HomeMy WebLinkAbout1985-01-15; City Council; 8025; Council Review Planning Commission PCD-61 Webererr CARLSBAD — AGEND/ )ILL
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TITLE-1 ' *• COUNCIL REVIEW OF A PLANNING
COMMISSION DETERMINATION FOR A
13 UNIT APARTMENT PROJECT.
PCD-61 - WEBER
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RECOMMENDED ACTION:
The Planning Commission approved PCD-61 at their meeting of
November 28, 1984. If the Council agrees with the Planning
Commission Determination, the project should be returned to the
Commission for a resolution of approval.
ITEM EXPLANATION
On November 28, 1984 the Planning Commission approved a 13-unit
apartment complex located on the south side of Tamarack Avenue
east of Garfield. Based on the fact that the project was near
the high end of the density range (27.6 du's/acre), and that it
was a close vote by the Planning Commission (4-3 in favor), this
item was requested for Council review by a member of the City
Council.
Staff recommended denial of the project because it did not meet
the criteria identified in the general plan for increasing
density to the high end of the range. Staff felt that the lot is
constrained because of its narrowness, precluding a good design
for the amount of units proposed.
In addition, the project is located on Tamarack Avenue which has
recently been downgraded. This street is projected to carry
8,000 to 10,000 trips per day. This is an approximate amount of
traffic for a secondary arterial. This section of Tamarack will
be constructed as a collector, however, which can handle only
5,000 trips per day. As a result congestion will probably occur
in this area of the street and staff would recommend against
projects being approved at the high-end of the range.
Finally, the amount of amenities (landscaping, recreational
facilities, etc.) provided on-site were not adequate in
comparison with other recent apartment projects approved toward
the high end of the density range.
If the City Council upholds the decision of the Planning
Commission to approve the project, the item should be sent back
to the Planning Commission for adoption of findings and
conditions of approval. For further information please see the
attached report to the Planning Commission.
FISCAL IMPACT
The applicant would 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 #
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, October 24,
1984, which was approved by the Planning Commission on November
28, 1984. A copy of the environmental documents is on file in
the Land Use Planning Office.
EXHIBITS
1. Location Map
2. PC Resolution No. 2386
3. Staff Report dated, November 28, 1984 w/attachments
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PLANNING COMMISSION RESOLUTION NO. 2386
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A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING A PLANNING COMMISSION
DETERMINATION TO ALLOW A 13-UNIT APARTMENT PROJECT LOCATED
ON THE SOUTH SIDE OF TAMARACK AVENUE, 120 FEET EAST OF
GARFIELD STREET.
APPLICANT: WEBER
CASE NO.: PCD-61
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WHEREAS, a verified application for certain property to
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wit:
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Lot 10 Block "S" of Palisades, No. 2 in the City of
Carlsbad, County of San Diego, State of California,
according to the Map thereof No. 1803, filed in the Office
10 of the Recorder of said San Diego County, August 25, 1924,
Excepting from said Lot 10 the Northeasterly 65.00 feet
11 thereof,
12 has been filed with the City of Carlsbad and referred to the
13 Planning Commission; and
14 WHEREAS, said verified application constitutes a request
15 as provided by Title 21 of the Carlsbad Municipal Code; and
16 WHEREAS, the Planning Commission did, on the 28th day of
17 November, 1984, consider said request; and
18 WHEREAS, at said hearing, upon hearing and considering all
19 testimony and arguments, if any, of all persons desiring to be
20 heard, said Commission considered all factors relating to the
21 Planning Commission Determination; and
22 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
23 Commission as follows:
24 A) That the above recitations are true and correct.
25 B) That based on the evidence presented at the public hearing, th
Commission APPROVES PCD-61, based on the following findings
26 and subject to the following conditions:
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Findings;
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3) The project is consistent with all City public facility pol-
icies and ordinances since:
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a) The Planning Commission has, by inclusion of an appropriate
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1) The project is consistent with the City's general plan since
the proposed density of 27.6 du's/acre is within the density
range of 20-30 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.
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 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.
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b) The Carlsbad/San Marcos School District has written a
letter, dated , 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.
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4) The proposed project is compatible with the surrounding future
24 land uses since surrounding properties are designated for
residential development on the general plan.
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5) This project will not cause any significant environmental
26 impacts and a Negative Declaration has been issued by the Land
Use Planning Manager on October 24, 1984 and approved by the
Planning Commission on November 28, 1984,
PC RESO NO. 2386 -2-
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Conditions:
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otherwise noted in these conditions.
