HomeMy WebLinkAbout1985-10-01; City Council; 8348; Request for 112 Unit Tentative Map/Planned Unit Development Daon Corporation MeadowlandsAB#x T,TLE:
MTG. 10/1/85 CT 85-19/PUD-87 - DAON CORPORATION
REQUEST FOR 112 UNIT TENTATIVE
MAP/PLA"ED UNIT DEVELOPMENT.
DEPT. PLN (MEADOWLANDS )
DEPT
CITY
CITY
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p5 CI~F - CARLSBAD - AGEN-ILL "1
RECOMMENDED ACTION:
Both the Planning Commission and the staff are recommending t
the City Council approve the negative declaration issued by t
Land Use Planning Manager and direct the City Attorney's Offic prepare documents APPROVING CT 85-19/Pu~-87,
ITEM EXPLANATION
The applicant is requesting approval of 112 unit tentative mal
planned unit development on 28 acres located on the east side
Melrose Avenue across from the easterly terminus of Alga Road
General Plan for this property is Medium Density (RM - 4.1 - (
du's/acre). The project is proposed at 4.0 du's/acre, slight:
below the low end of the RM range.
The project as proposed would consist of single family detache
homes on lots averaging about 5700 square feet. Project ameni include large rear yards for the majority of the units, an en?
entryway, four recreation areas distributed throughout the prc and heavy landscaping. The project meets or exceeds all stand
described in the Planned Development Ordinance.
The major issue on this project was regarding secondary access
TII~ number of units proposed necessitates two access points to project. A lack of frontage on Melrose Avenue relative to art
spacing standards prohibits a secondary access on that street.
problem was solved by requiring the applicant to improve Meado
Ranch Road (see location map) through to Rancho Santa Fe Road. This should also improve access for existing county residents Rancho Santa Fe Road and provides them possible access to Melr Avenue. In addition, the same condition as placed on other re projects in the area regarding improvements to Rancho Santa Fe
ha5 been added to this project.
The Planning Commission felt that a11 issues have been resolve(
are recommending approval. For further information please see attached report to the Planning Commission.
ENVIRONMENTAL IMPACT
The Land Use Planning Manager has determined that this project
not cause any significant environmental impacts and, therefore,
issued a Negative Declaration, dated July 27, 1985. The Plannj
Commission recommended approval on September 11, 1985. A copy the environmental document is on file in the Land Use Planning
Office.
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Page 2 of Agenda Bill No. fs$f
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 develop1
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 generi
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. 2488
3. Staff Report to the Planning Commission dated September 11
1 9 8 5 w/ at t ac’men t s
* @LOCAT~ON M*
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STREET SECTIONS
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' #lmmY%EY.!es fik9l1l.x SECTION AA 1'W
11m11.001, .an,
' DAON CORPORATION
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PLANNING COMMISSION RESOLUTION NO. 2488
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A 112 UNIT TENTATIVE MAP AND PLANNED UNIT DEVELOPMENT ON PROPERTY GENERALLY
LOCATED BETWEEN MELROSE AVENUE AND RANCHO SANTA
FE ROAD, EAST AND SOUTH OF ALGA ROAD. APPLICANT: THE MEADOWLANDS
CASE NO: CT ,85-19/PUD-87
WHEREAS, a verified application for certain propert
wit:
A portion of the south half of Section 19, and a po
of the northeast quarter of Section 30, T12S, R3W,
Bernardino Base Meridian in the County of San Diego
has been filed with the City of Carlsbad, and referred to th
Planning Commission; and
WHEREAS, said verified application constitutes a re
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 11th d
September, 1985, hold a duly noticed public hearing as presc
by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
/considering all testimony and arguments, if any, of all pers
desiring to be heard, said Commission considered all factors
relating to the Tentative Tract Map and Planned Unit Develop1
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planni
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hear
the Commission hereby recommends APPROVAL of CT 85-19/Pl based on the following findings and subject to the folll conditions:
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Findings:
1) The project is consistent with the City's General Plan
the proposed density of 4.0 du's/acre is slightly beloa density range of 4.1 - 9.0 du's/acre specified for the indicated on the Land Use Element of the General Plan.
2) The site is physically suitable for the type and densit the development since the site is adequate in size and to accommodate residential development at the density E posed.
3) The project is consistent with all City public facilitl
icies and ordinances since:
a) The Planning Commission has, by inclusion of an
appropriate condition to this project, ensured that final map will not be approved unless the City Cour
finds that sewer service is available to serve the
project. In addition, the Planning Commission has
condition that a note shall be placed on the final that building permits may not be issued for the prc
unless the City Engineer determines that sewer sen available, and building cannot occur within the prc
unless sewer service remains available, and the P1; Commission is satisfied that the requirements of tk
Public Facilities Element of the General Plan have met insofar as they apply to sewer service for thiz
project.
b) The San Marcos School District has written a lettei
July 2, 1985, stating that school facilities will 1
available to this project.
c) Park-in-lieu fees are required as a condition of ai I proval.
d) All necessary public improvements have been providf I
will be required as conditions of approval.
e) 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.
f) Assurances have been given that adequate sewer for project will be provided by the City of Carlsbad.
4) The proposed project is consistent with the City's Pla Development Ordinance and also complies with the Desig Guidelines Manual.
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5) The proposed project is compatible with the surrounding
land uses since surrounding properties are designated f
residential development on the General Plan.
This project will not cause any significant environment impacts and a Negative Declaration has been issued by t Use Planning Manager on July 27, 1985 and approved by t Planning Commission on September 11, 1985.
6)
Conditions:
1 ) Approval is granted for CT 85-19/PUD-87, as shown on
Exhibits "A" - "L", dated August 1, 1985, incorporated
reference and on file in the Land Use Planning Office.
Development shall occur substantially as shown unless otherwise noted in these conditions.
2) This project is approved upon the express condition thi
final map shall not be approved unless the City Council as of the time of such approval that sewer service is
available to serve the subdivision.
