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HomeMy WebLinkAbout1984-12-18; City Council; 8003; RESIDENTIAL SPECIFIC PLAN FOR THE SUNNY CREEK AREA (SP 191|CITY OF CARLSBAD)r? ClTeF CARLSBAD - AGENOWILL SUNNY CREEK AREA. The Planning Commission and staff are recommending that the y , APPROVING SP-191 ITEM EXPLANATION 800 acres of property in the vicinity of Sunny Creek. The biological habitat. The area includes approximately 22 pro owners. A number of issues were raised at the Planning Commission hearing. First, the representative of the Kelly property c Second, one of the property owners requested that clustered Commission did not agree because they felt clustered housir not in keeping with a rural/estate environment. Third, the representative of the Kelly property opposed the 1/2 acre r lot size restriction. Again, the Planning Commission disa? and stated that a 1/2 acre minimum lot size was necessary 1 ensure a rural/estate atmosphere. Finally, the representative of the OlHara properties requec that duplexes at densities of no less than 2 du's/acre be permitted in certain cases. The Planning Commission is recommending that duplexes not be allowed in the specific area, so as to preserve the rural character of this area. The attached staff report has a more detailed discussion o specific plan itself and the issues. Staff and the Planni Commission are recommending approval of SP-191. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this pro will not cause any significant environmental impacts and, therefore, has issued a Hegative Declaration, dated August 1984, which was approved by Planning Commission on Novembe 1984. A copy of the environmental documents is on file in Land Use Planning Office. '1 0 e Page 2 of Agenda Bill # #y.oa~3 FISCAL IMPACT At the time of development, individual developers will be required to provide all required public improvements for tk developments. In addition, the applicant has agreed to pal public facilities fee to offset the cost of providing other public services to the project. EXHI BITS 1. Location Map 3. PC Resolution No. 2361 4. Exhibit 'XI, dated October 24, 1984 (Sunny Creek Specij 5. Map of Property Owners 6. Staff Report, dated October 24, 1984 7. 2. City Council Ordinance No. 97cJ iF Plan) Memorandum from Land Use Planning Manager dated January 30, 1935. 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 (I) * 9748 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CkRLSBAD, CALIFORNIA, APPROVING SPECIFIC PLAN SP-191 FOR A RESIDENTIAL SPECIFIC PLAN FOR THE SUNNY CREEK AREA BOUNDED BY FUTURE CANNON ROAD TO TBE NORTH, FUTURE COLLEGE AVENUE TO THE WEST, THE SUNNY CREEK BIOLOGICAL HABITAT TO THE SOUTH AND Th DAWSON ECOLOGICAL PRESERVE TO THE EAST. City Council of the City of Carlsbad future development of WHEREAS, after cedures in accordance with the Council of the City of ( does ordain as follows: approved subject to the conditions ained in Planning Commission Resolution No. 2361, attac hereto, and made hereof. EFFECTIVE DATE: This ordinance 11 be effectiy to the adoption of this ordinance and cause least once in the Carlsbad Journal within fift adoption. Carlsbad City Council held on the 1984 by the following vote to wit: //// //// PASSED AND ADOPTED at a regular meeting of said ( Counci 1 he Id I MARY H. CASLER, Ma; a B ji \ -2- f I 1 2 3 4 5 6 7 8 9 10 I1 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 @ I) PLANNING COMMISSION RESOLUTION NO. 2361 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF SP-191 FOR A RESIDENTIAL SPECIFIC PLAN FOR THE SUNNY CREEK AREA BOUNDED BY THE RIDGELINE SOUTH OF CANNON ROAD TO THE NORTH, FUTURE COLLEGE AVENUE TO THE WEST, THE SUNNY CREEK BIOLOGICAL HABITAT TO THE SOUTH AND THE DAWSON ECOLOGICAL PRESERVE TO THE EAST. APPLICANT: CITY OF CARLSBAD CASE NO: SP-191 WHEREAS, a verified application has been filed w City of Carlsbad and referred to the Planning Commission: WHEREAS, said verified application constitutes a as provided by Title 21 of the Carlsbad Municipal Code: a WHEREAS, the Planning Commission did on the 26th September, 1984, October 24, 1984 and on November 28, 198 duly noticed public hearing as prescribed by law to consi request: and WHEREAS, at said public hearing, upon hearing an considering all testimony and arguments, if any, of all p desiring to be heard, said Commission considered all fact /relating to