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2) This project is approved upon the express condition that the
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facilities are available at the time of application for such
10 sewer permits and will continue to be available until time of
occupancy
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4) This project is approved upon the express condition that the
12 applicant shall pay a public facilities fee as required by City
Council Policy No. 17, dated April 2, 1982, on file with the
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1) Approval is granted for PCD-61, as shown on Exhibit "A", dated
May 19, 1984 and Exhibit "B", dated September 20, 1984,
incorporated by reference and on file in the Land Use Planning
Office. Development shall occur substantially as shown unless
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 project.
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
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 26, 1984, 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.
5) The applicant shall provide school fees to mitigate conditions
of overcrowding as part of building permit application. These
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of building permit application.
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6) 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.
7) Water shall be provided to this project pursuant to the Water
Service agreement between the City of Carlsbad and the Costa
Real Water District, dated May 25, 1983.
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Land Use Planning Conditions;
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8) 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 Land Use
Planning Manager prior to the issuance of building permits.
PC RESO NO. 2386 -3-
9) The applicant shall prepare a detailed landscape and irrigation
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thriving condition, free from weeds, trash, and debris.
6 11) Any signs proposed for this development shall be designed in
7 conforraance with the City's Sign Ordinance and shall require
review and approval of the Land Use Planning Manager prior to
8 installation of such signs.
9 12) Trash receptacle areas shall be enclosed by a six-foot high
masonry wall with gates pursuant to City standards. Location
10 °f said receptacles shall be approved by the Land Use Planning
Manager
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13) All roof appurtenances, including air conditioners, shall be
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plan which shall be submitted to and approved by the Land Use
Planning Manager prior to the issuance of building permits.
Such plan shall incorporate dense landscape screening along
the Tamarack Avenue frontage of the project, and along areas
adjacent to the driveway.
10) All landscaped areas shall be maintained in a healthy and
architecturally integrated and concealed from view and the
sound buffered from adjacent properties and streets, pursuant
to Building Department Policy No. 80-6, to the satisfaction of
the Land Use Planning Manager and Building and Planning
Director.
Engineering Conditions:
14) The developer shall obtain a grading permit prior to the
commencement of any clearing or grading of the site.
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15) The grading for this project is defined as "controlled grading1
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.
16) No grading shall occur outside the limits of the
project unless a letter of permission is obtained from the
owners of the affected properties.
17) A separate grading plan shall be submitted and approved and a
separate grading permit issued for the borrow or disposal site
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if located within the city limits.
18) All slopes within this project shall be no steeper than 2:1.
till
tillPC RESO NO. 2386 -4-
regards to the hauling operation.
20) The developer shall exercise special care during the5 construction phase of this project to prevent any off-site
6 siltation. The developer shall provide erosion control
measures and shall construct temporary desiltation/detention
„ basins of type, size and location as approved by the City
Engineer. The basins and erosion control measures shall be
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19) Prior to hauling dirt or construction materials to any propose
construction site within this project the developer shall
submit to and receive approval from the City Engineer for the
proposed haul route. The developer shall comply with all
conditions and requirements the City Engineer may impose with
shown and specified on the grading plan and shall be
constructed to the satisfaction of the City Engineer prior to
the start of any other grading operations. Prior to the
removal of any basins or facilities so constructed the area
served shall be protected by additional drainage facilities,
slope erosion control measures and other methods required or
approved by the City Engineer. The developer shall maintain
the temporary basins and erosion control measures for a period
of time satisfactory to the City Engineer and shall guarantee
their maintenance and satisfactory performance through cash
deposit and bonding in amounts and types suitable to the City
Engineer.
21) Additional drainage easements and drainage structures shall be
..,. provided or installed as may be required by the County
•^ Department of Sanitation and Flood Control or the City Engi-
ne neer.ID
22) The developer shall pay the current local drainage area fee
prior to issuance of any grading or building permit for this
project or shall construct drainage systems in conformance wit!
the Master Drainage Plan and City of Carlsbad Standards as
required by the City Engineer.
23) Improvements listed in this section shall be installed or
agreed to be installed by secured agreement by the developer
before the issuance of any building permit. The developer
shall obtain approval of the plans from the City Engineer and
pay all associated fees and performance guarantees prior to
issuance of any building permit. The developer shall install
said improvements to the satisfaction of the City Engineer
prior to issuance of a Certificate of Occupancy or occupancy o
any portion of the project for any purpose. The improvements
are:
a) Tamarack Avenue to one-half width plus a 12 foot wide lane
to collector street standards along the project frontage
b) Transition sections on Tamarack Avenue on each side of the
project to provide for curb water to be carried past the
project and to the catch basin laying approximately 30
feet east of the project.
