HomeMy WebLinkAbout1982-09-07; City Council; 7149; 65 Unit CT/PUD- Tamarack Ave Fontana/MudgeCARLSBAD — AGENDOiLL
MTQ 9/7/82
DEPT.
TITLE:64-UNIT TENTATIVE TRACT MAP AND PLANNED
UNIT DEVELOPMENT; WEST OF NEBLINA DRIVE
AND SOUTH OF FUTURE TAMARACK AVENUE
FONTANA/MUDGE - CT 82-5/PUD-39
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RECOMMENDED ACTION:
Both the Planning Staff and Planning Commission recommend that
this application be APPROVED and that the City Attorney be
directed to prepare documents APPROVING CT 82-5/PUD-39, per
Planning Commission Resolution No. 1998.
ITEM EXPLANATION
This item is a 64-unit tentative tract map and planned unit
development located as described above. The project site is 26
acres in size and the proposed density is 2.5 du's/acre. This
density is within the General Plan range of 0-4 du's/acre
designated for this site.
The Planning Commission found this project to meet all
requirements of the Planned Development Ordinance and, also,
found the project to be consistent with the Design Guidelines
Manual.
During the public hearing, a representative of adjacent property
owners to the west expressed opposition to the design of the
project.
ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
has undergone previous environmental review and, therefore, has
issued a Notice of Prior Environmental Compliance, dated June 28,
1982.
FISCAL IMPACT
The applicant will provide all required public improvements to
the project. Also, the applicant has agreed to pay a public
facilities fee to offset the costs of providing all other public
services.
EXHIBITS
A) P.C. Resolution No. 1998
B) Staff Report dated August 11, 1982, with Attachments
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PLANNING COMMISSION RESOLUTION NO. 1998
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
64-UNIT TENTATIVE TRACT MAP AND PLANNED UNIT DEVELOP-
MENT ON PROPERTY GENERALLY LOCATED WEST OF NEBLINA
DRIVE AND SOUTH OF FUTURE TAMARACK AVENUE IN THE
R-A-1 0,000 ZONE.
APPLICANT: TELESCOPE POINT
CASE NO.: CT 82-5/PUD-39 _
WHEREAS, a verified application for certain property to
wit:
A portion of Lot I of Rancho Agua Hedionda according to Map
No. 823 filed in San Diego County November 16, 1896.
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request as
provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 11th day of
August, 1982, hold a duly noticed public hearing as prescribed by
law to consider said request; and
WHEREAS, at said public hearing, upon hearing ahd considering
all testimony and arguments, if any, of all persons desiring to be
heard, said Commission considered all factors relating to the
Tentative Tract Map and Planned Unit Development.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A)
B)
That the above recitations are true and correct.
That based on the evidence presented at the public hearing,
the Commission recommends APPROVAL of CT 82-5/PUD-39, based
on the following findings and subject to the following
conditions:
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Findings;
1) The project is consistent with the city's General Plan since
the proposed density of 2.5 du's/acre is within the density
range of 0-4 du's/acre specified for the site as indicated on
the Land Use Element of the General Plan.
2) The site is physically suitable for the type and density of the
development since the site is adequate in size and shape to
accommodate residential development at the density proposed.
3) The project is consistent with all city public facility pol-
icies and ordinances since:
a) The Planning Commission has, by inclusion of an appropriate
condition to this project, insured that the final map will
not be approved unless the City Council finds that sewer
service is available to serve the project. In addition,
the Planning Commission has added a condition that a note
shall be placed on the final map that building permits may
not be issued for the project unless the City Engineer
determines that sewer service is available, and building
cannot occur within the project unless sewer service
remains available, the Planning Commission is satisfied
that the requirements of the public facilities element of
the General Plan have been met insofar as they apply to
sewer service for this project.
b) School fees will be paid to ensure the availability of
school facilities in the Carlsbad Unified School District,
and an existing school agreement between the applicant and
Carlsbad Unified School District will ensure adequacy of
elementary school facilities.
c) Park-in-lieu fees are required as a condition of approval.
d) All necessary public improvements have been provided or
will be required as conditions of approval.
e) The applicant has agreed and is required by the inclusion
of an appropriate condition to pay a public facilities fee.
Performance of that contract and payment of the fee will
enable this body to find that public facilities will be
available concurrent with need as required by the General
Plan.
f) Assurances have been given that adequate sewer for the
project will be provided by the city of Carlsbad.
