HomeMy WebLinkAbout1994-12-21; Planning Commission; ; MP 177M|CT 94-03|PUD 94-02 - ALDEA IIf APPLICATION COMPLETE DATE:
AUGUST 1. 1994
STAFF PLANNER: ELAINE BLACKBURN
STAFF REPORT
DATE: DECEMBER 21, 1994
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: MP 177 (MVCT 94-03/PUD 94-02 • ALDEA II - Request for approval of a
Minor Master Plan Amendment, Tentative Tract Map and Planned Unit
Development to allow construction of a 9-lot/54-unit residential townhome
project within the Aviara Master Plan (Planning Area 15) at the southern end
of Black Rail Court in the PC Zone and within Local Facilities Management
Plan Zone 19.
I.RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3734,
recommending approval of the Negative Declaration issued by the Planning Director, and
ADOPT Planning Commission Resolution Nos. 3735 and 3736, RECOMMENDING
APPROVAL of MP 177 (M), CT 94-03 and PUD 94-02, based on the findings and subject
to the conditions contained therein.
II.PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of a Minor Master Plan Amendment, Tentative Tract
Map and Planned Unit Development for 54 townhome residential units on 9 lots. The
project will have a gated entry area and a common recreation facility (swimming pool). The
site of the proposed development is a pregraded pad located at the southern end of the
proposed Black Rail Court in the Aviara Master Plan area. The planning area is a 23.3 acre
site of which 7.09 acres constitute the developable area. It is on a terrace with up-slopes
to the east and down-slopes to the west and south. The site is surrounded on the west,
south, and east by the Aviara Golf Course. Alga Road is just north of the site.
The proposed residential units are two story single-family attached units of three types and
sizes: Plan 1 (1663 square feet, 2-bedroom/2-bath), Plan 2 (1925 square feet, 3-bedroom/3-
bath), and Plan 3 (2197 square feet, 3-bedroom/3-bath). The units will be designed in two,
three, and four-plex structures. Building facades will be of stucco, and roofs will be of
concrete tiles.
The applicant is proposing to trade an existing open space area for another area on a
different part of the site in order to facilitate access to the site. The proposed open space
area is larger and of better quality than the currently designated area. (See Section III.F.
MP 177 (M) /CT 94-03/PUD 94-02 - ALDEA II
DECEMBER 21, 1994
PAGE 2
"Environmental Review" for discussion.)
The proposed Master Plan Amendment relates to the way in which building height is
measured. This is discussed in detail in Section II.D. of this staff report.
III. ANALYSIS
The proposed project is subject to the following plans, standards, regulations, and
ordinances:
A. RM General Plan Land Use Designation;
B. Subdivision Regulations (Title 20 of the Carlsbad Municipal Code) and the
California Subdivision Map Act;
C. Planned Unit Development Regulations (Chapter 21.45 of the Carlsbad
Municipal Code);
D. Aviara Master Plan (MP 177);
E. Growth Management Ordinance (Local Facilities Management Zone 19); and
F. Environmental Protection Procedures (Title 19 of the Carlsbad Municipal
Code) and the California Environmental Quality Act (CEQA).
A. GENERAL PLAN
This portion of the Aviara Master Plan (Planning Area 15) is allowed 192 multi-family units
by the Aviara Master Plan. The project is proposed with 54 units (7.62 du/ac), based on the
net developable portion of the site. The proposed project is consistent with the
development allowed by the Master Plan.
The project is consistent with the goal of the Residential land use designation of the
General Plan of providing for a variety of housing types and density ranges. The project is
also consistent with the Residential land use objective of locating multi-family uses near
major transportation corridors (Objective C.5). Alga Road is a major arterial.
B. SUBDIVISION REGULATIONS AND CALIFORNIA MAP ACT
The subject site is a previously graded pad which was rough graded according to CT 85-35.
Finish grading will consist of 23,400 cubic yards of cut and fill. No soil import or export will
be required. The proposed finished elevations are consistent with the approved Aviara
Master Plan Tentative Map.