the Specific Plan: and NOW, THEREFORE, BE IT HEREBY RESOLVED by the Pla Commission as follows: A) That the above recitations are true and correct. B) That based on the evidence presented at the public he Commission recommends APPROVAL of SP-191, based on th following findings and subject to the following condi Findin s 1) The City Council has indicated its desire to retain t rural/estate atmosphere in the Sunny Creek area and h directed that a specific plan be prepared to accompli purpose. w //// //// ' 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 0 0 2) The Sunny Creek Specific Plan will preserve and encha rural/estate character of the planning area by the ap of the development standards and design criteria as c in Exhibit X, dated October 24, 1984. 3) This project will not cause any significant environme impacts and a Negative Declaration has been issued by Use Planning Manager on August 28, 1984 and approved Planning Commission on October 24, 1984. Conditions: 1) Approval is granted for SP-191, as shown on Exhibits X, dated October 24, 1984 incorporated by reference a in the Land Use Planning Office. PASSED, APPROVED AND ADOPTED at a regular meeting of Planning Commission of the City of Carlsbad, California, the 28th day of November, 1984, by the following vote, to AYES : Chairman Rombotis, Commissioners Marcu Schlehuber, McFadden and Smith. NOES : Commissioner L'Heureux. ABSENT : None. ABSTAIN: Commissioner Farrow. JERRY ROMBOTIS, Cha CARLSBAD PLANNING C I ATTEST: LAND USE PLANNING MANAGER PC RES0 NO. 2361 -2- a e t' 4 EXHIBIT X OCTOBER 24, 1984 SUHlY CREEK SPECIFIC PLAN IETRODUCTIOE The purpose of the Sunny Creek Specific Plan is to establish standards for development which promote a rural estate atmosphei and which preserve the unique environmental resources of the arc bounded by College Avenue, the ridge line south of Cannon Road, the Sunny Creek biological habitat and the Dawson Ecological Preserve (Exhibit 'A'). The Sunny Creek Specific Plan is intended to be consistent with all elements of the Carlsbad General Plan. The Sunny Creek Specific Plan identifies the major environmenta features of the site and specifies the permitted uses, development standards, design criteria and density pattern to ensure the protection of these environmental features. The intent of these standards is to maintain the rural/estate character of the Sunny Creek area. 1- EEVIROEHEBTAL FEATURES The Sunny Creek Specific Plan area contains and is bounded by significant environmental resources. The southern boundary is the Sunny Creek drainage basin. This is a well-developed riparian woodland which follows the Agua Hedionda Creek. The tree canopy is formed by willows, cottonwoods, western sycamore and live oak. This habitat contains 39 observed bird species c which 29 are associated with the riparian woodland.* The eastern boundary of the specific plan is the Los Monos Can] containing the Dawson Ecological Preserve. This preserve contains rare plant species of mediterranean variety. A portic of this reserve was destroyed by a recent fire, however, the overall resource value of this preserve is still high. The Lo$ Monos Canyon and Sunny Creek are part of the Agua Hedionda drainage basin. The northern boundary of this area is the ridgeline south of t' future alignment of Cannon Road and the Leisure World project Oceanside. * Source - Del Mar Financial EIR a 0 7' The western boundary of the study area is the alignment of college Avenue. The specific planning area is unique in that i is self contained in terms of street circulation patterns. Access to the area can only be from either College Avenue or Cannon Road. The property will not be subjected to through traffic to the east or south. The study area itself is made up of a series of ridges and mino drainage basins. The topography is slightly to moderately stee in most places, and severely steep in some areas. The ridges a drainage basins trend predominately towards the west and southwest. As a result of both natural and man made causes, several small ponds have been formed throughout the area. Specifically, the Mandana property and the Cantarini property contain several of these ponds. From a planning standpoint, the major environmental features suggest developable and nondevelopable areas of the plan. Thest areas are shown on the environmental constraints map (Exhibit 'B'). Preserve are indicated as open space and development would not 1 permitted in these areas. Also, the relatively steeper portions of the site (25% slope) will require prohibition of any development of these areas. The pond areas are considered to have some aesthetic value and for that reason should be considered for preservation or enhancement at the time of future development. 