Loading...
HomeMy WebLinkAbout1984-01-17; City Council; 7613; ZC/CT/PUD - HumphreysCIT£NOF CARLSBAD - AGEND/^BILL UTn.1/17/84 PFPT TITLE:1) ZONE CHANGE FROM R-1-10,000 TO RDM-(Q) AND 2) A 30 UNIT TENTATIVE TRACT MAP AND PLANNED UNIT DEVELOPMENT. ZC-268/CT 82-22/PUD-48 - HUMPHREYS O \ j O OO RECOMMENDED ACTION: Both the planning staff and Planning Commission recommend that this application be APPROVED and that the City Council introduce Ordinance No. 9 7p ,5" , APPROVING ZC-268 and the City Attorney be directed to prepare documents APPROVING CT 82-22/PUD-48 per Planning Commission Resolution Nos. 2174 and 2178. ITEM EXPLANATION This item is a request for a zone change from R-1-10,000 to RDM(Q) and a 30 unit tentative tract map and planned unit development located on the southwest corner of El Camino Real and Chestnut Avenue. The site is 4.1 acres in size and the project's density would be 7.3 du's/acre. This density is within the 4-10 du's/acre range designated for this site by the general plan. The subdivision will result in less than 50 units, therefore, the item does not technically need to be approved by the City Council. Staff has included the subdivision for City Council consideration, however, because approval of the subdivision is dependent upon approval of the zone change. The primary issue of the project addressed by the Planning Commission was the proposed access driveway onto Chestnut Avenue. The city's traffic consultant prepared an analysis addressing this access driveway. The traffic consultant found that an access driveway onto Chestnut Avenue would not create adverse traffic impacts (see attached memo). The Planning Commission incorporated the traffic consultant's findings and conditions into the approval resolution for the subdivision. Also, the Planning Commission found that the project was consistent with both the development standards and design criteria of the planned development ordinance. The Planning Commission's determination on this item was approved by a 3-2 vote. With regard to the proposed RDM(Q) zone, the Planning Commission found that this zone was consistent with the underlying general plan designation of RM, medium density residential (4-10 du's/acre). Through staff review and Planning Commission hearing, all issues on this matter have been satisfactorily resolved. 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 August 31, 1983, which was approved by the Planning Commission on November 23, 1983. A copy of the environmental documents is on file in the Land Use Planning Office. FISCAL IMPACTS 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. Page 2 of Agenda Bill No. EXHIBITS 1. Location Map 2. City Council Ordinance No. 3. Memo from City's Traffic Consultant 4. PC Resolution Nos. 2174 & 2178 5. Staff Report dated November 23, 1983 w/attachments IR)CATION EXHIBIT X 8-31-83 HOSP WAY CHESTNUT AVENUE R-1-10 SITE R-1-10 TO RDM(Q) HUMPHREY'S CT 82-22/ZC-268 'v^-X 1 ORDINANCE NO. 9705 2 APPLICANT: HUMPHREY'S CASE NO: ZC-268 The City\Council of the City of Carlsbad, California,8 does ordain as follows:9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OFCARLSBAD, CALIFORNIA, AMENDING TITLE 21 OF THE :ARLSBAD MUNICIPAL CODE BY AMENDING THE ZONING MAP IOM R-1-10,000 TO RDM-(Q) ON APPROXIMATELY 4 N ACRES ON PROPERTY GENERALLY LOCATED ON THE SOUTHWEST CORNER OF CHESTNUT AVENUE AND EL CAMINO REAL\ SECTION 1: Tdtle 21 of the Carlsbad Municipal Code is amended by the amendment, of a zoning map from R- 1-1 0,000 to RDM-(Q) on property as shown on tHfe map marked ZC-268 - Exhibit "X", attached hereto and made a part hereof. SECTION 2: This projWt is approved upon the express condition that the applicant shall pay a public facilities fee as required by City Council Policy No\ 17, dated August 29, 1979, and amended on April 2, 1982, on file wrth 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 September 9, 1982, is on rale with the City Clerk and incorporated herein by reference. If savid fee is not paid as promised, this application will not be consistent with the General Plan and approval for this project shall be voi^. Said fees shall be paid based on the April 2, 1982 version of Policy No. 17. \ 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 least \ once in the Carlsbad Journal within fifteen days after il^s adoption. i 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City\ Council on the day of , 19 and thereafter PASSED VND ADOPTED at a regular meeting of said City Council held on th\e day of , 19 by the following vo\e, to wit: AYES: \ NOES: ABSENT: ATTEST: &LETHA L. RAUTENKRANZ, City Clerk (SEAL) MARY H. CASLER, Mayor -2- November 8, 1983 TO: RICHARD ALLEN, Acting City Engineer FROM: Kent Whitson, Traffic Engineering Consultant HUMPHREYS PROJECT: EL CAKINO REAL & CHESTNUT AVENUE (CT 82-22) The thirty (30)proposed units will generate about 240 vehicular trips per day, and the single family units will generate another 60 vehicular trips per day. In order to provide adequate