HomeMy WebLinkAbout1983-07-05; City Council; 7436; 138 LOT RESIDENTIAL ESTATE SUBDIVISION LOCATED APPROXIMATELY ONE MILE EAST OF EL CAMINO REAL AT THE EASTERN TERMINUS OF SUNNY CREEK ROAD IN THE R-E ZONE|CT 83-09 (MANDANAa W > 0 !x n.
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ClTlr e tF CARLSBAD - AGEND le I ,LL
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RECOMMENDED ACTION
TITLE 138 LOT RESIDENTIAL ESTATE SUBDIVISION LOCATED DEFT. HI APPRgXIMATELY ONE MILF, "ERST OF EL CAMINO REAL
AT THE EASTERN TERMINUS OF SUNNY CREEK ROAD IN CITY An
THE R-E ZONE - CT 83-9 - MA"A ~I?!?ol?ATIoN. CITY MG
Both the Planning staff and the Planning Cdssion remnd that this
application be APPIKlVED and that the City Attorney be directed to prepare do
WntS APPROVING CT 83-9 per Planning bnrnission Resolution No. 2124.
ITEM EWLAHATION
This item is a request for approval of a 138 lot residential estate subdivision. The applicant submitted a previous development proposal on thi site earlier this year. The proposal consisted of a Planned Unit Developmen'
for a 148 unit residential developmnt along with a 9 hole golf course. The
proposal was denied by the City Council because the Council found that the
subdivision did not meet the intent of the R-E zone. The Council believed tl
intent of this zone is to provide for large estate lots and to maintain a m
enviroment .
The applicant has redesigned the subdivision and it now complies with all thl specific standards of the R-E zone.
138, all at least one acre in size and all meting the slope/lot area require
ments of the zone. Grading has been reduced significantly and the mre envir
mentally sensitive areas are proposed to be preserved with a permanent open
space easment.
canrplied with all requirements of the R-E zone and the Subdivision Ordinance
and is recanrtendirq amroval.
The number of lots has been reduced to
The Planning Comnission found that the revised project
At the direction of the City Council, Staff prepared a conceptual land use st
for the area surrounding the subject site in order to insure that this projec
muld be cmpatible with future plans for the development of the surrounding area. This study was presented to the Planning Canmission when they consider
this project. It will also be presented by staff to the City Council at the public hearing on this item. The Planning COrmnission recomn-ended that the Ci Council appint a committee to review the land use study and then bring it bE for formal consideration. Rather than appinting a cdttee, staff wuld reccmn-end that the Council direct staff to met with the affected property owners for public input and then return with an area land use plan for formal consideration and adoption.
ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project will not cause
any significant environmental impacts and, therefore, has issued a Negative
Declaration, dated May 6, 1983, which was approved by the Planning Commission
on June 8, 1983. A copy of the environmental documents is on file in the Lan
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Use Planning Office.
FISCAL IMPACT -. -
The applicant will provide all required public improvements to the project.
Also, the applicant has qreed to pay a public facilities fee to offset the costs of providing all other public services.
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A- Paqe Two of Agenda Bill No. . ) ?/ \:; !.
ERIBIE
1. Planning Commission P.esolut ion No. 2124
2. Iocation Map 3. Staff Xe-prt, dated June 8, 1983, w/attachments
4. Exhibit "A" dated May 11, 1983
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PA RESOLUTION OF THE PLANNIEG COMMISSION OF THE CITY
CARLSBAD, CALIFORNIA, RECOPPIENDING APPROVAL OF A 13
TENTATIVE TRACT MAP ON PROPERTY GENERALLY LOCATED 0
EAST OF EL CAMINO REAL AT THE EASTERN TERMINUS OF S
CREEK ROAD IN THE R-E ZONE.
APPLICANT : MANDAHA COEPOFGTION
CASE NO: CT 83-9
WlEREAS, a verified application for certain propert
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PLAN??I?LSG COMKtlISSION IiESOLUTION NO. 2124
A portion of Lot “B” of Rancho Agua Hedionda, Count;
San Diego, per Map No. 823, filed NovemSer 16, 1896
has been filed with the city of Carlsbad, and referred to thi
.I Wit:
I Planning Commission; and
WEEREAS, said veriEied aFplication constitutes a rec
as provided by Title 21 of the Carlsbad Municipal Code; and
WEIEREAS, The Planning Cornr;lission did, on the 25th c2
i4ayr 1933, hold! a duly notices public hearing as prescribed .
to consider said request; and
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I? considering all testimony and arguments, if any, of all persc
’ desiring to be heard, said Comirission considered all factors I
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That the above recitations are true and correct.