This project is approved upon the express condition thr
building permits will not be issued for development of
subject property unless the City Engineer determines tl
sewer facilities are available at the time of applicat:
such sewer permits and will continue to be available UI time of occupancy, This note shall be placed on the f: map .
4) This project is approved upon the express condition th:
applicant shall pay a public facilities fee as requirec
City Council Policy No. 17, dated April 2, 1982, on fil the City Clerk and incorporated herein by reference, ar according to the agreement executed by the applicant fc payment of said fee, a copy of that agreement, dated Jt
1985, is on file with the City Clerk and incorporated 1
by reference. If said fee is not paid as promised, th:
application will not be consistent with the General Plz
approval for this project shall be void.
3)
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5) The applicant shall pay park-in-lieu fees to the City, to the approval of the final map as required by Chaptei of the Carlsbad Municipal Code.
6) Approval of this request shall not excuse compliance w.
sections of the Zoning Ordinance and all other applical ordinances in effect at time of building permit issuanc
7) Water shall be provided by the San Marcos Municipal Wai
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PC RES0 NO. 2488 -3-
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Land Use Planning Conditions:
8) The applicant shall prepare a reproducible mylar of the
site plan incorporating the conditions contained herein
Planning Manager prior to the issuance of building perm
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
site plan shall be submitted to and approved by the Lan
Planning Manager prior to final map approval,
10) The applicant shall prepare a detailed landscape and ir tion plan which shall be submitted to and approved by t
Use Planning Manager prior to the issuance of building permits.
11) A 500' scale map of the subdivision shall be submitted
Land Use Planning Manager prior to the recordation of t final map. Said map shall show all lots and streets wi
and adjacent to the project.
12) All landscaped areas shall be maintained in a healthy i
thriving condition, free from weeds,, trash, and debris.
13) 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 pr installation of such signs.
14) All roof appurtenances, including air conditioners, shi
architecturally integrated and concealed from view and 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 Planninc Director. j
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15) The applicant shall submit a street name list consister the City's street name policy subject to the Land Use E Manager's approval prior to final map approval,
16) The project shall provide bus stop facilities at locatj
subject to the satisfaction of the North County Transit trict. Said facilities shall at a minimum include a bc free from advertising, and a pole for the bus stop sigr bench and pole shall be designed in a manner so as to I
detract from the basic architectural theme of the projc said design shall be subject to the approval of the La1
Planning Manager and North County Transit District.
17) The developer shall display a current Zoning and Land I
in the sales office at all times, and/or suitable altei to the satisfaction of the Land Use Planning Manager.
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18) All sales maps that are distributed or made available t public shall include but not be limited to trails, futL existing schools, parks, and streets.
19) Building identification and/or addresses shall be place
all new and existing buildings so as to be plainly vis:
from the street or access road; color of identificatioi
addresses shall contrast to their background color.
20) Prior to occupancy of any units, the applicant shall c(
a directory sign at the entrance to the project. The (
of this sign shall be approved by the Land Use Planninc
Manager.
21) If any condition for construction of any public improvf or facilities, or the payment of any fees in lieu therc
imposed by this approval or imposed by law on this pro:
challenged, this approval shall be suspended as provide Government Code Section 65913.5. If any such conditior
determined to be invalid this approval shall be invalic
the City Council determines that the project without tk
condition complies with all requirements of law.
22) Prior to issuance of any building permits, the applicar shall submit a detailed fencing plan for the approval c
Land Use Planning Manager. At a minimum, solid wood 01
fences shall be placed between units along side proper1 from the front of the dwelling unit to the rear properl
lines. Said fences shall be installed prior to occupar
the units.
23) Berming and a meandering, stuccoed, decorative wall sh:
constructed along Melrose Avenue as stipulated in the
mitigation measures of Acoustical Analysis 024-85, subr
for this project. Architectural design of the decorat: wall shall be approved by the Land Use Planning Manage]
to construction of the wall.
24) Heavy landscaping shall be planted along the northern i eastern boundaries of the project to form a dense lands
buffer between the proposed project and adjacent proper
Landscaping shall be approved by the Land Use Planning
Manager.
25) Play equipment proposed for the tot lots shall be apprc the land Use Planning Manager.
26) The CC&R's shall contain a provision prohibiting the pi or storage of recreational vehicles onsite. In additic
applicant shall participate in the design and location
permanent RV storage facility in the La Costa area.
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127) Prior to issuance of a building permit, the Building Di
shall review the architectural plans to ensure compliani
with the State of California interior noise standard of CNEL. At that time, any additional measures (thicker glazing, sound absorption material, or shielding of ven.
further attenuate the noise to an acceptable level shal
required.
28) The southern most parcel shown on the tentative map as
remainder parcel may not be developed until a site deve
plan is processed pursuant to Section 21-06 of the Carl.
Municipal Code, Any portions of this parcel that are 91
Land Use Planning Manager,
will be landscaped by hydroseed to the satisfaction of i
29) If any condition for construction of any public improver
imposed by this approval or imposed by law on this projc challenged, this approval shall be suspended as provide( Government Code Section 65913.5. If any such condition determined to be invalid this approval shall be invalid the City Council determines that the project without thc condition complies with all requirements of law.
30) Precise driveway locations will be approved by the Land Planning Manager prior to the issuance of any building permits to ensure that driveways are located to maximizt guest parking.
31) The area west of the sound attenuation wall along Melror Avenue shall be maintained by the homeowner's associatic shall be reflected as a maintenance easement on the fin:
map ,
or facilities, or the payment of any fees in lieu there(
ilngineering Conditions!
b2) The developer shall obtain a grading permit prior to tht
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commencement of any clearing or grading of the site.
33) The grading for this project is defined as "controlled (
ing" by Section 11.06.170(a) of the Carlsbad Municipal t
Grading shall be performed under the observation of a c: engineer whose responsibility it shall be to coordinate
inspection and testing to ensure compliance of the work
the approved grading plan, submit required reports to tl
Engineer and verify compliance with Chapter 11.06 of thc Carlsbad Municipal Code,
34) No grading shall occur outside the limits of the subdivj
unless a letter of permission is obtained from the ownei
the affected properties.
