separate the pedestrian walkways from vehicular traffic.
For visual relief and interest, different types of materials
may be used for walkways.
Along public streets, curvilinear walkways are aesthetically more pleasing than are straight sidewalks
desigced to conventional standards. Such sidewalks are
especially helpful in breaking up the monotonous appearance of a long, straight street.
111. RECREATION
A well designed recreation area is one that is integrated
with all the elements of a project including the units, open
space and circulation system. The design of recreation facilities consic!ers both the location of these facilities in relation to the total project and the types of facilities provided. The primary consideration is whether the
recreation facilities provided by a project meet the needs
following guidelines should result in a project which satisfies the recreational needs of the residents. .
- of the people living in that project. Attention paid to the
P.. Site Design of the Recreation Area
Generally, it is best to locate major recreation facilities
in one central location, however, sometimes it may be more desirable to disperse smaller recreation areas throughout the project to make them more accessible to individual units. The convenience and accessibi.lity of a recreation facility's location is an important criterion when designing a project.
Also, a properly planned recreation area is well buffered from circtilation systems, parking areas and bedrooms of
individual anits. The types of buffering which are effective include landscaping, mounding, and where appropriate, decorative fences and walls.
.-
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Another consideration in the design of a'recreation area is its relationship to the pedestrian circulation system. A 'pedestrian circulation system serves recreation areas best when it provides convenient access from the units and avoids conflicts with driveways and parking areas.
B. Types of Recreation Facilities -
Private versus Common - Recreation Facilities -
Private recreation facilities often .times serve as the only
"get away" for residents in htigher density projects. The
greater the amount of private recreation areas that are provided, the greater is the sense of privacy and ownership to occupants. For example, the use of balconies, decks and fenced in patios provide convenient privacy areas which do not demand a great amount of space.
Many successfully designed projects incorporate both private and common recreation areas which provide a wide range of recreational amenities to the residents. Also, the strategic placement of a common recreation area m,ay create a focal
point for the project and a place for social gatherings.
,Passive versus Active Recreation Facilities -
The use and combination of passive and active recreation
facilities is important to considef in the total project . design. Active facilities become increasingly important in
higher density projects because of the limited amount of
usable open space. Passive facilities are more easily incorporated into larger, less dense projects. If the usable - space on-site allows, the combinaLion of active and passive
facilities can provide a variety of recreational opportunities.
IV. - BUILDING RELATIONSHIPS
Buildings relate to each other in terms of setbacks, build-
ing height, orientation, spacing and rooflines. The
variation of these components can create interest if a good proportional relationship is maintained.
Varying the building setbacks helps create an attractive
streetscape by undulating the otherwise monotonous plane of
building facade.
Varying building height and roof shape can further enhance the streetscapc by creating a varied and rhythmical appearance of building mass, and
building spacing. 5
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When developing on sloping streets, placing the low side of
the building on the low side of the lot will reduce the feel-
king of mass and minimize the dominance of the slope.
On corner lots, setting the building away from the corner will soften the appearance of the corner while providing more sight distance for vehicles.
In apartment and condominium projects, units which are orien- ted and turned in a variety of ways will. avoid the monotony of linear building patterns and create a feeling of
diversity and interest.
A well designed project will maximize the appearance of open space within the project to reduce the project's intensity.
For example, clustering units can create more open space without reducing the project's overall density.
Open parking areas can be designed to appear like plazas and courts, max'imizing the open space element of the project.
Underground parking creates more buildable area and open space allowing more design options and flexibility.
ARCH I TECTURE
A multitude of architectural styles are available to the de- signer of residential projects ranging from traditional to post-modernism. Different types of architecture are encour-
This manual will not discuss the variety of architectural
styles available, but instead, will present elementary architectural concepts which can be incorporated into any project. Three primary elements of architecture are form, function and materials.
1 aged in Carlsbad to relieve monotony and provide variety.
A. Form
The form, or shape, that a building or project takes can be
the difference between an interesting and unique architec- tural design and a boring and utilitarian one. For example,
the use of offsets, insets, roof overhang; recesses, and the
like, create shadow areas which give buildings depth and sub- stance.
Shadow relief can also be provided.by windows and doors.
6 -
Changes in roof structures can also ,create diversity and interest within a project even though only a 1j.mited number
of floor plans are used.
Another important architectural feature which contributes to the shape and appearance of a building is the front entry.
Porches, courtyards, and entry insets define an entry and create visual interest. The entry can be a focal point from
the street drawing the visitor visually to the unit.