access to all of the above units, the following is recommended: 1. Provide full access to Chestnut Avenue, which should align directly with the already approved future access to the north. This will permit opposing left-turn lakes' on Chestnut Avenue, and will still maintain the City's'-- ..':- minimum intersection spacing between this access andCyVv El Camino Real for collector streets. ,/!.V/ 2. Limit access on El Camino Real to right-in/right-out only by installing the planned raised median on that prime arterial. El Camino Real is a high-speed, high'-' volume arterial whose future traffic volumes could more than triple today's volume of 15,000 vehicles per day. 3. Widen Chestnut Avenue and modify signal at El Camino Real to provide for adequate channelization. 4.Make sure access is guaranteed for the single famil. units through the project site. 5. Emergency services prefer two access points to higher density projects. 6. Construct an acceleration lane for southbound traffic on E> Camino Reat from the project's access. 7. Provide adequate grades and sight distances at all intersection* (access points).v.-.- - ,.,..•" With*the above recommendations, the City's design criteria can best be met. It would be desirable to minimize the density of the project as much as feasible in order to limit the amount of traffic generated. So if 30 units are approved, and the project does not go through, then the next project should be limited to 30 units. KENT WHITSON, Traffic Engineering Consultant KW:vi i 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 2174 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A THIRTY UNIT TENTATIVE TRACT MAP AND PLANNED UNIT DEVELOPMENT ON PROPERTY GENERALLY LOCATED ON THE SOUTHWEST CORNER OF EL CAMINO REAL AND CHESTNUT AVENEUE. APPLICANT: HUMPHREY'S CASE NO.; CT 82-22/PUD-48 WHEREAS, a verified application for certain property to wit: A subdivision of Lots 24, 25, 26, 27, 28 and 29 of Chestnu Heights per Map No. 5328, County of San Diego, 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 14th and 28th day of September, 1983 and the 23rd day of November, 1983 hold a duly notice public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and 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) That the above recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission hereby APPROVES CT 82-22/PUD-48, based on the following findings and subject to the following conditions: Findings; 1) The project is consistent with the City's general plan since the proposed density of 7.3 du's/acre is within the density range of 4-10 du's/acre specified for the site as indicated on the land use element of the general plan. 7 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 2) 3) 4) 5) 6) The site is physically suitable for the type and density of th development since the site is adequate in size and shape to accommodate residential development at the density proposed. The project is consistent with all City public facility pol- icies and ordinances since: a) The Planning Commission has, by inclusion of an appropriat 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, and the Planning Commission is satisfie 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) The Carlsbad School District has written a letter, dated September 8, 1983, stating that school facilities will be available to this project. 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. The proposed project is consistent with the City's Planned Development Ordinance and also complies with the Design Guidelines Manual. The proposed project is compatible with the surrounding future land uses since surrounding properties are designated for residential development on the general plan. This project will not cause any significant environmental impacts and a Negative Declaration has been issued by the Land Use Planning Manager on August 31, 1983 and approved by the Planning Commission on September 14, 1983. PC RESO NO. 2174 2. r 8 9 10 11 12 13 Conditions 2 1) Approval is granted for CT 82-22/PUD-48, as shown on Exhibits "A" - "C", dated August 31, 1983, incorporated by reference an 3 on file in the Land Use Planning Office. Development shall occur substantially as shown unless otherwise noted in these 4 conditions. 5 2) This project is approved upon the express condition that the final map shall not be approved unless the City Council finds 6 as of the time of such approval that sewer service is available to serve the subdivision. 7 3) This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewe 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 Cit} 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 September 9, 1982, is on 14 | file with the City Clerk and incorporated herein by reference If said fee is not paid as promised, this application will not 15 be consistent with the General Plan and approval for this project shall be void. 16 5) The applicant shall pay park-in-lieu fees to the City, prior tc 17 the approval of the final map as required by Chapter 20.44 of the Carlsbad Municipal Code. 18 6) Approval of this request shall not excuse compliance with all 19 sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance. 20 7) Water shall be provided by the City of Carlsbad unless some 21 other arrangement is approved by the City Council. 