HomeMy WebLinkAbout1985-10-29; City Council; 8391; REQUEST FOR A TENTATIVE MAP AND PLANNED UNIT DEVELOPMENT FOR 537 UNITS (CT 84-41/PUD 77) ALGA HILLS. REQUEST FOR A TENTATIVE MAP AND
PLANNED UNIT DEVELOPMENT FOR 537 UNIT: AB# 83 9 /
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TITLE:
w 0 MTG. 10/29/85 C'T 84-4I/PUD-77 - SO-CAL (ALGA HILLS)
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CIT~F CARLSBAD - AGEND~ILL
RECOMMENDED ACTION:
The Planning Commission and staff are recommending that the Council APPROVE the Negative Declaration issued by the Land Planning Manager and direct the City Attorney's Office to p
dlocuments APPROVING CT 84-41 & PUD-77.
ITEM EXPLANATION
The applicant is requesting approval of a 537 unit tentativ
and planned unit development on 64 acres located on the sou
corner of Alga Road and Alicante Road. The General Plan fo
site is RMH (9.1 - 15 du's/acre) and the project is propose
8.39 du's/acre, slightly below the minimum in the RMH desig
The project as proposed will consist of 3 basic product typ
f 01 lows :
1) 352 residential condominiums located on the northern an( western portions of the site.
sq.ft. in the eastern portion of the property. 2) 44 single family detached homes on lots averaging 5,000-
3) 141 duplex units located on the southern and western por
of the property.
The major issues regarding this project included traffic,
compatibility, and density. The project will add traffic tc
Costa Avenue between El Camino Real and 1-5 which has alreac ildentified as exceeding its capacity. Studies are now in pr to determine the extent of this problem and possible solutic help mitigate traffic problems the engineering department hh
the condition used on other La Costa projects requiring a tr impact fee of up to $250 per unit. Subsequent to the Planni Crommission meeting, staff determined that it would recommend
the City Council add an additional traffic-related condition
would be as follows:
Prior to final map approval, a traffic study shall be pr
to determine the extent of impacts that this project wil
on major streets in the La Costa Area including La Costa
from El Camino Real to Interstate 5. The study shall de
a solution to these impacts and the applicant shall agre
perform or to participate in the solution as determined
City Council. No units shall be occupied in this subdiv until traffic impacts have been mitigated to the satisfa of the City Council. The studies which are now being co by the city may be used to satisfy this condition if the completed prior to the applicant requesting approval of
map.
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Page 2 of Agenda Bill Eo. f3 9 /
In terms of compatibility, staff requested that a single fax product-type be used at the east end of the property and thi
setbacks be increased along Alicante Road to help buffer sii
family homes on adjacent property. Staff also felt that thl
density (RMH 9.1 - 15 du's/acre) may be too high for the si.
because of steep topography and surrounding single family hc
category, however, the applicant has attempted to mitigate
potential compatibility and density impacts.
For further information please see the attached staff report Planning Cornmission,
ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this projc not cause any significant impacts and, therefore, has issuec Negative Declaration, dated August 24, 1985. The Planning Commission recommended approval on September 25, 1985. A cc the environmental document is on file in the Land Use Plann; Off ice.
FISCAL IMPACT
Based on the fact that the property carries an existing RMH
The increased need for city capital facilities resulting frc development will be offset by the payment of the public faci
fee. Any capital facilities related directly to this develc
will be constructed andl paid for by the developer.
Increased operating expenses related to this development wil offset to some extent from increased tax or fee revenue gene bly the development. No detailed economic impact analysis of development has been conducted at this time so predictions c
portion of operating expenses covered by additional operatir
revenue created as a result of this project cannot be made.
- EXHIBITS
1 ,. Location Map
2,. Planning Commission Resolution No, 2492
3, Planning Commission Staff Report dated September 25, 198
w/attachments
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LOCATION MAP
PUD-
Alga Hills CT 84
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O RES1 'ENTIAL LOW 0-1.5 du/ac
RESlDENTlAL MEDIUM HIGH 9. ,-l!
uRESIDENTIAL LOW-MEDIUM 1.0-4
1 PLANNING COMMISSION RESOLUTTOM NO. 2492
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A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A 537 UNIT TENTATIVE TRACT MAP ANI)
PLANNED UNIT DEVELOPMENT ON PROPERTY GENERALLY
LOCATED ON THE SOUTHEAST CORNER OF ALGA ROAD
AND ALICANTE ROAD.