4) The proposed project is compatible with the surrounding future
land uses since surrounding properties are designated for
residential development on the General Plan.
>C RESO NO. 1998 -2-
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5) The Planning Director has determined that this project has
undergone previous environmental review and, therefore, has
issued a Notice of Prior Environmental Compliance, dated
June 28, 1982.
General Conditions:
1) Approval is granted for CT 82-5/PUD-39, as shown on Exhibit(s)
"A", dated July 1, 1982, and "B", "C" and "D", dated July 8,
1982, incorporated by reference and on file in the Planning
Department. Development shall occur substantially as shown
unless otherwise noted in these conditions.
2) This project is approved upon the express condition that the
final map shall not be approved unless the City Council finds
as of the time of such approval that sewer service is available
to serve the subdivision.
3) This project is approved upon the express condition that
building permits will not be issued for development of the
subject property unless the City Engineer determines that sewer
facilities are available at the time of application for such
sewer permits and will continue to be available until time of
occupancy. This note shall be placed on the final map.
4) This project is approved upon the express condition that the
applicant shall pay a public facilities fee as required by City
Council Policy No. 17, dated April 2, 1982, on file with the
City Clerk and incorporated herein by reference, and according
to the agreement executed by the applicant for payment of said
fee a copy of that agreement dated April 14, 1981, is on file
with the City Clerk and incorporated herein by reference. If
said fee is not paid as promised, this application will not be
consistent with the General Plan and approval foir this project
shall be void.
5) The applicant shall pay park-in-lieu fees to the city, prior to
the approval of the final map as required by Chapter 20.44 of
the Carlsbad Municipal Code.
6) The applicant shall provide school fees to mitigate conditions
of overcrowding as part of building permit application. These
fees shall be based on the fee schedule in effect at the time
of building permit application.
7) Approval of this request shall not excuse compliance with all
sections of the Zoning Ordinance and all other applicable city
ordinances in effect at time of building permit issuance.
8) Water shall be provided by the City of Carlsbad unless some
other arrangement is approved by the City Council.
PC RESO NO. 1998
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Planning
9) The applicant shall prepare a reproducible mylar of the final
site plan incorporating the conditions contained herein. Said
site plan shall be submitted to and approved by the Planning
Director prior to the issuance of building permits.
10) The applicant shall establish a homeowner's association and
corresponding covenants, conditions and restrictions. Said
CC&R's shall be submitted to and approved by the Planning
Department prior to final map approval.
11) The applicant shall prepare a detailed landscape and irriga-
tion plan which shall be submitted to and approved by the
Planning Director prior to the issuance of building permits.
12) All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
13) The applicant shall submit a street name list consistent with
the city's street name policy subject to the Planning
Director's approval prior to final map approval.
14) Approval of this tentative tract map shall expire eighteen
months from the date of City Council approval unless a final
map is recorded. An extension may be requested by the ap-
plicant. Said extension shall be approved or denied at the
discretion of the City Council. In approving an extension,
the City Council may impose new conditions and may revise
existing conditions.
Engineering
15) The developer shall obtain a grading permit prior to the com-
mencement of any clearing or grading of the site.
16) The grading for this project is defined as "controlled
grading" by Section 11.06.170(a) of the Carlsbad Municipal
Code. Grading shall be performed under the observation of a
civil engineer whose responsibility it shall be to coordinate
site inspection and testing to insure compliance of the work
with the approved grading plan, submit required reports to the
City Engineer and verify compliance with Chapter 11.06 of the
Carlsbad Municipal Code.
17) No grading shall occur outside the limits of the subdivision
unless a letter of permission is obtained from the owners of
the affected properties.
18) The developer shall pay the current local drainage area fee
j prior to approval of the final map or shall construct drainage
systems in conformance with the Master Drainage Plan and City
of Carlsbad Standards as required by the City Engineer.
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Land for all public streets and easements shown on the ten-
tative map shall be dedicated on the final map and shall be
granted to city free and clear of all liens and encumber-
ances.
All public streets shall be improved by the developer based on
the typical sections shown on the tentative map and in
conformance with City of Carlsbad Standards prior to occupancy
of any buildings.
The design of all private streets and drainage systems shall
be approved by the City Engineer prior to approval of the
final map. The structural section of all private streets
shall conform to City of Carlsbad Standards based on R-value
tests. All private streets and drainage systems shall be
inspected by the city and the standard improvement plan check
and inspection fees shall be paid prior to approval of the
final map.