That hased on the evidence presented at the public hearj
I the Commission reconmends APPROVAL of CT 83-9, based on following findings and subject to the Eollowing conditic
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Findings
1) The project is consistent with the City's general plan
the proposed density of .7 du's/acre is within the dens
range of 0-1.5 du's/acre specified for the site as indi
the land use element of the general plan.
2) The site is physically suitable for the type and densit:
development since the site is adequate in size and shapc
accommodate residential development at the density prop(
3) The project is consistent with all City public facility
icies and ordinances siRce:
a) The Planning Commission has, by inclusion of an app
condition to this project, insured that the final mi
not be approved unless the City Council finds that I service is available to serve the project. In addi-
the Planning Commission has added a condition that i
shall be placed on the final map that building perm. not be issued for the project unless the City Engin<
determines that sewer service is available, and bui;
cannot occur within the project unless sewer service
remains avail-able, and the Planning Commission 2s si: that the requirements of t3e public facilities eleac
the general plan have been met insofar as they appl)
sewer service for this project.
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b) The Carlsbad School District has written a letter, c
July 19, 1982, stating that school facilities will f
available to this project.
c> Park-in-lieu fees are required as a condition of apy
d) All necessary public improvements have been provide?
will be required as conditions of approval.
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Performance of that corrtract. and payment of the fee
enable this body to find that public facilities will
available concxrren-t with need as required by the ge
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f) Assurances have been given that adequate sewer Tor t
project will be provided by the City of Carlsbad.
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inpacts and a Negative Declaration has been issue2 by tE.
Use Planning Manager on Xay 6, 1983 and approved by the
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6) The project meets the intent and all standards of th zone for the reasons stated in the staf€ report.
Conditions
1) Approval is granted for CT 83-9, as shown on Exhibit "A" Nay 11, 1983, incorporated by reference and on file in t
Use Planning Office. Development shall occur substantia shown unless otherwise noted in these conditions.
2) This project is approved upon the express condition that
final map shall not be approved unless the City Council as of the time of such ap2roval that sewer service is avl
to serve the subdivision,
3) This project is approved upon the express condition that building permits will not be issued for development of tl
subject property unless the City Engineer determines tha facilities are available at the time of application for sewer permits and will continue to be available unkil ti1 occupancy. This note shall be placed on the final map.
This project is approved upon the express condition that applicant shall pay a public facilities fee as required i:
Council Policy No. 17, dated April 2, 1982, on file with
City Clerk and incorporated herein by reference, and acc: to the agreement executed by the applicar?t-, for payment ol
fee, a copy of that agreement, dated July 15, 1982, is or
with the City Clerk and incorporated herein by reference. said fee is not paid as promisea, this application will I consistent with the General Plan and approval for this pj
shall be void.
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) The applicant shall pay park-in-lieu fees to the City, pi
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Approval of this request shall not excuse compliance wit1 sections of the Zoning Ordinance and all other applicable ordinances in effect at time of building permit issuance,
Water shall be provided by the City of Carlsbad unless sc
other arrangement is approved by the City Council.
'and Use Planning Office -?
) A 500' scale map of the subdivision shall be submitted tc
Land Use Planning Manager prior to the recordation of the
map. Said map shall show all lots and streets within and
adjacent to the projeck. i
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10) All regulations of the R-E zone shall be met by all futx
development within this subdivision.
11) The applicant shall establish a set of covenants, condil
and restrictions which shall include the following iten:
All development shall meet the regulations or' tl
zone;
The establishment and maintenance of the open SI
easements as shown on Exhibit "A", dated €lay 11,
A note indicating the subdivision may be impact€
noise from airplanes landing at Palomar Airport.
Said C.C.&R's shall be submitted to and approved by the
Use Planning Manager prior to approval of tine final map.
a)
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Engineering
12) The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site.
The grading for this project is defined as "controlled 5
by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading shall be performed under the observation of a ci
engineer whose responsibility it shall be to coordinate
inspection and testing to insure compliance of the work
the approved gradhg plan, submit require6 reports to th
Engineer and verify compliance with Chapter 11.06 of the
Carlsbad Municipal Code.
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14) No grading shall occur outside the limits of the subdivi
unless a letter of permission is obtained from the owner
the affected properties.