APPLICANT: ALGA HILLS
CASE NO: CT 84-41/PUD-77 e--II
WHEREAS, a verified application for certain pro]
wit:
Parcels 1 and 3 of Parcel No. 13158, in the Cit
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of Official Records,
has been filed with the City of Carlsbad, and referred t
Planning Commission; and
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as provided by Title 21 of the Carlsbad Municipal Code;
WHEREAS, the Planning Commission did, on the 25
September, 1985, hold a duly noticed public hearinq as F
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desiring to be heard, said Commission considered all fa(
i relating to the Tentative Tract Map and Planned Unit Dey
NOW, THEREFORE, BE IT HEREBY RESOLVED by the P'
~ Commission as follows:
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I ' A) That the above recitations are true and correct.
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Findings:
1) The project is consistent with the City's General ?1z
the proposed density of 8.39 du's/acre is within or 5
below the density range of 9.1-15 du's/acre specified
site as indicated on the Land Use Element of the Gene
Plan.
2) The site has been made suitable for the type and den: the development since the site is adequate in size ar to accommodate residential development at the densit] proposed.
3) The project is consistent with all City public facil
icies and ordinances since:
a) The Planning Commission has, by inclusion of an
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appropriate condition to this project, ensured tl
final map will not be approved unless the City Cc finds that sewer service is available to serve tl
project. In addition, the Planning Commission h condition that a note shall be placed on the fin
that building permits may not be issued for the
unless the City Engineer determines that sewer s
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Public Facilities Element of the General Plan ha
met insofar as they apply to sewer service for t project .
b) The San Marcos School District has written a let
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e) The applicant has agreed and is required by the
of an appropriate condition to pay a public faci fee. Performance of that contract and payment c
will enable this body to find that public facili
be available concurrent with need as required bq
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1 General Plan.
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PC RES0 NO. 2492
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6) This project will not cause any significant environm impacts and a Negative Declaration has been issued b
Use Planning Manager on August 24, 1985 and approved Planning Commission on September 25, 1985.
This project requires the construction of the improv
facilities listed in the conditions of approval or t
of fees in lieu of construction. This project creat direct need for the improvements or facilities for t stated in the staff report. If the improvements or
are not provided, the project will create an unmitig burden on existing improvements and facilities. Fur
improvements and facilities are necessary to provide
adequate and appropriate service to future residents
project consistent with City goals, policies and pla
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Conditions:
1) Approval is granted for CT 84-41/PUD-77, as shown or Exhibits "A" - "M", dated September 10, 1985, incorF
reference and on file in the Land Use Planning Offic Development shall occur substantially as shown unleE
otherwise noted in these conditions.
2) This project is approved upon the express condition
final map shall not be approved unless the City Cour
as of the time of such approval that sewer service j l4
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available to serve the subdivision.
3) This project is approved upon the express condition
building permits will not be issued for development subject property unless the City Engineer determine:
sewer facilities are available at the time of applic such sewer permits and will continue to he available time of occupancy. This note shall he placed on thc
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the City Clerk and incorporated herein by reference according to the agreement executed by the applican
payment of said fee, a copy of that agreement, date(
27, 1984, is on file with the City Clerk and incorp
' herein by reference. If said fee is not paid as prc
this application will not be consistent with the Ge
and approval for this project shall be void.
The applicant shall pay park-in-lieu fees to the Ci to the approval of the final map as required by Cha of the Carlsbad Municipal Code.
The applicant shall provide school fees to mitigate I 6)
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7) Approval of this request shall not excuse compliance sections of the Zoning Ordinance and all other appli(
ordinances in effect at time of building permit issue
Water s-hall be provided to this project pursuant to Service agreement between the City of Carlsbad and tl
Real Water District, dated May 25, 1983.
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Land Use Planning Conditions:
9) The applicant shall prepare a 24"x36" reproducible rn
the final site plan incorporating the conditions con herein. Said site plan shall be submitted to and ap
the Land Use Planning Manager prior to the issuance
building permits.