An excellent design technique is to visually lead the visitor to the front door while minimizing the appearance of the gar-
age door. This can be accomplished by emphasizing other architectural features of the structure other than the garage
and by orienting garage doors away from the street scene.
B. Function
Interrelated to form is the function that architectural de- sign serves for a project. Function can range from conpli- cated passive solar design techniques to simple add-ons to create a pleasing aesthetic appearance. When considering the
form a project's architecture will take, also consider the
- function it will serve.
A good example is the building entry previously discussed.
however., of secondary importance is providing a sense of se- curity and privacy. A sense of security may be achieved by orienting the entry to the street or open areas. Privacy is enhanced by the placement of patios and courtyards around the
from the public right-of-way to the privacy of the home,
. Its primary function is to provide entry to the building;
Y entry. Such patios and courtyards also serve as a transitior.
Other examples of architectural design which serve useful
functions are the placement of windows to preserve views,
the use of patios and large window areas to visually bring adjacent open spaces into the interior of the unit,
the orientation of units for maximum southern window exposures for passive heating, and
roof overhangs to provide winter he.ating and summer shading.
7 31
, .
C. Materials and Colors
'A third architectural component is the materials and colors used on individual buildings. When considering materials end
colors it is important to consider both their use for the project itself and their compatibility with surrounding
projects. Generally, it is best to use:
a) Natural materials of earth tone colors;
b) Woods with transparent stains; c) Rough sawn and resawn wood finishes;
d) Compatible contrasting materials and colors whick highlight. a project (high contrasts generally shculd he
avoided); e) Fire resistant roof materials.
Contrasting materials are least effective if they occir in the same building plane. It is best to offset contracting materials and to have these materials intersect with an
architectural feature:
VI. LANDSCAPING
Landscapinq plays an important role in thc appearance of a project. It can make the difference between a project whic5 appears stark and sterile to one that appears natural and permanent. Landscaping can highlight the desirable features of a project and downplay the least attractive iireas. For the purposes of this manual, landscaping includes not Drily plant materials, but also, mounding, walls and fences.
A.. Plant Material
The overall appearance of a project is greatly influer.ced b-y the type, amount and size of planting material. It is not necessary to plant a great number of different species. In-
teresting contrasts can be achieved by the use. of just a few
plant materials .
The size of the plant materials is an important cor,sidsra-
tion. The use of different sizes ranging from 5 gallon
shrubs to specimen size trees can give a newly constructed project a sense of maturity and permanence.
Certain plant materials can serve to frame or highlight a
focal point of a project. For example, the use of cercain
trees can highlight an entry, or reduced planting in a parti- cular area may highlight a natural feature.
8
Often times, the most effective plant materials are those
which are pre-existing on the site. Such plant materials
greatly enhance the ability ofa project to blend iE:D the site. For exampler a grove of eucalyptus trees provldes sn attractive theme for a residential project. These trees cari
serve to define open space areas, building locations and ori- entations. By locating buildings to preserve and errance existing trees, a more diverse and interesting layout can !E achieved.
. Plant materials are also effective in screening undesirable
features of projects. Such things as trash enclosurss, equipment sheds, and the like, can be hidden from view by
dense plant materials.
Dro ugh t To1 e r an t Spec ie s
In anticipation of the potential water shortage in Ssuthern California, landscape plans utilizing drought tolerant species are encouraqed. One attractive way of utilizing drought tolerant species is the use of oasis garden
landscaping in which most of the site is planted wit:”, drocght tolerant species while small oasis qardens of lush, more-water consuming species are interspersed at strategic locations.
B. - Mounding, Walls &I Fences
The use of mounding and contouring can be very effective as .a visual buffer while giving an area a more natural appear- ance. Mounding ‘is particularly useful in screening parking
areas from public right-of-ways and recreation areas,
The primary function of fences and walls is to screen,
divide and define areas within and around a project. Of
secondary importance is the wall or fences ‘ability to
provide an attractive visual element which blends irto the.
total landscape scene, The choice of wall or fence
materials should be based on the function the wall cr fence is to serve and the type of landscaping and architectural
theme that occurs throughout the project.
The monotony of walls and fences can be broken up by
providing recesses for landscaping and variations in materials. Such treatment hecomes.especially important for perimeter fences located along- major streets. J,ong, straight fences, without visual relief, tend to create a tunnel effect and shoilld be avoided whenever possible.