PC RESO NO. 2386 -5-
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^ 24) Unless a standard variance has been issued, no variance from
private street frontages in conformance with City of Carlsbad
^ Standards.
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design requirements of the respective sewer and water agencies
6 regarding services to the project.
n1 27) The design of all private streets and drainage systems shall be
8 approved by the City Engineer prior to issuance of any grading
or building permit for this project. The structural section of
I all private streets shall conform to City of Carlsbad Standards9 ' based on R-value tests. All private streets and drainage
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City Standards are authorized by virtue of approval of this
project plan or tentative map.
25) The developer shall install street lights along all public and
26) The developer shall comply with all the rules, regulations and
systems shall be inspected by the city, and the standard
improvement plan check and inspection fees shall be paid prior
to issuance of any building or grading permit for this
project.
28) 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.
PC RESO NO. 2386 -6-
29) All plans, specifications, and supporting documents for the
improvements of this project shall be signed and sealed by the
Engineer in responsible charge of the work. Each sheet shall
be signed and sealed, except that bound documents may be signed
and sealed on their first page. Additionally the first sheet
of each set of plans shall have the following certificate:
"DECLARATION OF RESPONSIBLE CHARGE"5
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7 Business and Professions Code, and that the design is
consistent with current standards.8
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I hereby declare that I am the Engineer of Work for this
project, that I have exercised responsible charge over the
design of the project as defined in Section 6703 of the
I understand that the check of project drawings and
specifications by the City of Carlsbad is confined to a review
only and does not relieve me, as Engineer of Work, of my
responsibilities for project design.
(Name, Address and Telephone of Engineering firm)
Address: _
14 City, St.:
Telephone:
BY Date:
(Name of Engineer)
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T ft•L0 30) The developer shall provide the City with a reproducible mylar
copy of the site plan as approved by the Planning Commission.
The site plan shall reflect the conditions of approval by the
City. The plan copy shall be submitted to the City Engineer
prior to improvement plan submittal.
31) Prior to approval of any grading or building permits for this
22 I project, the owner shall give written consent to the annexation
' of the area shown within the boundaries of the site plan into
23 the existing City of Carlsbad Street Lighting and Landscaping
' District No. 1.
Fire Conditions;
25 32) Additional public and/or on site fire hydrants shall be
g- provided if deemed necessary by the Fire Marshal.
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Pft ////PC RESO NO. 2386 -7-
33) The applicant shall submit two (2) copies of a site plan
2 site roads and drives to the Fire Marshal for approval
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34) All required fire hydrants, water mains and appurtenances shall
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located on the project site.
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35) Proposed security gate systems shall be provided with "Knox"
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partment
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36) All private driveways shall be kept clear of parked vehicles at
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Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code.
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37) All fire alarm systems, fire hydrants, extinguishing systems,
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showing locations of existing and proposed fire hydrants and or
be operational prior to combustible building materials being
key operated override switch, as specified by the Fire De-
all times, and shall have posted "No Parking/Fire Lane-Tow Away
automatic sprinklers, and other systems pertinent to the
project shall be submitted to the Fire Department for approval
prior to construction.
38) Building exceeding 10,000 sq.ft. aggregate floor area shall be
sprinklered or have four-hour fire walls with no openings
therein which shall split the building into 10,000 sq.ft. (or
less) areas.
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PASSED, APPROVED AND ADOPTED at a regular meeting of the
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Planning Commission of the City of Carlsbad, California, held on
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the day of , 1985, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
VERNON J. FARROW, JR., Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
MICHAEL J. HOLZMILLER26
LAND USE PLANNING MANAGER
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PC RESO NO. 2386 -8-
BH
AFFLICTION SUBMITTAL DATE:
MAY 4, 1984
STAFF REPORT
DATE: November 28, 1984
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: PCD-61 - WEBER - Request for a Planning Commission
Determination to allow a 13-unit apartment project
located on the south side of Tamarack Avenue, 120 feet
east of Garfield Street.
I. RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resolution
No. 2386 DENYING PCD-61, based on the findings contained
therein.
II. PROJECT DESCRIPTION
The applicant is requesting approval to construct a 13-unit
apartment project on a .47 acre site. This project would result
in a density of 27.6 du/ac. Since the density range for this
area is 20-30 du/ac, the Zoning Ordinance requires a Planning
Commission Determination that such density (27.6 du/ac) is
justified.
