HomeMy WebLinkAbout1986-03-18; City Council; 8550; REQUEST FOR 216 UNIT TENTATIVE MAP AND CONDOMINIUM PERMIT FOR HOSP GROVE AREA. CT 85-23 | CP-320 (HOSP GROVE)AB# 8550
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TITLE REQUEST FOR 216 UNIT TENTATIVE MAP
MTG. 3/18/86 AND CONDOMINIUM PERMIT FOR HOSP GROVE
AREA. CT 85-23/CP-320 (HOSP GROVE)
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CIBOF CARLSBAD - AGEN~BILL
RECOMMENDED ACTION:
The Planning Commission and staff are recommending that the Cii
Council APPROVE the mitigated Negative Declaration issued by tl
documents APPROVING CT 85-23/CP-320.
ITEM EXPLANATION
Planning Director and direct the City Attorney's Office to prei
The applicant is requesting approval of a 2 lot/216 unit tenta map and condominiurn permit for 25.5 acres located on the south
of Marron Road on both sides of its intersection with Monroe Street. The General Plan for the site is RMH (10-20 du's/acre
The zoning is PC (Planned Community) and the property is a par
Master Plan MP-1 which covered the entire Hosp Grove area. Si
the property is in an approved Master Plan area, the RMH densi
range is at 10-20 du's/acre rather than 8 to 15 du's/acre as i for non-Master Planned areas. The project as proposed is at 1 du's/acre, at the low end of its RMH designation.
The project meets or exceeds all the standards for condominium provided in the City's Planned Development Ordinance. Althoug project would be built to the higher quality standards require
condominiums the applicant has indicated he will be renting th units for several years.
The Planning Commission heard the project on February 5 and
February 26. A number of potential issues were identified by
planning Cornmission and by surrounding homeowners in the Hosp area. These issues include the following:
Destruction of the Grove - One of the major issues assocj with the project was that it will destroy the grove of eucalyptus trees known as Zosp Grove. Staff approached 1
project with the idea that although the property is
developable as indicated on the General Plan, the concept
the grove should be preserved in appearance. In particul staff required project redesigns which protected the perj
trees and highly visible tree areas which can be seen frc mall, adjacent projects, Monroe Street and Highway 78. 7 areas were largely left intact. A large number of trees
be destroyed in the interior of the grove by the developr Staff and the Planning Commission have conditioned the
project to do a major replanting of eucalyptus trees so
reestablished. within 4 or 5 years the majority of the grove would be
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Page 2 of Agenda Bill No. 8?3-.-0
Fire - A number of citizens felt the development would
increase the chance for fire in the area, Although the g: visually appears to be a potential hazard, the fire marsh( has indicated that the grove is relatively safe from fire because eucalyptus trees spread an oil which prohibit the highly flamable brush areas from growing underneath.
Consistency with MP-1 - Several of the Planning Commissio raised the questions as to whether the project was consis
with MP-1 and that the Master Plan should be updated befo
the project is approved. This was the City's first Maste Plan and it does not contain the depth of more recent pla Staff and the majority of the Planning Commission felt th would not be appropriate to reopen the Master Plan becaus is already two-thirds developed and the infrastructure is largely in place. In addition, the PC (Planned Community zone, in which this property is located, contains provisi for non-conforming Master Plans and refers them to the PI
Development Ordinance (PD). The project was developed in manner. Staff feels that based on the General Plan, and fact that the PD Ordinance contains sirnilar standards to current Master Plan requirements, the project would be basically the same even if the Master Plan was reviewed.
The Planning Commission voted 4-2 recommending approval of the project. Following a recommendation of approval the Planning
Commission voted 4-2 in favor of a minute motion recommending the City Council review the Master Plan.
ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will nc cause any significant impacts because potential impacts have k mitigated and, therefore, has issued a Mitigated Negative Declaration, dated January 26, 1986. The Planning Commission recommended approval of the Mitigated Negative Declaration on
February 5, 1986. A copy of the environmental document is on in the Planning Department.
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 develop] will be constructed and paid for by the developer.
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Page 3 of Agenda Bill NO. 8550
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 t 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. 2538
3. Planninq Commission Staff Reports dated February 5, 1986 and February 26, 1986 w/attachments
CITY CLERK'S NOTE:
As of 5:OO p.m. on March 12, 1986, 70 pieces of correspondence concerning this
item have been received and are on file in the City Clerk's Office.
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R-1 SINGLE FAMILY
RDM MULTl FAMILY RMH (10-20) uk PLANNED CIMMUNITY
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PLANNING COMMISSION RESOLUTION NO. 2538
A RESOLUTION OF THE PLANNING COMMISSION OF THE
APPROVAL OF A 2-LOT TENTATIVE MAP AND 216-UNIT
CONDOMINIUM PERMIT ON PROPERTY GENERALLY LOCATED
ON THE SOUTH SIDE OF MARRON ROAD ON BOTH SIDES
OF MONROE STREET.