9 33
Appendix - I
We suggest that you consider the following drought tolermt
species when preparing a
Trees:
Acacia Species
Callisternon Species Cercis occidentalis Eucalyptus Species
Feijoa sellowiana Koelreuteria bipinnata Koelreuteria panticulata Melaleuca linarifolia Melaleuca leucadendron
Pinus torreyana
Pinus halepensis Pinus pinea
Quercus agrifolia
Quercus ilex Quercus suber Rhus lancea
Robinia Species Schinus rnolle Tristania conferta
Washingtonia Species
Shrubs:
Callistemon Species Cassia artemisioides
Ceano'thus Species Cistus hybridus Coteneaster Species
-Dodonaea viscosa
Echium fastnosum
Elaeagnus pungens
Erigonum fasciculatum Genista racemosa
Hakea suaveolens
,Heteromeles arbutifolia
Juniperus Species
Lantana camara Le p t o s p e r mum 1 aev i g at urn Melaleuca armillaris
Melaleuca nesoph ila Nerium oleander Plumbago capensis
Rhus integrifolia
Rhus ovata Romneya coulteri Rosmarinus off icinalis
landscape plan for a proposed project.
Bottlebrush Western Rosebud Eucalyptus
Pineapple Guava Chinese Flarne Tree Goldenrain Tree
F1 ax 1 e a f Paper bark
Torrey Pine
Aleppo Pine Italian Stone Pine Coast Live .Oak
Holly Oak
Cork Oak
African Sumac
Locust California Pepper Tree Brisbane Box
Fan Palms
Bottle Brush Feathery Cassia
Wild Lilac White Rockrose Cotoneaster Hopseed Bush Pride of Madeira Silverberry
Ca1iforni.a Suckwheat Broom
Sweet Hakea
Toyon, Christmas Ezrry, California 3011~ Junipers
Australian. Tea Tree Dropping Melaleuca
Pink Melaleuca
01 eand er
Cape Plumbago
Lemonaide Berry Sugar Bush
Plat i 1 i j a Poppy R0 s e m a r y
-.. .
Ground Cover
Arctostaphylos edmundsii -
Asperagus sprengeri - Baccharis pilular is -
Arctotheca calendula -
Ceanothus Gri suns horizontalis -
Cistus purpureus - Cotoneaster Species - Lantana montevidensis -
Rosmarinus officinalis Q prostratus -
Santolina chamaecyparissus - Verbena hyhrida - Vinica major -
”
Little Sur Manzanita
Cape Weed Sprenger Asparagus Coyote Brush, Dwarf Chaparral Broom
Carmel Creeper Orchid Rockrose Cotoneaster
Ro s ema r y
Lavender Cotton Garden Verbena Periwinkle, Myrtle
DATE: March 24, 1982
TO : Planning Comrniss ion
. FROPI : Planiij.ng Department
SUBJECT: ZCR-132, CITY OF CARLSBAD - An anendrnent to the Zoning
lll_- --I-. I..I_- -__ ... Ordinance creatiilg the Planned Dcvelopmcnt Ordinance.
I.
The proposed zo'ile code azendrnent xoulci adopt the Planned Develop-
ment Ord 1.riance. This ord inanc;c would co!r,bine and supersede the
existiny l'lenned !Init Developtent and Cor?dominj.urn Ordinances, As
a point. of bacl:groui?ci, during the past year a nurober of sr:ialler projects h;I\Te becn subnitted to the ci-ty that did. not comp1.y with the existing PUG Grdinance, Many applicants complained that the .
existing o.rdinsnce did not have enough flexibility to all.0~ for . . . the de\relopinent of rr!any of the snall-er, difficult to develop lots
within .the city.
Last swrimer the ~linning Commissioii czppointed a coinnittee to
This .co;iwi!lttzc has met almost weekly since then. On February
presented to a joint Planning Cornmiskion - City Cycncil workshop
for review and coxnent. At that mectiny, the new ordinance was favorably revie:ied by tlie Commissiin. The Commission directed!
stazf to make some ciii?w changes in.the ordinance and set it for the first availab1.c Fub1i.c hearing. The final product is now
. study and revise the existing Pianr?&l Unit Deuelopnent Ordinance.
16, ?O!??, 2. draft OF the P.C;~W PZzr\.!~e? !J2\TelQpqent Ordi:>~~c:, :.:x
' complete and before you for your consideration tonight.
Thd new Planned D~velopnunt Ordinance consists of- two parts, the
ordi.nance j-tself and tlie Design Guidelines Planual. The Planned
DevclopmenL Ordinzmcc is the actual . iinplc3!1'1enting ordinance which
will have iiinoncj .other things i the requj-red firidi.ngs, development standards and c?r:siqn criteria. The DesiGn Guideli.nes Manual is a
resol-ution which wil I he api>rOvcd bjr the City CounciI. tying it to
the l?lanncf Devclopinent Ordinance. One of the required findings
becn dcsigncd in acc,ordsnoe with the coi1ccpt.s contained in the
Des iyn Gu idiil ines Plan iia3..