A separate grading plan shall be submitted and approved s p rat rad issyed,gor the borrow or dispos: If BocaW wi&ELPFEih y
36) All slopes within this project shall be no steeper than
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37) Prior to hauling dirt or construction materials to any
proposed construction site within this project the devc
shall submit to and receive approval from the City Engj
for the proposed haul route. The developer shall compl all conditions and requirements the City Engineer may 1
with regards to the hauling operation.
38) The developer shall exercise special care during the
construction phase of this project to prevent any offs: siltation, The developer shall provide erosion contro: measures and shall construct temporary desiltation/dett basins of type, size and location as approved by the C: Engineer. The basins and erosion control measures shal
shown and specified on the grading plan and shall be
constructed to the satisfaction of the City Engineer pi the start of any other grading operations. Prior to tl removal of any basins or facilities so constructed the served shall be protected by additional drainage facil:
slope erosion control measures and other methods requii approved by the City Engineer. The developer shall ma:
the temporary basins and erosion control measures for q
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 tl
Engineer.
39) The owner of the subject property shall execute a hold harmless agreement regarding drainage across the ad jac property prior to approval of the final map for this p
40) 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 . '
Ll) 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
the City Engineer,
42) The developer shall make an offer of dedication to the
for all public streets and easements required by these conditions or shown on the tentative map. The offer s
made by a Certificate on the Final Map for this projec
land so offered shall be granted to the City free and -all liens and encumbrances and without cost to the Cit
Streets that are already public are not required to be
rededicated,
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43) Melrose Avenue shall be dedicated and constructed by t
developer along the subdivision frontage based on a ce to right-of-way width of 63 feet and in conformance wi
of Carlsbad Standards.
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44) Rancho Santa Fe Road shall be dedicated and constructec
developer along the subdivision frontage based on a cei to right-of-way width of 51 feet and in conformance wil
of Carlsbad Standards. An offer to dedicate a 63 foot
of-way shall be made on the final map.
constructed by the developer based on a right-of-way w!
56 feet and Street B shall be dedicated based on a 60 f
right-of-way width and Street A shall be dedicated on i
foot right-of-way width with necessary transitions fron
Road west of Melrose Avenue and in conformance with Cit
45) Streets C, D, E, F, G, and H shall be dedicated and
Carlsbad Standards.
46) Meadowlark Ranch Road shall be dedicated by the develol
along the subdivision frontage based on a centerline tc of-way width of 30 feet and in conformance with City oJ Carlsbad Standards and from this subdivision to Rancho
Fe Road. The applicant shall obtain necessary right-ol to complete improvements of Meadowlark Ranch Road (60 i wide standard width) from this subdivision to Rancho S; Road prior to final map approval of Phase 11.
47) Direct access rights for all lots abutting Rancho Santi
Road and Melrose Avenue shall be waived on the final mz
following lots shall waive access rights to Street B or
final map: Lots 94, 116, 91, 85, 67 and 58.
48) Plans, specifications, and supporting documents for all improvements shall be prepared to the satisfaction of t
Engineer. Prior to approval of the final map for each
the Subdivider shall install, or agree to install and z with appropriate security as provided by law, improveme shown on the tentative map and the following improvemen City Standards to the satisfaction of the City Engineer I
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All public streets and utilities as listed herein. I
49) Unless a standard variance has been issued, no variance
City Standards is authorized by virtue of approval of t tentative map. The alignment of Rancho Santa Fe Road i
established as shown on the tentative map.
50) The developer shall comply with all the rules, regulati design requirements of the respective sewer and water i
regarding services to the project.
This development proposes three phases of construction.
following improvements shall be constructed prior to
occupancy of any unit within the specified phase, with exception of Meadowlark Ranch Road which shall be const
(including necessary transitions on Rancho Santa Fe Roa
prior to occupancy of the 71st unit.
51 )
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Phase I: Melrose Avenue, as mentioned in previous
condition Rancho Santa Fe, as mentioned in previous
condition
Interior Streets A, By (to Phase I bounda
and H,
All sewer, water, and storm drainage faci
Signalization of Alga Road and Melrose Av
A temporary desiltation basin to adequate desilt storm water runoff from this site.
Re-location of all public utilities, from
Street to Alga Road as required by the Ci
E ng i neer .
Phase 11: Streets B, D, E, and Meadowlark Ranch Ro mentioned above.
All sewer, water and storm drainage facil
necessary to serve this unit/phase.
A temporary desiltation basin to adequate
desilt storm water runoff from this site
Relocation of all public utilities, as re
by the City Engineer
Phase I11 (The remaining public improvements necess
serve this site).
Streets B, F and G as mentioned in previo condition.
A temporary desiltation basin to adequate desilt storm water runoff from this site. Relocation of all public utilities as reg by the City Engineer
All sewer, water and storm drainage facil
necessary to serve this unit/phase.
52) The improvements listed above shall be constructed wit
necessary to serve this unit/phase
months after final map approval, or after improvement
approval of each phase whichever occurs first unless
specifically extended by the City Engineer or City Cou
53) Should the developer decide to final map and develop F
out of numerical sequence with the approved phasing as on the tentative map all conditions required of the PI
phases shall be completed unless otherwise approved by
City Engineer and the Land Use Planning Manager.
54) The applicant shall agree to utilize reclaimed water
pursuant to the agreement between Daon Corporation anc San Marcos County Water District dated June 1, 1985 wk
is Exhibit "Z" to the Termination Agreement between Rc
La Costa, Inc. and the San Marcos County Water Distric
dated June 1, 1985.
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55) Reclaimed water use and water transmission and distribt
facilities shall be designed and constructed at the
applicant's sole expense pursuant to the requirements c
San Marcos County Water District.