APPLICANT: HOSP GROVE
CASE NO: CT 85-23/CP-320
_. CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
WHEREAS, a verified application far certain Proper'
Portion of Lots 8, 9, 10, 16, 17 and 18 and portio]
Lots 22 through 25 of Hosp Eucalyptus Forest CO.'S
No. 1, Map No. 1136.
wit:
has been filed with the City of Carlsbad, and referred to t'
Planning Commission; and
WHEREAS, said verified application constitutes a r
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 5th d
February, 1986 and on the 26th day of February, 1986, hold
noticed public hearing as prescribed by law to consider sai
request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all per I
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desiring to be heard, said Commission considered all factor
relating to the Tentative Tract Map and Condominium Permit.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plann
Cornmission as follows:
A) That the above recitations are true and correct.
€3) That based on the evidence presented at the public hea
the Commission recommends APPROVAL of CT 85-23/CP-320, on the following findings and subject to the following conditions:
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Findings :
1) The project is consistent with the City's General Plan the'proposed density of 10.8 du's/acre is within the de
range of 10-20 du's/acre specified for the site as ind: on the Land Use Element of the General Plan.
2) The project as proposed is consistent with the Hosp Grc Master Plan MP-1 since the density of 10.8 du/ac and tl
design conforms with the requirements of the Masker PIi
3) The site is physically suitable for the type and densii the development since the site is adequate in size and to accommodate residential development at the density proposed.
icies and ordinances since:
a) The Planning Commission has, by inclusion of an
4) The project is consistent with all City public facilit!
appropriate condition to this project, ensured tha
final map will not be approved unless the City Cou 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 prl unless the City Engineer determines that sewer ser?
available, and building cannot occur within the pr( unless sewer service remains available, and the P1 Commission is satisfied that the requirements of t' Public Facilities Element of the General Plan have
met insofar as they apply to sewer service for thi project\.
b) The Carlsbad School District has written a letter, July 30, 1985, stating that school facilities will available to this project.
c) Park land has been dedicated per the existing Hosp i
parks agreement.
d) All necessary public improvements have been provid will be required as conditions of approval.
e) The applicant has agreed and is required by the in of an appropriate condition to pay a public facili fee. Performance of that contract and payment of
will enable this body to find that public faciliti
be available concurrent with need as required by t General Plan.
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PC RES0 NO. 2538 2
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5) The proposed project is consistent with the City's Plar Development Ordinance and also complies with the Desigr
Guidelines Manual.
6) The proposed project is compatible with the surroundin< land uses since surrounding properties are designated j
residential development C)II the General Plan.
7) This project will not cause any significant environmenl
impacts because mitigation measures reducing potential
to insignificant levels have been made a part of the Conditional Negative Declaration issued by the Planninc Director on January 22, 1986 and recommended for appro' the Planning Commission on February 5, 1986.
Conditions:
1) Approval is granted for CT 85-23/CP-320f as shown on E:
"A" - "I", dated January 20, 1986, incorporated by refc and on file in the Planning Department. Development sl occur substantially as shown unless otherwise noted in conditions.
2) This project has already been allocated sewer capacity legal settlement 9052 filed, August 28, 1979. Buildin( permits for any additional units over and above the se will not be issued unless the City Engineer determines sewer facilities are available at the time of applicat
such sewer permits and will continue to be available u time of occupancy.
3) This project is approved upon the express condition th applicant shall pay a public facilities fee as require City Council Policy No. 17, dated April 2, 1982, on fi
the City Clerk and incorporated herein by reference, a
according to the agreement executed by the applicant f payment of said fee, a copy of that agreement, dated J 1985, is on file with the City Clerk and incorporated by reference. If said fee is not paid as promised, th application will not be consistent with the General P1 approval for this project shall be void.
4) Park land shall be offered for dedication by the devel the City of Carlsbad pursuant to the parks map titled
A and dated 4/24/80 on file in the Planning Department
5) The applicant shall provide school fees to mitigate co of overcrowding as part of building permit application fees shall be based on the fee schedule in effect at t of building permit application.
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6) Approval of this request shall not excuse compliance w
ordinances in effect at time of building permit issuan
sections of the Zoning Ordinance and all other applica
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7) Water shall be provided to this project pursuant to tl Service agreement between the City of Carlsbad and thf
Real Water District, dated May 25, 1983.
8) The applicant shall prepare a 24" x 36" reproducible I the final site plan incorporating the conditions conti
herein. Said site plan shall be submitted to and appi
the Planning Director prior to the issuance of buildii
permits .
9) The applicant shall establish a homeowner's associatic
corresponding covenants, conditions and restrictions.
CCbRls shall be submitted to and approved by the Plan] Director prior to final map approval.
10) The applicant shall prepare a detailed slope landscap irrigation plan which shall be submitted to and appro' the Planning Director prior to the issuance of gradinc permits. Issuance of a building permit will not occu
a full detailed landscape plan has ben approved by thc Planning Director.
11) A 500' scale map of the subdivision shall be submittel Planning Director prior to the recordation of the fin, Said map shall show all lots and streets within and ac
to the project.
12) All parking lot trees shall be a minimum of 15 gallon size.
13) A "Tree Plan" shall be provided to the Planning Direc
This plan shall specify all trees to be preserved. T also shall specifically detail the planting program t implemented around the perimeter of the property. Th perimeter planting program shall include details as t enhancement of existing trees to be preserved; regrad the perimeter; and the timing for replanting/enhancin i relation to completing the necessary grading. The ti
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aspect of the plan shall provide for replant immediat grading on slopes and other feasible areas. The plan
prepared by a landscape architect. The Planning Dire shall approve the Tree Plan prior to approval of a fi or issuance of a grading permit, whichever is applied first.
