HomeMy WebLinkAbout1985-12-03; City Council; 8424; REQUEST FOR TENTATIVE TRACT MAPS ON PROPERTY OWNED BY THE CALAVERA HILLS CO (CESCO) IN THE CALAVERA HILLS MASTER PLAN AREA | CT 84-37/CP 300 (VILLAGE U)| CT 84-38/PUD 76+
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CIWOF CARLSBAD - AGENLRBILL
REQUEST FOR !L?E"ATIVE TRACT MAPS ON PROPERTY DEI TITLE: OWNED BY THE CALAVERA HILLS C@lPAJ!W (CESCO)
CP-300 - VILLAGE E; CI' 84-38/PuD-76 - VIUGB W,X & Y; CT 85-4/PuD-79 - T,T$,GE T, - 2
AB#-
MTG. 13/3/85 IN THE CALAVE=RA HILLS MASTER PLAN AREA. CT 84-37/ CIT
CIT DEPT.Pm
RECOMMENDED ACTION:
The Planning Commission and staff are recommending that the
Council direct the City Attorney's Office to prepare documer
DENYING CT 84-37/CP-300 (Village U); CT 84-38/PUD-76 I(Villa5
X & Y) and CT 85-4/PUD-79 (Villages L-2)
ITEM EXPLANATION
The above-mentioned items have been submitted by the Calaver
Company (Cesco) for the portion of the Calavera Hills Master
under their ownership. All of the projects are being propos
the top end of their respective density ranges. For a descr
of the projects see the attached staff report. A 16 lot mas
tentative map (CT 85-31) for Cesco's holdings was also denie
the Planning Commission at their November 13, 1985 meeting. Planning Cornmission and staff are recommending denial of the
tentative maps for a number of reasons.
None of the proposed tentative maps are in conformance with
Calavera Hills Master Plan or the Public Facilities Element
General Plan. The Calavera 3ills Master Plan requires a mas
facilities agreement between the developers of the master pl
to assure the orderly development of public improvements. 'I
applicant has not signed this agreement or actively worked o matter for months.
The proposed projects do not appear to be in conformance wit
recent City policies adopted as a part oE the review of the
Use Element of the General Plan. The projects have utilized
in excess of 40% and unimproved powerline easements to calcu
density. In addition staff does not believe the design and
amenities of some of the projects justify approval at the hi
of the density range.
Finally, the applicant is no longer actively processing thes
applications and they are generally approaching the time lim
established by City and state law for the processing of tent
maps.
The Planning Commission denied these projects by a vote of 7
ENVIROKMENTAL REVIEW
Due to concerns about the orderly provision of public facili - I- C, 4 s z 3 0 0
the Calavera Hills Master Plan staff was not able to issue N
Declarations for these projects.
b V 0
Page 2 of Agenda Bill No. rq2q
FISCAL IMPACT
The increased need for city capital facilities resulting frc
development will be offset by the payment of the public facj
fee. Any capital facilities related directly to this develc
will be constructed and paid for by the developer.
Increased operating expenses related to this development wil offset to some extent from increased tax or fee revenue gene
by 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 rviaps
2. Planning Commission Resolution No. 2510 (CT 84-37/C~-30C
3. Planning Commission Resolution No. 2511 (CT 84-38/PUD-76
4. Planning Commission Resolution No. 2512 (CT 85-4/PUD-79
5. Staff Report to the Planning Commission dated October 13
Village U)
Village W, X & Y)
Village L-2)
w/at t achmen t s
LOCATION MAP
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VILLAGE U CT 84-
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LOCATION MAP
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MLLAGE W,x, & y CT 84
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I PLANNING COMMISSION RESOLUTION NO. 2510
A RESOLUTION OF THE PLANNING COMMISSION OF THE C
CARLSBAD, CALIFORNIA, RECOMMENDING DENIAL OF A 2
UNIT TENTATIVE TRACT MAP AND CONDOMINIUM PERMIT
PROPERTY GENERALLY LOCATED IN THE VILLAGE U OF T
THE CALAVERA HILLS MASTER PLAN.
APPLICANT: CALAVERA HILLS COMPANY
CASE NO: CT 84-37/CP-300
WHEREAS, a verified application for certain prop
wit:
Portion of Lot 'ID" of Rancho Agua Hedionda accorl
Map No. 823 filed November 16, 1896,
'has been filed with the City of Carlsbad, and referred to
Planning Commission; and !
