HomeMy WebLinkAbout1994-02-02; Planning Commission; ; SDP 93-09 - AVIARA PLANNING AREAS 25 & 26 NORTH-. .,
• APPLICATlON COMPLETE DATE:
NOVEMBER 26, 1993
STAFF PLANNER -MICHAEL GRIM
STAFF REPORT ®
DATE: FEBRUARY 2, 1994
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: SDP 93-09 -AVIARA PLANNING AREAS 25 & 26 NORTH -Request for
approval of a Site Development Plan to construct 102 single family homes
on pregraded, subdivided lots within Planning Areas 25 and 26 North of
Phase II of the Aviara Master Plan, generally located south of Alga Road, on
both the west and east sides of Kestral Drive, in Local Facilities Management
Zone 19.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3617,
APPROVING the Negative Declaration, and ADOPT Planning Commission Resolution No.
3618, APPROVING SDP 93-09, based on the findings and subject to the conditions
contained therein.
II. PROJECT DESCRIPTION & BACKGROUND
Warmington Homes is requesting a Site Development Plan to allow the construction of 102
single family homes in Aviara Planning Areas 25 and 26 North, within Phase II of the
master plan. A Site Development Plan is required according to Section III(B) (2) of the
Aviara Master Plan (MP 177), which states that no building permit may be issued within
any planning area without the prior approval of a Site Development Plan. The intent of
the Site Development Plan is to ensure that all applicable development standards and
design criteria of the master plan are incorporated into any proposed construction.
The two neighborhoods, Planning Areas 25 and 26 North, are located within Phase II of
the master plan, south of Alga Road and on either side of Kestral Drive. They have both
been graded and subdivided through the Master Tentative Map for Phase II (CT 89-37) and
the individual tentative maps for Planning Areas 25 and 26N (CT 90-37 and CT 90-38,
respectively). The respective tentative maps are about to be recorded and the
improvements shown on those tentative maps will be in place shortly.
~
--SDP 93-09 -AVIARA PLANNING AREAS 25 & 26 NORTH
FEBRUARY 2, 1993
PAGE 2
As shown on Exhibits 11A1 1
-
11H1
, dated February 2, 1994, each Planning Area takes access
off of Kestral Drive and the grading scheme essentially follows the hillside terrain of the
properties. The proposed Site Development Plan will not significantly change any of the
tentative map access, grading, or lot lines. The only additional item is the placement of
small retaining walls in the front, side and rear yards. None of the walls in the front or
side yards exceed three feet in height and the rear yard retaining walls are necessary to
direct reclaimed water drainage away from back yards.
The proposed single family homes will range in size from 2,320 to 2,888 square feet and
will include both one and two story products. As illustrated on Exhibits "I" -"W", dated
February 2, 1994, the proposed architecture is a Mediterranean style with S-tile roofs and
stucco exteriors. To add visual interest to the neighborhood, each plan proposes three
different elevations which differ in the areas of window treatments and roof configurations.
The units are arranged with varied front and side yard setbacks and orientations to provide
a more pleasing street scene and street trees and interior slope landscaping will be installed
by the developer.
III. ANALYSIS
The findings required for the approval of a Site Development Plan can be found in Section
21.06.020 of the Carlsbad Municipal Code, as well as the attached Planning Commission
Resolution No. 3618. Therefore, the following analysis stresses the essential aspects of
these findings.
1. Is the proposal consistent with the various elements and objectives of the
General Plan, and the appropriate segments of the Local Coastal Program?
2. Is the proposal consistent with the applicable sections of the Aviara Master
Plan (MP 177) and the Carlsbad Municipal Code?
3. Is the proposal consistent with the approved subdivision maps for Planning
Area 25 and 26 North (CT 90-37 & CT 90-38)?
4. Will the proposal be properly related to the site, surroundings and
environmental settings, not detrimental to existing or future uses, and not an
adverse impact to the site, surroundings, or traffic circulation?
DISCUSSION
1. General Plan and Local Coastal Program Consistency
The proposed development is consistent with the various goals and objectives of the
General Plan. The Land Use Element designates the property for residential uses of low-
medium density (RLM). The project's density of 1.8 dwelling units per acre falls within
--SDP 93-09 -AVIARA PLANNING AREAS 25 & 26 NORTH
FEBRUARY 2, 1993
PAGE 3
the low-medium density range of 0.0 to 3.2 dwelling units per acre. Two of the objectives
of the Circulation Element call for adequate sidewalks and traffic safety measures. The
proposed development within Planning Areas 25 and 26 North will meet this objective by
including sidewalks on both sides of the street, a local street designed to meet City
Standards, and fencing that does not interfere with sight distance requirements.