56) The reclaimed water irrigation system shall be maintair
operated consistent with the requirements of the San Mz
County Water District and the City of Carlsbad under a
contractual agreement with the Homeowner's Association
to give the district total assurance that they would a1
have the ability to discharge the effluent.
57) Irrigation systems to accommodate future reclaimed watt
be designed consistent with Title 17 of the California
Administration Code. Offsite future reclaimed water distribution systems should be anticipated by the inst: of adequately sized sleeves at crossing points to mini1
street excavation.
58) The City Council has determined that in order to accom
the traffic on Rancho Santa Fe Road, the developer of 1
in this area must be responsible for the improvement 0:
Santa Fe Road from La Costa Avenue to the existing Me11
Drive intersection. Prior to final map approval the dc
shall submit a proposal satisfactory to the City Counc:
such improvements. The proposal shall be based on an independent traffic analysis accomplished to the satis
of the City Engineer. The proposal shall include a til
schedule and financing plan for the improvements which include an assessment district, developer financing, 0:
alternative acceptable to the City Council. The const
and improvements must be assured either by confirmatio
assessment district secured subdivision improvement ag
or otherwise guaranteed to the satisfaction of the Cit: Council prior to final map approval.
59) The right-turn access on Melrose Avenue is specificall.
approved. Prior to occupancy of the 71st unit, the ap:
shall have completed full improvements to Meadowlark R
Road and necessary improvements as required by the Cit Engineer to the intersection of Meadowlark Ranch Road Rancho Santa Fe Road. The timing of the above improve
may be modified by the City Engineer.
60) All concrete terrace drains shall be maintained by the
homeowner's association (if on commonly owned property
individual property owner (if on an individually owned An appropriately worded statement clearly identifying
responsibility shall be placed in the CC&R's.
61) The Subdivider shall provide separate sewer, water, ga
electric services with meters to each of the units.
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62) Some improvements shown on the Tentative Map and/or rec
by these conditions are located offsite on property whj
neither the City nor the subdivider has sufficient tit1 interest to permit the improvements to be made without acquistion of title or interest. The subdivider shall to Section 20.16.095 of the Carlsbad Municipal Code.
63) All plans, specifications, and supporting documents foi improvements of this project shall be signed and sealec
Engineer in responsible charge of the work. Each sheei
be signed and sealed, except that bound documents may 1
signed and sealed on their first page. Additionally, *
first sheet of each set of plans shall have the follow:
certificate:
"DECLARATION OF RESPONSIBLE CHARGE"
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 thc Business and Professions Code, and that the design is consistent with current standards.
I understand that the check of project drawings and specifications by the City of Carlsbad is confined to q
only and does not relieve me, as Engineer of Work, of I responsibilities for project design.
(Name, Address and Telephone of Engineering firm)
Firm:
Address:
City, St.:
Telephone:
Date : BY
(Name of Engineer)
R.C.E. NO. #
64) 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 condi approval by the City. The map shall be submitted to t Engineer prior to improvement plan submittal and shall
x 36" in size and of a quality and material satisfacto
the City Engineer.
65) Prior to recordation of any final map for this develop owner shall give written consent to the annexation of shown within the boundaries of the Tentative Map into existing City of Carlsbad Street Lighting and Landscap District No. 1.
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66) This subdivision contains a remainder parcel. No build permit shall be issued for this parcel until it is furt
subdivided pursuant to the provisions of Title 20 of tk
Carlsbad Municipal Code. This note shall be placed on final map. Access rights to this parcel shall be waive
proposed Rancho Santa Fe Road and Melrose Avenue.
67) Developer shall, prior to final map approval, enter in1
agreement with the City for the developer to pay a tra:
impact fee for the developer's share of mitigating ant:
future traffic problems at and near the intersection oj
Camino Real and Olivenhain Road, and at and near the
intersection of El Camino Real and La Costa Avenue. TI interim fees to be collected, at the time of building 1
issuance, shall not exceed $250 per single family housi unit, nor $200 per multiple family housing unit. The E of such fees shall be determined by the City Council bz
an area traffic impact study to be undertaken by the Cj concluded within six inonths after approval of applicant
tentative tract map.
Fire Conditions:
68) Additional public and/or onsite fire hydrants shall be provided if deemed necessary by the Fire Marshal.
69) The applicant shall submit two (2) copies of a site pli
showing locations of existing and proposed fire hydrant onsite roads and drives to the Fire Marshal for approvz
70) An all-weatBer access road shall be maintained throughc
71) All required fire hydrants, water mains and appurtenanc
shall be operational prior to combustible building mate
being located on the project site.
construction.
72) Brush clearance shall be maintained according to the
specifications contained in the City of Carlsbad Landsc
Guidelines Manual.
73) All fire alarm systems, fire hydrants, extinguishing si
automatic sprinklers, and other systems pertinent to tk
project shall be submitted to the Fire Department for a
prior to construct ion.
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PC RES0 NO. 2488 -12-
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PASSED, APPROVED AND ADOPTED at a regular meeting of tk
Planning Commission of the City of Carlsbad, California, he1
the 11th day of September, 1985, by the following vote, to t
AYES: Chairman Schlehuber, Commissioners: L'Heui Marcus, Smith and Hall.
NOES : None.
ABSENT : Commissioners McFadden and Rombotis.
ABSTAIN: None.
CLARENCE SCHLEHUBER, Chi
CARLSBAD PLANNING COMMIl
ATTEST :
MICWL J. HOLZMILLER
LAND USE PLANNING MANAGER
PC RES0 NO. 2488 -13-
July t I YW e G STAFF F.EPORT
DATE: SEPTEMBER 11, 1985
TO: PLANNING COMMISSION
FROM: LAND USE PLANNING OFFICE
SUBJECT: CT 85-19/PUD-87 - THE MEADOWLANDS - Request for a 11 unit tentative tract map and planned unit developmen
on 28.0 acres located between Melrose Avenue and Rani
Santa Fe Road east and south of Alga Road in the P-C zone.
I. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the
Negative Declaration issued by the Land Use Planning Manager
ADOPT Resolution No. 2488 recommending APPROVAL of CT 85-19/Pl
87 to the City Council based on the findings and subject to t conditions contained therein.
11. PROJECT DESCRIPTION
The applicant is requesting approval of a 112 unit tentative
tract map and planned unit development located as described above. The proposed project will be located on a 28.0 acre s and have a density of 4.0 du/ac, This is in conformance with
Medium 4.1 - 9.0 du/ac and at the low end of the density rang
The site exists as a relatively narrow finger of land located
between two prime arterials, Rancho Santa Fe Road and Elelrose Avenue. The site itself slopes gently to the south and is
covered with native grasslands and shrubs. The southern tip
the site will become a remainder parcel and is not proposed t a part of the planned unit development. Property to the nort
and east (in the County) has been developed with single famil
dwellings. Earlier this year, the Planning Commission approv similar type project, Meadowcrest (6.6 du/ac), on the propert
to the west.
The proposed project will consist of single-family detached
homes on lots averaging 5,700 square feet. There are four
different product types which will range in size from 950 squ feet to 1400 square feet,
20' , two-car garage.
the General Plan designation for this site of RM, Residential
Each of the units will have a 20'
e e
111. ANALYSIS
Planning Issues
1) Does the proposed project conform to the development
standards of the Planned Development Ordinance?
Does the proposed project conform to the design criter 2) of the Planned Development Ordinance?
uses?
3) Is the proposed project compatible with adjacent land
Discussion
As previously stated, the subject property has a land use
designation of RM, 4.1 - 9 du/ac. This means the property has
the potential to develop with a multi-family product type at a
much higher density than the proposed 4.0 du's/ac. Instead, th
applicant has chosen to develop with single-family, detached homes on lots ranging in size from 4,560 square feet to 12,000
square feet. This provides greater compatibility with adjacent
properties than a multi-family product type allowed under the General Plan. The applicant has proposed larger lots on the
proposed project and existing homes. All units will maintain e
20 foot front yard setback from the sidewalk and have a two-car
garage with a minimum dimension of 400 square feet. This will provide adequate space to fulfill storage requirements. The project will utilize a public street system with a 60 foot rigk of-way which will allow for onstreet guest parking. The spaces
provided will greatly exceed the number required by the Planned Development Ordinance. Guest parking will also be provided
through driveway tandem parking, in that all garages will be SE back at least 20 feet from the front property line.
All of the units will have a minimum 15 foot rear yard. The
majority will have rear yards of 40 feet or greater in depth. addition, there are four recreational areas scattered throughoL
the project. The largest area, located near the entry street,
has numerous facilities including: pool, spa, patio, tot lot, and a recreation room providing wet bar, kitchen facilities,
restrooms, pool and ping pong tables. The other three recreation areas are more passive, containing barbecue areas a:
well as tot lots and large, grassy areas.
Visual amenities are prevalent throughout the project. The mai
entry will be enhanced by specimen trees located in a landscape
median focusing towards the main recreation area. The recreational areas have been located throughout the project to provide visual breakups. The north and eastern boundaries will
be heavily landscaped to provide a visual buffer between adjacc properties.
northern and eastern boundaries to provide a buffer between the
-2-
@ @
Noise impacts from Rancho Santa Fe Road and Melrose Avenue wil.
the construction of a meandering acoustical barrier along thosc lots adjacent to Melrose Avenue. In addition, these lots will have deed restrictions which will establish a building setback
line approximately 30 - 35 feet back from property lines on Melrose Avenue. Any potential noise impacts to internal livinl areas will be mitigated through standard building techniques ti
ensure that noise levels in habitable rooms would not exceed
45db.
In response to citizen opposition, the City Council recently
determined Alga Road would not continue through to Rancho Sant
Fe Road. The Engineering Staff has received a preliminary des of this secondary access, and with certain transitions and improvements on Rancho Santa Fe Road, it can be constructed to meet safety standards. Meadowlark Ranch Road thus became the next possible secondary access for the proposed project. At t
be mitigated through the use of heavy landscaping, berming, anc
point, Rancho Santa Fe Road is in the County jurisdiction.
The applicant has proposed a remainder parcel at the southern
tip of the property. This area will not be included as a portion of the proposed planned development and will only be developed in conjunction with the industrial areas (in San Marcos) to the east. At such time, a site development plan wi be required. Access rights will be waived on both Rancho Sant
Fe Road and Melrose Avenue.
As proposed, this project conforms with the design criteria of
the Planned Development Ordinance. The project has been laid o to incorporate much of the existing topography and designed to compatible with surrounding neighborhoods. Heavy landscaping a view of the common recreation area will provide an attractiv entrance to the project. The common recreation areas are
conveniently located and readily accessible to all units withi
the project. Heavily landscaped berms and a decorative, stuccoed, block wall will buffer the units from traffic along Melrose Avenue.
In conclusion, staff believes that the proposed project confor
with the development standards and design criteria of the
Planned Development Ordinance. Therefore, staff recommends
approval of CT 85-19/PUD-87.
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IV. ENV I RONMENTAL REVIEW
The Land Use Planning Manager has determined that this project will not have a significant impact on the environment and,
therefore, has issued a Negative Declaration on July 27, 1985.
ATTACHMENTS
1. Planning Conmission Resolution No. 2488
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Environmental Document
6. Reduced Exhibits 7. Exhibits "A" - "L", dated August 1, 1985
AML : ad 8/21/85
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BACKGFOJND DATA SHEET
CASE MI; Cl' 85-19/PUD-87
APPLICANT : The Meadowlands
REQUEST AND IDCATION: 112 unit tentative map and planned unit developnent
located between Melrose Avenue and Rancho Santa Fe Road east and south of
Alga Road
LEGAL DESCRIPTICN: A portion of the south half of Section 19, and a portion c
the NE/quarter of Sect. 30, T12S,R3W S.B.B.M. in the County of San Diego.