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14) The applicant shall be required to construct temporar
fencing, or similar materials approved by the Plannin Director, around those individual or groups of trees have been identified to be preserved on the eucalyptu PIan map, prior to the issuance of a grading permit a
subject to the approval of the Planning Director. Pr
any grading, the applicant shall agree to fully imple condition and not to destroy any eucalyptus trees ide on the Tree Plan during grading operations due to car of a machine operator or otherwise. The agreement sh contain a liquidated damages clause requiring the app
pay the sum of $500.00 for each tree destroyed. The will be paid to the Carlsbad Parks and Recreation Dep
The agreement shall be secured subject to the approv Planning Director.
15) Existing onsite trees shall be retained wherever poss
shall be trimmed and/or topped, as required to the satisfaction of the Planning Director. Dead, decayinl potentially dangerous trees shall be approved for rem
the discretion of the Planning Department during the the Tree Plan of existing onsite trees. Those trees approved for removal shall be replaced on a tree-for- basis as required by the Planning Department.
16) All landscaped areas shall be maintained in a healthy
17) Any signs proposed for this development shall be desi conformance with the City's Sign Ordinance and shall review and approval of the Planning Director prior to installation of such signs.
18) A uniform sign program for this development shall be to the Planning Director for his review and approval occupancy of any building.
' 19) Trash receptacle areas shall be enclosed by a six-foo masonry wall with gates pursuant to City standards.
of said receptacles shall be approved by the Planning Director .
20) All roof appurtenances, including air conditioners, SI architecturally integrated and concealed from view anc
sound buffered from adjacent properties and streets, to Building Department Policy No. 80-6, to the satisf<
the Directors of Planning and Building.
21) The applicant shall submit a street name list consist the City's street name policy subject to the Planning
Director's approval prior to final map approval.
thriving condition, free from weeds, trash, and debri
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22) The developer shall display a current Zoning and Land C in the sales office at all times, and/or suitable altei
to the satisfaction of the Planning Director.
23) All sales maps that are distributed or made available t
public shall include but not be limited to trails, futi existing schools, parks, and streets.
24) Building identification and/or addresses shall be place all new and existing buildings so as to be plainly visi from the street or access road: color of identificatior addresses shall contrast to their background color.
25) Prior to occupancy of any units, the applicant may con:
directory sign at the entrance to the project. The des this sign shall be approved by the Planning Director.
26) If any condition for construction of any public improve or facilities, or the payment of any fees in lieu there imposed by this approval or imposed by law on this pro: challenged this approval shall be suspended as providel
Government Code Section 65913.5. rf any such condition determined to be invalid this approval shall be invalid
the City Council determines that the project without th condition complies with all requirements of law.
27) Prior to the issuance of any grading permits, the appli shall complete the following archaeological mitigation satisfaction of the Planning Director:
a) Submittal of an inventory and assessment report pre in conjunction with and referenced in the December 1985 letter report by JU3R & Associates, Inc., to th Planning Director before a mitiqation program is implemented.
b) Implementation of the archaeological research desig
mitigation program for the one unique site (HG-5) o
"Revised Cultural Resources Inventory and Assessmen
Grove Master Plan Area E, Carlsbad, California", da
December 26, 1985, prepared by RBR & Associates, In misigatioq program would include phased excavation 4m to 8m units within the core midden area of the site.
Grove Parcel E described in the Letter Report entit
If recommended in the mitigation report, an archaeologi,
be present during grading operations.
28) The final grading plan shall follow the grading scheme shown on the site plan, (not the tentative map), utiliz soft, undulating slopes instead of typical 2:l slopes.
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29) The carports shall be made substantially of wood and SI- incorporate special landscape treatments, i.e. flower
trellises, planter boxes, etc. r to enhance the appearar Such plan shall be approved by the Planning Director pr
issuance of building permits. In addition, all carport
shall be lighted with "hidden" fixtures.
30) The applicant shall provide a 5-year bond for implantat
survival and maintenance of all trees replanted under t
required landscape plan to the satisfaction of the Citj
Attorney. The Planning Department shall conduct a yea1 survey to ensure proper regrowth of trees in compliance the landscape plan.
31) The applicant shall incorporate several play areas for
children into the project.
equipment shall be subject to approval by the Planning
Director prior to the issuance of building permits.
32) No recreational vehicle (RV) parking shall be permitted site. This condition shall be reflected in the CCfR's.
33) Handicapped parking spaces shall be provided to the
Engineering Conditions:
34) The developer shall obtain a grading permit prior to th commencement of any clearing or grading of the site.
35) The grading for this project is defined as "controlled
ing" by Section 11.06.170(a) of the Carlsbad Municipal 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 t Engineer and verify compliance with Chapter 11.06 of th
Locations and tot-lot desig
satisfaction of the Building Director.
I Carlsbad Municipal Code.