The site is located on the south side of Tamarack Avenue, between
Garfield Street and the AT&SF Railroad tracks, in the RD-M zone.
An old single-family house presently occupies the site. A high
density apartment project exists to the east, and several old
single-family homes (off Garfield) back up against the site to
the west. The City Council recently amended the Circulation
Element for Tamarack Avenue in this area whereby a secondary
arterial right-of-way will be preserved, but the roadway will be
constructed at collector street standards.
The proposed project will consist of four buildings, housing 13
one-bedroom units. The design proposes two floor plans, a flat
and a townhouse style. No structure will exceed two stories in
height.
III. ANALYSIS
Planning Issue
1) Does the design of the project justify the requested
density?
Discussion
Section 21.24.120 of the Zoning Ordinance (RD-M Zone) stipulates
that any density above the lowest density (in this case 20
du/ac) established by the range (20-30 du/ac) must be justified
under the provisions of the General Plan.
The project is proposed at 27.6 du/ac. The Land Use Element of
the General Plan identifies the criteria for justifying such
densities as follows:
A) Site constraints - The long and narrow configuration
(751 x 275') of the lot must be considered a site
constraint. No environmental, natural resource, or
topographical constraints to the site exist.
B) On-site amenities - The project design includes four
separate buildings, furnishing each unit with a good
amount of light and air, a good overall living
environment. Proposed active recreation facilities
(spa) are moderate. The site design is somewhat
dominated by the long (180-foot) linear driveway.
Attempts at breaking the monotony with textured paving
are helpful. As shown on Exhibit "A", parking space #12
is awkwardly designed and will require additional
vehicular maneuvering to enter.
C) Off-site amenities - The project is situated 1 1/2
blocks from the beach and is moderately close to the
freeway and to shopping facilities.
D) Compatibiltiy - Surrounding land uses and densities
vary from single family homes to multi-family housing
in excess of 35 du/ac. The project would be considered
consistent with expected future development of the
area.
E) Provision of Public Facilities - Traffic projections
indicate that Tamarack Avenue will eventually carry
8,000 - 10,000 vehicles per day in this area. If such
projections become a reality, recently-downgraded
Tamarack will become congested. Although the applicant
is willing to dedicate and construct Tamarack (along the
project frontage) per the City's adopted plan, this
roadway cannot be considered an adequate circulation
facility to justify increased density. Drainage, sewer,
and other public facilities are provided for
adequately.
Staff concludes that, although the living environment of future
residents of the project will be above average, the size and
shape (site constraints) of the lot, and anticipated traffic
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problems in the area (adequacy of public facilities), reduce the
potential of this project to attain the high end of the density
range. Staff concludes that this project does not justify the
requested density and recommends denial of the project.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager determined that this project will
not have a significant impact on the environment and, therefore,
has issued a Negative Declaration on October 24, 1984.
ATTACHMENTS
1) Planning Commission Resolution No. 2386
2) Location Map
3) Background Data Sheet
4) Disclosure Form
5) Environmental Document
6) Exhibit "A", dated May 19, 1984, and "B", dated September
20, 1984
PJK:bw
11/16/84
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LOCATION MAP
SITE
R-2 R-1
I I I I I I I I
1 TAMARACK AVE
SEQUOIA AVE
R-3
CHINQUAPIN AVE
WEBER PCD-61
BACKGROUND DATA SHEET
CASE NO: PCD-61
APPLICANT: Weber
REQUEST AND IOCATICN: Planning Conmission Determination to allow a 13-unit
apartment project on the south side of Tamarack, 120 feet east of Garfield.
LEGAL DESCRIPTION: lot 10 Block "S" of Palisades, No. 2 in the City of Carlsbad
County of San Diego, State of California, according to the Map thereof No. 1803
filed in the Office of the Recorder of said San Diego County, August 25, 1924,
Excepting fron said Lot 10 tthe Northeasterly 65.00 feet thereof.
APN; 206-020-01
Acres .47 Proposed No. of Lots/Units 13
GENERAL PLAN AND ZONING
Land Use Designation RH
Density Allowed 20-30 du/ac Density Proposed 27.6 du/ac
Existing Zone RD-M Proposed Zone N/R
Surrounding Zoning and Land Use:
Zoning Land Use
Site RD-M SFD
North R-1 SFD
South RD-M SFD
East RD-M MFD
West R-2 SFD
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's 13
Public Facilities Fee Agreement, dated April 26, 1984
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued October 24, 1984
E.I.R. Certified, dated
Other,