HomeMy WebLinkAbout1985-09-17; City Council; 8329; Request for 141 Unit Tentative Map and Planned Unit Development - CT 85-18 PUD 88 - Pannonia0 aJ . 3 .rl ' ZT ,
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- ciao~ CARLSBAD - AGEN~BILL ,-
AB# 832 9 TITLE: REQUEST FOR 141 UNIT TENTATIVE MAP DEPl
LC AND PLANNED UNIT DEVELOPMENT CT 85-18/PUD-88 - PANNONIA CITY M%.L#&&
.-D~PT. PLN CITY
RECOMMENDED ACTION:
Both the Planning Commission and staff are recommending that
City Council direct the City Attorney's Office to prepare doc1
APPROVING CT 85-18/PUD-88.
ITEM EXPLANATION
The applicant is requesting approval of a 142 lot/141 unit
tentative map and planned unit development on property locatec
of Park Drive, west of Neblina Drive and south of Skyline DriT
The General Plan for the site is RLM (.l - 4 du's/acre) and tl
zoning for the site is R-1-9500. The subject property is 59 I
in Bize and the proposed density would be 2.39 du's/acre.
The major issues concerning the project were compatibility wit
existing residential uses surrounding the property, the extens
of Skyline Drive and the addition of recreation areas. Both t
Planning Commission and the staff felt that the project was
proposed. The lots average over 9500 sq.ft. and are similar t
adjacent properties. Skyline Drive, as originally brought to Planning Commission, was shown as a through connection to Hill Drive. The Planning Commission, in response to citizen input,
required that Skyline Drive end as a cul-de-sac in the northea
portion of the project.
In recommending approval of the project, the Planning Commissi required an additional recreation lot in the northern portion the site and required the applicant to participate in an asses
district if one is formed for offsite Hillside Drive. The
applicant did not feel that the additional recreation lot was needed because of the large size of the lots.
All other issues have been resolved. For further information
please see the attached report to the Planning Commission.
ENVIRONMENTAL IMPACT
An extended initial study was required. Following review of t.
information the Land Use Planning Manager issued a Negative
Declaration on July 8, 1985, which was approved by the Planninc
Commission on August 28, 1985.
NOTE:
compatible with existing residences because of the large lots
This matter was continued. from the meetincr of SeoteFber
1985 so that the Neqative Declaration could be sent to 1
State Clearinuhouse for comments from anaroDriate resnot
agencies. As of October 18, 1955, no comments obiectinc the Negative Declaration have been received.
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* <i Page 2 of Agenda €2111 NO. 8.329
FISCAL IMPACT
The increased need for city capital facilities resulting from
development will be offset by the payment of the public facil.
fee. Any capital facilities related directly to this developr will be constructed and paid for by the developer.
Increased operating expenses related to this development will
offset to some extent from increased tax or fee revenue gener:
by the development. No detailed economic impact analysis of .
development has been conducted at this time so predictions of
portion of operating expenses covered by additional operating revenue created as a result of this project cannot be made.
EXHIBITS
1. Location Map
2. Planning Commission Resolution No. 2470
3. Staff Report to Planning Commission dated August 14, 1985
4. Revision for Skyline Drive (Alternate B)
5. Letter from D. Dwight Worden dated September 11, 1985.
6. Memo from Engineering Department dated October 18, 1985.
w/attachments
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PLANNING COMMISSIOX RESOLUTION NO. 2470
A RESOLUTION OF THE PLANNING COMMISSION OF THE CIT
CARLSBAD , CALIFORNIA, EECOI4i"ENDING APPROVAL OF -4 1
TENTATIVE TRACT MAP AND 141 UNIT PLANt.ED UNIT DEVE
ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF
TAMARACK AVENUE AND \EST OF NEBLINA DRIVE.
CASE 110. : CT 85-18/PUD-88
APPLICAKT: PANNONIA
WHEREAS, a verified application for certain proger
wit:
A portion of Lot "1" of the Rancho Agua Hedionda,
City of Carlsbad, County of San Diego, State of California, according to Map thereof iJo. 823, file
Office of the County Recorder of San Diego County, November 16, 1896,
has been filed with the City of Carlsbad,
Planning Commission; and
and referred to t
WHEMAS, said verified application constitutes a r
as pr vided by Title 21 of the Carlsbad Municipal Code; and d l4
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WHEREAS, the Planning Commission did, on the 14th I
1985 and on the 28th day of August, 1985, hold a du
August. noticed public hearing as prescribed by law to consider sai
I request: and 1 WHEREAS, at said Sublic hearing, upon hearing and I
considering all testimony and arguments, if any, of all pers
desir'ng 1 to be heard, said Commission considered all factor,
relating ~ to the Tentative Tract Map and Planned Unit Develo]
NOW, HEREFORE, BE IT HEREBY RESOLVED by the Planning Commi:
follo s:
at the above recitations are true and correct.