Due to the project's proximity to Alga Road, an arterial roadway, several units have been
required to include mechanical ventilation so that windows need not be opened and
interior noise levels can be lowered to 45 dBA CNEL. By doing so, the project conforms
with the goal of the Noise Element, which seeks to achieve and maintain an environment
which is free from excessive or harmful noise. All public facilities will be in place prior to
or concurrent with development, in conformance with the objective of the Public Facilities
Element. By adding housing stock to the City, the proposed single family development is
consistent with one of the goals of the Housing Element, which calls for the development
of sufficient new housing to meet the City's share of the total regional housing need. By
continuing to preserve the native open space areas and allow room for the adjacent master
plan trail, the project is maintaining consistency with several goals, objectives, and policies
of the Open Space and Conservation Element and the Parks and Recreation Element.
As discussed in the attached environmental review, all potentially hazardous soil or earth
conditions have been eliminated by the grading approved through the previous maps. Also,
all potentially hazardous substances on site during construction will be monitored by the
Carlsbad Fire Department, therefore the proposed single family development is consistent
with the various goals and objectives of the Public Safety Element. There are no scenic
highways, historic sites or structures, or opportunities for artistic or cultural development
in proximity to Planning Areas 25 and 26 North, therefore the Scenic Highways, Historic
Preservation, and Arts Elements do not apply to the project.
Considering the above justifications, the Aviara Planning Area 25 and 26 North proposal
is consistent with the various elements of the General Plan.
2. Master Plan and Municipal Code Consistency
The Aviara Master Plan contains most of the development standards and design criteria
that guide development within Planning Areas 25 and 26 North. In addition to the master
plan criteria, the two single family neighborhoods are subject to the provisions of the R-1
Single Family Residential Zone. As demonstrated in Exhibits "A" -"W", dated February 2,
1994, the proposal incorporates all required setbacks and rear yard open space
requirements. All units in Planning Area 25 have at least the required 20 to 24 foot front
yard setbacks, the standard side and rear yard setbacks of 10 percent and 20 percent of lot
width, respectively, and the 25 foot setback from the western and eastern planning area
boundaries. In addition, all proposed homes have been oriented to allow at least 15
percent of the lot to be used as open recreation space. All units in Planning Area 26 North
also have at least the required 20 to 24 foot front yard setbacks, the standard side and rear
--SDP 93-09 -AVIARA PLANNING AREAS 25 & 26 NORTH
FEBRUARY 2, 1993
PAGE 4
yard setbacks, the 50 foot setback from Alga Road and the 15 foot setback from Kestral
Drive.
As shown on Exhibits "I" -"W", dated February 2, 1994, all units within both planning
areas are limited to the maximum height of 30 feet, with the required 15 percent of homes
in each planning area being limited to one story and 22 feet in height. Some models have
an interior loft (Exhibits "O" -"Q", dated February 2, 1994), but this loft does not contain
the necessary square footage to qualify as a story and the building height with the lofts
does not exceed 22 feet maximum. The architectural style is in keeping with the master
plan design criteria, which call for rectangular building forms, varied massing, and stucco
exteriors with clay tile. The architectural elevations have also been approved by the Aviara
Master Association Architectural Review Committee.
All units have at least a 20 foot by 20 foot, two car garage, with the majority containing
a three car garage. Some of the driveways for these three car garages consume over 40
percent of the street frontage and an Engineering Standards Variance was required. The
maximum percentage of lot frontage covered by any driveway is 43 percent and, despite
the increased amount of depressed curb, there remains sufficient drainage and more than
ample on-street parking. The City Engineer has made the necessary findings for the
issuance of the Standards Variance and, since there is still ample on-street parking and
enough room for front yard landscaping, the Planning Department staff has no objections
to this variance.
All of the large slopes along the perimeter of the two planning areas have been or are in
the process of being planted with the permanent landscaping approved by the previous
subdivision maps. As shown on Exhibit "I", dated February 2, 1993, the project
landscaping conforms to the provisions of the master plan and the City's Landscape Manual
by providing street trees and slope planting. The individual homeowner landscaping will
be installed by the homeowner and each landscaping palate could vary. The perimeter
planting contains trees and shrubs that will accomplish the necessary landscaped screening
along Alga Road and the fire suppression zones were established through the approved
subdivision maps. No internal trail systems exist within the single family neighborhoods,
however, there is a master plan trail that will be installed along the western boundary of
Planning Area 25 concurrent with the development of that Planning Area.
By incorporating these various aspects into the project, the Aviara Planning Area 25 and
26 North proposal has demonstrated consistency with the provisions of the Aviara Master
Plan and the R-1 Single Family Residential Zone.