APN: 223-020-16/21 and 222-160-41/42
Acres 28.0 proposd blo. of mtshnits 112 units
GENERAL PLAN AND ZONING
Land Use Designation RM
Density Albwed 4-1 - 9.0 du/ac Density Proposed 4.0
Existing Zone PC Proposed Zone N/A
Surrounding Zoning and and Use:
Zoning Land Use
Site Ft-1-7500 Vacant
North PC/County Vacant/SFDS
South pC/County Vacant
East County SFDS
West FDW Vacant
PUBLIC FACILITIES
School District San Marcos
Public Facilities Fee Agreement, dated . June 24, 1985
ENvIR?TWENTAL IMPACT ASSESSMENT
- X Negative Declaration, issued July 27, 1985
Water pan Marcos Sewer San Marcos EDU's 112
E. I. R. Certif id, dated __.
- Other,
e md- . ,A. -a_-- -
that fmha infoatior required, YOU Will be SO ad
AppLIw: Daon Corporation
Name (individual, partnarghip, joint venture, corpration, syndi
5150 Avenida Encinas, Carlsbad, CA 92008
BuSh8SS AddEeSS
(619) 931-1224
Telephone Numbrr
AGENT : Bill Hofman .
Name
( same )
Business Addrcsa
Telephone Numkr
Name *~inciiviA3$aztner, joint Home Address
venture, coqoration, syndication)
ME&IB&IIS: Daon Corn on
( same)
Business Address
Telephone N-r Telephone S!umber
Home Mdress :kite
3xiiness Address
Ttiep*mr.e N&er Te1ep';zone Xunber
(Attach more sheets if necessary)
I/We doclce ur.der Pecalty Of perjury that t5e inforreation contaiced in this
closure is true and correct and that it will remain true and correct and mal
relied upor! as being true and correct until znended.
Daon Corporation
App1 ican t
BY
e e
DEVELOPMENTAL 1200 ELM
SERVICES CARLSBAD, C
(619) 42 LAND USE PLANNING OFFICE
Cltp of Carlsrbab
NFK;ATIVE' DECTAPAT1CR;r
PRCUECT ADDRE!X/LOCATICNt
between Melrose Avenue and Rancho Santa Fe Road. Approximately 28 acres east of Alga Rod,
PRCUECT DESCRIFTION: development.
approximately 87,000 cubic yards of grading.
The City of Carlsbad has lmriducted an environmental review of the
above described project pursuant to the Guidelines for Implaqentation of the California Environmental Quality Act and the Enviromental
Protection Ordinance cf the City of Carlsbad.
review, a Negative Eeclaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project.
and use planning Office.
112 unit tentative tract map and planned unit Construction of the proposed project will require
AS a result of said
Justification for this actior? is on file in the
A copy of the Negative Declaration with supprtive docments is on
file in the Land use Planning Office, City Hall, 1200 Elv. Fvenue,
Carlsbad, CA. 92008. Cmnts frcm the public are invited. Please
submit camnents in writing to the Land Use Planning Office within ten
(10) days of date of issuance.
DATED: July 27, 1985 /
CASE No: CT 85-19/PuD-87 Land use planning Fanager
-APPLICANT: THE MEADOWLANE - EAON
PUBLISH MTE: July 27, 1985
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Carlsbad Journal
Decreed a Legal Newspaper by the Superior Court of Sun Diego County
31 38 ROOSEVELT ST 0 P.O. BOX 248 CARLSBAD, CA 92008 729-2345
Proof of Publication
STATE OF CALIFORNIA, ss
COUNTY OF SAN DIEGO,
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above entitled mat
I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circula
published twice weekly in the City of Carlsbad, County of San Diego, State of California, and v
newspaper is published for the dissemination of local news and intelligence of a general character,
which newspaper at all times herein mentioned had and still has a bona fide subscription list of PC
subscribers, and which newspaper has been established and published at regular intervals in the
City of Carlsbad, County of San Diego, State of California, for a period exceeding one
next preceding the date of publication oi
notice hereinafter referred to; and that the n
of which the annexed is a printed copy, has I
published in each regular and entire issue of
newspaper and not in any supplement therec
the following dates , to-wit:
NOTICE OF PUBLIC HEARING CT 85-19iPUD-87
NOTICE IS HEREBY GIVEN that thecity Councilofthecity OfCarlS- bad will hold a public hearing at the City Council Chambers. 1200 Elm Avenue, Carlsbad. California. at 6 00 P M on Tuesday. October 1. 1985. to consider an application for a 112 unit tentative tract map and planned unit development on 28 0 acres on property generally located between Melrose Avenue and Ran- cho Santa Fe Road east and south Of Alga Road in the P-C zone and more particularly described as A portion ofthe south halfofsee-
east quarter of Section 30. Township 12 South. Range 3 West. San Bernardino Base and Meridian in the County of San Diego
Carlsbad Tract or Planned Unit De- velopment in court. YOU maybe 1im- ited to raising only those issues YOU or someone else raised at the pub- ]IC hearing described In this notice,
or in written correspondence de- livered to the City of Carlsbad at or
prior to the public hearing Applicant The Meadowlands
CJ 4546 September 21.1985
Se pt em be r 2 1 19 .................................
................................. 19
tion 19. and a portion of the north- ................................. 19
If you challenge the nature ofthe ................................. 19
I............,. 19 ..................
CARLSBAD CITY COUNCIL
I certify under penalty of perjury that the foregoing i
and correct. Executed at Carl bad County of San I State of California on
day of snt~rnhsr. 1986
tt e '2 1 s t
- -_ Clerk of the P 1 5M-11/84
LOCATION MAP -
..
j-YL,+ E.-.. .