11. DEBSITY The density within the Sunny Creek Specific Plan shall transitio from lowest density to the highest density in an east to west an south to north direction as indicated by the density vectors shown on Exhibit 'C' The specific density of a project shall be determined at the timl of project approval. In determining the specific density, the transition of density as indicated on Exhibit 'C' shall be the overriding consideration. Other factors to be considered in determining density shall be the densities of adjacent projects, site and topographical constraints, the reduction of density to minimize grading and the reduction of density to preserve and protect unique environmental resources. Any existing separate parcel located within the Sunny Creek Biological Habitat or Los Monos Canyon shall be permitted to develop at a maximum of one dwelling unit per acre. The Sunny Creek drainage area and the Dawson Ecological -2- a 0 t’ \ I11 0 DEVELOPHEBT REGULATIOBS A. Permitted Uses All uses, accessory uses, and conditional uses permitted in the R-E zone shall be allowed in the specific plan area. Notwithstanding any other provisions of the zoning ordinance, a development for residential purposes shall consist of single family detached units. B. Development Standards 1. Building Height - No building in the specific plan are shall exceed a height of 35 feet. 2. Building Setbacks - Buildings shall be setback from property lines as follows: FRONT SETBACK : Local, Cul-de-sac Lot Size Through Streets* & Loop Streets 1 + acres 70 40 1/2 - 1 70 35 - in the case of private streets, setbacks shall be measure from a point 10 feet within the face of curb. SIDE SETBACK: Lot Through Local, Cul-de-sac Interior - Size Street Side & Loop Street Side Side 1 + acres 50 30 20 1/2 - 1 acre SO 25 20 - in the case of private streets, setbacks shall be measurf from a point 10 feet within the face of curb. REAR SETBACK: Lot Size Rear Yard 1 + acres 40 1/2 - 1 acre 30 * Through streets are those streets within the Sunny Creek areq that provide primary access from College Avenue and Cannon Roac -3- a 0 I 3. Minimum Lot Area. The minimum required area of a lot shall be determined as follows: Project Density Minimum Lot Area 0-1 du' s/acre 1 Acre 1-2 du' s/acre 1/2 Acre 4. Placement of Buildinqs. Placement of buildings on any lot shall conform to the requirements of the R-E zone. 5. Subdivision of Land. The subdivision of land in the specific plan area shall be subject to the following: (a) Subdivisions shall be subject to all provisions o the city's subdivision regulations (Title 20), except as specified herein; (b) In addition, the final reviewing body shall revie1 the tentative map for compliance with the intent and purpose of the specific plan and with the following standards: (i) Preservation of the rural and natural characteristics of the area within the specific plan area; (ii) Property lines shall be designed in keeping with the terrain by following natural drainage courses, rid$ lines and tops of graded slopes, wherever practicable; (iii) Each lot of the subdivision is buildable with usable access without undue alteration of the terrain. (c) To facilitate this review, the applicant shall submit a preliminary grading plan to the city wit? the tentative map. The preliminary grading plan shall show existing topography, preliminary grading, drainage, drives, building pads, streets and trails. In addition, the preliminary grading plans shall indicate all areas of mature trees and native perennial vegetation. (d) In addition to the findings required by Title 20 and the Subdivision Map Act, the City Council must also find that a subdPvision is consistent with th requirements of this section. Failure of a subdivision to meet the standards of this section shall be grounds for denial. -4- a e I 6. Street Improvements. All street improvements shall be required in accord with the Carlsbad Municipal Code an adopted policies and standards of the City of Carlsbad In addition, the