B) A) T h at based on the evidence presented at the public hea:
t e Commission recommends APPROVAL of CT 85-18/PUD-88,
on the following findings and subject to the following
conditions:
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*Findings;
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) The project is consistent with the City's General Plan the proposed density of 2.39 du's/acre is within the de
range of 0-4 du's/acre specified for the site as indica
the Land Use Element of the General Plan.
2) The site is physically suitable for the type and densit development since the site is adequate in size and shar accommodate residential development at the density proE
3) The project is consistent with all City public faciliti icies and ordinances since:
a) The Planning Comraission has, by inclusion of an aps condition to this project, ensured that the final n
not be approved unless the City Council finds that
service is available to serve the project. In addj
the Planning Cornmission has added a condition that
not be issued €or the project unless the City Engir
determines that sewer service is available, and buj
cannot occur within the project unless sewer servic
remains available, and the Planning Commission 'is 5
that the requirements of the Public Facilities Eler
the General Plan have been met insofar as they app: sewer service for this project.
shall be placed on the final map that building pern
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b) The Carlsbad School District has written a letter,
May 21, 1985, stating that school facilities will E
available to this project.
c) Park-in-lieu fees are required as a condition of ay
cl) All necessary public improvements have been providc
will be required as conditions of approval.
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e) The applicant has agreed and is required by the in(
of an appropriate condition to pay a public facilii
Performance of that contract and payment of the fet
enable this body to find that public facilities wi:
available concurrent with need as required by the (
Plan.
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4) The proposed project is consistent with the City's Plai
Development Ordinance and also cornplies with the Desiyi
Guidelines Manual.
.3) The proposed project is compatible with the surroundinc
land uses since surrounding properties are designated
residential development on the General Plan.
3) The street system is adequate to handle traffic genera
this project, however, it will contribute traffic to e
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The applicant shoulu participate in a,
assessment district to improve existiny circulation co
on Hillside Drive.
Hillside Drive.
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,7) This project will not cause any siynificant environment
impacts and a Negative Declaration has been issued by t
Use Planning Manager on July 8, 1985 and approved by th
Planning Commission on August 14, 1985.
3) This project requires the construction of the improveme facilities listed in the conditions of approval or the
of fees in lieu of construction. This project creates need for the improvements or facilities for the reasons
in the staff report. If the improvements or facilities
provided the project will create an unmitigated burden
existing improvements and facilities. Further, the improvements and facilities are necessary to provide sa
adequate and appropriate service to future residents of
project consistent with City goals, policies and plans.
2onditions:
1) Approval is granted for CT 85-18/PUD-88, as shown on E,
"A", dated July 18, 1985 and Exhibits "B" - "C", dated
1985, incorporated by reference and on file in the Lanc
Planning Office. Development shall occur substantial11 shown unless otherwise noted in these conditions.
2) This project is approved upon the express condition the
final map shall not be approved unless the City Council
as of the time of such approval that sewer service is E to serve the subdivision.
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3) This project is approved upon the express condition thz
building permits will not be issued for development of
subject property unless the City Engineer determines tl
facilities are available at the time of application foi
sewer ?errnits and will continue to be available until .
occupancy. This note shall be placed on the final map 1) This project is approved upon the express condition th:
/I applicant shall pay a public facilities fee as require(
Council Policy No. 17, dated April 2, 1982, on file wil j 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 May 21, 1985, is (
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.
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) The applicant shall pay park-in-lieu fees to the City,
the approval of the final map as required by Chapter 2(
the Carlsbad Municipal Code.
) The applicant snall provide school fees to mitigate CO'
of overcrowding as part of building permit application
fees shall be based on the fee schedule in effect at t' j I of building permit application.
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7,) Water shall be provided to this project pursuant to the
Service agreement between the City of Carlsbad and the Real Water District, dated Flay 25, 1983.
Land Use Planning Office
8) The applicant shall prepare a reproducible mylar of the site plan incorporating the conditions contained herein site plan shall be submitted to and approved by the Lan
Planning Manager prior to the issuance of building perx
9) The applicant shall establish a homeowner's association corresponding covenants, conditions and restrictions.