22 Land Use Planning Office 23 8) The applicant shall prepare a reproducible mylar of the final site plan incorporating the conditions contained herein. Said 24 site plan shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of building permits. 25 9) The applicant shall establish a homeowner's association and 26 corresponding covenants, conditions and restrictions. Said CC&R's shall be submitted to and approved by the Land Use 27 Planning Manager prior to final map approval. 28 PC RESO NO. 2174 3. 1 10) The applicant shall prepare a detailed landscape and irrigation 2 Planning Manager prior to the issuance of building permits. 3 11) All parking lot trees shall be a minimum of 15 gallons in 10 11 12 13 18 19 20 21 22 size.4 5 6 7 8 • ™' / thriving condition, free from weeds, trash, and debris. 9 '%«*> plan which shall be submitted to and approved by the Land Use 12) A master plan of the existing on site trees shall be provided to the Land Use Planning Manager as part of the final grading plan to determine which trees shall be required prior to the issuance of a grading permit or a building permit, whichever occurs first. 13) All landscaped areas shall be maintained in a healthy and 14) Any signs proposed for this development shall be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Land Use Planning Manager prior to installation of such signs. 15) Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Land Use Planning Manager, 14 16) All roof appurtenances, including air conditioners, shall be 15 architecturally integrated and shielded from view and the sound buffered from adjacent properties and streets, pursuant to 16 Building Department Policy No. 80-6, to the satisfaction of the Land Use Planning Manager and Building and Planning Director. 17) The project shall provide bus stop facilities at locations subject to the satisfaction of the North County Transit Dis- trict. Said facilities shall at a minimum include a bench, free from advertising, and a pole for the bus stop sign. The bench and pole shall be designed in a manner so as to not detract from the basic architectural theme of the project and said design shall be subject to the approval of the Land Use Planning Manager and North County Transit District. 18) Approval of Tentative Tract No. 82-22 is granted subject to approval of Zone Change 268.25 19) The applicant shall construct a 61 high wood fence along the southern property line and along the western property line extending from Chestnut Avenue to the end of the adjacent lot 16 prior to final occupancy of any units. Engineering Department 24 25 26 £7 20) The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site. 28 PC RESO NO. 2174 -4- 1 21) The grading for this project is defined as "controlled grading by Section 11.06.170(a) of the Carlsbad Municipal Code. 2 Grading shall be performed under the observation of a civil engineer whose responsibility it shall be to coordinate site 3 inspection and testing to insure compliance of the work with the approved grading plan, submit required reports to the City 4 Engineer and verify compliance with Chapter 11.06 of the Carlsbad Municipal Code. 5 22) No grading shall occur outside the limits of the subdivision 6 unless a letter of permission is obtained from the owners of the affected properties. 7 23) Prior to the issuance of a grading permit, the haul route shal 8 be submitted for review and approved by the City Engineer. A separate grading plan shall be submitted and approved and a 9 separate grading permit issued for the borrow or disposal site if located within the city limits. 10 24) All slopes within this project shall be no steeper than 2:1. 11 25) Additional drainage easements and drainage structures shall be 12 provided or installed as may be required by the County Department of Sanitation and Flood Control or the City Engi- 13 neer. 14 26) The developer shall pay the current local drainage area fee prior to approval of the final map or shall construct drain-ag 15 systems in conformance with the Master Drainage Plan and City of Carlsbad Standards as required by the City Engi-neer. 16 27) The owner of the subject property shall execute a hold harmles 17 agreement regarding drainage across the adjacent property prio to approval of the final map. 18 28) Land for all public streets and easements shown on the ten- 19 tative map shall be dedicated on the final map and shall be granted to city free and clear of all liens and encum-brances. 20 29) All land and/or easements required by this project shall be 21 granted to the City, without cost to the City, free and clear of all liens and encumbrances. 