WHEREAS, said verified application constitutes a
as provided by Title 21 of the Carlsbad Municipal Code; a
WHEREAS, the Planning Commission did, on the 13t
November, 1985, hold a duly noticed public hearing as pre
law to consider said request; and
WHEREAS, at said public hearing, upon hearing an(
I considering all testimony and arguments, if any, of all pt /I
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I commission as follows:
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;A) That the foregoing recitations are true and correct.
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1 Hills Master Plan, since the applicant has not enterec I agreement for the orderly provision of public facilit:
the master plan area. i
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2) The proposed project is not in conformance with recei policies adopted as part of the review of the Land U: Element of the General Plan since areas with slope 41 or greater were utilized for density calculations.
3) The requested density cannot be justified by the des
the project.
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4) The applicant is no longer actively processing this application.
PASSED, APPROVED AND ADOPTED at a regular meetin
8,Planning Commission of the City of Carlsbad, California,
the 13th day of November, 1985, by the following vote, to
wit:
AYES: Chairman Schlehuber, Commissioners: L'
Marcus, McFadden, Smith, Holmes & Hall
NOES: None.
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C RES0 NO. 2510 -2- r
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PLANNING COMMISSION RESOLUTION NO. 2511
A RESOLUTION OF THE PLANNING COMMISSION OF THE C
CARLSBAD, CALIFORNIA, RECOMMENDING DENIAL OF A 1
UNIT TENTATIVE TRACT MAP AND PLANNED UNIT DEVELO
ON PROPERTY GENERALLY LOCATED IN VILLAGES W, X Al
OF THE CALAVERA HILLS MASTER PLAN.
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WHEREAS, a verified application for certain prop
wit: *
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Portions of Lots I'D", "E" and "J" of Rancho Agua
according to Map No. 823 filed November 16, 1896
!has been filed with the City of Carlsbad, and referred to
Planning Commission; and
lj
WHEREAS, said verified application constitutes a
13'as provided by Title 21 of the Carlsbad Municipal Code; a
WHEREAS, the Planning Commission did, on the 13t
15,November, 1985, hold a duly noticed public hearing as pre
I
law to consider said request; and
I WHEREAS, at said public hearing, upon hearing an
'considering all testimony and arguments, if any, of all F
24 /B) That based on the evidence presented at the public 1
the Commission hereby recommends DENIAL of CT 84-38/
based on the following findings:
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Findings:
1) The proposed project is not in conformance with the C, Hills Master Plan, since the applicant has not enterec
agreement for the orderly provision of public facilit
the master plan area.
2) The pronosed project is not in conformance with recen
policies adopted as part of the review of the Land Us1
of the General Plan since areas with slope 40 percent
greater and unimproved San Diego Gas & Electric easem
utilized for density calculations.
3) The requested density cannot be justified by the desi
project.
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The applicant is no longer actively processinq this
application. 14)
PASSED, APPROVED AND ADOPTED at a regular meetin
Planning Commission of the City of Carlsbad, California,
the 13th day of November, 1985, by the following vote, to
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NOES : None.
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PC RES0 NO. 2511 -2-
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A RESOLUTION OF THE PLANNING COMMISSION OF THE C:
CARLSBAD, CALIFORNIA, RECOMMENDING DENIAL OF A 1'
UNIT TENTATIVE TRACT MAP AND PLANNED UNIT DEVELOI
ON PROPERTY GENERALLY LOCATED IN VILLAGE L-2 OF '
CALAVERA HILLS MASTER PLAN AREA.
APPLICANT: CALAVERA HILLS COMPANY
CASE NO: CT 85-4/PUD-79
I
WHEREAS, a verified application for certain propc
wit:
Portion of Lot "D" of Rancho Aqua Hedionda accorc
Map No. 823 filed November 16,, 1896,
has been filed with the City of Carlsbad, and referred to
Planning Commission; and
WHEREAS, said verified application constitutes a
las provided by Title 21 of the Carlsbad Municipal Code; ai
WHEREAS, the Planning Commission did, on the 13t'
November, 1985, hold a duly noticed public hearing as pre
law to consider said request; and
I/ I
,I WHEREAS, at said public hearing, upon hearing an
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That the above recitations are true and correct.
That based on the evidence presented at the public k A)
iB) I the Commission hereby recommends DENIAL of CT 85-4/€
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Findings :
1) The proposed project is not in conformance with the C(
agreement for the orderly provision of public facilit
the master plan area.
Hills Master Plan, since the applicant has not enterec
,2) The proposed project is not in conformance with receni
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policies adopted as part of the review of the Land USI
of the General Plan since areas with slope 40 percent greater and an unimproved San Diego Gas & Electric ea:
were utilized for density calculations.
project.
