HomeMy WebLinkAbout1985-03-05; City Council; 8074; REQUEST FOR A GENERAL PLAN AMENDMENT FROM RLM TO RM AND A ZONE CHANGE FROM R-A-10 TO RD-M.3
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'i - CITWF CARLSBAD - AGEND-ILL
TITLE: FU3QUEST FOR A GE", PLAN AEE3JDMEXC FROM
TO DM.
GPA/LU 84-11/ZC-317 - FIRST !XR!ERON
DEPT. AB# gf8 74
MTG. 3/5/85 F3.N 'ID .E34 AND A ZONE CHANGE FROM R-A-10 CITY A
CITY N DEPT. PLN
RECOMMENDED ACTION:
The Planning Cdssion and the staff are recarmending that the city council
direct the Attorney's Office to orepare documents APPFOVING GPA/LU 84-11, ar
introduce Ordinance No. 975 -4 , APPROVING ZC-317.
ITEM EXP-TION
The applicant is requesting a general plan mendment to &ange the land use
designation fran LcwMediUm Density (RLN/0-4 du's/acre) to Medium Density (R
10 du's/acre) and a corresponding zone &ange frm R-A-10,000 to RD-M on property located between Elm Avenue and Hosp Way at Forest Street (location
attached).
In reviewing the propsed land use mge, there were three areas of concern identified. These were axpatibility with surrounding uses, ptential visua
impacts and traffic impacts. In tern of cmptibility, staff and the Plm Cdssion felt that the lmer density (0-4 dun s/acre) presently designated
the site is scarsewhat inappropriate.
constructed (or under construction) at approximately19 du's/acre. ?"ne area
the west is under construction at 8 du's/acre. No obvious toposraphic or ot! features distinguish the subject site fran these surrounding higher density
properties. In fact, the slope of the site relates it mre closely to these
properties than tr, its 0-4 du's/acre neighkor to the south (which tends to s
southerly tmard Elm Avenue).
With regard to visibility, virtually the entire site is highly visible frcm
Buena Vista Valley, including Highway 78. Medium density projects are mre likely to be designed with larger, hlkier lxildings, with less open space a
landsca,Pe area fhan der a singlefamily designation. For this reason staf! required the applicant to develop a site plan tjhich wuld indicate that a
project at 4-10 du's/acre in this area could be sensitive to visual impact. applicant subnitted a site sensitive preliminary plan v,ihi& was at 7 du's/ac~
To ensure a sensitive developer&, hawever, the Planning Catmission and stafj
are recomnending the addition of the Q-Overlay zone with a 7 unit per acre
maximum
The engineering staff has indicated that all traffic impacts can be mitigated
requiring the applicant to Obtain access fran bth Forest Street and Elm
Avenue.
Both the Planning Cdssion and staff feel that all issues have been resolvc
This project was one of the 4 projects exempted frcsn the council's Interim Planning Policies because all staff mrk had been ampleted prior to the
policy's effective date.
Properties to ~e mrth and east are
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Page 2 of Agenda Bill # fD74
ENVIRONMEEI'AL REVIEW
The Land Use Planning Manager has determined that this project will not cau:
any significant environmental kipacts and, therefore, has issued a Negative
Declaration, dated January 8, 1985, vihich was approved by the Planning
Carmission on January 23, 1985. A copy of the environmental documents is or file in *e Land Use Planning Office.
FISCAL IMPACT
The increased need for city capital facilities resulting frm this developx
will be offset ky the payment of the public facilities fee.
facilities related directly to this developent will be constructed and paid.
by the developer.
Increased operating expenses related to this developent will be offset to s
extent from increased tax or fee revenue generated by the developnent. detailed econcmic inpact analysis of this developent has been conducted at
the so predictions of the prtion of -rating expenses oovered by addition operating revenue created as a result of this project cannot be mde.
EXHIBITS
1. Location Map
2. City Council Ordinance No.
3. PC Resolution Nos. 2405 and 2406
4.
Any capital
No
PC Staff Report dated January 23, 1985 w/atta&wnt
PLAZA CAMINO REAL
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ORDINANCE NO. 9754
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, AMENDING TITLE 21 OF THE
CARLSBAD MUNICIPAL CODE BY AMENDING THE ZONING MAP
FROM R-A-10,000 TO RDM-Q-7 ON PROPERTY GENERALLY
LOCATED BETWEEN ELM AVENUE AND HOSP WAY AT THE
FOREST STREET STUB.
APPLICANT: FIRST DARTHRON ASSOC.