CC&R's shall be submitted to and approved by the Land U
Planning Manager prior to final map approval.
10) The final map shall include an open space maintenance E
to the Homeowners Association for maintenance of all OF
areas, parks, pedestrian trails, overlook areas, manufa
slopes and detention basins.
11) The final map shall include a community recreation lot
to the north of Hillside Drive. This lot shall be a mi
7,000 square feet in area, shall be turfed, and shall i
picnic tables and childreris recreation equipment subjec
approval of the Land Use Planning Manager.
12) The applicant shall prepare a detailed landscape and ir plan which shall include fire retardent species on frir
per the City Landscape Design Guid-lines Manual.
13) A 500' scale map of the subdivision shall be submitted Land Use Planning Manager prior to the recordation of t
map. Said nap shall show all lots and streets within E
adjacent to the project.
114) All landscaped areas shall be maintained in a healthy E
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,I thriving condition, free from weeds d trash, and debris.
115) Any signs proposed for this development shall be desigr
conformance with the City's Sign Ordinance and shall re
review and approval of the Land Use Planning Manager pi
installation of such sicjns.
16) All roof appurtenances, including air conditioners, sh?
sound buffered from adjacent properties and streets, p~
to Building Department Policy No. 80-6, to the satisfac
the Land Use Planning Manager and Building and Plannin5
Director.
architecturally integrated and concealed from view and
17) The applicant shall submit a street name list consister
the City's street name policy subject to the Land Use I
Manager's approval prior to final map approval.
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J8) Approval of this request shall not excuse compliance w:
sections of the Zoniny Ordinance and all other applical
ordinances in effect at the time of building permit is:
19) The project shall provide bus stop facilities at locat: subject to the satisfaction of the North County Transii
trict. Said facilities shall at a minimum include a bt
free from advertising, and a pole for the bus stop sigi
bench and pole shall be designed in a manner so as to 1
detract from the basic architectural theme of the projl
said design shall be subject to the approval of the La]
Planning Manager and North County Transit District.
20) The developer shall display a current Zoning and Land 1
in the sales office at all times, and/or suitable alte
to the satisfaction of the Land Use Planning Manager.
21) All sales maps that are distributed or made available
public shall include but not be limited to trails, futi
existing schools, parks, and streets.
Building identification and/or addresses shall be plact
street or access road: color of identification and/or
shall contrast to their background color.
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new and existing buildings so as to be plainly visible
123) If any condition for construction of any public improv
facilities, or the payment of any fees in lieu thereof by this approval or imposed by law on this project are
challenged this approval shall be suspended as provide
Government Code Section 65913.5. If any such conditio determined to be invalid this approval shall be invali the City Council determines that tile project without t
condition complies with all requirements of law.
24) The applicant shall be required to submit detailed des
guidelines for the custom homes proposed for lots 1-30 ,I prior to the issuance of any building permits. Guide1
shall ensure compatibility with other buildings in thi
are subject to the approval of the Land Use Planning PI
Prior to any project grading on the subject property,
applicant shall employ a qualified archaeologist and a Gersonnel to excavate ten 1x1 meter test units on the to recover cultural resource materials, curate artifac
prepare a report as discussed in An Archaeological Sur
the Pannonia Property, Regional Environmental Consulta
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development and with surrounding properties. These gu
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26) The developer shall provide a minirflcm of 258 of the lo adequate sideyard area for Recreation Vehicle storage
to City standards. The C.C.&R.’s shall prohibit the s
recreational vehicles in the required front yard setba
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a 1.
Engineering:
27) The developer shall obtain a grading permit prior to tlr
28) The grading for this project is defined as "controlled
by Section 11.06.170(a) of the Carlsbad Municipal Code Grading shall be performed under the observation of a t
engineer whose responsibility it shall be to coordinatc inspection and testing to ensure compliance of the worl
the approved grading plan, submit required reports to Engineer and verify compliance with Chapter 11.06 of tl
Carlsbad Municipal Code.
commencement of any clearing or grading of the site.
29) No grading shall occur outside the limits of the subdi7 unless a letter of permission is obtained from the ownc
the affected properties.
30) A separate grading plan shall he submitted and approve(
separate grading permit issued for the borrow or dispo:
if located within the city limits.