All private streets and drainage systems shall be maintained
by the homeowner's association in perpetuity. This respon-
sibility shall be clearly stated in the CC&R's.
All concrete terrace drains shall be maintained by the home-
owner's association (if on commonly owned property) or the
individual property owner (if on an individually owned lot) in
perpetuity. An appropriately worded statement clearly
identifying the responsibility shall be placed in the CC&R's.
Prior to the approval of the final map, the subdivider shall
submit for the approval of the City Engineer a complete
hydraulic study for the water system. Should any revisions
to the water system be required as a result of this study,
they shall be included in the improvement plans' for this
subdivision.
The waterline at the east end of Street A shall be looped to
an existing water main as required by the Water Department.
Any off-site easements required as a result of this
requirement shall be obtained for the city by the subdivider.
The six-inch sewer mains, as shown on the tentative map, are
not approved. All sewer mains shall be a minimum eight inch
in diameter.
The subdivider shall provide additional drainage structures
and easements as required by the City Engineer upon submittal
of the storm drainage hydrology calculation for the
subdivision.
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28) Prior to the approval of the final map, dedications must be
made, improvement plans approved and an improvement agreement
and bonds submitted for the following streets:
1 . High Ridge Avenue from Neblina Drive to Tamarack Avenue
based upon a right-of-way width of 60 feet and a curb to
curb width of 40 feet.
2. Tamarack Avenue from High Ridge Avenue to Skyline Drive
based upon a right-of-way width, as shown on the tentative
map, for Carlsbad Tract 76-15 (Carlsbad Palisades) and a
curb to curb width of 52 feet.
29) Prior to the approval of the final map, the owner shall
process an adjustment plat with the city adjusting the north
boundary line of the subject property so that it conforms with
the subdivision boundary line as shown on the tentative map
for this subdivision.
30) Hillside Drive through the project site shall be constructed
based upon a right-of-way width of 68 feet and a curb to curb
width of 48 feet prior to the occupancy of any units within
the subdivision. Plans for this construction and bonds and
agreements shall be submitted to the city prior to the
approval of the final map. The required improvements shall
be limited to within the boundaries of the subdivision and
construction shall not be required until prior to the
completion of unit no. 2 or such additional extension of time
as approved by the City Engineer.
31) Prior to the approval of the final map, the developer shall
process a lot line adjustment with the property owner to the
west so that the slopes will become the property of the lower
property owner and become his responsibility to maintain.
Fire Department
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Additional public and/or on-site fire hydrants are required.
Submit two (2) copies of a site plan showing locations of
existing and proposed fire hydrants and on-site roads and
drives.
An all weather access road shall be maintained throughout
construction.
All required fire hydrants, water mains and appurtenances
shall be operational prior to combustible building materials
being located on the project site.
36) Brush clearance shall be maintained within a minimum distance
of 30 feet to each residence.
-6-PC RESO NO. 1998
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37) All fire alarm systems, fire hydrants, extinguishing systems,
automatic sprinklers, and other systems pertinent to the
project shall be submitted to the Fire Department for approval
prior to construction.
Parks and Recreation Department
38) Street trees shall be planted at a minimum ratio of one per
residence and shall be located subject to the approval of the
Planning Director. Species shall be approved by the Director
of the Parks and Recreation Department.
39) The open space area along Tamarack Avenue shall be hydroseeded
with native drought-tolerant species to be irrigated by a
temporary irrigation system. This open space area shall also
be planted with one gallon native trees at 1:400 square feet.
40) The open space areas between and behind houses shall be
irrigated with temporary (5-year life) irrigation systems as
well as hydroseeded with an approved seed mix to be maintained
by the Homeowners Assocation.
41) The open space area which is to be left in its natural state
shall be hydroseeded and temporarily irrigated where deemed
necessary by the Parks Department, Fire Department and Plan-
ning Department. Said hydroseeding shall consist of a seed
mix selected for its maximum fire-retardant characteristics.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 11th day of August, 1982, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Chairman Farrow; Commissioners Jose, Friestedt,
and Rawlins
None
Commissioners Schlehuber and Marcus
Commission Rombotis
VERNON J. FARROW, JR., Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
MICHAEL J. HOLZMILLBR, Secretary
CARLSBAD PLANNING COMMISSION
PC RESO NO. 1998 -7-
APPLICATION SUBMITTAL DATE:
April 6,W982
STAFF REPORT
DATE: August 11, 1982
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT 82-5/PUD-39/V-337 - TELESCOPE POINT - Request for
approval of a 64-unit tentative tract map and planned
unit development, and a setback variance on two of the
units on property west of Neblina Drive and south of
future Tamarack Avenue in the R-A-10,000 zone.