CASE NO: zc-317
The City Council of the City of Carlsbad, Californi
does ordain as follows:
SECTION 1: Title 21 of the Carlsbad Municipal Code
amended by the amendment of a zoning map from R-A-10,000 to
7 on property as shown on the map marked ZC-317, Exhibit "A"
attached hereto and made a part hereof.
SECTION 2: This project is approved upon the expre
condition that the applicant shall pay a public facilities f
required by City Council Policy No. 17, dated August 29, 197
amended on April 2, 1982, on file with the City Clerk and in
porated herein by reference, and according to the agreement
executed by the applicant for payment of said fee a copy of
agreement dated August 29, 1984, is on file with the City C1
and incorporated herein by reference. If said fee is not pa
promised, this application will not be consistent with the G
Plan and approval for this project shall be void. Said fees
be paid based on the April 2, 1982 version of Policy No. 17.
EFFECTIVE DATE: This ordinance shall be effective
days after its adoption, and the City Clerk shall certify to
adoption of this ordinance and cause it to be published at 11
once in the Carlsbad Journal within fifteen days after its
adoption.
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INTRODUCED AND FIRST READ at a regular meeting of tl
8' Carlsbad City Council on the
and thereafter
day of
PASSED AND ADOPTED at a regular meeting of said Cit:
Council held on the day of , 1985, b
following vote, to wit:
AYES :
NOES :
ABSENT :
MARY H. CASLER, Mayor
ATTEST :
ALETHA L. RAUTENKRANZ, City Clerk
(SEAL)
-
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10=24=8(
PLAZA CAMINO REAL
EXISTING RLM 0-4 1
PROPOSED RM 4-10
EXISTING R-A-1(
PROPOSED RD-hc
-?w- -
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-- PLANNING COMMISSION RESOLUTION NO. 2405
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF AN
AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL PLI
FROM RLM (0-4 DU/AC) TO RM ( 4-1 0 DU/AC) ON PROPERTY
GENERALLY LOCATED BETWEEN ELM AVENUE AND HOSP WAY A!
FOREST STREET STUB.
APPLICANT: FIRST DARTHRON ASSOC.
CASE NO.: GPA/LU 84-11
WHEREAS, a verified application for an amendment to
eneral Plan designation for certain property located, as S~C
xhibit "A", dated October 24, 1984, attached and incorporate
erein, have been filed with the Planning Commission; and
WHEREAS, said verified applications constitute a rec
or amendment as provided in Title 21 of the Carlsbd Municipz
WHEREAS, the Planning Commission did, on the 23rd dz
anuary, 1985, hold a duly noticed public hearing as prescrit
aw to consider said request;
WHEREAS, at said public hearing, upon hearing and
onsidering all testimony and arguments, if any, of all persc
esiring to be heard, said Commission considered all factors
elating to the General Plan Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plannin
omission of the City of Carlsbad, as follows:
) That the above recitations are true and correct.
) That in view of the findings made and considering the
applicable law, the decision of the Planning Commission
recommend APPROVAL of GPA/LU 84-11, as shown on Exhibit
dated October 24, 1984.
onjunction with Zone Change-318 which limits density site to 7 du/ac, eventual development of the property wi
more compatible with surrounding existing and future lan
than the existing 0-4 du/ac density range.
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2) A project can be designed within this density range whi
mitigate anticipated visual impacts and incremental tra
impacts.
3) In conjunction with Zone Change-318 which restricts all
density to 7 du/ac the site is physically suitable for
development in the 4-7 du/ac density range.
4) This project will not cause any significant environment
impacts and a Negative Declaration has been issued by t
Use Planning Manager on January 8, 1985 and approved bq
Planning Commission on January 23, 1985.
PASSED, APPROVED AND ADOPTED at a regular meeting o
Planning Commission of the City of Carlsbad, California, he1
the 23rd day of January, 1985, by the following vote, to wit
AYES: Chairman Farrow, Commissioners Schlehuber,
NOES: None.
ABSENT: Commissioner McFadden.
ABSTAIN: None.
L'Heureux, Marcus, Smith and Rombotis.
ATTEST:
IMICHAEL J. wLG ,
c.
WLL&U )
LAND USE PLANNING MANAGER
PC RES0 NO. 2405 -2-
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PLANNING COMMISSION RESOLUTION NO. 2406
A RESOLUTION OF THE PLANNING COMMISSION OF THE CIT’I CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A Z( CHANGE FROM R-A-10,000 to RD-M-Q-7 ON PROPERTY GENE
LOCATED BETWEEN ELM AVENUE AND HOSP WAY AT THE FORE STREET STUB.
APPLICANT: FIRST DARTHRON ASSOC.