36) Upon completion of grading, the developer shall ensure "as-graded" geologic plan shall be submitted to the Cit Engineer. The plan shall clearly show all the geology exposed by the grading operation, all geologic correcti measures as actually constructed and must be based on a
tour map which represents both the pre and post site gr This plan shall be signed by both the soils engineer an engineering geologist. The plan shall be prepared on a or similar drafting film and shall become a permanent r
37) No grading shall occur outside the limits of the subdiv
unless a letter of permission is obtained from the owne
the affected properties,
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37) A separate grading plan shall be submitted and approve< separate grading permit issued for the borrow or dispo:
if located within the city limits.
39) All slopes within this project shall be no steeper thai unless specifically approved by the City Engineer .
construction phase of this project to prevent any offs. siltation. The developer shall provide erosion contro measures and shall construct temporary desiltation/det(
basins of type, size and location as approved by the Cj 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 facilj slope erosion control measures and other methods requii
approved by the City Engineer. The developer shall mai the temporary basins and erosion control measures for i
of time satisfactory to the City Engineer and shall guz their maintenance and satisfactory performance through
deposit and bonding in amounts and types suitable to tl Engineer.
41) Additional drainage easements and drainage structures I provided or installed as may be required by the County Department of Sanitation and Flood Control or the City neer.
42) The developer shall pay the current local drainage arei prior to approval of the final map for this project or construct drainage systems in conformance with the Mast Drainage Plan and City of Carlsbad Standards as require the City Engineer.
40) The developer shall exercise special care during the
43) The owner of the subject property shall execute a hold harmless agreement regarding drainage across the adjacc
property prior to approval of the final map for this pr
44) Prior to the removal of the existing desiltation basin, developer shall construct the replacement desiltation 1 approved by the City Engineer.
45) The developer shall phase this development to not cause
grading or relocation of desiltation basins until the s drain system in Monroe and Marron Streets is installed.
46) Monroe Street improvements shall be completed prior to occupancy of the first phase of this development.
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47) No grading activity shall occur on this development bet October 15th and April 15th. The developer shall insta
erosion control measures prior to October 15th and main the- devices throughout the rainy season.
48) The specific haul route for this development shall be P
Street to Marron Road to Jefferson Avenue. A cash secu
shall be posted with the City of Carlsbad to guarantee cleanup of debris from the hauling operation. The haul operation shall not commence before 9:00 a.m. and shall
before 3:OO p.m.
49) No grading permits shall be issued for this subdivisioc to satisfaction of Conditions 13, 14, 28, 38 and 48, ar other measures deemed necessary to control erosion and stabilize the site. In addition, all other public improvements shall be approved and secured by appropria
bonds to the satisfaction of the City Engineer.
50) 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 st
made by a Certificate on the Final Map for this project land so offered shall be granted to the City free and c
all liens and encumbrances and without cost to the Citi
Streets that are already public are not required to be
rededicated.
Monroe Street shall be dedicated by the developer alonc subdivision frontage based on a centerline to right-of- width of 42 feet (secondary arterial) and in conformanc City of Carlsbad Standards prior to final map approval.
52) "A" Street shall be dedicated by the developer along tl subdivision frontage based on a centerline to right-of- width of 24 feet (collector) and in conformance with Cj Carlsbad Standards prior to occupancy of any buildings,
53) The private driveways shall be a minimum of 28 feet wic 32 feet wide entrances at least 80 feet long. The entr on the west side of Monroe Street shall be a minimum of feet curb-to-curb.
54) Turnaround pockets shall be constructed at the end of 1
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driveways.
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55) Plans, specifications, and supporting documents for al: improvements shall be prepared to the satisfaction of *
Engineer. Prior to approval of the final map, the Sub( shall install, or agree to install and secure with appi
security as provided by law, improvements shown on the tentative map and the following improvements to City Si to the satisfaction of the City Engineer:
A) Full improvements to secondary arterial standards t Monroe Street along the project frontage, to and including its intersection with Marron Road.
B) The redesign/relocation/reconstruction of the traf. signal at Marron Road and Monroe Street.
C) The extension of power service to the above mentior traffic signal.
D) All sewer, water, storm drain and utilities to sen subdivision. The sewer and storm drain systems as on the tentative map are specifically not approved, engineer of work shall redesign these systems in
accordance with current design criteria of the Citj Carlsbad.
E) Marron Road to full City standards along the front:
F) Traffic signal at "A" Street and Monroe.
the project.
56) The design of all private streets and drainage systems
be approved by the City Engineer prior to approval of * final map for this project. The design of all private
The structural section of all private streets shall COI City of Carlsbad Standards based on R-value tests. Al:
private streets and drainage systems shall be inspectec city, and the standard improvement plan check and inspe
fees shall be paid prior to approval of the final map f
57) Improvements listed above shall be constructed within 1
months of final map approval and/or improvement plan ax whichever occurs first, except Item 55(F) which shall 1: installed if traffic signal warrants are met as determi
the City Engineer.
58) Unless a standard variance has been issued, no variance
City Standards is authorized by virtue of approval of I
tentative map, except 1 1/2:1 slopes as approved by the Engineer .
shall conform to City of Carlsbad standards of public 1
I i project.
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59) The developer shall construct private street accesses t public streets in such a way as to clearly designate th private streets are not a portion of the public street
The-developer shall place a plaque-type sign with the 1
"PRIVATE STREET BEYOND THIS POINT, at the access point
private streets from public streets. The script on the
shown above shall be capital letters of a size and cont such as to be readable for a normally sighted person at distance of 20 feet. The provisions of this condition
be met to the satisfaction of the City Engineer prior t issuance of a Certificate of Occupancy for any portion project.