15) All slopes within this project shall be no steeper than
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I 16) Additional drainage easements and drainage structures sh
provided or installed as may be required by the County
Departmefit of Sanitation and Flood Control or the City E
neer. ' 17) The developer shall construct desiltation/detention basi
type and size and at locations as approved by the City Engineer. ?"ne developer shall enter into a desiltation maintenance agreenent and submit a maintenance bond
satisfactory to the City Engineer prior to the approval final map for this project. Each desiltation hasir? shal serviced by an all weather accesslmaintenance road. ?"rie
provisions of this agreenent shall apply to any off-site
sites Fjhizh may be utilized in the construction of this j
as required by the City Engineer.
The owner of the subject property shall execute a hold h
agreement regarding drainage across the adjacent propert:
to approval of the final map.
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I ;"c RES0 NO. 2124 4.
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19) The drainage system shall be designed to ensure that rui
resulting from a 10-year frequency storm of 6 hours or :
duration under developed conditions, is equal to or les the runoff from a storm of the same frequency and durat
under existing developed conditions. Both 6 hour and 2,
storm durations shall be analyzed to determine the dete. basin capacities necessary to accomplish the desired rei
20) Land for all public streets and easements shown on the
tative map shall be dedicated on the final map and shal
granted to city free and clear of all liens and encum-
brances.
All public streets shall be improved by the developer b
the typical sections shown on the tentative map and in
conformance with City of Carlsbad Standards prior to oc
of any buildings.
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22) The developer shall comply with all the rules, regulatil
design requirements of the respective sewer and water a1
and S.D.G. & E. regarding services to and easements on
property.
23) The applicant shall agree to utilize reclaimed water, i
form, on the subject property in all common areas as ap:
by the City Engineer.
24) The reclaimed water irrigation system shall be maintain
operated consistent with the requirernents of the City o
Carlsbad, under a contractual agreement with the homeow
association that is to give the district total assuranc
they would always have the ability to discharge the aff
25) IrrLuation systen-ts to accommodate future reclaimeci wate
he designed consistent with Title 17 of the California
Administrative Code. Offsite future reclaimed water
distribution systems should be anticipated by the insta
of adequately sized sleeves at crossing points to Kinin
street excavation.
Approval of this tentative tract map shall expire twent
aonths froin the date of City Council approval unless a
map is recorded. An extension may be requested by the
applicant. Said extension shall be approved or denied
discretion of the City Council. In approving an extens City Council Kay impose new conditions and may revise e
conditions.
Prior to the approval of the final map the applicants e
shall demonstrate a means of proper driveway access to
with topograp3y problem. (i. e. grade, drainage, water lines, etc.. . .) . Individual lot lines may be adjusted s
to the approval of the City Encjineer.
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28) The sewer system as shown on the tentative map is speci
not approved. The complete system shall be designed in
conformance with a master sewer basin concept, to the
satisfaction of the City Engineer. This system shall b
designed and bonded for prior to final map approval,
29) Prior to final map approval the applicant shall offer t dedicate on the final map a 60 foot wide road right-of-
from "A" street to the property south of this site, Th access may be deleted should the City Engineer determin alternate access can be provided,
30) Prior to approval of the final map for this project, th
developer shall provide for the following: a) Installation and dedications of easements for all v, lines necessary to supply water and fire flows to t subdivision, including any upsizing necessary to SE
adjacent properties. If upsizing of service lines necessary, reimbursement agreements may be availabl help defray the additional costs,
b) Design calculations of all public facilities, i.e. water, fire, drainage, etc, c) Installation and dedication of easements for all sf
facilities necessary to serve this project in the L
capacity, to a sewer treatment facility or main 1ir
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I approved by the City Engineer. 1 d) Full width right of way dedication and full width improvements of offsite street "B" to the proposed Boulevard. The offsite portion of IiB" street shall
constructed as a standard collector. The developer
e) Full width right-of-way with a 28 foot paved sectic
off site "D" street from the subdivision boundary i proposed Cannon Road.
f) Full width right-of-way for College Boulevard and (
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delete sidewalk on this portion. I
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intersection of "Dl' street to College Boulevard fox
Road and from Cannon Road to El Camino Real for Col
Boulevard,
g) The applicant shall pay their fair share for instal
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at "D" street and Cannon Road, '
'31) I The construction of the secondary access known as offs:
street, Cannon Road and College Boulevard from Cannon I offsite "B" street shall be commenced prior to issuancc
building permit for the 121st unit within this project
shall be completed prior to issuance of a certificate (
occupancy for the 121st unit, 1 ' ////
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PC RES0 NO. 2124 6, I I
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32) The applicant shall provide for the following onsite st
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a) "D" Street shall be constructed as a standard colle
(60' R/W width).
b) "B'* Street from intersection "E'" westerly shall be
standard collector (60' R/W width).