..
' for approval OE a Planned Dcvclopincnt is that the project has
The major features of the Planned DeveLopiTtent Ordinance are:
1) The Planned Dcvelopment Ordinance replaces and supersedes
the cxis ting Plar'ned Unit Development Ordinance and Condo-
minium Ordinance. The Planned Developinent Ord inaricc incor-
porates the condominium conversion standards of the existing Condominium Ordinznce to allow for conversions. In all res-
pects the n~w ordinance allows development of both Planned
Unit ~1eve1op:ncnts and condominium projects as defined by
state Law.
2) The Planned Dcvrlopnent Ordinance wc)ulCj allow greater flex-
ibility in th-c 6esiq:n of projects with regards to recre- ational features, setba'cks, street standards, storage, and
parking , while at. the same time would establish minimum
safety standards.
The Planned Development Ordinance would allow attached units
in single family zones. This would be allowed only if the
Planning Commission could fi!id that t.hc attached housing
would be compatible with- existing deveLopment in. the area
and was characterized by an innovative design.
3)
5)
' ..
The Planned Development 0rd.inance would allow administrative
approval of a11 r2sidcntial. projeets wit.h four or less units. This would he in .conformance with the- existi!ig
Condominium Ordinance which allows administrative approval
of condoixinium projects' with four or less units. This has been quite successful for small condominium projects and staff believes it should' be, expancled to include all projects
p-ocessed under the Planned Development Ordinance.
The Planned DeveloFment Ordinance eliminates .the requiremnt
for recreational vehicle storage. Projects which do not prcvide RV storage would he .required, by CC&Ks, to prohibit. the storage of RV's on any public or private street, front- yard or other area visible to the public.
staff beI.i~ve that- recreational vehicle storage areas are
unsightly and are best located in industrial areas. 'In
addition, it is often very difficult- for a developer to pro- vide a flat RV storage area When developing a site with rugged terrain. Most developers will probahly prohibit the
storage of RV' s within their project rather than prcviding an RV storage area. The co'mmittee feels t.hat this will
create a market for a central stora.ge ar'ca, within an indus-
trial zone.
The committee and
-2-
37
I
.\ I
The purpose of the Design Guidclj.nes Flanunl is to ?ernonstrate the
flexibility which can be achieved by developing unCer the Planned Dcvclopncnt~ 0rdi.nance. The Design Gui(7cl ines PIariuzl is nc=t irrt2ndai.i to dictate khe only design teclii:iques a d.-.;elc?er can
use i.n Cc?rl.sbad, bat ir:stead to dcnonstrute bas Lc alc?i?..--?n:s of 'dc:si.gn irhich can be cx2anded and rnodif icd to fit tk2 particular
neccls -of a sj-te or project. Good design will always be accept23 'in Carlsbad and the Design Guidelines :.Ianual provides a bzsis for
such design.
The Design Guidelines idanual is intended. to be used as a Cuide- 1.j.ne i.n dcr;i.gning proijects. It is tied to the Plaz3ed De-,-ilop-
merlt 0rdin;:nce by the findings for approval of a Planed ;evelop-
ment. Thesc findings require that a proposed projezt be Cesig-ned
in accordance with the concepts contained in the Design Guide-
lines i+4anunl-, adopted by City Council resolution. Since t:?e Design Guidelines Xanual will not he a codified part of t?e Plc?niIed' Developient Ordinance, it will be much easier to rodify
if the need arises.
The Des.ign Guidelines Nanual will consist: of six sections:
1. Grading
2. ' Circulati'on System
3. Recreat ion
4. . Building Relationshi? 5. krchikeckure 6. Landscaping
Each of these sections will contai; graphics illustrating the concepts described by tde text. The Design Guidelines iqa-ual Is
written in a friendly, infornal style. The committee feels thzt the text and graphics i.Ji.11 be easily understood by both th.e 1a-y
person and professional architect.
In summary, the conmitttee feels that the Planned Development
site scnsj.tj.se to the existing topography. . The cor,lllittee has experj.rr.ented with the ordinance and found it t'o be more flexible
and workable than the existiiiy ord.i.nance. The conc5pts a::d ~.1.l.ustrat~ons in til;-? Desi.yn Guide1 i.nclr; PlJnunl should give devclcpern an indication of the. type of projects the city desires, tliercfore saving alot of time for both staff and the
developer. Staff and the Plaiined Development Coninittee are zcc- ornincndj-ng that the Planning Commission recommend iipproval of the
Planned Dcvelopmcnt Ordinance and Design Guide1 ines i*lanual to the
City Council. '.