I. PROJECT DESCRIPTION
The applicant is requesting two actions. The first is approval
of a 64-unit tentative tract map and planned unit development to
be built in two phases on property as described above. The
second is a front setback variance for two of the units.
The proposal involves the development of 64 single-family houses
on a 26-acre site in the R-A-10,000 zone. The lot is irregularly
shaped, topographically extreme, exists in an essentially natural
state, and possesses a panoramic view of Agua Hedionda Lagoon.
The proposed single-family homes generally run the length of a
ridge bisecting the parcel lengthwise, affording excellent views
to the majority of the units. From this ridge, the site slopes
down moderately to steeply to the east and to the west. This
slope becomes more extreme near the easterly and southerly
boundaries of the site. As shown on Exhibit "A", these areas are
to remain in natural open space.
All of the proposed lots are split-level, the upper level of
which corresponds to the street elevation. The majority of the
units themselves will be bi-level which affords additional view
corridors and helps minimize grading. Proposed lot sizes vary
from 4800 square feet to 16,960 square feet.
Access to the property is proposed from Neblina Drive to the
east, connecting with High Ridge Avenue at the north end of the
subdivision. Also, High Ridge Avenue will connect with Tamarack.
No lots, however, will take direct access off Tamarack Avenue.
Circulation within the project includes a private court and three
private drives, which take access off the main north-south street
(Street A). Toward the southwesterly boundary, Street A connects
with future Skyline Drive.
The proposed density for the project would be 2.5 du/ac,
clustered on the buildable area of the site. The land use
element of the general plan designates this site for residential
development at 6-4 du/ac. The project is consistent with this
range.
II. ANALYSIS - CT AND PUD
Planning Issues
1) Does the proposed project satisfy all design criteria and
development standards of the P.O. Ordinance?
2) Does the proposed project address the environmental
sensitivities of the site?
3) Is the proposed project compatible with surrounding develop-
ment?
Discussion
This application is one of the first to be reviewed subject to
the requirements of the new P.O. Ordinance. Although the P.D.
Ordinance is not yet in effect, it has been approved by the City
Council and will be effective prior to this project being
considered by Council.
The proposed project both meets the design criteria of the P.D.
Ordinance and addresses the environmental sensitivities of the
site. Areas of extreme topography and environmental sensitivity
are to be left in natural open space. The project has generally
been designed to minimize grading (split-level lots), maximize
views and preserve open space (nearly 1/2 total area).
Except for the two setback reductions (variance requests), the
project also meets the development standards of the P.D.
Ordinance. Sufficient visitor parking is provided by tandem
(driveway) spaces with each unit. Additionally, the width of
Street A can accommodate parking on both sides. A well-screened
R-V storage lot is to be located adjacent to the common
recreation area off High Ridge Avenue. This recreation area will
include barbecues, picnic tables and a tot lot in a 13,500 square
foot lawn area. Each lot also has its own private back yard.
Surrounding development is similar in nature to this proposal.
Single-family dwellings presently exist to the north, south and
east and likely will eventually be constructed on the vacant lot
to the west. Overall, staff believes the plan satisfies the
requirements of the general plan and the P.D. Ordinance.
III. ANALYSIS - VARIANCE
Planning Issues
1) Are there exceptional or extraordinary circumstances
applicable to the property that do not apply generally to
other property in the vicinity?
2) Is this variance necessary for the preservation of a
substantial property right denied the property in question?
3) Will this variance be materially detrimental to the public
welfare?
4) Will this variance adversely affect the general plan?
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Van*'
Discussion
The applicant is requesting a front setback variance on two of
the units in this project. The two units are numbers 22 and 23
as shown on Exhibit "D". The requested reductions apply to the
garages which front onto Street A. The request is to reduce the
20 foot setback to 18 feet and 19 feet, respectively. Excep-
tional and extraordinary circumstances exist in this case because
of the extensive undevelopable features of the site. As was
previously mentioned, the site is dominated by moderate to steep
slopes (elevations range from 315 feet to approximately 130
feet). As such, a good portion of the development is confined to
a long ridge top which is to accomodate a linear street with
houses on each side. The varying of setbacks helps create a
better designed streetscape with meandering sidewalks and
clustered trees, avoiding monotonously straight row houses.