22 30) Direct access rights for all lots abutting El Camino Real shal 23 be waived on the final map. 24 25 26 27 28 PC RESO NO. 2174 5. 1 31) All private driveways and public streets shall be improved by 2 3 4 5 7 of Carlsbad Standards prior to occupancy of any buildings. 8 33) El Camino Real shall be improved by the developer along the 9 10 11 12 City Engineer. 13 34) The developer shall install street lights along all public and 14 16 17 18 19 20 21 22 23 24 25 26 27 28 the developer based on the typical sections shown on the tentative map and in conformance with City of Carlsbad Standards prior to occupance of any buildings. This includes the entire length of the private driveway offsite to its access with El Camino Real. The design of the off-site portion of the private driveway shall be approved by the City Engineer prior to final map approval. 32) Chestnut Avenue shall be improved by the developer along the subdivision frontage based on a centerline to curb face width as determined by the City Engineer and in conformance with City subdivision frontage and extended south to the point of access subject to the City Engineer's approval based on a centerline to curb face width of 53 feet, including a median island, and in conformance with City of Carlsbad Standards prior to occupancy of any buildings. The installation of said median may be postponed to coincide with the installation of the median island south of the subject site if approved by the private street frontages in conformance with City of Carlsbad Standards. 15 35) The developer shall install street trees at the equivalent of 40-foot intervals along all public street frontages in conformance with City of Carlsbad Standards. The trees shall be of a variety selected from the approved Street Tree List. 36) The developer shall install sidewalks along all public street frontages in conformance with City of Carlsbad Standards prior to occupancy of any buildings. 37) The developer shall install a wheelchair ramp at the public street corner abutting the subdivision in conformance with City of Carlsbad Standards prior to occupancy of any buildings. 38) The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. 39) The developer shall install a sewer main from the site to the nearest allowable public sewer main. This shall be done subject to the approval of the City Engineer. 40) The developer shall modify the traffic signal and traffic island at Chestnut and El Camino Real to provide for adequate channelization subject to the approval of the City Engineer. PC RESO NO. 2174 -6- 1 [41) The design of all private streets and drainage systems shall be 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 20 21 22 23 24 25 26 27 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. 42) All private streets and drainage systems shall be maintained by the homeowner's association in perpetuity. This responsibility shall be clearly stated in the CC&R's. 43) All concrete terrace drains shall be maintained by the homeowner's association (if on commonly owned property) or the individual property owner (if on an individually owned lot). An appropriately worded statement clearly identifying the responsibility shall be placed in the CC&R's. 44) All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "No Parking/Fire Lane Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code. 45) Approval of this tentative tract map shall expire twenty-four months from the date of City Council approval unless a final map is recorded. An extension may be requested by the applicant. Said extension shall be approved or denied at the discretion of the City Council. In approving an extension, the City Council may impose new conditions and may revise existing conditions. 46) The applicant shall install an acceleration lane for southbound traffic on El Camino Real from the project's access prior to 18 occupancy of any units and subject to the approval of the City Engineer. 19 |47) The applicant shall grant an access easement to the properties south of the subject site to allow vehicular access along the private street to Chestnut Avenue. Fire Department 48) Additional public and/or on site fire hydrants shall be re- quired if deemed necessary by the Fire Marshall. 49) The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants and on site roads and drives subject to the approval of the Fire Marshall. 