following street improvement standard are based on average daily trips (ADT) and shall apply in the Sunny Creek Specific Plan area: Standard 500 ADT 500 - 2500 ADT Design Speed 25 25 Intersection Spacing 150' 300 ' Minimum R.O.W. Width 48 I 48 ' Curb to Curb 32' 32' Minimum Traffic Index 5.0 6.0 Minimum Structural Section 3'' AC 4" AC 6" AB 6" AB Stopping Site Distance 160 ' 160 ' Minimum Horizontal Radius 200 I 300 I Maximum Grade 15% 12% Minimum Grade 0.58 0.5% The following standards shall apply to all streets within the Sunny Creek Specific planning area: (a) Eliminate sidewalks or reduce sidewalks to one si of street as per the requirements of the City Engineer arid Land Use Planning Manager. (b) Provide curbs and gutters. (c) On-street parking is permitted on one side of a (d) The city's cul-de-sac policy shall apply to all (e) At T intersections, the tangent section on a street. projects. through street may be eliminated when the intersecting street enters on the outside of the curve. Otherwise, a 50' tangent measured from th back of curb return shall be provided. (f) On reverse curves, a minimum 50' separation tange shall be provided. (g) All curb returns shall have a minimum radius of 20'. (h) Cross gutters may be P.C.C. darkened. (i) Street lights shall be provided at each intersection and shall be designed to retain a rural/estate appearance. planted in such a way as to preserve a rural/esta character, subject to the approval of the Land Us Planning Manager. (j) Street trees within any development shall be -5- 0 * (k) Driveway curb depressions shall have a maximum (1) A variance to these standards may be approved width of 12' . subject to the requirements of the variance sectic of the Engineering Department Street Standards Manual. 7. Covenants, Conditions and Restrictions. The filing of tentative map in the specific plan area shall include the submittal of proposed private deed covenants, conditions and restrictions. As a minimum these documents shall include the following provisions: (a) Lots in the specific plan area may not be resubdivided. (b) Minimum floor area for dwelling units shall be included. (c) Provisions for the maintenance of private properti including private streets, pedestrian and equestrian trails and open areas, are in a manner consistent with the purposes of this zone. (d) If custom lots are proposed, maximum grading provisions shall be included. (e) The city shall have the right but not the obligation to enforce the provisions of the CC&R' s relating to the specific plan. (f) The covenants, conditions and restrictions may not be amended without the approval of the final reviewing body. The CC&R's must be approved and recorded prior 1 approval of the final map. IV - DESIGE STIIlICDARDS A. Gradinp The grading of any project within the specific plan area shall comply with the following design standards: 1) Grading for large subdivisions shall be minimized, however, where grading is necessaary it shall blend with the natural topography wherever practicable; 2) Grading shall be contoured to blend with the natural topography and shall avoid sharp angles wherever practicable : 3) Large cut and fill slopes shall be avoided wherever possible. -6- e 0 t ! 4) Grading, except to provide public or private streets, shall not be permitted on any land which has a slope of 25% or greater. B. Buildinq Orientations Building orientations shall comply with the following design standards: 1) The orientation of buildings within a subdivision shall relate to the natural to,nography; 2) Unique features of individual sites (e.g., mature trees, ro outcroppings, mounds, etc.) shall be preserved; 3) Buildings shall be spaced and oriented in such a way as to project a sense of openness and randomness and, in so doing keeping with the intent of maintaining a rural character; 4) Buildings shall have a desirable visual appearance from all practical view points, adjoining developments, streets, trails and other view corridors. C. Streetscape Streetlights, street signs, bus benches and all other street furniture shall be of a rustic character. Detailed plans for said street furniture showing the types of materials and colors shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of the first building permit with the specific plan area. BH/ar 10/17/84 -7- SUNNY CREEK PROPERTY OWNERS 4. GROSSE 6. EBRIGHT 7. DELORM 