31) All slopes within this project shall be no steeper thai
32) Prior to hauling dirt or construction materials to any construction site within this project the developer sh
submit to and receive approval fro3 the City Engineer
proposed haul route. The developer shall comply with
conditions and requirements the City Engineer may imp0 regards to the hauling operation.
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33) The developer shall exercise special care during the
construction phase of this project to prevent any offs
I siltation. The developer shall provide erosion contro measures and shall construct temporary desiltation/deti 1 basins of type, size and location as approved by the C Engineer. The basins and erosion control measures sha shown and specified on the grading plan and shall be I constructed to the satisfaction of the City Engineer p the start of any other grading operations. Prior to t' removal of any basins or facilities so constructed the served shall be protected by additional drainage facil slope erosion control measures and other methods requi approved by the City Engineer. The developer shall ma the temporary basins and erosion control measures for of time satisfactory to the City Engineer and shall gu
their maintenance and satisfactory performance through deposit and bonding in amounts and types suitable to t Eny ineer,
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34) The developer shall construct desiltation/detention ba, type and size and at locations as approved by the City
Engineer. The developer shall enter into a desiltatioi
maintenance agreement and submit a maintenance bond
satisfactory to the City Engineer prior to the approva
final map for this project. Each desiltation basin sh
serviced by an all-weather access/maintenance road. T
provisions of this agreement shall apply to any offsit
sites which may be utilized in the construction of thi
as required by the City Engineer.
35) Additional drainage easements and drainage structures
provided or installed as may be required by the County
Department of Sanitation and Flood Control or the City
neer.
36) The developer shall pay the current local drainage are
prior to approval of the final map for this project or
construct drainage systems in conformance with the Mas
Drainage Plan and City of Carlsbad Standards as requir
City Engineer.
37) The owner of the subject property shall execute a hold
agreement regarding drainage across the adjacent prope
to approval of the final map for this project.
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138) The developer shall make an offer of dedication to the all public streets and easements required by these con or shown on the Tentative Map. The offer shall be mad
Certificate on the Final Map for this project. All la
offered shall be granted to the City free and clear of liens and encumbrances and without cost to the City.
that are already public are not required to be rededic
Direct access rights for all lots abutting Hillside nr
be waived on the final map. Additionally, any lot whi
borders two streets shall waive access on one of the s
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in conformance with 20.16.010(7) of the Municipal Code
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40) Plans, specifications, and supporting documents for a1
improvements shall be prepared to the satisfaction of
Engineer. Prior to approval of the final map, the Sub'
shall install, or agree to install and secure with app
security as provided by law, improvements shown on the
to the satisfaction of the City Engineer:
a) Hillside Drive full width as shown on the tentativl
b) Skyline Road full width
c) Telescope Avenue full width
d) Sunnyhill Drive full width (cul-de-sac)
e) Clearview Drive full width (cul-de-sac)
f) Complete sewer, water and drainage facilities to sc
this subdivision. (Including necessary relocation2
g) Water storage tank overflow drain system h) Desiltation basin and vista access i) Ten foot pedestrian/bicycle access
j) All internal public street systems to serve as shoc
tentative map and the following improvements to City S'
the tentative map.
41) Public improvements shall be installed to the satisfaci
the City Engineer prior to occupancy of any units withi
phased development, as follows:
a) Phase I:
1) All onsite public improvements
2) Full width of Hillside Drive from westerly
boundary to easterly boundary of this subdivj
3) An interim desiltation basin southwest of Phz
4) Sewer, water, and drainage facilities to sert phase of development.
b) Phase 11:
1) All onsite public improvements
2) Sewer, water and drainage facilities to serve
phase of development. (Including offsite sewe
system. )
c) Phase 111:
1) All onsite public improvements
2) offsite storm drain system, including desilta
3) 10' wide pedestrianlbicycle access across Pha
basin
d) Phase IV: 1) Balance of improvements including the remaini
portion of pedestrian/bicycle access.
The improvements listed for each phase above shall be
constructed within twelve months after recordation of tl
map for each phase.
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42) unless a standard variance has been issued, no variancc City Standards is authorized by virtue of approval of
tentative map.
43) All street design shall conform to City Standards as WI
44) The developer shall comply with all the rules, regulat
A.S.H.T.O. Design Guidelines.
design requirements of the respective sewer and water regarding services to the project.
45) Should the developer decide to final map and develop p
of numerical sequence with the approved phasing as shol tentative map, all conditions listed herein shall be cc
with, unless specifically approved by the City Enginee Land Use Planning Manager.