50) All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials being located on the project site. 28 PC RESO NO. 2174 -7- /3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 51) All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "No Parking/Fire Lane Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code. This includes the entire length of the private driveway offsite to its access with El Camino Real. 52) 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 PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 23rd day of November, 1983, by the following vote, to wit: AYES: Commissioners Marcus, Farrow and Rombotis. NOES: Chairman Schlehuber and Commissioner Rawlins. ABSENT: Commissioner Lyttleton. ABSTAIN: None. CLARENCE SCHLEHUBER, Chairman CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL J. HOLZMttLER LAND USE PLANNING MANAGER PC RESO NO. 2174 8. CtV 1 PLANNING COMMISSION RESOLUTION NO. 2178 2" 5 CASE NO.: ZC-268 6 WHEREAS, a verified application for certain property, to 7 wit 8 A subdivision of Lots 24, 25, 26, 27, 28 and 29 of Chestnut 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CLAIFORNIA, RECOMMENDING APPROVAL OF A ZONE CHANGE FROM R-1-10,000 TO RDM(Q) ON PROPERTY GENERALLY LOCATED ON THE SOUTHWEST CORNER OF CHESTNUT AVENUE AND EL CAMINO REAL. APPLICANT: HUMPHREY'S Heights per Map No. 5328, County of San Diego has been filed with the City of Carlsbad, and referred to the Planning Commission; and WHEREAS, said application constitutes a request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did on the 14th and 28th days of September, 1983 and the 23rd day of November, 1983 hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, as said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Zone Change; and I NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning ommission as follows: |A) That the foregoing recitations are true and correct. JB) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of ZC-268, subject to the following conditions: Conditions: 1) Approval is granted for ZC-268, as shown on Exhibit "X", dated August 31, 1983, incorporated by reference and on file in the Land Use Planning Office. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ) 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 September 9, 1982, 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 for this project shall be void. PASSED, APPROVED AND ADOPTED at a regular meeting of the lanning Commission of the City of Carlsbad, California, held on he 23rd day of November, 1983, by the following vote, to wit: AYES: Commissioners Marcus, Farrow and Rombotis. NOES: Chairman Schlehuber and Commissioner Rawlins. ABSENT: Commissioner Lyttleton. ABSTAIN: None. CLARENCE SCHLEHUBER, Chairman CARLSBAD PLANNING COMMISSION TTEST: ICHAEL J LAND USE PLANNING MANAGER PC RESO NO. 2178 2. STAFF REPORT DATE: November 23, 1983 TO: Planning Commission FROM: Land Use Planning Office SUBJECT: CT 82-22/PUD-48/ZC-268 - HUMPHREY'S - Request for 1) a zone change from R-1-10,000 to RDM(Q), and 2) a thirty unit Tentative Tract map and Planned Unit Development located on the southwest corner of El Camino Real and Chestnut Avenue. I.RECOMMENDATION It is recommended that the Planning Commission APPROVE the Negative Declaration issued by the Land Use Planning Manager and ADOPT Resolution Nos. 2174 and 2178 APPROVING CT 82-22/PUD-48. and recommending APPROVAL of ZC-268 to the City Council based on the findings and subject to the conditions contained therein. II. Discussion This application was continued from the Planning Commission's meeting of September 28, 1983. Because of the time involved, the project has been renoticed for public hearing. The Commission continued the item because they felt the potential traffic impacts that could be created by the project had not been adequately reviewed. The Commission directed the Engineering Department to take a closer look at the traffic circulation system in this vicinity as it relates to the proposed project. Specifically, the Engineering Department was to look at the driveway access onto Chestnut Avenue to determine its safety and usefulness. Since that time, the city's traffic consultant has reviewed the project in more detail. His findings have been detailed in a memo attached to this report. In Summary, the Engineering Department believes that an access on Chestnut Avenue can be accommodated and, in fact, is desirable for the development. The access point would align with a public street previously approved for the project to the north of Elm Avenue (Sheffler property). The Engineering Department would further like to see access onto El Camino Real limited to a right turn in and out only. The attached resolutions have been revised to reflect Engineering Department requirements. Staff believes the issue of access has been adequately addressed and supports the original recommendation of approval for this project. 17 III. ANALYSIS Planning Issues (ZC-268) 1) Is the RDM zone consistent with the underlying general plan designation of R-M (4-10 du's/acre)? 