60) The developer shall install street lights along all pul: private street frontages in conformance with City of Cz
Standards .
61 ) The developer shall install street trees at the equival 40-foot intervals along all public street frontages in conformance with City of Carlsbad Standards. The tree: be of a variety selected from the approved Street Tree or as approved by the Planning Director.
62) The developer shall install sidewalks along all public frontages in conformance with City of Carlsbad Standarc to occupancy of any buildings.
63) The developer shall install a wheelchair ramp at the pt street corner abutting the subdivision in conformance \ City of Carlsbad Standards prior to occupancy of any bi
64) The developer shall comply with all the rules, regulat design requirements of the respective sewer and water t regarding services to the project.
65) Should the developer decide to final map and develop pl out of numerical sequence with the approved phasing as on the tentative map all conditions required of the prc phases shall be completed unless otherwise approved by City Engineer and the Planning Director.
66) All private streets and drainage systems shall be main1 by the homeowner's association in perpetuity. This rei sibility shall be clearly stated in the CCfR's.
67) All private driveways shall be kept clear of parked vel
at all times, and shall have posted "No ParkingIFire L,
Code,
ings,
Away Zone" pursuant to Section 17,04,040, Carlsbad Mun
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68) All plans, specifications, and supporting documents foi improvements of this project shall be signed and sealec
Engineer in responsible charge of the work. Each sheet be signed and sealed, except -that bound documents may I:
signed and sealed on their first page. Additionally tl sheet of each set of plans shall have the following
certificate:
"DECLARATION OF RESPONSIBLE CHARGE"
I hereby declare that I am the Engineer of Work for thi
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 i only and does not relieve me, as Engineer of Work, of I responsibilities for project design.
(Name, Address and Telephone of Engineering firm)
Firm:
Add res s :
City, St.:
Telephone:
BY Date:
(Name of Engineer)
R.C.E. NO. #
69) The developer shall provide the City with a reproducib. copy of the tentative map as approved by the Planning
Commission. The tentative map shall reflect the condii approval by the City. The map shall be submitted to tl Engineer prior to improvement plan submittal.
70) Prior to recordation of any final map for this develop]
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this project, the owner shall give written consent to 3 annexation of the area shown within the boundaries of tentative map into the existing City of Carlsbad Stree. Lighting and Landscaping District No. 1.
71) Approval of this tentative tract map shall expire twen months from the date of City Council approval unless a
map is recorded. An extension may be requested by the
applicant. Said extension shall be approved or denied discretion of the City Council. In approving an exten
the City Council may impose new conditions and may rev
existing conditions.
PC RES0 NO. 2538 12
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72) All areas shown on the tentative map as not to be distt shall be fenced in a temporary method acceptable to thc
public works inspector.
73) The retaining walls shown on the tentative map shall be type if over 4' in height, unless otherwise approved b:
Planning Director.
Fire Department:
74) Additional public and/or onsite fire hydrants shall be provided if deemed necessary by the Fire Marshal.
75) The applicant shall submit two (2) copies of a site pli showing locations of existing and proposed fire hydranl onsite roads and drives to the Fire Marshal for approvi
76) An all-weather access road shall be maintained throughc
construction,
77) All required fire hydrants, water mains and appurtenanc shall be operational prior to combustible building mate being located on the project site.
78) Fire retardant roofs shall be required on all structure
79) Brush clearance shall be maintained according to the
specifications contained in the City of Carlsbad Landsc Guidelines Manual.
80) All fire alarm systems, fire hydrants, extinguishing SJ automatic sprinklers, and other systems pertinent to tl project shall be submitted to the Fire Department for i prior to construction.
Prior to construction, the developer shall meet with tk 81)
Marshal to discuss a plan for providing an adequate int between the structures and the existing tree grove. I
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13 PC RES0 NO. 2538
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PASSED, APPROVED AND ADOPTED at a regular meeting c
Planning Commission of the City of Carlsbad, California, he1
the 26th day of February, 1986, by the followinq vote, to
wit:
AYES : Chairman Schlehuber, Commissioners: Smitk
Holmes and Hall.
NOES : Commissioners: McFadden & McBane.
ABSENT: Commissioner Marcus
ABSTAIN : None .
CLARENCE SCHLEHUBER, Chi
CARLSBAD PLANNING COMMI!
ATTEST:
MICHAEL J. HOLZMILLER
PLANNING DIRECTOR
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PC RESO NO. 2538 14
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AUUUUA I dud
(With licant Revisions January 28, 1986) e
@ STAFF REPORT
DATE : FEBRUARY 5, 1986
TO : PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: CT 85-23/CP-320 - HOSP GROVE - Request for approval of 2-lot tentative map and 216-unit condominium permit to
located south of Marron Road, on both the east and wes
sides of Monroe Street.
be built in Area E of the Hosp Grove Master Planl
I. RECOMMENDATION
That the Planning Commission recommend APPROVAL of the
Conditional Negative Declaration issued by the Planning Directc
and ADOPT Resolution No. 2538 recommending APPROVAL of CT 85-23
CP-320 to the City Council, based on the findings and subject
.. . * *. ... - .. . . to the conditions contained .. therein. .. . .~ .._ *. . . . -. ...