33) Prior to final map approval all required pubIic
improvements shall be bonded for. Prior to occupancy t improvements shall be installed and accepted by the Cit Carlsbad.
34) Prior to final map approval, the applicant shall provid for adequate access to the Hagaman property subject to
approval of the City Engineer.
Fire Department
35) Additional public and/or onsite fire hydrants shall be required if deemed necessary by the Fire Marshall.
36) The applicant shall submit two (2) copies of a site pla
showing locations of existing and proposed fire hydrant
and onsite roads and drives subject to the approval of
Fire Marshall.
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37) An all weather access road shall be maintained througho 1 construction.
38) All required fire hydrants, water mains and ap,ourtenanc shall be operational prior to combustible building
materials being located on the project site,
39) Fire retardant roofs shall be required on all ,structure I
(40) I distance of 30 Eeet to each residence. Brush clearance shall be rnaintained within a minimum
I i 41) All fire alarm systems, fire hydrants, extinguishing I systems, automatic sprinklers, and other syste:ms pertin
to the project shall be submitted to the Fire :Departmen
for approval prior to construction,
142) If, at the time building permits are applied €x, the emergency fire response time to the project exceeds fiv I minutes, all structures shall be sprinklered to the j satisfaction of the Fire Marshall, When the emergency
response time to the project becomes less than five
minutes, sprinklering will no longer be required.
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Parks and Recreation Department Conditions
43) The applicant shall submit a streetscape theme plan for project. Said plan shall indicate treatment of street t which are keeping in character with the rural-estate nat
the development. This plan shall be submitted to and a$
by the Parks and Recreation Director prior to the issuar a grading permit.
The applicant shall submit a detailed landscape plan fol slope areas slong the public rights-of-way. Said plan :
be submitted to and approved by the Parks and Recreatiol
Director prior to the issuance of a grading permit.
PASSED APPROVED AND ADOPTED at a regular meeting of
Planning Commission of the city of Carlsbad, California, hell
the 25th day of May, 1983, by the following vote, to wit:
Chairman Schlehuber, Commissioners Marcus, Rombof-is, Jose, Friestedt and Rawlins.
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AYES :
NOES : None .
ABSENT Commissioner Farrow.
ABSTAIN: None. i , I
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.J 4A;% ' MICilAEL J. .H9LZFl1mERm ' LAND USE PLANNING MANAGER
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I I ' PC RES0 NO. 2.124 8.
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STAFF REPORT
DATE : June 8, 1983
TO : Planning Cornmission
FROK : Land Use Planning Office
SUBJECT: CT 83-9 - MANEANA CORP - Request for a 138 lot
residential subdivision located approximately one
mile east of El Camino Real at the eastern terminus of Sunny Creek Road in the R-E zone.
This item was continued from the Planning Commission meetiiq of
May 25, 1983. The continuance was requested by the City Counci:
to allow staff time to study the land uses in the general vicinity of the Mandana project. The Council was concerned tha incompatible land uses were being proposed and wanted the entirc
region studied as a whole.
Staff has considered this area from a land use point oE view, i tonight's meeting, staff will present a land use plan and
discussion regarding this area. In light of staff's analysis o
this area, staff believes that the recornmendation of approval fc
the P'landana project is still valid. The original staff report
and recommendation for this project are attached hereto,
AH/ar
At tachnen t
IUN bUl3Ml'I"L'HL UA'L V HpL-'L1a April , 1983
STAFF REPORT
DATE : May 25, 1983 @
. TO: Planning Commission
FROM : Land Use Plannj-ng Manager
SUBJECT: CT 83-9 - PIANDANA CORPORATION - Request for a 138 lot
residential subdivision located approximately one mile
east of El Carnino Real at the eastern terminus of Sunny
Creek Road in the R-T: zone.
1. RECOMPlENDATION
It is recommended that 'ihe Planning Comrnission APPROVE the
Negative Declaration issued by the Land Use Planning Nanager and
City Council based on the findings and subject to the conditions
contained therein.
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ADOPT Resolution No. 2124 recommending APPROVAL of CT 83-9 to th --
I1 a PROJECT DESCRIPTION AND EACKGROUhTD
The applicant requests approval of a 138 lot residential estate
subdivision located as described ahove. The subject property is
194 acres in size and the suSdivision includes a four and
one-half acre detached parcel located 400 feet to the west of th
property. l%e property is presently being used as agriculture
and is characterized by hilly terrain. Several vegetated gullie
run north to south through the property. The applicant is
proposing to place open space easements on the more significant
ones as shown on Exhibit "A".