46) All terrace drains shall be maintained by the Horneowne
Association. The desiltation basins and vista point s' maintained by the Homeowners Association. The Open Sp easements shall be maintained by the Homeowners Associ The ten foot pedestrian and bicycle access(s) shall be maintained by the Homeowners Association. Prior to fi approval , CC&R's stating the above requirements shall
approved by the Land Use Planning Manager. A note sta responsibilities mentioned above, shall be placed on t
47) All plans, specifications, and suporting documents fo improvements of this project shall be signed and seale Engineer in responsible charge of the work. Each shee be signed and sealed, except that bound documents may and sealed on their first page. Additionally the firs
I of each set of plans shall have the following certific '
~ map.
"DECLARATION OF RESPONSIBLE CHARGE" II 19
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lj I hereby declare that I am the Engineer of Work for th
project, that I have exercised responsible charge over design of the project as defined in Section 6703 of th
Business and Professions Code, and that the design is consistent with current standards.
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I understand that the check of project drawings and
specifications by the City of Carlsbad is confined to
only and does not relieve me, as Engineer of Work, of responsibilities for project design.
(Name, Address and Telephone of Engineering firm)
-- -- -- Firm:
Address:
City, St,:
Telephone:
BY
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-U----r-i--u I^___
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I-._- Date: (Name of Engineer)
-- R.C.E, NO. #
48) The developer shall provide the City with a reproducib:
copy of the tentative map as approved by the Planning Commission, The tentative map shall reflect the condii
approval by the City. The map shall be submitted to tl Engineer prior to improvement plan submittal.
49) Prior to recordation of any final map for this develop1
the owner shall give written conse9t to the annexation area shown within the boundaries of the Tentative Map :
existing City of Carlsbad Street Lighting and Landscapi
District NO. 1.
50) Approval of this tentative tract map shall expire twent
months from the date of City Council approval unless a map is recorded. An extension may he requested by the 11 applicant. Said extension shall be approved or denied I
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conditions. 1 51 ) Prior to final map approval, the developer shall agree participate in an assessment district to finance the improvements to Hillside Drive. A letter written by tl
applicant to the City Attorney shall satisfy this condi
52) Prior to final map approval, Skyline Road shall be real
that it does not intersect with Hillside Drive. The realignment may include either the looping of Skyline E Telescope Avenue or the cul-de-sacing of Skyline Road.
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I Fire Department:
53) Additional public and/or onsite fire hydrants shall be
if deemed necessary by the Fire Marshal.
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54) The applicant shall submit two (2) copies of a site pl,
showing locations of existing and proposed fire hydran
onsite roads and drives to the Fire Marshal for approv
An all-weather access road shall be maintained through(
construction.
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56) All required fire hydrants, water mains and appurtenanc be operational prior to combustible building materials
located on the project site.
57) Fire retardant roofs shall be required on all structur
58) Brush clearance shall be maintained according to the specifications contained in the City of Carlsbad Landsc Guidelines Manual.
59) All fire alarm systems, fire hydrants, extinguishing SI
automatic sprinklers, and other systerils pertinent to tl
project shall be submitted to the Fire Department for c prior to construct ion.
PASSED, APPROVED AND ADOPTED at a regular meeting (
Planning Commission of the City of Carlsbad, California, he1
the 28th day of August, 1985, by the following vote, to wit:
AYES: Chairman Schlehuber, Commissioners: Marc Smith.
NOE s : Commissioners: Hall & NcFadden.
ABSENT : None.
ABSTAIN: Commissioners Romhotis & L' Heureux.
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CLARENCE SCHLEHUBER, Chairn I CARLSBAD PLANNING COMMISSIG i ATTEST:
MICHAEL J. HOLZMILLER LAND USE PLANNING MAtJAGER
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STAFF REPORT
DATE : AUGUST 14, 1985
TO: PLANNING COMMI SS I ON
FROM : LAND USE PLANNING OFFICE
SUBJECT: CT 85-18/PUD-88 - PANNOMIA - Request for aporoval of 2 142 lot/141 unit tentative tract map and planned unit development, located south of Tamarack Avenue and west of Neblina Drive.
I. RECOMMEFDATI ON
It is recommended that the Planning Commission APPROVE the Negative Declaration issued by the Land Use Planning Manager ar ADOPT Resolution No. 2470 recommending APPROVAL of CT 85-18/PU1
88 to the City Council based on the findings and subject to thc conditions contained therein.