-'
.iLL :. 'Ur
I
MEADOWLANDS 1 CT 85-19/PUD-87
bWTICE OF PURLIC HEFlRING
NOTICE IS HEREBY GIVEN that the Planning Cammission o€ the city of Carlsbad F
hold a public hearing at the City Council Chmbers, 1200 Elm Avenue, Carlsbad California, at 6:OO p.m. on IWInesday, Septedxr 11, 4985, to consider approv
of a 112 unit tentative tract map and planned unit developnent on 28.0 acres
property generally located between Melrose Avenue and Rancho Santa Fe Road ea
ad south of Alga Road in the P-C mne ad mre particularly described a:
A portion of the south half of Section 19, and a portion of the
northeast quarter of Section 30, Tbwnship 12 South, Range 3 West, Sa
Bernardino Base Meridian in the County of San Diego.
Those persons wishing to speak on this propsal are cordially invited to attei
the public hearing. If you have any questions please call the Lard Use Plann
Office at 438-5591.
If you challenge the Carlsbad Tract or Planned Unit Developnent in axrt, you
may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence deliver€ to the City of Carlsbad at or prior to the public hearing.
CASE FILE: CT 85-19/PUD-87
APPLICANT: THEi-S
PUBLISH: August 31 I 1985
CITY OF CARI;SBAD PLANL\TIlG CDIWISSIofu'