10) The applicant shall establish a homeowner's associat corresponding covenants, conditions and restrictions
Planning Manager prior to final map approval.
CC&R's shall be submitted to and approved by the Lan
11) All perimeter landscaping shall be provided concurre
the first phase of development subject to the satisf the Land Use Planning Manager.
12) The final map shall include an Open Space maintenanc to the homeowners association for maintenance of all Space/recreation areas, manufactured slopes, and par areas.
13) The applicant shall prepare a detailed landscape and
tion plan which shall be submitted to and approved b
Use Planning Manager prior to the issuance of buildi permits. 1 14) A 500' scale map of the subdivision shall be submitt
Land Use Planning Manager prior to the recordation c I final map. Said map shall show all lots and streets
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l and adjacent to the project. I
A master plan of the existing onsite trees shall be to the Land Use Planning Manager as part of the fina plan to determine which trees shall be required to is
preserved prior to the issuance of a grading permit
building permit, whichever occurs first.
16) All landscaped areas shall he maintained in a health thriving condition, free from weeds, trash, and debr
17) Any signs proposed for this development shall be deE
conformance with the City's Sign Ordinance and shall
review and approval of the Land Use Planning Manager installation of such signs,
~ 18) A uniform sign program for this development shall be to the Land Use Planning Manager for his review and prior to occupancy of any building.
PC RES0 NO. 2492 -4-
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19) Trash receptacle areas shall be enclosed by a six-foc masonry wall with gates pursuant to City standards. of said receptacles shall be approved by the Land Us( Manag e r .
20) All roof appurtenances, including air conditioners,
architecturally integrated and concealed from view a
sound buffered from adjacent properties and streets, to Building Department Policy No. 80-6, to the satis
the Land Use Planning Manager and Building and Plann
Director.
21) The applicant shall submit a street name list consis the City's street name policy subject to the Land Us
Manager's approval prior to final map approval.
22) The project shall provide bus stop facilities at loc subject to the satisfaction of the North County Tran trict. Said facilities shall at a minimum include a
free from advertising, and a pole for the bus stop s
bench and pole shall be designed in a manner so as t detract from the basic architectural theme of the pr
said design shall be subject to the approval of the
Planning Manager and North County Transit District.
23) The developer shall display a current Zoning and Lan
in the sales office at all times, and/or suitable a1
to the satisfaction of the Land Use Planning Manager
24) All sales maps that are distributed or made availabl
public shall include but not be limited to trails, f
existing schools, parks, and streets.
1 25) Building identification and/or addresses shall be pl
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all new and existing buildings so as to be plainly \
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I 1 26) Prior to occupancy of any units, the applicant shall a directory sign at the entrance to the project. Tk of this sign shall be approved by the Land Use Planr
Manager.
27) If any condition for construction of any public impr
or facilities, or the payment of any fees in lieu tk
imposed by this approval or imposed by law on this 1 24
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challenged, this approval shall be suspended as pro! Government Code Section 65913.5. If any such condit determined to be invalid this approval shall be invz
the City Council determines that the project without
condition complies with all requirements of law.
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28) All retaining walls greater than four feet required c
property shall be designed and constructed in a crib and shall be appropriately landscaped to the satisfac the Land use Planning Manager. Retaining walls less
feet shall be of brown slump stone with red brick cas crib wall planting shall be properly maintained and 5 the responsibility of the homeowner's association. 1
shall state this clearly.
CC&R's shall contain a provision prohibiting the park
storage of recreational vehicles onsite. In addition applicant shall participate in the design and locatic permanent RV storage facility in the La Costa area, E
this project's fair share of the cost of such facilit
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Engineering Conditions:
30) The developer shall obtain a grading permit prior to commencement of any clearing or grading of the site.