3) The requested density cannot be justified by the desi1
4) The applicant is no longer actively processing this
application.
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AYES: Chairman Schlehuber, Commissioners: L'I
Marcus, McFadden, Smith, Holmes & Hall
NOES: None.
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CLARENCE SCHLEHUBER, Cha CARLSRAD PLANNING COMMIS
ATTEST:
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OF
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241C&,. HOL-
'LAND USE PLANNING MANAGER
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i ,/ STAFF REPORT
DATE : NOVEMBER 13, 1985
TO : PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: CT 85-31 - CALAVERA HILLS MASTER TENTATIVE; CT 84-37/(
300 - VILLAGE U; CT 84-38/PUD-76 - VILLAGE W, X, Y; C'
85-4/ PUD-79 - VILLAGE L-2 - Request for tentative ma on property owned by the Calavera Hills Company (Cesc in the Calavera Hills Master Plan area.
I. RECOMMENDAT ION
That the Planning Commission ADOPT Resolution Nos. 2509, 2510,
2511 and 2512, recommending DENIAL without prejudice of CT 85-
CT 84-37/CP-300; CT 84-38/PUD-76; and CT 85-4/PUD-79 to the Ci Council based on the findings contained therein.
11. PROJECT DESCRIPTION AND BACKGROUND
The above mentioned projects have been submitted by the Calavc
Hills Company (Cesco) for the portion of the Calavera Hills Plaster Plan under their ownership.
CT 85-31 - Calavera Hills Master Tentative
The first application, CT 85-31, Calavera Bills Master Tentat
owned by Cesco. The proposed lots would range in size from 3
to 65.28 acres. The boundaries of most of the lots would
correspond to the boundaries of the various villages of the
Calavera Hills Master Plan (MP-l50(F). The approval of this
tentative map would not authorize the construction of any uni
The purpose of this map is to allow the owner of this proper'
to sell the villages he owns whether or not they have approve projects on them.
CT 84-37/CP-300 - Village U
The next application, CT 84-37/CP-300 Village U, consists of
236 unit tentative tract map and condominium permit on a 62.2
acre parcel. The proposed project would have a density of 3.
du/ac which is towards the high end of the site's General Pla
designation of 0-4 du/ac. The proposed eight-plex units are
concentrated on the flatter, westerly third of the site. The
would be provided by a private street system from college
Boulevard
Map, is a 16 lot tentative tract map for the entire 510.2 acn
remainder of the property consists of steep slopes. Access
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CT 84-38/PUD-76 - Villages W, X & Y
The tentative map and planned unit development permit for
Villages W, X and Y, CT 84-38/PUD-76 proposes 129 units on a
98.98 acre site. This project would have a density of 1.30 du,
which is towards the top end of the site's General Plan designation of 0-1.5 du/ac. This project is bisected by Collec
Boulevard. Village tJ and part of Village X are on the easterl< side while the remainder of Village X and Village Y are on the
westerly side of College Boulevard. Village W would consist o
half acre to two acre lots which would be developed with custoi homes. This village would be served by a private street syste
Villages X and Y would be developed with single family detache homes on lots with a minimum size of 7,500 square feet. These two villages would be served by a public street system.
CT 85-4/PUD-79 - Village L-2
The last application, CT 85-4/PUD-79 consists of a 174 unit
condominium project on a 17.7 acre site, The project's propos
density of 9.8 du/ac is at the top end of the site's General P designation of 4-10 du/ac. The proposed project would consist of multi-family condominium units served by a private driveway
system, Village L-2 is bisected by Tamarack Avenue.
All of the above mentioned projects have been in process for nearly a year. Some of the applications have been withdrawn ? resubmitted to comply with City and State ordinances dealing
with time periods for the processing of applications. The
applicant is no longer actively processing these applications,
The proposed projects are not in conformance with the Calaver;
Hills Master Plan, which requires the applicant to enter into agreement for the orderly provision of public facilities in tl
master plan area. All of the projects are requesting approva: near the top end of their respective density ranges. Some of
the projects do not appear to be consistent with recent City
policies adopted as part of the review of the Land Use Elemeni
of the General Plan. Staff believes the design and amenities
some of the projects do not justify their proposed densities.
111. ANALYSIS
1) Are the proposed maps in conformance with the Calavera ai Master Plan?
2) Are the proposed naps in conformance with the recent City policies adopted as part of the review of the Land TJse
Element of the General Plan?