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w e
1. CARRILLO RANCHO PARTNERSHIP 1. 222-010-02 C/O WHITE & ROBINSON
600 B ST., STE 2050
SAN DIEGO, CA 92101
2. WARREN L ROSE E WILBUR S ROBERTSON 2. 222-010-22 6032 SHULL ST.
BELL GARDENS, CA 90201
222-141-01 3. 3. JOSEPH H & RAETTE E STEPHENS
1720 KINGLET ROAD
SAN MARCOS, CA 92069
4. STEPHEN S KOTFICA & VERA G. TAYLOR 4. 222-141-02 1716 KINGLET ROAD
SAN MARCOS, CA 92069
5. NICHOLA A & LYNDIA M ST. LAURENT 5. 222-141-03 1710 KINGLET ROAD I SAN MARCOS, CA 92069
6. MARY C. BURGESS 6. 222-141-04 1704 KINGLET ROAD
SAN MARCOS, CA 92069
7. KENNETH W. & ISABEL B. MAYES 7. 222-141-05 1700 KINGLET ROAD
SAN MARCOS, CA 92069
I I
8. COUNTY OF SAN DIEGO 8. 222-141-06 5555 OVERLAND AVENUE
SAN DIEGO. CA 92101
1832 TOWHEE ST.
SAN MARCOS, CA 92069
9. PAUL C. & GALE E. CUNNINGHAM 9. 222-142-01
10. HOWARD R. & RANCELLE L. HOFFMAN 10. 222-142-02
1828 TOWHEE ST.
SAN MARCOS, CA 92069
11. MARK A. & ELINOR A. LE DOUX 11 - 222-142-03 1824 TOWHEE ST.
SAN MARCOS, CA 92069
12. TPM4RA G CHARLES KING 12. 222-142-04
1820 TOWHEE ST.
SAN WRCOS, CA 92069
13. ROSS & BARBARA L. MCINTIRE 13. 222-142-05
1816 TOWHEE ST.
SAN WRCOS, CA 92069
14. PATRICK E AUDREY HENRY 14. 222-142-06 1812 TOWHEE ST.
SAN M4RCOS, CA 92069
W 0
15. LARRY P. E KAREN R. ROSEFELD 15. 222-142-10
1803 TOWHEE ST.
SAN MARCOS, CA 92069
16. ROBERT & ALICE SMITH 16. 222-142-11
P.O. BOX 1051
RANCHO SANTA FE, CA 92067
17. KENNETH & JOSEPHINE NICHOLS 17. 222-142-12
1813 TOWHEE ST.
SPN MARCOS, CA 92069
18. DAVID STOLL 18. 222-142-13
1819 TOWHEE ST.
SAN MARCOS, CA 92069
19. PETER & ROBERTA HIRSCHHORN 19. 222-142-14
1825 TOWHEE ST.
SAN MARCOS, CA 92069
20. KATHRYN JUDD 20. 222-142-15
1831 TOWHEE ST.
SAN MARCOS, CA 92069
21. DAVID BRATTEN & JAMES LAMBERT 21. 222-142-16
1719 KINGLET ROAD
SAN MARCOS, CA 92069
22. THOMAS G YOLANDA YARBROUGH 22 - 222-142-17
2747 WASHINGTON ST. #A
CARLSBAD, CA 92008
23. RICHARD SAUERHEBER 23. 222-142-18
1826 REDWING ST.
SAN MARCOS, CA 92069
24. KENNETH & KATHY BROACH 24. 222-142-19
1822 REDWING ST.
SAN MARCOS, CA 92069
25. JONNIE E MARILYN FOWLER 25. 222-142-20
1818 REDWING ST.
SAN MARCOS, CA 92069
26. ROBERT E MARILYN BEANE 26. 222-143-17
1821 REDWING ST.
SAN MARCOS, CA 92069
27. CARL E MARCELLA KOLATA 27. 222-143-18
1823 REDWING ST.
SAN MARCOS, CA 92069
28. HARRY E ANN BULOW 28. 222-143-19
1827 REDWING ST.
SAN MARCOS, CA 92069
0
29. RICHARD & JANE SHEPPARD 29. 222-143-20
1727 KINGLET ROAD
SAN MARCOS, CA 92069
30. GEORGE & NINA BECKER 30. 222-143-21 1733 KINGLET ROAD
SPN MARCOS, CA 92069
31. LARRY E MARLENE SW"S 31. 222-143-22
240 HIGHLAND OAKS AVE. LOS GATOS, CA 95030
32. GARY E ELIZABETH KEITH 32. 222-143-23 1723 KINGLET ROAD
SAN MARCOS, CA 92069
33. LYNNETTE ARAUJO 33. 222-143-24 1905 REDWING ST.
SAN MARCOS, CA 92069
34. GEORGE HELVIN 34. 222-143-25 1911 REDWING ST.
SAN MARCOS, CA 92069
35. JOSEPH & PEGGY SALEGO 35. 222-143-26 1917 REDWING ST.
SAN MARCOS, CA 92069
36. BERNARD E JOAN MCKOWN 36. 222-143-27 1923 REDWING ST.
SAN MARCOS, CA 92069
37. MARIE BAKER & JUDY E GLEN CARR 37. 222-143-28 1929 REDWING ST.
SAN MARCOS, CA 92069
38. DAON CORP. 38. 222-150-14 P.O. BOX 7080
NEWPORT BEACH, CA 92660
39. MARK MALTER 39. 222-160-03 2826 UNICORN10 ST, #D
CARLSBAD, CA 92008
40. WARREN ROSE & WILBUR ROBERTSON 40. 222-160-06
6032 SHULL ST.
BELL GARDENS, CA 90201
41. LOREN HUMPHREY & LAURA COX 41. 222-160-09 2044 MEADOWLARK RANCH LANE
SAN MARCOS, CA 92069
42. ROBERT E CAROLA CURRY 42. 222-160-11
2065 MEADOWLARK RANCH LANE
SAN MARCOS,CA 92069
W 0
43-44. HAROLD KROTSCH 43. 222-160-13
P.O. BOX 282 44. 222-160-17
RANCHO SANTA FE, CA 92067
45. WILLIAM E ROBERTA MCGEE 45. 222-160-18
2094 MEADOWLARK RANCH LANE
SAN MARCOS, CA 92069
46. ALICE & LARRY GRISMER & MARY MUIR 46. 222-160-19
2086 MEADOWLARK RANCH CIRCLE
SPN MARCOS, CA 92069
47-48. JAMES DUTCHER 47. 222-160-20
P.O. BOX 1432 48. 222-160-21
SUN VALLEY, ID 83353
49. ALBERT E CATHERINE KOENIG 49. 222-160-22
1808 MEADOWLARK RANCH ROAD
SAN MARCOS, CA 92069
50. MEADOWLARK COMMUNITY CHURCH 50 222-160-25
C/O FAY HAUK
847 LATIERRA DRIVE
SAN MARCOS, CA 92069
51. AUGUSTA LOGAN 51. 222-160-27
2024 MEADOWLARK RANCH LANE
SAN MARCOS, CA 92069
52. WALTER E MILDRED STANSBERRY 52. 222-160-28
2034 MEADOWLARK RANCH LANE
SAN MARCOS, CA 92069
53. MEADOWLARK C(MMUN1TY CHURCH (CORP) 53. 222-160-29
1832 MEADOWLARK RANCH ROAD
SPN MARCOS, CA 92069
54. ANGELA ANDERSON 54. 222-160-33
2052 MEADOWLARK RANCH LANE
SAN MARCOS, CA 92069
55. UNKNOWN OWNERS 55 e 222-160-35
UNKNOWN ADDRESS
56. RAYMOND & VERNA SWARTZ 56 e 222-160-36
2059 MEADOWLARK RANCH CIRCLE
SAN MARCOS, CA 92069
57. JEFFREY & DEBORA CLAVE 57. 222-160-37
2064 MEADOWLARK RANCH CIRCLE
SAN MARCOS, CA 92069
58. STEPHEN E JANE DEMPSEY 58. 222-160-38 2084 MEADOWLARK RANCH CIRCLE
SAN MCOS, CA 92069
W e
59. JACK JENSEN 59. 222-160-39
2072 MEADOWLARK RANCH CIRCLE
SAN MARCOS, CA 92069
60. TONI DOWLING 60. 222-160-40
2081 MEADOWLARK RANCH CIRCLE
SPN MARCOS, CA 92069
61-62. ANDEN GROUP 61. 222-470-08
C/O E S ROSENFELD 62. 222-470-15
16133 VENTURA BLVD., STE 1270
VAN NUYS, CA 91436
63* ROBERT & LAUREL HUGHES 63, 223-020-07
1623 QUIET HILLS DRIVE
OCEANSIDE, CA 92056
64. GARY FAIRBANKS 64. 223-020-08
1412 TENNIS CLUB DRIVE
ENCINITAS, CA 92024
65. RICKARD & ALICE BORG 65. 223-020-09
744 VAL SERENO DRIVE
OLIVENHAIN, CA 92024
66. WILLIAM & DEANNE GAGE 66. 223-020-10
1032 SIDONIA ST.
LEUCADIA, CA 92024
67. ROBERT & CLELIA BUTTERFIELD 67. 223-020-11
3905 ADAMS ST.
GARY, IN 46408
68. THOMAS E NANCY REILLY 68. 223-020-12
850 E. VISTA WAY
VISTA, CA 92083
69. ARTHUR & ELSA HOPKINS 69. 223-020-13
P.O. BOX 241
VISTA,CA 92083
70. ROBERT & MASUMI WILDE 70. 223-020-15
2116 MEADOWLARK CIRCLE
SAN MARCOS, CA 92069
71. MARGUERITE S. TIFFANY 71. 223-020-17 C/O SUZANNE TIFFANY
P.O. BOX 374
DANA POINT, CA 92629
72. AETNA CAPITAL CO 72. 223-021-13
5100 CAMPUS DRIVE NEWPORT BEACH, CA 92660
73-74. DAW CORP. 73. 223-021-16
P.O. BOX 7080 74. 223-030-40
NEWPORT BEACH, CA 92660
w w
75. LA COSTA MEADOWS INDUSTRIAL CENTER LTD.
1945 S. RANCHO SANTA FE ROAD 75. 223-030-63
SAN MARCOS, CA 92069
76. DAON CORP. 76. 223-020-16
P.O. BOX 7080
NEWPORT BEACH, CA 92660
77. GABOR E ILONA REH 77. 222-030-31
1555 SANTA SABINA CT,
SOLANA BEACH, CA 92075
78. O'DAY CONSULTANTS
7750-2H EL CAMINO REAL
CARLSBAD, CA 92008
79. DAON CORP.
5150 AVENIDA ENCINAS CARLSBAD, CA 92008