31 ) The grading for this project is defined as "controlle
ing" by Section 11.06.170(a) of the Carlsbad Municipa
Grading shall be performed under the observation of a engineer whose responsibility it shall be to coordina inspection and testing to ensure compliance of the wo
the approved grading plan, submit required reports to
Engineer and verify compliance with Chapter 11.06 of
1 Carlsbad Municipal Code.
14'32) Upon completion of grading, the developer shall ensurl "as-graded" geologic plan shall be submitted to the C
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Engineer. The plan shall clearly show all the geolog exposed by the grading operation, all geologic correc
I measures as actually constructed and must be based on
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tour map which represents both the ,ore and post site
This plan shall be signed by both the soils engineer engineering geologist. The plan shall be prepared on or similar drafting film and shall become a permanent
The applicant shall prepare a comprehensive drainage
with hydraulic calculations to establish non erosive 1 from this subdivision to the nearest improved, public system. Specifically: the proposed drainage across :
and 7 shall be designed to provide protection to the
main, existing terrain and downstream properties.
34) T3e developer shall provide for temporary desiltation at the points above storm drain systems, to prevent s of public and adjacent properties, each basin propose1
be designed in accordance with City of Carlsbad Desig
Standard DS-3. After stability of upstream areas havc established to the satisfaction of the City Engineer 1
basins may be removed.
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35) The owner of the subject property shall execute a holc harmless agreement regarding drainage across the adjac
property prior to approval of any grading or building for this project.
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36) The applicant shall provide the minimum streets and
widths as shown on the Tentative Map.
No grading shall occur outside the limits of the pro unless a letter of permission is obtained from the o
the affected properties.
38) A separate grading plan shall be submitted and appro separate grading permit issued for the borrow or dis
if located within the city limits.
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39) All slopes within this project shall be no steeper t
40) Prior to hauling dirt or construction materials to a
proposed construction site within this project the d
shall subnit to and receive approval from the City E
for the proposed haul route. The developer shall cc all conditions and requirements the City Engineer ma
with regards to the hauling operation.
41 ) The developer shall exercise special care during the construction phase of this project to prevent any of
siltation. The developer shall provide erosion cont
measures and shall construct temporary desiltation/d basins of type, size and location as approved by the Engineer. The basins and erosion control measures E
shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer
the start of any other grading operations. Prior tc
removal of any basins or facilities so constructed t
served shall be protected by additional drainage fac
slope erosion control measures and other methods rec
approved by the City Engineer. The developer shall
the temporary basins and erosion control measures fc I
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of time satisfactory to the City Engineer and shall
their maintenance and satisfactory performance throl
~ deposit and bonding in amounts and types suitable tc Engineer.
42) Additional drainage easements and drainage structurc provided or installed as may be required by the COUI
Department of Sanitation and Flood Control or the C
neer.
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43) The developer shall pay the current local drainaqe I prior to approval of the final map for this project
construct drainage systems in conformance with the 1 Drainage Plan and City of Carlsbad Standards as reqi the City Engineer. I
44) The owner of the subject property shall execute a hc harmless agreement regarding drainage across the ad property prior to approval of the final map for thii
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The developer shall make an offer of dedication to the City for all public streets and easements required by these conditions or shown on the tentative map. The offer shall be made prior to issuance of any building permit for this project; All land so offered shall be granted to the City
free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be rededicated.
Alga Road shall be dedicated by the developer along the subdivision frontage based on a centerline to right-of-way width of 51' feet and in conformance with City of Carlsbad Standards prior to occupancy of any buildings.
Direct access rights for all lots abutting Alga Road, Alicante Road and Altisma Way (except specific points of access as shown on the tentative map) shall be waived on the final map.
Plans, specifications, and supporting documents for all improvements shall be prepared to the satisfaction of the City Engineer. Prior to approval of the final map, the Subdivider shall install, or agree to install and secure with appropriate security as provided by law, improvements shown on the tentative map and the following improvements to City Standards to the satisfaction of the City Engineer:
All public streets and driveway systems and utilities to serve this subdivision mentioned above and/or shown on
the tentatie map, including access ramps at all corners, street lights and frontage sidewalk replacement, if found defective due to erosion or lack of use.
Improvements listed above shall be constructed within 12
months of final map approval and/or improvement plan approval, whichever occurs first.