11. PROJECT DESCRIPTION
The applicant is requesting approval of a 2 lot/216-unit
tentative tract map and condominium permit, located as describc
above. The project proposes 216 condominiums on a 25.5 acre s.
which is bisected by Monroe Street. The developer plans to rei
the units as apartments for a period of approximately five yea]
The site comprises Area E of the Hosp Grove Master Plan, appro' in the early 1970's with a Residential Medium High (RMH)
designation. The old RMH density range of 10-20 du's/ac is st in effect for this Master Plan. The proposed density for the
project is 10.8 du's/ac. Approximately 2.6 acres are General
Plan-designated open space and three acres include 40% slope areas.
The project will consist of 4, 8 and 12 unit, two and three st1
buildings and associated carport parking areas, recreation
facilities and streets. The development has been clustered generally in the flatter, more central portion of the site,
leaving undisturbed areas along the eastern, western and south
boundaries and part of the northern boundary. Access will be
taken froin Monroe Street. The units range in size from 685 to
987 square feet and include one and two bedroom units with
balconies or patios. Seventy-two units are located on the western side of Monroe and 144 units on the eastern side. The is one large recreation area located on each side of the
development which includes a pool, spa, and restrooms; both
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sides also have several smaller barbeque locations and trails leading to outlook points. Sidewalks meander through the projec and through some .of the open space areaso
Topographically, the site is level with the Monroe/Marron Street
intersection at about 20 feet MSL (Mean Sea Level); gradually, the site steepens to 120 feet MSL on the eastern boundary and tc 90 feet MSL on the western boundary. Both of these steep areas
will be preserved as open space. The area on the eastern side I the site is part of a larger open space corridor as designated 1
the General Plan. A desiltation basin is locaked on the southwest corner of Nonroe and Marron Streets. A portion of thl
slope along Marron Road is a manmade cut created when Marron wa
built.
The most significant natural feature on the site which has adde
to the site's aesthetic value for many years is, of course, the
grove of eucalyptus trees planted by Mr. F. P. Hosp in 1907, wh
hoped to sell the wood to the railroad companies. The area has
been commonly referred to as "the grove", or "Hosp Grove" and h
been historically interesting to Carlsbad residents, since the trees were unusable as railroad ties.
. The project-site' is one of"the'~ast"parcels' of'the Bosp'Grove ' Master Plan to be developed. Residential development has occurred to the east and south. The Plaza Camino Real Regional Shopping Center is located directly north of the site. Adjacer to the west is a steep slope. Further west is residential development and Parcel F of the Master Plan which is designatec for residential use also. Development of Parcel D, immediate11 adjacent to the east, was originally part of the proposed project but was deleted when issues of grading and access coulc
not be resolved between the applicant and the city.
111. ANALY S I S
Planning Issues
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1) IS the proposed project in conformance with the General P des ig nat ion?
2) Does the proposed project conform to the development standards of the Planned Development Ordinance?
3) Does the project conform to the design criteria of the
4) Does the project address the environmental sensitivities
Planned Development Ordinance?
the site?
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Discuss ion
General Plan
AS mentioned previously, the proposed density for the project ir
10.8 du's/ac. This density complies with and is at the low end of the Residential Medium High (RMH) range. The Master Plan density (10-20 du/ac) currently is in effect; not the new RMH
range of 8-15 du's/ac. The project's density does not include
designated open space acreage or 40% slope areas.
Development Standards
For approval of the condominium permit, the standards of the
requirements, building setbacks from open parking areas,
screening of parking areas, streets, usable recreational space, storage space, and refuse areas. Staff feels that, as proposed the project will meet these standards .
The project is required to provide 432 resident parking spaces
and 57 guest spaces, totalling 489 spaces. A total of 498 are
shown on the site. plan.. , One -covered carport .space will .be
providgd. per Unit. - Guest parking has been di-stributed 'equitabl on both sides of the development, i.e. east and west of Monroe Street. Building setbacks from the parking areas are a minimum of ten feet (five feet required) and typically more than that. Open parking areas will be screened by landscaping and in some cases, by elevational differences from the street. Walls are n desirable along the perimeter of the property because they woul interrupt the grove-like appearance of the eucalyptus trees whi will be either retained or enhanced along Marron and Monroe
Streets.
Private streets will be utilized within the proposed developmen Street widths will be 28 feet minimum. "A" Street, as shown on
the tentative map, will be 48 feet wide, except at the entrance where a 6-foot median will expand the width to 54 feet. "A" Street ends in a cul-de-sac and the private streets extend off
the cul-de-sac. Originally, ''A" Street extended through to Marron Road but the Engineering Department did not want the
project to create another driveway on Marron; in addition, a 3(
40 foot high retaining wall would have been necessary.
The proposed project exceeds the minimum requirements for usab:
recreational space. Every unit has a patio or balcony; there i
two major recreation areas with pools and spas; and, four
barbeque areas and two lookout points. Each unit would be
provided with adequate storage space to meet minimum code requirements, i.e, slightly more than 480 cubic feet per unit.