11. PROJECT DESCRIPTION
The applicant is requesting approval of a 142 lot/141 unit
tentative tract map and planned unit development, located as
described above. The proposal involves the development of 141 single family homes on a 59 acre site in the R-1-9500 zone, TI proposed project will have a density of 2.39 du/ac. This dens:
is in conformance with the General Plan and the Agua Hedionda Local Coastal Program Land Use Plan designation for this site (
RLM, Residential Low Medium 0-4 du/ac.
The proposed project will consist of single family detached hon on lots which vary in size from 7,931 square feet to 32,500
square feet, Except for 14 lots located within the center of 1
property, all of the lots will have a minimum area of 9,500 square feet. The remaining 14 lots will range between 7,931 ar
9,400 square feet in size. The residential units will range ir
size from 1,688 square feet to 2,245 square feet. Lots 1-30 ar
41 will be sold for custom home development.
Access to the property is proposed from Hillside Drive, which
extends west to southeast throughout the site. In addition, Skyline Road, which is currently a cul-de-sac, is proposed to t extended southward to intersect with Hillside Drive, thereby providing an additional accessway to and from the property,
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,.The project site is currently vacant and is situated on a bluff
overlooking Agua Hedionda Lagoon.
from north to south, thereby providing a panoramic view of the lagoon and views towards the Pacific Ocean. The property is generally covered with low scrub, and is crossed with dirt road
and pathways. The natural slopes (bluff faces) fringing the
southern portion of the property are vegetated with coastal sag;
scrub which contains some special interest plant and wildlife
species.
The property to the north of the project site is developed with
large lot (minimum 15,000 square feet) single family residences
(Carlsbad Highlands). The property to the south is proposed to
be developed with a 115-unit planned unit development (Laguna Riviera, CT 82-6/PUD-40), which will include a combination of duplex, triplex and fourplex units. The property to the east i developed with a 65-unit, planned unit development (Telescope Point). This project includes single family residences, with 1( sizes varying between 4,800 and 16,960 square feet. The properi to the west is partially developed with single family residence:
on 7,500 to 15,000 square foot lots.
111. ANALY S I S
Planning Issues
The property slopes gently
1) Is the proposed project in conformance with the Genera
Plan and the Agua Hedionda Local Coastal Program Land
Use Plan?
Does the proposed project conform to the development
standards of the Planned Development Ordinance?
Planned Development Ordinance?
uses?
2)
3) Does the project conform to the design criteria of the
4) Is the proposed project compatible with adjacent land
5) Does the proposed project address the environmental
sensitivities of the site?
Discussion
As discussed earlier in this report, the proposed projects density of 2.39 du/ac is in conformance with the General Plan ar
the Agua Hedionda Local Coastal Program Land Use Plan designatic
projects density is well below the maximum density of 4 du/ac fc
the RLM land use designation. The Agua Hedionda Local Coastal
Program Land Use Plan also provides other guidelines and recommendations relative to the development of the "Pannonia Property". Section 7.11 of this
for this site of RLM, Residential Low Medium 0-4 dulac. The
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:plan recommends that the "design of a residential subdivision c the Pannonia property shall preserve the bluff face and provide for a landscaped recreational accessway around the south and wc perimeter of the bluff top. Such a trail shall be of adequate
width, and designed to facilitate public use for bicycling, strolling and other passive recreational purposes". The plan
also designates a vista point to be located along the bluff tog
these recommendations, the project has been designed whereby
residential lots have been pulled back from the natural slopes protect the bluff faces. In addition, a 10-foot wide landscape
pedestrian and bicyle pathway is proposed to be located along t southern and western bluff tops, and a landscaped overlook area is proposed along the bluff top in the southern portion of the property .
As proposed, this project meets or exceeds the development
standards of the Planned Development Ordinance. All but 14 of the proposed lots will meet the 9,500 square foot minimum lot area of the underlying R-1-9500 zone. It should be noted that these 14 lots will range in size from 7,931 square feet to 9,4C square feet and as a consequence are regarded as being consiste
with the intent of the R-1 zone. In that these marginally smaller lots will be located within the center of the proposed project 9 compatibility with surrounding larger lot developments is not considered an issue.