3) Does the design and amenities of the proposed projects justify the requested densities near the top end of the respective density ranges?
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DISCUSSION
The most crucial element of staff's analysis of these
applications is that none of the proposed tentative maps are i
conformance with the Calavera Hills Master Plan. The Calavera
Hills Master Plan requires a master facilities agreement betwe the developers of the master plan area, This agreement would
assure the orderly development of public improvements when the were needed to serve the residents of the master plan area. T City has spent considerable time meeting with the applicant an
representatives of Pacific Scene to produce an acceptable mast
facilities agreement. The applicant has not signed this agreement or actively worked on this matter or any of his
tentative maps for several months. During this same time peri
Pacific Scene, the other property owner in Calavera Hills, ha
negotiated an agreement with the City which staff believes is adequate to satisfy all master plan requirements as they appll Pacific Scene's holdings and meet the City's public improvemer
needs in the area.
The proposed tentative maps also do not appear to be consister
with recent City policies adopted as part of the review of the
Land Use Element of the General Plan. One of the policies
adopted, stipulated that no density credit could be given for
slopes of 40 percent or greater in steepness. Mo constraints maps showing slopes were submitted with any of these
applications. Portions of Villages U, CT 84-37/CP-300 and
Villages W, X and Y, CT 84-38/PUD-76 appear to consist of slor
of 40 percent or greater. If no density credit were given fo!
these slopes, the proposed projects would probably exceed the allowable density for these sites. The tentative map submitt<
for Village L-2, CT 85-4/PUD-79 provides insufficient informat
to determine slope steepness.
A 150 foot wide San Diego Gas & Electric easenent goes througl portion of Villages W, X and U, improve this with recreation facilities on the tentative map 1
Village U so this area could be utilizied for density
calculations. However, this area is not being improved on th
tentative map for Villages W, X, and Y, CT 84-38/PUD-76.
Therefore, according to recent City policy adopted as a part
the review of the General Plan, the area under this easement
could not be used for calculating density. If this was done would significantly increase the proposed density of this
project. This in combination with no density credit for slop
over 40 percent would probably result in a project that excee the maximum density allowed by the General Plan.
Staff also has concerns about the proposed density for these
projects. All of them are at the high end of their prospecti
density ranges. Staff believes that the design of the projec
and amenities provided do not justify the requested densities especially in Villages U and L-2.
The applicant is proposing tc
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Finally, the applicant has not actively pursued resolving any o
the above issues for months. They are rapidly approaching time
limits established by City ordinance and State legislation for
the processing of tentative maps.
In conclusion, staff recommends that the above mentioned
projects be denied without prejudice for the followinng reasons
1) The projects are not in conformance with the Calavera
Hills Master Plan.
2) The projects are not in conformance with recent City policies adopted as part of the review of the Land us1
Element of the General Plan.
3) The requested densities cannot be justified by the design and amenities of the proposed projects.
4) The applicant is no longer actively processing these
5) The applications are rapidly approaching the time
applications.
limits established by City and State ordinances for t processing of tentative maps.
ATTACHMENTS
1. Planning Commission Resolution Nos. 2509, 2510, 2511 and
2512.
2. Location Maps 3. Background Data Sheets
4. Disclosure Form
5. Exhibits "A" - ''E1' dated, April 12, 1985
Exhibits ''A1' - "J" dated, January 10, 1985
Exhibits "A" - ISH" dated, April 23, 1985
Exhibits "A" - "J" dated, January 25, 1985
MH : ad
10/22/85
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EAcK;GROUND DATA SHEET
CASE NO: m 85-31
APPLICANT: CALAm HILLS COMPANY