CASE NO.: ZC-317
WHEREAS, a verified application for certain propert
wit:
A portion of the Northwest Quarter of the Southwest
of Section 32, Township 11 South, Range 4 West, San Bernardino Base and Meridian in the County of San D
State of California,
has been filed with the City of Carlsbad, and referred to th
Planning Commission; and
WHEREAS, said application constitutes a request as
by Title 21 of the Carlsbad Municipal Code: and
WHEREAS, the Planning Commission did on the 23rd da
January, 1985, hold a duly noticed public hearing as prescri
law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persc
1 desiring to be heard, said Commission considered all factors
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relating to the Zone Change: and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plannil
Commission as follows:
A) That the above recitations are true and correct.
’) That based on the evidence presented at the public heari
Commission recommends APPROVAL OF ZC-317, based on the
following findings and subject to the following conditic
Findings:
1) The RD-M-Q-7 zone requires discretionary site plan revie
limits potential development to a maximum density of 7 d which is more compatible with surrounding existing and f
land uses than the existing R-A-10,000 zone.
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2) The limitation to 7 du/ac will mitigate potential visu;
traffic impacts.
The site is physically suitable in size and shape to
accommodate multi-family development.
This project will not cause any significant environmenl
impacts and a Negative Declaration has been issued by i Use Planning Manager on January 8, 1985 and approved b1 Planning Commission on January 23, 1985.
The project is consistent with all City public facilit:
policies and ordinances since:
a)
3)
4)
5)
The applicant has agreed and is required by the inc
of an appropriate condition to pay a public facilii fee. Performance of that contract and payment of .
will enable this body to find that public facilitic be available concurrent with need as required by tl
general plan.
Conditions:
1) Approval is granted for ZC-317, as shown on Exhibit "A'
October 24, 1984, incorporated by reference and on filt
Land Use Planning Office.
substantially as shown unless otherwise noted in these
conditions.
This project is approved upon the express condition thi applicant shall pay a public facilities fee as requirec
Council Policy No. 17, dated April 2, 1982, on file wii
City Clerk and incorporated herein by reference, and ac to the agreement executed by the applicant for payment
fee, a copy of that agreement, dated August 29, 1984 it
with the City Clerk and incorporated herein by referenc
said fee is not paid as promised, this application wil!
consistent with the General Plan and approval for this shall be void.
Development shall occur
2)
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/I// PC RES0 NO. 2406 -2-
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PASSED, APPROVED AND ADOPTED at a regular meeting (
Planning Commission of the City of Carlsbad, California, he:
the 23rd day of January, 1985, by the following vote, to wil
AYES : Chairman Farrow, Schlehuber, L'Heureux, ME
NOES : None.
ABSENT: Commissioner McFadden.
ABSTAIN: None.
Smith and Rombotis.
VERNON J. FARROW, JR., Cha:
CARLSRAD PLANNING COMMISSI(
ATTEST:
MICHAEL J. HOLZMILLER
LAND USE PLANNING MANAGER
PC RES0 NO. 2406 -3-
-rrulICH'l'IUN bUBMITTAL DATE: AUGUST 984 < e
0 STAFF REPORT
DATE : January 23, 1985
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: GPA/LU 84-11/ZC-& - FIRST DARTHRON ASSOC. - Request for a General Plan Amendment and Zone Change to increaz the allowable density on an 11 acre site between Elm Avenue and Hosp Way at the Forest Street stub.
I. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the Negative Declaration issued by the Land Use Planning Manager and
ADOPT Resolution Nos. 2405 and 2406 recommending APPROVAL of GPA/LU 84-11/2C-318, based on the findings and subject to the conditions contained therein.
11. PROJECT DESCRIPTION
The applicant is requesting a General Plan Amendment to change the land use designation from RLM (0-4 du/ac) to RM (4-10 du/ac) on an 11-acre parcel located at the top of the hill, just south of Plaza Camino Real. The request also involves a rezone from R-A-10,000 to RD-M. The property is presently vacant except for two existing single-family homes located in the south-westerly quadrant of the site. A row of Eucalyptus trees generally defines the southerly property line. While the single-family dwellings are planned to remain, the applicant proposes to develop the balance of the site into a 75-unit condominium project.
The existing dwellings are presently accessed through an easement from Elm Avenue, near the water tank. A local public street is eventually planned through the subject property and the adjacent property to the south, which would connect Elm Avenue and Hosp Way (at Forest Street). Hosp Way currently serves as a collector roadway for the numerous streets and driveways serving
condominium and apartment developments in the surrounding Hosp Grove area.