The developer shall construct private street accesses to public streets in such a way as to clearly designate that the
private streets are not a portion of the public street system, The developer shall place a plaque-type sign with the legend, "PRIVATE STREET BEYOND THIS POINT", at the access point to private streets from public streets. The script on the sign shown above shall be capital letters of a size and contrast such as to be readable for a normally sighted person at a distance of 20 feet. The provisions of this condition shall be met to the satisfaction of the City Engineer prior to issuance of a Certificate of Occupancy for any portion of thiz project.
The developer shall install street trees at the equivalent of 40-foot intervals along all public street frontages in
conformance with City of Carlsbad Standards. The trees shall
be of a variety selected from the approved Street Tree List.
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52) The proposed median opening on Alga Road is specifical
approved.
53) The developer shall comply with all the rules, regula1
design requirements of the respective sewer and water
regarding services to the project.
54) The design of all private streets and drainage system!
be approved by the City Engineer prior to approval of final map for this project. The design of all privat(
shall conform to City of Carlsbad standards of public
The structural section of all private streets shall c( to City of Carlsbad Standards based on R-value tests. private streets and drainage systems shall be inspectc
City, and the standard improvement plan check and ins]
fees shall be paid prior to approval of the final map project.
55) All private streets and drainage systems shall be mai
by the homeowner's association in perpetuity. This rl sibility shall be clearly stated in the CC&R's.
156) All concrete terrace drains shall be maintained by thl homeowner's association *( if on commonly owned propert;
individual property owner (if on an individually ownec
An appropriately worded statement clearly identifying responsibility shall be placed in the CC&R's.
57) All private streets, and where applicable, driveways, kept clear of parked vehicles at all times, and shall
posted "NO Parking/Fire Lane Tow Away Zone" pursuant
Section 17.04.040, Carlsbad Municipal Code.
58) All plans, specifications, and supporting documents f improvements of this project shall be signed and seal Engineer in responsible charge of the work. Each she
be signed and sealed, except that bound documents may 1 signed and sealed on their first page. Additionally,
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first sheet of each set of plans shall have the follo
certificate:
"DECLARATION OF RESPONSIBLE CHARGE"
I hereby declare that I am the Engineer of Work for t project, that I have exercised responsible charge ove design of the project as defined in Section 6703 of t 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 tc
responsibilities for project desiyn.
(Name, Address and Telephone of Engineering firm)
Firm:
Address:
City, St.:
Telephone:
BY Date:
only and does not relieve me, as Engineer of Work, ol
- (Name of Engineer)
R.C.E. NO. #
The developer shall provide the City with a reproduc
Commission. The tentative map shall reflect the con approval by the City. The map copy shall be submitt City Engineer prior to improvement plan submittal an
24" x 36" in size and of a quality and material sati
to the City Engineer.
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copy of the tentative map as approved by the Plannin
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160) Prior to recordation of any final map for this devel approval of any grading or building permits for this the owner shall give written consent to the annexati area shown within the boundaries of the tentative ma existing City of Carlsbad Street Lighting and Landsc District No. 1.
' 61 ) Approval of this tentative tract map shall expire tw
months from the date of City Council approval unless i map is recorded. An extension may be requested by t applicant, Said extension shall be approved or deni
discretion of the City Council. In approving an ext the City Council may impose new conditions and may L existing conditions.
i 62) Developer shall, prior to final map approval, enter agreement with the City for the developer to pay a t
impact fee for the developer's share of mitigating
anticipated future traffic problems at and near the
intersection of El Camino Real and Olivenhain Road,
and near the intersection of El Camino Real and La <
Avenue. The interim fees to be collected, at the tj
building permit issuance, shall not exceed $250 per
family housing unit, nor $200 per multiple family hc unit. The amount of such fees shall be determined 1
City Council based on an area traffic impact study t
undertaken by the City and concluded within six mont approval of applicant's tentative tract map.
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PC RE50 NO. 2492 -1 0- I1
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Fire Conditions:
63) An all-weather access road shall be maintained throuc
construction.
64) All required fire hydrants, water mains and appurteni
shall be operational prior to combustible building mi
being located on the project site.
65) Fire retardant roofs shall he required on all structi
66) Brush clearance shall be maintained according to the
specifications contained in the City of Carlsbad Lanc
Guidelines Manual,
67) All fire alarm systems, fire hydrants, extinguishing
automatic sprinklers, and other systems pertinent to
project shall be submitted to the Fire Department fo prior to construction.