Planned Development Ordinance must be met, including parking
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Finally, 17 trash receptacles will be placed throughout the
parking lots to adequately handle ref use.
Design Criteria
In the initial stages of the proposed project, staff advised the applicant that, as much as possible, the project should be oriented toward the inside of the property and that a perimeter
buffer of trees should be retained where feasible, or replanted.
In this way, the appearance of "the grove" would still be
possible, although somewhat altered. When the applicant propose three-story buildings in an effort to decrease the overall building coverage on the site, staff preferred that the larger buildings be located in the interior of the property and not along Monroe or Marron Streets where new landscaping would take several years to establish. Staff also did not want a "tunnel"
to be created by large buildings along Monroe Street. The applicant also proposed buildings which architecturally "blendec with the eucalyptus grove.
Staff believes that the project, having evolved to the current
proposal, meets the intent of the Planned Development design
1. criteria. The buildings are .clustered on the Tost d-evelopable
.' ar'eas' of' the site; a.s shown on 'the site plan and'tentative map, 8.6 acres of the site will remain undisturbed l- these areas
include steep slopes on the eastern and western boundaries and
some areas of existing trees along Marron and Monroe, also a small buffer along the southern boundary. Staff had hoped that more of the interior trees could be preserved, but it appears necessary to sacrifice some of these trees to protect the
perimeter and slope areas. Although the site will be mass- graded, the grading that is proposed on the site plan is quite sensitive in that undulating, or varying, slopes ranging from 2 to 5:l and more would be created rather than typical 2:l slopes In fact, the project has been conditioned to have the final grading plan reflect the grading scheme as shown on the site plan.
The largest slope to be created is a 38-foot cut slope adjacent to the undisturbed 40% slope adjacent to Marron i2oad. In one small area, staff has allowed 1 1/2:1 slopes where a highly visible area of trees could be saved, behind the westernmost building on Marron Road,
The other elements of the project, i.e. the circulation system,
parking, recreation areas, open space, and landscaping relate
well to each other. Streets meander through the site; elevatic within the parking lots vary such that they are not large flat areas. The two recreation areas are appropriately situated ne- to open space which slopes upward, providing a pleasing backdr The landscape plan proposes to maintain the unique character o the site by using a eucalyptus (or otherwise Australian) tree
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theme for landscaping. Landscape features include special
planting treatment far the recreation areas, the entries to the
project, entries -to the buildings, outlook points, and the perimeter of the site. walls. Park and Recreation Department staff like the plan and feel that much more than a minimum is being proposed.
Finally, the architecture of the buildings is interesting, yet basic, for the purpose of blending into the grove. The buildir will use stucco and wood and will be painted muted colors, i.e.
beige, brown and blue/gray. Architectural features such as mouton windows, varying roof lines, and balcony railings add
interest to the elevations. The three-story buildings are designed so that the second story is basically level with the interior street, has a catwalk going across, and looks like a two-story building from one side. applicant in achieving the final architectural design.
Crib walls will be used for retaining
Staff worked closely with tk
Env i r onment a1 Consider at ions
The proposed design addresses the environmental sensitivity of
the site as much as any development project could be expected I .
From a biological standpoint, &e
biology report concluded that removal of the eucalyptus trees : development would not cause significant impacts because these trees are not rare or endangered species.
Conditions of approval have been developed which ensure that tl Buena Vista Lagoon will not be impacted after the desiltation
basin is removed; that the one significant archaeological site
studied pursuant to state law; and, that a special landscape p:
be undertaken to replant the perimeter of the site as quickly possible after grading. As previously described, the site pla has attempted to cluster development internally, has incorpora undulating regraded slopes and has maintained the eucalyptus t
theme as a landscape plan, all in an effort to continue the appearance of "the grove. "
Traffic Circulation
The traffic analysis indicates that the arterial streets servi
the project (namely Monroe, Marron, Jefferson and El Camino
Real) are capable of carrying project traffic plus other anticipated future traffic with peak-hour levels of service at
I'D1' or better. The project does not produce traffic impacts significantly different from that which were projected under
General Plan buildout.
.- The primary environmental. issues i4entif ied we,re aesthetics, .- : a- archaeology, and siltation.
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Mitigation of traffic impacts will ultimately be required at tw
intersections: Monroe and Marron, and Jefferson and Marron.
along the project frontage and at the intersection with Marron, where traffic signals will be reconstructed.
Future mitigation of the traffic impacts at the intersection of Jefferson and Marron are planned to be the responsibility of another development, North County Plaza. The traffic generated by Residential Units E and E(1) does not require such mitigatic to take place at this time. However, at such future time as either or both units D or F are proposed to be developed, then improvements to Jefferson and Marron must be in place. If the1
are not they shall become a responsibility of Hosp Grove Units or F.
One final issue that arose regarding traffic was access onto Hc
Way from Parcel D. Although Parcel D is not a part of this
application, the Engineering Department was considering requiri
a stub street on Parcel E, the subject property, which would
provide access to Parcel D. However, such a road would violat- the City's cul-de-sac policy as well as require large cuts
.I_ .. . - . through the steep open..space corridor .and eliminate many mqre .. .