.X
._ Ordinance will re'kult in better designed projects- that arzz more
-3-
. --
I11 . ENVIRONi;~EN7'ir,L, REVIEb7
The Planning. Di.rcctor has determined that this proSeck has
already been cotisid~red in con jl.inct.ion with a previously certi-
f ied environmental document and therefore has issued a notice of
the prior environncntal document is on file in the Planning .
.Departiucnt e
-I ,.
. Prior Environ!r,cni-..nl. Conipliance dated i.la~ch 5, -1982. A copy of
No. 1931 and City Council Resolution No. , reconmend in3
APPROV7,L of ZCA-132 to the City Council based on the findings con t ii 1 nc d t 11 ere i 11 .
A TTP,C €3 i I E NT S
--
---
1. PC Resolution KO. 1331
2. CC 11esol.ution No. 3. Exhibits "A" and "p-' dat,ed, Narch 24,. 1982
4 . Environmental .Documents
MI3 : ar
3/9/82
c
.. ..
.- .
.
c BACKGEZOUND DATA SHEFT
CASE NO: GPA-61 (HI
APPLICANT: CITY OF CrnBAD
-
-EST AND LOCATION: Wst of Rancho Santa Fe Mad approximately 100' north of
La Costa Mezdows !3rivc.
LEGAL DESCRIPTION: N/A
1 Acres Proposed Noe of mtsflnits N/A
Land Use Designation os
mrisity Mlowed WA Density Propsed -- 4-10 du/ac
Existing Zone P-c Proposed Zone N/A
Surrounding Zoning and Land Use:
1 Site
North
south
Fast
West
zoning
P-c
Land Use --
0-S
- mW.2
P-c
. R-M
R-M
CO'JNTY
P-c 0-S
- RANCHO SANTA FE ROAD
__1_1_
PUBLIC FACILITIES .
School
Pub1 ic
(* The
except
District San Marcos Water* San Marcos --- Sewer San Marcos m's -
Facilities Fee Agreement, dated N/A
city of Carlsbad will provide water service to all projects in Carlsbad
those located in the Olivenhain and San Marms Sewer Districts)
WRoNMENTRL IMPACT ASSESSMEEJT
X Negative Declaration, issued May 1, 1982.
E.I.R. Certified, dated -
Other,
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Carlsbad Journal
Decreed a Legal Newspaper by the Superior Court of Son Diego County
3 138 ROOSEVELT ST. 0 P.O. BOX 248 CARLSBAD, CA 92008 729-2345
Proof of Publication
STATE OF CALIFORNIA, ss.
COUNTY OF SAN DIEGO,
NOTICE OF PUBLIC HEARING
NOTICE IS H$REBY GIVEN that the city Council of tbe city of hits- bad will hold a public bparlwbat the Cjty Council Chanibers. 1200 Elm Avenue, Carlsbad, California, at’d:OO P.M. on Tuesday, June 1, -to eoosider an app1ic)tion for Irppt0r.l of zoweode @mbn+pebts to the Plruned Unit bewIapnr6nt OFdlsann, md Coodormniunfordi- nance. Care File: Z~A-U~ Applicant: City of Carlsbad
CJ WaSa: May 19,lesZ CARLSBAD CITY COUNCIL
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above entitled matter.
I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation,
published twice weekly in the City of Carlsbad, County of San Diego, State of California, and which
newspaper is published for the dissemination of local news and intelligence of a general character, and
which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying
subscribers, and which newspaper has been established and published at regular intervals in the said
City of Carlsbad, County of San Diego, State of California, for a period exceeding one year
next preceding the date of publication of the
notice hereinafter referred to; and that the notice
of which the annexed is a printed copy, has been
published in each regular and entire issue of said
newspaper and not in any supplement thereof on
the following dates, to-wit:
82 .................. ...)qey.qg ..... 19.. ..
................................. 19
................................. 19 ....
1M-10/81
................................. 19 ....
................................. 19 ....
I certify under penalty of perjury that the foregoing is true and correct. Executed at Carlsbad, County of San Diego, State of California on
day of mr 198? he 19th
C\l)* i
Clerk of tie Printer
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO P.M., on Tuesday, June 1, 1982, to consider an application for approval of zone code amendments to the Planned Unit Development Ordinance
and Condominium Ordinance.
CASE FILE: ZCA-132
APPLICANT: City of Carlsbad
PUBLISH: May 19, 1982 CARLSBAD CITY COUNCIL