REQUEST AND DTION: 16 lot tentative tract map for 510 acres of the Calavei
Hills Master Plan area
LEGAL, DESCRIPTION: Portions of Lots "D", "E" and "J" of Rancho Aqua Hedionda
-- according to Map 823 filed November 3-6, 1896 APN:
Acres 510.2 Proposed No. of Lots/Units 19
GJ3GIWL PLAN AND ZONING
Land Use Designation RMH, REI, RLM, RL
Density Allowed 1 0-20,4-10,O-4,0-1,5 Density Proposed --
Existing Zone PC Proposed Zone -----
Surrounding Zoning and Land Use:
Zoning Land Use
Site PC Vacant
North R-1-10,M Quarry - Vacant
south county Vacant
East 0-S/County Vacant
West R-1 Residential
PURLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated Pay 4, 1985
ENVIRO?AMENTKG IMPACT ASSESSMECRl
- Negative Declaration, issued
E.I.R. Certified, dated
Other,
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RACKGROUND DATA SHEET
CASE No: CT 84-37/cP-300
APPLICANT: Calavera Hills Company
REQUEST AND LQCATION: 236 unit tentative tract map and condominium permit in
Village U of the Calavera Hills Master plan
LEGAL DESCRIPTION: Portion of Lot "D" of Rancho Aqua Redionda according to
Map No. 823 filed November 16, 1896 APN:
Acres 62.2 Proposed Erlo. of Lots/Units 236
GEX3WXL PLAN AND ZONING
Land Use Designation RLM
Density Allowed 0-4 du/ac Density Proposed 3.7 du/ac gross
Existing Zone P-c Proposed Zone ----
Surrounding Zoning arid Land Use:
Zoning Land Use
Site P-C Vacant
North P-C Vacant
south P-c Vacant
East County Vacant
West P-C Condos
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated Pay 4, 1985
ENVIRONMENT& IMPACT ASSESSMENT
- Negative Declaration, issued
- E.I.R. Certified, dated
Other,
W e
RACKGROU?!ID DATA SHEFT
CASE NO: CC 84-38/PUD-76
APPLICANT: Calavera Hills Company
REQUEST AND IDCATION: 129 unit tentative tract map and planned unit develop
for Villages W,X & Y of the Calavera Hills Master Plan
LEGAL EESCRIPTION: Portions of Lots D,E & J of Rancho Agua Hedionda accordin
to Map No. 823 filed November 16, 1896 APN:
Acres 98.98 Proposed No. of Lots/Units 129
CENERAL PLAN AND ZONIZ
Land Use Designation RL,
Density Allowed 0-1.5 du/ac Density Propsed 1.3 du/ac gross
Existing Zone P-c Proposed Zone -------
Surrounding Zoning and Land Use:
zoning Land Use
Site P-C Vacant
Eorth P-c Vacant
south county Vacant
East County Vacant
West PC Vacant
PUBLIC FACILITIES
School District Carlsbad Water CarlsbaG Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated
WIROh?AL IMPACT ASSESSmT
May 5, 1985
Negative Declaration, issued -
E.I.R. Certified, dated
Other,
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BACKGROW EATA SKEGT
CASE NO: CT 85-4/PUD-79
jypp~~m: Calavera Hills C0-y
REQUEST AND LQCATION: 174 unit tentative tract map and planned unit develop
in Village L-2 of the Calavera Hills Master Plan area
LM;AI; DESCRIPTION: Portion of Lot "Dl' of Rancho Agua Heclionda according to
Map No. 823 filed November 16, 1896 APN:
Acres 17.7 Proposed No. of Lots/Units 174
GENERFIl; PLAN AND ZONING
Land Use Designation RMH
Density Allowled 4-10 du/ac Density Proposed 9.8 du/ac gross
Existing Zone P-c Proposed Zone --11111
Surrounding Zoning and I;and Use:
Zoning Land Use
Site P-C Vacant
North P-C Vacant
south P-c Vacant
East P-C Vacant
West P-C Vacant
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated
ENVIR0"TAL IMPACT ASSESSW
- Negative Declarationr issued
E.I.R. Certified, dated
May 4, 1985
Other r
dVC? hUUILLLLtU A1C.a LISY.6 rC*w LY. &.- -4 Y--- If ,after th: anfomatrofl tbt f^rlrther infomation Isaquired. you will bt s0 3dvm.
Calavera Hills Company
~ae lindividual, partnership, joint venture, cormration, s
110 West C Street, Suite 1220, San Diego, Calif01
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APPLICANT:
Business Address
(619) 235-9180 ' * Telephone Number
Name a.
Am:
..
-. Business Address ..
Telephone Nufber
2017 Caminito Cirm . . ~~ms; Cedric E. Sanders La Jolla, Californ
Hzme *(individual, -partner, joint Xume Address
venture, coqozetion, syndication)
110 West C Street, Suite 1220, San Diego, Calif01
Basiness Adc?rcss
(619) 235-9180
Telephoze N-r Telephone Sumber
:;me Borne Address
3isiness =dress
Teiephoct Nder Telep3one 2;uaber
* '_
(Attach more sheets if necessq)
Ibre d=clct udez pxalty of perjury that the infomatior\ contaiced in
ciosura is trd3 and earrect and that it Will remain true and correct and
relied upoa as beiag true and correct until zmnded.
.. CALAVERA HILLS COMPANY
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