* eucalyptus' trees. 'The Traffic Engineer 'has determined that access onto Hosp Way can be located so that appropriate site distance is provided and that by limiting the number of trips generated, safe access onto Hosp Way can be provided from Parc
D and is not necessary to become a condition of Parcel E.
IV. ENVIRONMENTAL REVIEW
The Planning Director has determined that the environmental effects of the project described above can be mitigated by
conditions of approval placed on the project, and therefore, issued a Conditional Negative Declaration on January 22, 1986.
ATTACHMENTS
1. Planning Commission Resolution No. 2538 2. Location Map 3. Background Data Sheet
4. Disclosure Form
5. Environmental Document
6. Exhibits "A" - "I", dated January 20, 1986
Monroe Street will be improved to Secondary arterial standards
NER/ar
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BACKGROUND DATA SHEGT
CASE NO: CT 85-23/8-320
APPLICANI: HOSP mm
RnQuEsT AND IOCATION: Pgproval of a 2-lot tentative map and 216-unit condo- minium permit for Parcel E of Hosp Grove Master Plan located south of Marron
Road on both sides of Monroe Street.
LBGAL DESCRIPTION: Portions of Lots 8, 9, 10, 16, 17 and 18 and portions of
Iots 22 through 25 of Hosp Eucalyptus Forest Company's Tract No. 1, Map No.
Acres 25.5 Proposed No. of Lotsflnits 216 units
1136. APN: 156-08-18, 19
(x"L PLAN AND ZONING
Land Use Designation RMH & OS
*. v.. Density Al,lowred 10-2Q dursLac. .. __ Density Proposed -. 10,8 .du/ac l I*
Existing Zone P-C F'roposed Zone P-c
Surrounding Zoning ard Land Use:
Zoning Land Use
Site P-C Eucalvptus Tree Grove
North c-2/c24 Shopping Center
south P-C Residential
East P-c as&W
West R-1 Single Family
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's 216
Public Facilities Fee Agreement, dated July 23, 1985
-0"TAL IMPACT ASSESSMENT
- Wative Declaration , issued
E.I.R. Certified, dated -
Other, Conditional Negative Declaration, issued January 22, 1986
. ~f afte, tn= lnrOmarLr yuu *.--- ------- ---- --
that further infomatie 5 required, YOU Will be SO 0 sed-.
THE ODMARK DEVELOPMENT CO.
Name (individual, partnership, Joint venture, corpration, synd
1747 Hancock Street, Suite B, San Diego, Ca. 92101
rnDLlrn!
--
Business Address
(619) 291-7300
Telephone Nuarb.r
AGENT: THE WILLIAM N. HOFMAN COMPANY
Name . 2521% So. Vista Way, Suite 122, Carlsbad, Ca. 9200 -.
Business Address
(619) 727-4534
Telcphonr Number
MEHBERS: Ted P. Odmark 3100 D Front Street,S
Mame .(individual, partner, joint. Erne Address d
venture, coqotation, syndication)
1747 Hancock Street, Suite B, San Diego, Ca. 92101 . .. .-. .. .. i. ... I, .-. . Business Addxess . . .*
(619) 291-7300 (619 - 295-2950
Tele2hone Nrdoer Telephone Xumber
Wanda K. Quinn 6083 Cumulus, San Diel
1747 Hancock Street, Suite B, San Diego, Ca. 92101
:ma= Home Mdress
3;siness Address
(619) 692-3335 (619). 291-7300
Tsie#mes Nde Telephone Xunber
Rosalind E. Odmark 3100 D Front Street
San Diego, Ca. 92103
(619) 295-2950
(Attach more sheets if necessary)
I/We ~SC~ZZQ uzder pezalty Of perjury that the infomation contained in thj
closure is tr~o and correct and that it will remain true and correct and nz
relied upon as Sting true and corrzct until mended.
THE ODMARK DEVELOPMENT COMPl
ApFl icant
BY U/@?g Agent, earner, Pargnqt pa
a e
DEVELOPMENTAL 1200 ELM AV
SERVICES CARLSBAD, CA E
(619) 438-5 LAND USE PLANNINQ OFFICE .
qtitp of CarItsbab
CONDITION?& NEWL"E DECLARATION
PROJECT ADMZESS/WCATION:
sides of Monroe Street (25 acres in Hosp Grove). South side of Marron Road, east and west
P"ECC DESCRIPTION:
216 units, associated parking and recreation areas, and streets.
The City of Carlsbad has conducted an enviromental review of the
of the California Enviromntal Quality p1=t and the Envirormental
Protection Ordinance of the City of Carlsbad. review, a Conditional Wgative Declaration (declaration that the
project will not hawe a significant impact on the enviromnent) is
hereby issued for the subject project. Justification for this action is on file in the Planning Department.
A copy of the Conditional Negative Declaration with supportive documents is on file in the Planning Department, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Camrents fran the public are invited. Please shit caments in writing to the Planning Department within ten (10) days of date of issuance.
Tentative tract map an3 Condaninium prmit for
. a&~q described prpject purse b the GuideJ.bes for Xmplementation. . , . .. . . **
As a result of said
. DATR): January 22, 1986
MICHAEL J. WfVlI- CASE No: CII 85-23/8-320 Planning Director
APPLICANT: Wtark Develo-t Co.
PUBLISH LSLTEk January 22, 1956
ID4
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