3. Consistency with Approved Subdivision Maps
The proposed construction of the 102 single family dwellings does not include any changes
to the approved lot lines or perimeter landscaping and involves only minor adjustments to
the existing, approved grading plans. These adjustments do not significantly alter the pad
elevations, street grades, or project slopes. The previously approved subdivision maps
SDP 93-09 -AVIARA PL!~TNG AREAS 25 & 26 NORTH -
FEBRUARY 2, 1993
PAGE 5
contained a condition that no retaining walls over two feet in height would be allowed in
the front or side yard unless approved by the Planning Commission through Site
Development Plan review. The Aviara Planning Areas 25 and 26 North project proposes
a total of 20 side and front yard retaining walls. Of these 20 walls, five are proposed to
be over two feet high, however none exceed a height of three feet. The intent of this
condition was to preclude the development of buildings too large for the lots on which they
are placed. Considering that less than 10 percent of the lots contain retaining walls, and
there has been sufficient planting area provided adjacent to those five walls that exceed
two feet in height, the project is consistent with the intent of the condition restricting
retaining walls.
No alterations to the approved street, storm drain, sewer, or water line improvements are
proposed with this development. Therefore, since no significant changes to the existing
approvals are proposed, the Aviara Planning Area 25 and 26 North Site Development Plan
is consistent with the approved subdivision maps.
4. Proper Relation to Site and Surroundings
Aviara Planning Areas 25 and 26 North are in the process of being graded and improved
per the approved subdivision maps (CT 90-37 and CT 90-38). The open space boundaries
have already been established and all access points and internal circulation patterns have
been set. The proposed construction of the homes within these two planning areas does
not include any substantial changes to the existing grading plan, open space system, or
circulation patterns. The single family residential products will be a mix of one and two
stories and will incorporate a variety of setbacks. Since no substantial changes to the
approved grading and circulation plans are proposed, and the buildings will be varied in
size, shape, and position on the lot, the proposed development in Planning Areas 25 and
26 North is property related to the site, surroundings, and environmental setting.
The proposed single family residential development will not be detrimental to existing uses
or to uses specifically permitted in the area in which the proposed project is to be located
because all surrounding land uses are the same as the proposed use and all are consistent
with the Aviara Master Plan and the General Plan Land Use Element. The proposed single
family development will not adversely impact the site, surroundings, or traffic circulation
since Aviara Planning Areas 25 and 26 North have been significantly designed for single
family development of the proposed scale.
N. ENVIRONMENTAL REVIEW
The site has been cleared of all native vegetation and graded to accommodate the single
family development, and all areas of sensitive resources have been flagged and fenced to
preclude encroachment. All public facilities required to support the development will be
in place prior to or concurrent with development. As fully explained in the attached
Environmental Impact Assessment, the Planning Director determined that no significant,
e e SOP 93-09 -AVIARA PLANNING AREAS 25 & 26 NORTH
FEBRUARY 2, 1993
PAGE 6
adverse environmental impacts will result because of this project and, therefore, issued a
Negative Declaration on December 23, 1993.
V. SUMMARY
Considering that the proposed single family development meets all applicable development
standards and will not have any adverse, environmental impacts, staff is recommending
approval of SDP 93-09.
ATTACHMENTS
1. Planning Commission Resolution No. 3617
2. Planning Commission Resolution No. 3618
3. Location Map
4. Background Data Sheet
5. Disclosure Statement
6. Local Facilities Impact Assessment Form
7. Exhibits "A" -"W", dated February 2, 1993.
MG:lh:vd
December 29, 1993
A~PORT
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BATIQUITOS LAGOON
AVIARA PLANNING AREAS 25 & 26N
• •
City of Carlsbad
SDP 93-09
.J c(
LIJ a:
-BACKGROUND DATA SHEET •
CASE NO: __ S--=D ..... P ..... 9 __ 3 __ -0"""9 ___________________ _
CASE NAME: Aviara Planning Areas 25 and 26 North
APPLICANT: Warmington Hornes
REQUEST AND LOCATION: A Site Development Plan for the construction of 102 single
family homes on pregraded, subdivided lots within Planning Areas 25 and 26N of the
Aviara Master Plan, located south of Alga Road and either side of Kestral Drive.
LEGAL DESCRIPTION: Lots 3 and 4 of Carlsbad Tract No. CT 89-37, Aviara Phase II,
City of Carlsbad, according to Map No. 12967 filed on September 16, 1992, in the Office
of the County Recorder, County of San Diego, State of California.