8. WRISLEY 10. HAGAMAN (NOT A PART) 11, BARLOW 12. SANDLIN 13. CANTARlNl 14. WESTERN LAND 15. PILLSBURY a m STAFF REPORT DATE : OCTOBER 24, 1984 TO: PLANNING COMMISSION FROM : LAND USE PLANNING OFFICE SUBJECT: SP-191 - SUNNY CREEK SPECIFIC PLAN - A residential specific plan on approximately 800 acres of property located south of future Cannon Road, east of future College Avenue, north of the Sunny Creek biological habitat and west of the Dawson Ecological Preserve. I. RECOMMENDATION It is recommended that the Planning Commission ADOPT Resolutio No. 2361 recommending APPROVAL of SP-191 to the City Council based on the findings contained therein and subject to the requirements as contained in Exhibit "X" made part of Resoluti No. 2361. 11. DISCUSSION This item was continued from the Planning Commission meeting c September 26, 1984. Staff was directed to make a number of revisions to the Sunny Creek Specific Plan to accommodate some the concerns raised by landowners in this area. Staff has mac several revisions and these can be summarized as follows: Northern Boundary of Specific Plan The northern boundary of the specific plan has been moved soul from Cannon Road to the ridgeline which runs through the Kell! property. This represents a more natural boundary and ensures that the entire drainage basin and northern view shed is contained within the specific plan area. Minimum Lot Size The minimum lot size has been changed from 10,000 square feet 1/2 acre. Set backs Setbacks have been revised to conform to the new lot size requirements. a e Street Improvements Street improvem'ent' revisions include an increase in right-of-wa: width and curb to curb width to accommodate parking on one side of the street. Also, gutters have been made a requirement for all streets. Gradin2 A provision has been added requiring that slopes of 25% or greater cannot be graded. This will ensure that the basic topographical features of the area will be retained. One item that was not discussed at the last meeting was whether duplexes should be allowed in the specific plan on 1 acre minin size lots. Staff would not recommend such a provision, however since one of the property owners has raised this issue, the Planning Commission may wish to discuss this at tonight's meeting. With these changes, staff believes the specific plan incorporal the desires of the Planning Commission and, therefore, staff i: recommending approval of SP-191. .. Attachments 1. PC Resolution No. 2361 2. Exhibit 'X1, dated October 24, 1984 3. Staff Report, dated September 26, 1984 w/attachments 4. Exhibits A, B & C, dated October 24, 1984 (Sunny Creek Specific Plan) BH/ar 10/ 19/84 -2- @ 0 J-ANUARY 30, 1985 TO : FMNK ALESHIRE, CITY WAGER FROM: Land Use Planning Manager SP-191 - SUNNY CREEK SPECIFIC PLAN Nick Banche represents Mike O'Hara, a property owner affected 1 the above-referenced item. The item will be considered by the City Council on February 5, 1985. Mr. Banche has requested thz the Councilmembers be provided with wording which he will be asking the Council to have included within the Sunny Creek Specific Plan. His suggested wording is as follows: 'I If a single owner or group of owners working througl single representative process a zone change to P.C. ar a master plan comprised of all or substantially all oJ the Sunny Creek planning area, with an average densitj of no more than 2 dwelling units per acre, that plan would be reviewed without any prejudice due to the adoption of the present Sunny Creek Plan, and, if acceptable, could replace the Sunny Creek Plan. 'I % MICHAEL J. HQLZMILLER MJH/ar "-0 $4 (:. : - c2L:y6 JA!J 1985 &$'-% 4 !%, < Yh *J L?? Iru lc city of $. Ws&ad* Q ?@ 4&! Gl$\%l - 1-- 0 6- I 5850 Avenida Encinas, Suite A -- Carlsbad, California 92008 -- Phone 6 January 28, 1985 City Counci 1 City of Carl sbad 1200 El8 Avenue Carlsbad, CA 92008 Attn: Mayor Mary Casler , Dear Mary : On behalf of the undersigned property owners, who own or control 94 % of the total land area within the Sunny Creek Plan, we respectfully request that the hearing for SP-191 scheduled for February 5th, 1985 be continued for sixty (60) days. This group has met several times in the last two weeks and we are working actively toward reaching a consensus for a Sunny Creek Plan that would be acceptable to the property owners and still accomplish what we perceive to be the goals of the City. We have scheduled a meeting every Thursday morning from now until we have have accomplished this goal. The plan we will be preparing will cover the following areas of concern : (1 ) Average density ; (2) Ci rcul ati on ; (3) Protection of Sunny Creek's habitat; (4) Minimum design criteria. Your consideration in this matter would be greatly appreciated. --I_ A -./ -- &&d-. 