The proposed project also includes two panhandle lots (lots 1 a 2) located within the northwestern corner of the property. Sta generally does not support the creation of panhandle lots on ne tentative maps. Panhandle lots are generally only supported in cases where access to developable property is constrained and could not be accomplished without the use of a panhandle. In addition, the ordinance requires that two findings be made befo a panhandle can be utilized. It is staffs opinion that the findings can be made for lots 1 and 2 because they were created
in response to an existing condition, whereby access to these lots is constrained. Existing residences are located to the immediate north and west of the lots, and by Hillside Crive whil is located to the south of the lots. Since driveway access off of Hillside Drive (a collector road) is not recommended, the on
panhandle accessway off of the Sunnyhill Drive cul-de-sac to thl east. It should be noted that the initial tentative map for th project, submitted for staff review, included several other panhandle lots. The applicant however, agreed to eliminate the other panhandle lots, because the findings could not be made.
All of the proposed residential units will have a two car garagt
with a minimum dimension of 400 square feet. This will provide adequate space to fulfill the storage requirements as well as
provide parking for two cars. Sufficient visitor parking is
provided by tandem (driveway) spaces with each unit.
Additionally, all of the project lots will have an adequate
within the southern portion of the property. With regard to
viable means of access would be through the creation of a
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'frontage width of 60 feet on regular streets and a minimum 35
street, All of the dwelling units will be setback 20 feet froc
the sidewalks, and will meet all setbacks in the underlying ZOI All of the dwelling units will have private backyards exceeding
City standards.
This project also conforms with the design criteria of the
Planned Development Ordinance at the density proposed. The project has been designed to preserve the natural bluff faces
open space and to provide excellent views to most of the dwell. units. The pedestrian/bike path and overlook proposed along tt bluff tops will also enhance passive recreation opportunities i residents and visitors alike. Each of the dwelling units will separated from its neighbor by at least 20 feet and none of the units will exceed 22 feet in height. This separation and heigf limitation will help to create visual breaks and an overall ser of openess throughout the project. The project will also inclt
generous landscaping throughout 9 and particularly along disturl:
slopes and at the entry ways to the property.
Surrounding development is similar in nature to this proposal.
Single-family dwellings with lot sizes ranging from 4,800 squaI feet to 20,000 square feet presently exist to the north, east t west. The property to the south is proposed to be developed wj
a mix of duplex, triplex and fourplex units. Since, the projec site is surrounded by similar residential use types, compatibility is assured.
It should, however, be noted that residents to the north of the
Pannonia property have expressed concern over the extension of Skyline Road southward to intersect with Hillside Drive. Residents are concerned that the extension of the existing Skyline Road cul-de-sac will open up their neighborhood to greater through traffic, thereby resulting in a negative effect
upon the neighborhoods character. The City's Engineer.ing
Department has, however, recommended the extension of Skyline Road to Hillside Drive in order to accommodate circulation need within the project area. According to Weston Pringle and Associates, traffic engineer for the project, it is not anticipated that significant trip increases will be generated along Skyline Road through the neighborhood to the north of the Pannonia property. Skyline Road will be used primarily as a
secondary or tertiary access for the Pannonia project and as an
alternative access way to Hillside Drive for residents of the Telescope Point project to the east. The applicant feels that
either alternative on Skyline is acceptable.
The proposed projects design does address the environmental
sensitivities of the site. As noted earlier in this report, th
development has been pulled back from the visually and
biologically important bluff faces, and in accordance, these
natural slopes have been preserved in open space as shown on Exhibit "A", A full biological survey and visual analysis was conducted over the property as part of the extended environment
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feet on the cul-de-sacs to accommodate guest parking along the
v m
s assessment for this project. Both analyses conclude that
implementation of the project as proposed will adequately
mitigate any biological or visual impacts of development. An
archaeological analysis was also conducted on the subject
property (RECON, 7-15-85). This analysis identified the existence of archaeological sites (SDM-W-132 and SDM-bI32A) on
the property. The report recommends that ten 1x1 meter test
units be excavated to recover cultural materials, and that thes
materials he catalogued, analyzed and described in a report. Implementation of these actions will adequately mitigate projec
impacts.
In conclusion, staff believes that the proposed project conforlr
Agua Hedionda Local Coastal Program Land Use Plan, and with the development standards and design criteria of the Planned
Development Ordinance. In addition, the proposed project is
compatible with surrounding land uses and has been designed to adequately address the environmental sensitivities of the site.
Therefore, staff recommends approval of CT 85-18/PUD-88.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not have a significant imDact on the environment and,
therefore, has issued a Negative Declaration on July 8, 1985.
