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Home My WebLink About1989-06-07; Planning Commission; ; CT 85-35 - AVIARA MASTER PLANDISCUSSION ITEM DATE: June 7, 1989 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: CT 85-35 AVIARA MASTER PLAN - Planned Unit Development Plans for Planning Areas 4, 8 and 14. I. RECOMMENDATION That the Planning Commission ADOPT Resolution Nos. 2877, 2878 and 2879 recommending APPROVAL site planning information for PUD's 103, 104 and 105, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND On November 4, 1987, the Carlsbad Planning Commission recommended approval of the Phase I Tentative Map (CT 85-35) for the Pacific Rim Country Club and Resort Master Plan. Condition No, 31 of this tentative map resolution (Planning Commission Resolution No. 2595), requires that "Prior to final map approval for [Planned Unit Development] Planning Areas 4, 8 and 14, the project applicant shall be required to submit to the Planning Commission for review, the following items: a) Site Plans showing building footprints, recreation amenities, homeowner and guest parking spaces, b) Structural elevations, cj Floor Plans and d) Landscape Plans. In accordance with this condition, Hillman Properties has submitted site plans, elevations floor plans and landscape plans for Planning Areas 4, 8 and 14 (See Exhibits "A"-"J", "A"-"N", and "A2"-02", dated May 30, 1989) PLANNING AREA 4: As shown on Exhibits "A"-"B", Planning Area 4 is a 27.7 acre site located immediately south of Alga Road at the eastern entrance to the Master Plan Area. This project will consist of 95 single family dwelling units and will have a net density of 3.46 du/acre. The dwelling units will range in size from 2266 to 2818 square feet in area and will be located upon lots which range between 5,000 and 7,500 square feet in size. Of the 95 total du's, 28 (30%) will be a maximum of one story in height. The one story units will be distributed throughout the project. However, a larger percentage (50%) of one story units will be located adjacent to the existing Seaport Development to the east, in order to ensure that Lagoon views from Seaport are preserved. The Planning Area will include a 1.95 acre linear open space corridor which runs north to south through the neighborhood. This open space corridor will be richly landscaped and will include a par course, picnic areas and an oak grove. A 5,000 square foot tot lot/greenbelt area will also be included within the project. Aviara Master Plan June 7, 1989 PAGE 2 PLANNING AREA 8: As shown on Exhibit "Ai"-"Bj", Planning Area 8 (27.3 acres) is located immediately to the west of the Murphy Property, and between the approved alignments of Alga Road and Batiquitos Drive. This planned development will include 68 single family dwelling units and will have a density of 2.49 du/acre. The dwelling units will range between 2950 square feet and 3500 square feet in size and will be located on average 6,000 square foot lots. All of these dwelling units will be two stories in height (maximum 24.0 feet to the midpoint of roof). Planning Area 8 will include three separate common recreation lots (total of 9,300 square feet or .21 acres). These neighborhood recreation lots will be developed with a variety of active/passive recreational amenities including picnic areas and tot-lots. The project will also include a 3 acre eucalyptus grove at its northwest corner, to be maintained in open space. In addition, units along the Planning Area's western perimeter will have golf course views. PLANNING AREA 14: As shown on Exhibits "Ao"-"B2", Planning Area 14 is a 20.9 acre site located along (north of) Batiquitos Drive and bordered on its east and west sides by the proposed Aviara Golf Course. As proposed, this project will include 51 single family dwelling units and will have a density of 2.44 du/acre. The dwelling units will range in size from 2950 to 3500 square feet and will be located on minimum 6,000 square foot lots. The majority of the dwelling units will be two stories in height with the exception of three, one story homes which staff has conditioned to be located along Batiquitos Drive for purposes of providing more visual relief along this scenic roadway. This project will also include a 3,000 square foot neighborhood picnic/recreation lot. Golf course views will be available to all perimeter homes within this project, DISCUSSION Providing that the Planning Commission is willing to approve Hillman Properties requested (1) Master Plan Amendment (MP-177(A) May 17, 1989) to reduce building separation from a maximum of 20' to a minimum of 12' and (2) subject to certain other conditions of approval which require the reduction in height of several proposed structures in Planning Areas 4, 8 and 14, this project complies with all of the Master Plan and Planned Unit Development standards. All proposed dwelling units are separated by a minimum of 12 feet and each dwelling unit is setback a minimum of 20 feet from the fronting residential street. The units will all have a minimum 15 x 15 foot rear yard for recreational uses. As discussed earlier, all of the Planning Areas will also include common active recreation areas. Each unit will have either a two or three car garage which meet the minimum dimensions of the P.D, Ordinance, Adequate guest parking will be provided along the neighborhood streets. With regard to R, V. parking, staff has conditioned that, the Master Plan's recreational vehicle parking area (Planning Area 23), with an all weather access road to it, must be available prior to the occupancy of any residential unit within MP-177. Aviara Master Plan June 7, 1989 PAGE 3 All three Planned Unit Developments also generally comply with the Aviara Master Plan design guidelines regarding landscaping, enhanced entry treatments, fencing open space, trails and noise mitigation. However, conditions of approval have been added with regard to required fencing, specifically; Planning Areas 4 and 8 have been conditioned, whereby noise studies must be submitted, identifying the location of required noise attenuation walls along Alga Road, and Batiquitos Drive, prior to the issuance of building permits. In addition, required project perimeter fencing has been conditioned to be provided within Planning Areas 4, 8 and 14 prior to occupancy of any structures within these neighborhoods. The proposed architecture of these three Planned Unit Developments is consistent with the "Aviara Architectural Design Guidelines". The dwelling units proposed have a Mediterranean or Spanish Colonial architectural style, incorporating light colored stucco walls, a mixture of hip and gabled tile roofs, and accent wood treatment. Architectural relief has been accomplished through the incorporation of roofline and roof pitch variety, architectural massing, varied front vertical planes and balconies. For Planning Areas 8 and 14 a variation in front yard setbacks has also been provided in order to provide relief in the neighborhood street scene. Overall, the three Planned Unit Developments are generally in compliance with the recently adopted City "Architectural Guidelines for Small Lot Single Family Detached Units." The only Architectural Guideline which has not been fully addressed with the proposed elevations is Guideline 1, which requires that "where there are 3 two story units in a row, situated less than 15 feet apart, at least one of the three units shall have a single story building edge with a depth of not less than 10 feet adjacent to one of the other units. In order to ensure compliance with this Architectural Guideline, staff has conditioned that Elevation No. 2 of Planning Area 4 and Elevation No, 1 of Planning Area 8 and 14 be redesigned to comply with this guideline, prior to the issuance of building permits. Otherwise, the proposed projects comply with the Architectural Guidelines for small lot Single Family Detached Units," Overall, since the proposed Planned Unit Developments subject to the conditioned modifications are in conformance with the; (1) development standards and design guidelines of Master Plan 177 (as amended by MP 177(A)) and the Planned Development Ordinance and the Architectural Guidelines for small lot Single Family Detached Units, staff is recommending Planning Commission approval of the site planning information for PUD's 103, 104, and 105," ATTACHMENTS 1. Planning Commission Resolution No, 2877 2. Planning Commission Resolution No. 2878 3. Planning Commission Resolution No. 2879 4. Exhibits "A"-"J", dated May 30, 1989 5. Exhibits "Ai"-"N,", dated May 30, 1989 6. Exhibits "A2"-"02", dated May 30, 1989 CD:lh May 26, 1989