7 ft.. &JL6 ,! /+ B /-a Ida Kato Icrp &Trn Hagaman ,$/' 0 rf.fdf,4.p> ( _" %-F4&W-f-H& \'g~c"u''L, @-, 'L &- fi-c'.?-L/ / Ma'ry E. #ros& Contractors-Lqcense No. 378383 0 0 OWNERS LETTER March 18, 1985 As the owners of property included in the Sunny Creek Plan, we join the Council in its concern for quality development. a statement of our support for the Sunny Creek Plan as approved by the City Staff and as approved by the Planning Commission provided such plan includes the amendment proposed by Rusty Grosse which is attached. This amendment will assure high quality development at a low average density with a plan that we and the City of Carlsbad can point to with pride. This letter constitutes u d4&4&,....M 3. 11. -/A& Western Land Western Land Grosse t7*ah.’ , FP-+f-- Sheet 3 Grosse See Attached i/ 10. 2. Sandlin 12. 4. ‘~antarini - % Gri%ble See Attached Sheet 2 f 13, t- ‘: 5. Hagaman Mandana’ ,pu , ,r ’ ,. /-2h-. ///u7 - 14. Mandana ’ r . ._ f ‘- ./ Kato 6,bt c x‘ j * /- I. t! 15, Kelly (1) e a , <’ 8 March 27, 1985 Mayor Nary Casler and Members of the City Council Carlsbad, California Dear Mayor Casler and Members of the City Council: As owners of property included in the proposed Sunny Creek Specific Plan, we share the City Council’s concern for a well-planned quality development within this areao for planning the entire area. We support the amendment proposed by Mike O’Hara. However, we do wish to reserve the right, as property owners, to determine our position on any new plan that may affect our propertyo The Sunny Creek Plan would meet the need x. pieu4, i 4-3 &e%b& Dorothy “51 Hagam& (2) a e 1 <> ' OWNERS LETTER March 18, 1985 As the owners of property included in the Sunny Creek Plan, we join the Council in its concern for quality development. a statement of our support for the Sunny Creek Plan as approved by the City Staff and as approved by the Planning Commission provided such plan includes the amendment proposed by Rusty Grosse which is attached. This amendment will assure high quality development at a low average density with a plan that we and the City of Carlsbad can point to with pride. This letter constitutes 1. 9. Western Land Grosse s 2. 10. 4-&,d aA& S and 1 in [ Grosse 3. 11. Western Land Ebright 4. 12. Gribble Cant arini 5. 13. Mandana Hagaman 6. 14. Mandana Kato 7. 15" 0' Hara Kelly a. Barlow (3) 0 0 < 11 - L.-- AMENDMENT If a single owner or group of owners working through a single representative process a zone change to P.C. and a master plan comprised of all or substantially all of the Sunny Creek Planning Area, with an average density of no more than 2 dwelling units per acre, that plan would be reviewed without any prejudice due to the adoption of the present Sunny Creek flan, and, if acceptable, could replace the Sunny Creek Plan. 0 il) ‘I <% c AMENDMENT TO THE SUNNY CREEK PLAN If a single owner or group of owners working through a single representative process a master plan or site plan and zone ch to Planned Community or Q-overlay with supporting zoning des- ignation comprising any major property(s) in the Sunny Creek Planning Area, that plan would be reviewed without any prejud due to the adoption of the present Sunny Creek Plan, and, if acceptable, would replace the Sunny Creek Plan as it relates specific project areas, Planning Area will be two dwelling units per acre. The average density of the Sunny Cre fit- z%s * 71v&+ &J e 6 c c.. -7 *, -a March 27, 1985 I Mayor Mary Casler and Members of the City Council Carlsbad , California Dear Mayor Casler and Members of the City Council: As owners of property included in the proposed Sunny Creek Specific Plan, we share the City Council's concern for a well-planned quality development within this areao for planning the entire area. We support the amendment proposed by Mike O'Hara. However, we do wish to reserve the right, as property owners, to determine our position on any new plan that may affect our propertyo The Sunny Creek Plan would meet the need Dorothy # Hagaqn