68) All private streets shall be posted "No Parking/Fire Away Zone" pursuant to Section 17.04.040 Carlsbad Mu]
Code.
PASSED, APPROVED AND ADOPTED at a regular meetinc
Planning Commission of the City of Carlsbad, California, 1
the 25th day of September, 1985, by the following vote, tc
AYES: Chairman Schlehuber, Commissioners: L'1 Marcus, Smith and Holmes.
NOES: Commissioner McFadden.
ABSENT: Commissioner Ball. I
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ABSTAIN: None. I
CLARENCE SCHLEHUBER, Cha
CARLSBAD PLANNING COMMIS '
ATTEST:
1 MICHAEL J. HOLZMILLER
LAND USE PLANNING MANAGER
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PC RES0 NO. 2492 -11-
N SUBMITTAL 1 0 ~~%~~O, 1984
STAFF REPORT
DATE: SEPTEMBER 25, 1985 (3
TO : PLANNING COMMI S S ION
FROM: LAND USE PLANNING OFFICE
SUBJECT: CT 84-41/PUD-77 - ALGA HILLS - Request for approval
a 537 unit (44 single family, 141 duplex, and 352 condominium residences) tentative tract map and plar unit development, located at the southeast corner ol
Alga Road and Rlicante Road.
I. RECOMMENDATION
It is recommended that the Planning Commission recommend APPl
of the Negative Declaration issued by the Land Use Planning Manager and ADOPT Resolution No. 2492 recommending APPROVAL (
CT 84-41/PUD-77 to the City Council based on the findings an( subject to the conditions contained therein.
11. PROJECT DESCRIPTION
The applicant is requesting approval of a 537 unit tentative tract map and planned unit development, located as described
above. This proposal would entail the development of 44 sin(
f arnily residences, 141 duplex residences and 352 condominium
residences on a 64 acre site in the RD-M zone. The proposed
project would have a density of 8.39 du/ac. This density is conformance with and below the minimum allowed density of thl General Plan land use designation for this site of FtMH, Residential Medium High, 9.1-15 du/ac.
The proposed project will consist of the following uses:
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1) Forty-four (4411 single family detached homes on lot
which vary in size from 3,000 square feet to 17,800 square feet. These residential units will range in from 1,181 square feet to 1,494 square feet.
2) One hundred forty-one (1 41 ) duplex residences on lo
which vary in size from 2,400 square feet to 9,800
feet. These residential units will range in size f
1,026 square feet to 1,231 square feet.
3) Three hundred fifty-two (352) residential condomini proposed to be developed as twenty-two 16-plex unit The condominium units will range in size from 650 square feet to 950 square feet.
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In association with the residences, four community recreatior
areas consisting of swimming pools, spas, cabanas or recreati
buildings, and patio areas are proposed. In addition, six tc
courts, one tot lot and six picnic, barbeque areas will be IC
throughout the property.
Access to the property 1s proposed from both Alicante Road a1 Alga Road,
The project site is presently vacant and slopes steeply from
north and west to the southeast. Approximately one half of
site has been previously disturbed by a borrow operation. TI
remainder of the property is covered by coastal sage scrub. Freshwater marsh and riparian habitats have formed in the ma
drainage along the eastern property line. These habitats ar
considered as rare and valuable wildlife habitats.
The property to the north of the project site across Alga Ro designated RM (4.1-9 du/ac) and is undeveloped. The propert
the south is designated RMH (9.1-15 du/ac), is fully develop
with projects ranging in density from 18 to 20 du/ac. The
property to the east is designated RL (.l to 1.5 du/ac) and
developed with large lot single family custom homes (Estate3
, North). The property to the'west across Alicante Road is
designated RLM (1.0 to 4.0 du/ac) and is developed with sine family residences on minimum 10,000 square foot lots.
111. ANALYSIS
Planning Issues
1) Does the proposed project conform to the development standards of the Planned Development Ordinance?
2) Does the project conform to the design criteria of the Planned Development Ordinance?
3) Is the proposed project compatible with adjacent land
4) Does the proposed project address the environmental
sensitivities of the site?