2) - Are uses allowed in the RDM zone consistent with existing and future surrounding land uses? Discussion The RDM zone is an implementing zone for the R-M General Plan designation. This designation allows 4-10 du's/acre which is suitable for a relatively low density multi-family project. As mentioned, the proposed project's density of 7.3 du's/acre is within the allowable general plan range designated for the site. Staff believes the RDM zone is consistent with the General Plan as it relates to this site. When this project was first submitted, staff had concerns with access to the property. As originally proposed, the applicant provided only one access point to El Camino Real. Staff indicated to the applicant that a zone change allowing a higher density could not be supported without a second access point. The applicant then proposed a second access to Chestnut Avenue. The Engineering Department reviewed this request and stated it would be acceptable since it aligned with a future street to the north and the resulting private driveway met all Engineering design standards. Although the second access point has been found to be marginally acceptable by the Engineering Department, staff still has concerns with access onto Chestnut Avenue. If the Planning Commission should decide to deny the access onto Chestnut Avenue, staff would recommend denial of a zone change to RDM but would support a zone change to R-1-7500. The R-1-7500 zone would permit a total of 24 units on the site; six less than now proposed by the applicant which staff believes could be served by one access off El Camino Real. Planning Issues (CT 82-22/PUD-48) 1) Will the project be designed to be sensitive to the site and visually sensitive to El Camino Real? 2) Does the project meet all design criteria and development standards of the Planned Development Ordinance? Discussion Since the project site is physically constrained by a steep slope along the western boundary and development would be limited to the -2- flatter area along El Camino Real, Staff's primary concern is the visual impact of the project on El Camino Real, a scenic corridor of the City. To alleviate this concern, the applicant has designed a number of features into the project. First, the project will be heavily landscaped and bermed along the entire length of El Camino Real. Decorative four foot high block walls will be located in strategic locations to screen parking areas and the private driveway from El Camino Real. Also, the buildings will be setback a minimum of 35 feet, and in most cases, 50 feet from the right of way line. Finally, the applicant is preserving a number of mature Eucalyptus trees to provide visual relief and to give the project a sense of maturity. Staff is satisfied that the project will not create any adverse visual impacts on El Camino Real. in terms of design criteria, the buildings have been situated to provide variable setbacks and orientations to give the project relief and contrast. Also, the buildings have been situated to reduce the amount of grading into the western slope and to save a large number of Eucalyptus trees. Staff believes the project meets all design criteria of the Planned Development Ordinance. With respect to development standards, the project meets or exceeds all requirements. A common recreation facility is located in the central portion of the project which consists of a lawn area and a recreation room. Also, each unit will have its own private patio or balcony. Two car garages would be provided to 28 of the units and a one car garage and an open parking space to the two remaining units. All other requirements of the Planned Development Ordinance have been met by this project. IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on August 31, 1983. ATTACHMENTS 1) Planning Commission Resolution Nos. 2174 and 2178 2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Environmental Documents 6) Reduced Exhibits BH:bw 9/1/83 -3- BACKGROUND DATA SHEET CASE NO: CT 82-22/PUD-48/ZC-268 APPLICANT: Humphreys REQUEST AND LOCATION: Zone change from R-1-10,000 to RDM/Tentative Tract Map and Condominium Permit for 30 units at the southwest corner of El Camino Real and Chestnut Avenue. LEGAL DESCRIPTION: A subdivision of Lots 24, 25, 26, 21, 28 and 29 of Chestnut 33-36, Heights per Map No. 5328, County of San Diego. APN; 167-080-41, 42 Acres 4.1 Proposed No. of Lots/Units 30 Units GENERAL PLAN AND ZONING Land Use Designation RM Density Allowed 4-10 du/ac Density Proposed 7.3 du/ac Existing Zone R-1-10 Proposed Zone RDM Surrounding Zoning and Land Use: Zoning Land Use Site R-1-10 Vacant North RD-M Vacant South R-1-10 SFD East R-1-8 SFD West R-1-10 SFD PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated September 9, 1982 ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued August 31, 1982 _ _ E.I.R. Certified, dated _ Other, •If aft-2r- the ia_oi ."".that: further inforoati*, youwillbe so aduf, y y APPLICANT: AGENT: T,""joint venture, corporation, syndication) t PO BOX 1099. 'CARLSBAD, CA 92008 . ; . Address 729-8373 Teiephona Number DAVID MT. THOMAS • Name PO BOX 286, SOLANA BEACH, CA 92075 Business Address Teiephona Nueb«r none liana -(individual, partner, joint venture, corporation* syndication} Home Address Business Address Telephone Nvssbar Telephone lixrober Eoma Addrass Business address Teiephona Nuaber Telephone iiuaber (Attach more sheets if necessary) I/W« 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 relied uoon as being true and correct until amended. COPY Applicant Agent, Owner, Par?n«e