The. property is remotely located and no pub1i.c streets serve it
at %he present tine. Using Exhibit "A" as a reference, B Street
would be extended westward to connect to the future College
Avenue. D Street would eventually connect to the future
extension of Cannon Road which will run east and west and will b
located north of the subject site. These two streets would
provide access to the site. Approximately 140,000 cubic yards o
grading will be required to creat-e the street system within the
d eve loprnen t .
As a point of background, the applicant submitted a previous
development proposal on this site earlier this year. This
proposal consisted of a Planned Unit Development for a 14G unit
residential devcloprnent along with a 9 hole golf coursc. 'This
project was denied by the City Council in tilarch of this year
because thc Council found that the subdivision did not meet the
intent of the R-E zone. The Couricil believed the intent of this
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zone is to provide for large estate lots and to maintain a rural
environment.
111. ANALYSIS
Planning Issues
1. Does the subdivision meet the intent of the R-E zone?
'Discussion
The stated intent and purpose of the R-E zone is to provide for
large residential lots in harmony with the property's natural
terrain and wildlife. Development within this zone should treat
a rural environment maintaining large natural open spaces betwee
structures and retaining agriculture when feasible. In keeping
with this intent, the R-E zone requires a minimum one-acre lot
size that increases up to a four-acre minimum lot size depending
on the slope of the property,
Staff believes the proposed subdivision meets the intent of the
€2-E zone. The applicant proposes 138 lots, all at least one acr
in size and all meeting the slope/lot area requirements of tkre
zone. In addition, the applicant is proposing to preserve
existing wildlife habitats and riparian areas by placing open
space easements over the more significant ones on site. This
includes the sloped area adjacent to the Dawsoii/Los Pionos Canyon
east of the subject property.
All tkre lots will be sold individually, however, a set of
restrictions adopted as part of the final. subdivision will
ensure that proper setbacks, design and grading standards are
maintained throuGhout the development. Staff believes this
subdivision meets all aspects of the R-E zone and, therefore, is
recommending approval.
IV* Environmental ReGiew
The Land Use Planning Manager has determined that this project
will not have a significant impact on the environment and,
therefore, ha5 issued a Negative Declaration on May 6, 1983.
AT TAC H Pil E hs TS
I. PC Resolution No. 2124
2. Location Map
3. Background Data Sheet
4. Disclosure Statement
5. Environmental Documents 6. . Reduced Exhibit
7. Exhibit "A", dated May 11, 1983
EEX/bw
5/19/83
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BACKGFOUND DATA SHEET
CASE ED: CT 83-9
APPLICANT: Nandana Corporation
mEST AN! LX;CATION:
El Cambo Real, at east end of Sunny Creek Road..
LEGAT; DESCPJETION: A portion of Lot I; of Rancho Apa Hedionda, Nap KO. 823 t
November 16, 1896.
Acres 194 Proposed Eo. of Lats 138 single family lots
138-lot subdivision approximately 1 mile east of
APN: 2C9 -070-07
GELuEm PW\? A_r;;D ZQPJIbTG -
Land Use Designation RL
Density All~ed 0-1.5 Density Proposed .71
Existing Zone R-E & R-A-2.5 Prcposed Zone - - -
Surroucding Zoning and Tznd Use:
Zoning Lxd Use
Site R-E Aqrku lture
Wrth R-A-10,000 Agriculture
SMZth 0-S ti R--A-lO,OOO S.F.R. 6: Vacant
East 0-s S.F.R.
West R-A-lo', 000 S.F.R.
FUBLIC FACILITIES
- Schml District Carls'md Water Carlsbad Saver Carlsbad mu' s
Public Facilities Fee Agreanmt, dated
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July 15 I 1982
IdWIRON~EbTPL IbPACT ASSESSYEhT
I
X Negative Declaration, issued May 6, 1983
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' 18552 MacArthur Blvd., TrvSgSA 92'715
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TENTATIVE MAP OF CARLSBAD TRACT NO. 8&
GARLSBAD
TYPICAL STREET
ON-SITE STREET
N.T. S.
LEGEND:
PUBLIC UTI LITI ES AN0 6QS AND ELEL
VICINITY MAP
N.T.S.
OWNER / SUBDIVIDER