Discussion
The proposed project adequately complies with the developme
standards of the Planned Development Ordinance. All single
family residences and duplex units will have a two-car gara
with a minimum dimension of 400 square feet. This will prc
the adequate space to fulfill the storage requirenents as M provide parking for two cars. The condominium units will i two parking spaces per unit, including one carport space ar open space, Guest parking will be available in parking ba: scattered throughout the project and will also be included a few streets within the duplex area of the project. Each condominium unit will include a minimum of 480 cubic feet (
storage space located upon the balconies of each unit.
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AII single family and duplex units will be set back between f
and twenty feet from fronting private driveways or streets ir; conformance with the Planned Development Ordinance. All
condominium units will have a minimum 10 foot setback from ti-
fronting private driveways, Most of these units will actual1 set back around 25 feet from the fronting driveways. The sir
family residences will have a minimum five foot sideyard setk
and the duplex units will have an average 10 foot sideyard
setback. All of the condominium complexes will have a 25 foc minimum separation,
All of the single family and duplex units will have a minimu1 yard dimension of 15 feet. In addition, four community
recreation areas, each consisting of a swimming pool, spa, c, or recreation building and patio area are proposed. Six ten1 courts, one tot lot and six picnic barbeque areas will also located throughout the property. In addition, the project ht
shining on single family residences across the street. The
signal located at Alga and Alicante Road should mitigate tra impacts at that intersection.
This project also conforms with t0.e design criteria of the
Planned Development Ordinance at the density proposed. The
project has been laid out to provide views for many of the u
Enriched pavement along with landscaped islands have been
provided to breakup the appearance of the project primary ac
way. Heavy landscaping, enriched pavement and entry monumen
will provide attractive entrances to the project from along Road and Alicante Road. The common recreation areas propose
will help to create visual breaks throughout the project. T
recreation areas are conveniently located and readily access
to all units within the project. All manufactured slopes wi
heavily landscaped to enhance the visual quality of the pro: For these reasons, staff feels that the project justifies tl
density proposed.
Staff has identified two areas of concern associated with tl implementation of the proposed project; land use compatibil
and topographic constraints. As noted earlier in this repoi
the subject property is surrounded on three sides by proper. developments at a lower intensity. Of particular concern a properties located to the east and west of the project site property to the east is designated RL and developed with la. lot custom homes. The property to the west is designated R developed with single family residences on minimum 10,000 si foot lots, It is staff's opinion that implementation of th project at the density proposed, could impact the large lot
single family character of the neighboring properties. The
subject property is also extremely steep. Approximately 35
percent of the site has slopes of 25 percent or greater. I
staff's opinion that based upon the sites topographic const
and its location between lower intensity land uses, the exi
RMH land use designation on the property may not be appropr
The project applicant has been willing to revise the projec response to staff's concerns. Project revisions implemente the request of staff include:
specially designed entrance on Alicante to keep headlights f.
e e
1) Locating single family residences within the
northeastern corner of the property adjacent to the
existing single family custom homes.
2) Locating the condominium units between Alga Road and projects primary access road. This location is more segregated from surrounding offsite large lot single
family residences.
3) In order to ensure the preservation of the existing
onsite stream and riparian habitat located within th
southeastern corner of the property all development
been pulled back from this sensitive area. Slopes
adjacent to this area will be replanted with natural vegetation.
4) Condominium units along Alicante Road have been set
a minimum of 90 feet from this roadway to mitigate
visual and compatibility impacts to offsite single
family residences located along the west side of
Alicante Road. Duplex units will be set back a mini
of 40 feet from Alicante Road, All duplex units wil have an average building separation of 20 feet.