The variance is necessary for the preservation and enjoyment of a
substantial property right, as nearby planned developments, in
most cases, have not been encumbered by extreme topography and
could provide substantial setback variation through more
curvilinear streets. Street A in this project, along which the
two variances are requested, is generally straight because of
topographical constraints on each side.
The granting of this variance will not be materially detrimental
to the public welfare and will not adversely affect the general
plan. It will not impact traffic circulation as the request is
only for one and two-foot reductions in the requirement, which
will continue to leave plenty of visual clearance and will create
a more aesthetically pleasing development. Overall, staff can
make the findings for support of a variance in this case.
IV. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project has under-
gone previous environmental review and, therefore, has issued a
Notice of Prior Environmental Compliance, dated June 28, 1982.
V. RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution
No. 1998 recommending APPROVAL of CT 82-5/PUD-39 to the City
Council, and adopt Resolution No. 1999 APPROVING V-337 based on
the findings and subject to the conditions contained therein.
ATTACHMENTS
1) PC Resolution Nos. 1998 and 1999
2) Location Map
3) Background Data Sheet
4) Disclosure Form
5) Environmental Documents
6) Exhibits "A", "B", "C" dated July 1, 1982, and Exhibit "D11
dated July 8, 1982
PJKckb
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CASE MO.QT82-5/PUD-39
A P P L i C A NT FONTANA/tyUDGE VICINITY MAP
BACKGROUND DATA SHEET
CASE NO: CT 82-5/PUD-39
APPLICANT: Fontana & Mudge
REQUEST AND LOCATION: Tentative tract map and planned unit development to
construct 64 single-family homes west of Neblina, north of Hillside, and south of
Tamarack.
LEGAL DESCRIPTION: A portion of Lot 1 of Rancho Agua Hedionda according to Map 823
filed November 16, 1896.
APN: 207 - 100 - 09
Acres 26 Proposed No. of Lots/Units 66
GENERAL PLAN AND ZONING
Land Use Designation RLM
Density Allowed 04 du/ac Density Proposed 2.5 du/ac
Existing Zone R-A-10 Proposed Zone N/A
Surrounding Zoning and Land Use:
Zoning Land Use
North P-C Single-Family Res.
South R-1-10 Single-Family Res.
East R-1-A Single-Family Res.
West R-1 (9500) Vacant
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's 64
Public Facilities Fee Agreement, dated April 14, 1981
ENVIRONMENTAL IMPACT ASSESSMENT
E.I.R. Certified, dated January 5, 1982
-thaj: further information is required, you will be so advised.
APPLICANT : Epntana & Mudge. Builders /Developers, a partnership ___
Name (individual, partnership, joint venture, corporation, syndication)
AGENT:
MEMBERSs
4343 Morena Boulevard, Suite 6, San Diego, California 92117
Business Address
714-483-4880
Telephone Number
Wesley Madge
Name .. .
4343 Ifcrena Boulevard, Suite 6, San Diego, California 92117
Business Address -
714-483-4880- • :.' ': - v, '-. -• . •
Teleohone Number
Wesley Madge,
Name -(individual, partner, joint
venture, corporation, syndication)
- 2238 Del Mar Heights Rd., Del Mar, CA.
Home Address
4343 Mbrena Boulevard, Suite 6, San Diego, California 92117
Business Address .
. 714-483-4880 714-755-1407-
Telephone Number
William Ibntana
Telephone Number
5323 Bothe Avenue, San Diego, CA
-*ane .- . . . . Home Address
4343 Morena Boulevard, Suite 6, San Diego, California 92117
Business Address -
714-483-4880-714-453-7721
Telephone Nuaber Telephone Jiunber
Provident Capital Corporation, a California .corporation
9404 Genesee Avenue, Suite 120
la Jolla, California 92037 Telephone: 714-457-3440
(Attach more sheets if necessary) ' "
I/We declare under penalty of perjury that the information contained in this dis-
closure is true and correct and that it will remain true and correct and nay be'
relied upon as being true and correct until amended.
COPY Fontana & Mudge, Builders/Developers
Applicant