ATTACHMENTS
1) Planning Commission Resolution No. 2470
2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Environmental Document 6) Exhibit "A", dated July 18, 1985 and Exhibits "B" - "C",
dated May 31, 1985
with the land use recommendations of the General Plan and the
CDD:bn
7/19/85
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BACKGFOUND FATA BEYET
CASE NO: CT 85-18/PUD-88
APPLICANT: PFh?JONIA
FEQUEST AWD Tx3cATICN: Tentative Map and Planned Develoment Pennit for 141
single family homes, south cf Tmrack Avenue and west of Neblina Drive.
LEGAL DESC~PTICN: A portion of Lot "I" of the Rancho Agua Hedionda, in the
City of Carlsbad, County of San Diego, State of California, according to Map
thereof No. 823, filed in the Office of the County Recorder of San bieqo
Acres 59 Proposed No. of Lots/tTnits 142/141
County, November 16, 1896, APE: 207-100-07, 43
GENEzAL PLAN Frn ZONING
Land Use Designation RLM (0-4)
Density Allowed 3.0 Density Proposed 2.39
Existing Zone R-1-9500 Proposed Zone PD
Surrounding Zoning and Land Use:
Zoning Land rJse
Site R-1-9500 Vzcant
North R-1-15000 SET. (Carlsbad Highlands)
South PC SFR (Laguna Riviera)
East %A-IOOOO SFP (Telescop Point)
West R-1-15000 & SFF
R- 1 -75 0 0
PLBLIC FACILITIES
School District ' Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated
ENVI~~AL IMPACT ASSESSMENT
- X Negative Declaration, issued July 8, 1985
May 21 I 1985
E.1.R. Certified, dated -
Other,
w- .=yiulrea, you WLAA LIU au auv w that, further inzOnna=+On
AppLIm&: Skyline Estates Partnership, a General Partnership *
Nme (individual, partnership, joint Venture, corpxation, syndii
580-A Beech Avenue Carlsbad. C& 'fornia 92008
BushtiSS Adckesg
(619) 729-7118
Telephone Numb.r
Lhrk A. Nordquist
Name
580-A Beech Avenue Carlsbad, California 92008
Business Address
(619) 729-7118
Telephone Number
AGENT :
3495 Seacrest Drive bEbBEmr Mark A: Nordquist Carlsbad, California 9
Mane -(individual, partner 8 joint Eome Skidress
venture, coqoration, syndication)
580-A Beech Street Carlsbad, California 92008
B-Jsiness Address
BUS: (619) 729-7118 Home: (619) 729-6724
Tele2hone Nmr Telephone Xurnber
Edward J. Johnson
5Lze Eome Aildress
3655 East Roeser Road Phoenix, Arizona 20663
3isiness A6dress
BUS: (602.) 436-1034
Ttie3'mm N&er Telephne Xunber
(Attach more sheets if necessary)
I/p& deCl"fe uzdez Per.alty of perjury that the infomation contained in this
closura is tr~o and correct and that it will remain true and correct and nay
relied upon as 5eiag truo and correct until aaended.
fg&yd/ A &&?&d
/ Apg iican t
BY Agent 0%
Agent , C.me-t, Par tnFr
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5
D &ELOPM ENTAL 1200 ELM
SERVICES CARLSBAD, C
(619) 43 LAND USE PLANNING OFFICE
Citp of QLarISbab
NEGATIVE DECLWATION
PIWECT ADDF!ESS/LOCATIcpJ: Avenue and west of Neblina Drive,
PROJECT DESCRIPTION: This project, Cl? 85-15, will include 141 single family lots (average 9500 sq. ft. ) over 59 acres. A pedestrian path and a vista pint overlooking Agua Hedionda Lagoon will also k included as part of the project.
The City of Carlsbad has mnducted an environmental review of the
above described project prsuant to the Guidelines for Implementation
of the California Enviromental Quality Act and the Enviromnental
Protection Ordinance of the City of Carlsbad. review, a Negative Declaration (declaration that the project will not
have a significant impact rn the environment) is hereby issued for the subject project. Land Use Planning Office.
A copy of theNegative Declaration with supportive documents is on file in the Land Use Flanninq Office, City adl, 1206 ~lm Avenue, Carlsbad, CA. 92008. Cments fran the public are invited. Please subnit CMnments in writing to the Land Use Planning Office within ten
( 10) days of date of issuance.
The project is located south of Tamarack
As a result of said
Justification for this action is m file in the
DATED: July 8, 1985
CASE NO: CT 85-15/PUD-88 Land Use Planning Manager
APPLICANT: PANN(3JIA
PUBLISH ERIE: July 13, 1985
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