APN: 215-643-02, 03 Acres 56.1 Proposed No. of Lots/Units 107 lots/102 units
(Assessor's Parcel Number)
GENERAL PLAN AND ZONING
Land Use Designation -"RL=M=/-"RM-==/ ___ O=S=/...aa.R:=C""""/ ___ N ________________ _
Density Allowed 0.0 -3.2 dus/acre Density Proposed 1.8 dus/acre
Existing Zone ____ P-...;:C::;...._ ___ Proposed Zone __ P_-C=----
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site P-C Vacant, graded
North P-C Alga Road/vacant lots
South P-C Vacant, graded
East P-C Aviara Golf Course
West L-C Field agriculture
PUBLIC FACILITIES
School District Carlsbad Water District Carlsbad Sewer District Carlsbad
Equivalent Dwelling Units (Sewer Capacity) ....,1:...::0=2=.0=---------------
Public Facilities Fee Agreement, dated -"M-==-ay,__,_4.,_, -=1 ..... 22~3""--------------
ENVIRONMENTAL IMPACT ASSESSMENT
_x_ Negative Declaration, issued .... Da;...e=c=e=rn=b...aa.e __ r -=2=3.,_, -=12 ..... 2~3""--------------
-Certified Environmental Impact Report, dated _____________ _
Other,----------------------------~ MG:lh
-•
City of Carlsbad
_.,s;,;,;;,t-1•24•Eiiieet4eii
DISCLOSL'RE STATEMENT
:,;,CL·c..:.NTS sr..:.-=~Er-.'T '.:F :1sct.::::su~e OF CERTAIN OWNE~SI-IIP INTERESTS ON Al.I. APl=IL!CAT!ONS WHICH Nill. RECu,AE
:,SCRET1CNArlY ACTICN CN -:"i-,E ?AFl'T CF THE crrv COUNCIL. OR ANY APPOINTEO 80ARO, COMMISSION OR CCMMITiEE.
P'ease Pr,nr)
i'he follow1ng information must be disclosed:
1. Applicant
List the names and addresses of all persons having a financial interest in the application.
Narrninqton Homes 3090 Pullman st.
Costa Mesa, CA 92626
2. Owner
List the names and addresses of all persons having any ownership interest in the property involved.
Aviara Land Associates 2011 Palomar Airport Road
Limited Partnership Carlsbad, CA 92009
3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names ana
addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the partnership.
tJi m YYarmi ogton 3090 Pullman St,
Costa Mesa, CA 92626
4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and
addresses of any person serving u officer or director of the non-profit organization or u trustee or beneficiary
of the trust.
N/A
FRMOOOll 8/90
2075 Las Palmas Orive • Carlsbad, California 92009-4859 • (619) 438-1161
-• •
, ..
.Over)
Disclosure Statement Page 2
5. Have you had more than 5250 worth of business transacted with any member of City staff. Scar~s
Comm1ss1ons, Committees and Council within the past twelve months?
Yes _ No ~ If yes, please indicate person(s) ______________________ _
~,,defined u: 'A.ny 1nd1v1dual. firm. coeartnersnIc:i. 101nt venture. u1ociat1on. social club. fratemal organ,zatJon. coreorataon. 111a1e. m,st.
'ece,ver. syndicate, tn,, and any 01ner county, crty and county. crty munic,palrty. dlltnc:t or other potrtIcal 1utx11VI1Ion. or any otner ;rowc or
com01nat1on ac11n9 as a unit.'
(NOTE: A additional pages as necessary.)
) --1 lvV:
Signature ot,Qwf,ertdate
D.L. Clemens. Vice President/
Print or type name of owner General Manager
FRM00013 8190
-...-:: ...... , 17 . j ------:::_" u ·1 -;, JI C c~ /_, · ~ 1 J 'O Signature of applicant/date
L.J. Edacornb Vice President
Print or type name of applicant
"
l ..
CITY OF CARLSBAD •
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Aviara Plannin£ Areas 25 & 26N -SDP 93-09
LOCAL FACILITY MANAGEMENT ZONE:-12_ GENERAL PLAN: RLM/RM/OS/N/RC ZONING: P-C
DEVELOPER'S NAME: Warmin£ton Homes
ADDRESS: 3090 Pullman Street Costa Mesa. CA 92626
PHONE NO: (714) 557-5511 ASSESSOR'S PARCEL NO: 215-643-02, 03
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 56.67 acres, 102 dwelling units
ESTIMATED COMPLETION DATE: Seotember 1994
A. City Actm1mstrat1ve Fac11It1es: Demand m Square Footage = 236.4
B. Library: Demand in Square Footage = 189.1
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 22,440
D. Park: Demand in Acreage = 0.71
E. Drainage: Demand in CFS = NIA
Identify Drainage Basin = N/A
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADTs = 1.020
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 4
H. Open Space: Acreage Provided -NiA
I. Schools: NiA
(Demands to be determined by staff)
J. Sewer: Demand in EDUs -102.0
Identify Sub Basin -NiA
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD -22,440
L. The project is at the Growth Management Dwelling unit allowance. MG:lh:vd