The subject property and a similarly-sized parcel immediately to the south make up an island of low-medium density land almost totally surrounded by higher density property. The northern parcel (subject property) slopes gently down to the north and is extremely visible from the commercial area in the Buena Vista Valley, and Highway 78. Eucalyptus trees exist on both parcels, but not in great numbers.
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111. ANALYSIS
Planning Issues
1) Is a land use designation of 4-10 du/ac more .appropriate for the site than the present 0-4 du/ac
2) Will the higher designation of 4-10 du/ac result in
designation?
unavoidable adverse impacts to the area, including traffic, visual, etc.?
Discussion
The subject property is situated (but not included) in the heart of the Hosp Grove Master Plan (MP-1) area. This area is eventually to be developed into approximately 1325 moderate to high density residential units. Among the reasons that the Ros~ Grove area is designated for higher density uses is its proximity to the commercial center for shopping and employment.
In terms of compatibility, the lower density (0-4 du/ac) presently designated for the site is somewhat inappropriate. Properties to the north and east are constructed (or under construction) at approximately 19 du/ac. That to the west is under construction at 8 du/ac. No obvious topographic or other features distinguish the subject site from these surrounding
higher density properties. In fact, the slope of the site relates it more closely to these properties than to its 0-4 du/a neighbor to the south (which tends to slope southerly toward Elm Avenue) .
Staff has identified two areas of concern associated with an increase in land use intensity of the subject site, visual and traffic impacts. Virtually the entire site is visible from the Buena Vista Valley, including Highway 78. Higher density projects are much more likely to be designed with larger, bulkier buildings, with less open space and landscape area. Staff believes it is important that this hilltop be developed sensitively. Design characteristics should include low-key structures, visual corridors between buildings, significant + areas of open space, and contour grading. This concept is also in keeping with the open space character of Hosp Grove.
The Engineering staff has projected that Hosp Way (particularly
at its intersection with El Camino Real), will eventually experience some vehicular congestion. In addition, traffic congestion on El Camino Real at Plaza Camino Real is already apparent at certain times of the year. An increase in density 01 the subject property will add some incremental traffic to these roadways. Staff concludes that eventual development of the site (even at the medium density proposed) must make provision for a public street connection to Elm Avenue to off-set and help
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mitigate the additional traffic impacts. Projections identify
Elm Avenue as being fairly free-flowing and uncongested. Desig considerations which would encourage future residents to access at Elm Avenue rather than at Hosp Way would be looked upon favorably.
In addition, the City Traffic Engineer has identified the Hosp
Way access (Forest Street) as a hazardous intersection with or without the land use change. likely require additional design work, including, possibly,
a stop light.
It is clear that the present designation of ths site does not provide for a land use transition or decent buffers between somewhat contrasting land uses. Early on, staff recognized thai from a planning standpoint, a density increase may be
appropriate. The burden of proof was laid upon the developer, i design a conceptual plan that would address the two concerns staff identified with developnent of the site. Staff would recommend approval of the GPA only if it could be shown that a development could be designed to maintain an open space charactc and provide appropriate public access to Elm Avenue. After extensive study and review, this has been accomplished. Althou! time constraints do not allow the condominium project to be reviewed in detail concurrently with the GPA and Zone Change, staff is satisfied that a project of not over 7 du/ac can be constructed which will mitigate these concerns. This density iE more compatible with neighboring properties and provides for a land use transition. Property to the south will remain RLM (0-4
du/ac) .
The Zoning Ordinance (Section'21.24.120(~)) allows that
residential densities may be restricted further than that allowe
by the General Plan range, through zoning. Staff recommends tha the GPA be approved to 4-10 du/ac but that the zoning be changed to RD-M-Q-7, which would allow no development in excess of 7 du/ac. The inclusion of the Q-Overlay zone would require the review of a site development plan for this project by the Planning Commission.
The City Council Policy prohibiting general plan anendpents was adopted after the staff work was completed on this project. The Council is aware that about six projects were in this situation and have concurred with staff that these items should be allowed to continue through the process.
IV. ENVIRONMENTAL REV1 EW
The Land use Planning Panaqer has determined that this project
will not have a significant effect on the environment and, therefore, has issued a Negative Declaration on January 8, 1985.
Mitigation of this problem will
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ATTACHMENTS
1) Planning Commission Resolutions 2405 and 2406
2) Location Map 3) Background Data Sheet 4) Disclosure Form
5) Environmental Documents
6) Exhibit "A", dated October 24, 1984
PJK:bw
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David Xleinman
1Tma Borne Address
ZPisiness Mdress
7019 Alicantw Rd.. Carlsbad, CA 92008
Ttie2hoce Nvsrber Teleplhone Xunber
it will remain true and. correct and may
t until zxendtd,