In summary, staff feels that the RM designation would be morc appropriate for the site. However, the applicant has responc
staff's concerns, and has proposed a project (8.39 du/ac) wh:
actually falls within the high end of the RM (4.1-9 du/ac) ri In addition, he has designed the project as well as possible
the RMR designation on the property. The project as propose( in conformance with the development standards and design cri. of the Planned Development Ordinance. Therefore, staff reco approval of CT 84-41/PUD-77.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this proje will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on August 24, 1
ATTACHMENTS
1) Planning Commission Resolution No. 2492
2) Location Map
3) Background Data Sheet
4) Disclosure Form 5) Environmental Document
6) Exhibits "A" - "M" dated September 10, 1985
CDD : ad
9/10/85
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BACKGROUND DATA SHEET
CASE NO: CY 84-41/PuD-77
APPLICANT : Alga Hills
REQUEST AND LOCATION! Request for a tentative tract map I planned unit devel
to allaw 537 dwelling unit on 64 acres, located at the southeast corner of I
Road ad Alicante Road
LEGAL DESCRIPTION: Parcels 1 & 3 of Parcel No. 13158 in the City of Carlsbac
Cty of SD,State of CA, recorded in the office of the Cty Recorder of SD Cty
February 21, 1984 as file No. 84-061796 of Official Records. APN: 215-480-1
& Acres 64 Proposed No. of Lots/Units 537 units
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GENERAL PLAN AND ZONING
Land Use Designation RMH (9.1-15 du/ac)l
Density Allowed 9.1-15 du/ac Density Proposed 8.39 du/ac -
Existing Zone RD-M
Surrounding Zoning and and Use:
- Proposed Zone PD -
Zoning Land Use
Site DM vacant
North PC vacant
South WM multi family
East PC single family
West R-1-10 single family
PUBLIC FACILITIES
School District San Marcos Water Carlsbad Sewer Leucadia Ew's 537
Public Facilities Fee Agreement, dated November 27, 1984 .
ENVIRONMENTAL IMPACT ASSESSWF
X Negative Declaration, issued August 24, 1984
- E.I.R. Certified, dated
Other,
-
requrrea, you WLLI ne so ar-
* a @ 0"'
-
f ;&t, further informatioF
'. AppL3m: P.G.M. Corporation
Name (individual, partnership, joint venture, corpration, sy
11300 Sorrento Valley a,, Ste, 200, San Dieyo, CA 92121
(619) 450-2101
Telephone Numbu
Business Address
AGENT t
Name
Business Address
Telephone Number
mmms : Georqe A. Fermanian
EIama *(individual, partner, joint Home Address
venture, corpora tion, syndication)
11300 Sorrento Valley Rd. #ZOO San Diego, CA. 92121 Bilsiness Address .-
450-2101
Telephone N&r Telephone Surabez
5tQe Eome Address
3siness Address
Ttiephr,e Nu;JSer Telephone Xunber
(Attach more sheets if necessary)
I/Me dsclzs uzder Tenalty of perjury that the infomation contaized in t closure is tris and correct and that it will remain true and correct and 1
relied upon as Seiq true and correct until amended.
Appl icant
BY : c.-:ner, PartnFr
\I
b a e
m DEVELOPMENTAL 1200 EL
CAR LS B A D S ERVl C ES
LAND USE PLANNlNG OFFICE (619)
Citg of Carl&&
NEGATIVF DECLJRFTION
PROJECT ADDEtESS/LDCATIoN: corner of Alga Road and Alicante Road.
The project is located at the southeast
PWECT DESCRIPTICN: This project, CT 84-41, will include 44 single
fanily lots, 141 duplex units, 352 cordminim units and 4 open
space/recreation lots over 64 acres,
The Citq of Carlsbad has comucted an er.-ironnental review of the above described project pursuant to the Guidelines for Implementation of the California Enviromentd Quality Act and the Enviromental
Protection Ordinance of the City of Carlsbad. review, a Negative Declaration (declaration that the project will not
have a significant impact on the environment) is herehy issued for the
subject project,
and Use Planning Office.
A copy of the Negative Declaration with suprtive documents is on
file in the Land Use Planning Office, City Hall, 1200 Elm Avenue,
Carlsbad, CA. 92008. Comments fran the public are invitd. Please
subnit comments in writing to the Land Use Planning Office within ten
(10) days of date of issuance.
-
As a result of said
Justification for this action is on file in the
DATED: August 24, 1985
CASE NO: OT 84-41/PuD-77 Land Use Planning Manager
APPLICANT: AtGA HILLS
PUBLISH QATE: August 24, 1985
MICHAEL J. ?I€%
ND-4
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