The State Subdivision Map Act requires that the project comply with numerous
requirements as discussed below:
MP 177 (M)/CT94-03/PUD 94-02 - ALDEA II
DECEMBER 21, 1994
PAGE 3
Projects must be consistent with all applicable general plans, Title 21, and applicable specific
plans. The proposed map and project design are consistent with the City's General Plan,
the City's Zoning regulations, and Master Plan 177. Compliance with each of these
requirements is discussed in Sections III.A., III.C., and III.D., of this staff report,
respectively.
The proposed project must be physically suitable for the type and density of development
proposed. The project also complies with these requirements. The site is a pregraded pad
created for the anticipated residential uses, and the number of units proposed (54) is fewer
than the maximum number allowed (192). The proposed project density (7.62 du/ac) and
the product type (single-family attached units) are suitable for the subject site because they
allow the use of smaller pad areas and the stepping of the units consistent with the slope
of the site. The use of smaller pad areas and stepping of units are also consistent with the
City's Hillside Design Regulations.
The subdivision design and improvements will not cause serious public health problems.
The project has been designed to be consistent with all applicable City standards and has
been conditioned to provide all necessary public facilities through the Zone 19 Local
Facilities Management Zone Plan.
The proposed subdivision design will not conflict with any easements on the property and
is not subject to a contract entered into under the Land Conservation Act of 1965 (the
Williamson Act).
The Map Act requires that local agencies consider the effect of proposed subdivision
approvals on the housing needs of the region in which the local jurisdiction is located.
Housing needs must be balanced against the public service needs of residents and available
fiscal and environmental resources. The proposed project is consistent with the City's
Housing Element and is, therefore, consistent with the Map Act in this regard.
The Map Act also requires that subdivisions be designed, to the extent feasible, to provide
for future passive or natural heating or cooling opportunities. The proposed lot sizes and
configurations, and the number of units per structure will permit the structures to take
advantage of prevailing breezes to provide natural cooling.
Finally, all of the requirements of the California Environmental Quality Act (CEQA) have
been met. (See Section III.F. of this report for discussion.)
C. PLANNED UNIT DEVELOPMENT REGULATIONS
The proposed project is consistent with the City's PUD regulations (Chapter 21.45). The
project meets or exceeds all of the applicable minimum standards of the PUD regulations.
A summary of the applicable standards and the design of the proposed project are included
in the table below ("Development Standards Compliance Table"). This table demonstrates
that the project complies with building height restrictions, setback requirements, minimum
distance between structures, parking requirements, recreation area requirements, and street
design requirements as identified in Chapter 21.45.090.
MP 177 (M) /CT 94-03/PUD 94-02 - ALDEA II
DECEMBER 21, 1994
PAGE 4
i
The project satisfies the design criteria set forth in Section 21.45.080 and is designed in
accordance with the concepts contained in the Design Guidelines Manual. The project
includes stepped pads, curvilinear street design, enriched paving at the entry area, private
and common recreation areas, varied building orientations, and architectural relief.
The project design is also sensitive to the natural topography of the site and enhances the
natural resources on the site. By using a mixture of two, three, and four-plex buildings, the
proposed structures can be built on smaller pads and can be stepped into the hillside
topography.
Finally, the project's circulation system is designed to be efficient and well integrated with
the project and does not dominate the project. The proposed subdivision will take access
off of Black Rail Court. This street will be a 36-foot wide private street with parallel
parking allowed on both sides for guest parking. Driveways B, C, and F will each be 30-feet
wide. No on-street parking will be allowed on these driveways. Driveways D and E will be
32-feet wide and will provide on-street parking on one side. Each of these street widths and
parking arrangements is consistent with the requirements of the PUD regulations. Guest
parking is dispersed throughout the project, both on-street and in bays for maximum
convenience.
DEVELOPMENT STANDARDS COMPLIANCE TABLE
Jtera
Max # dus
Min Lot Size
Max lot cvrg
Max bldg ht
Setbacks:
Front
Side
Rear
Setback from top of
slope adj. to golf
course
Min dist b/t structures
Res pkg required
Guest pkg required
Compact guest pkg
Ma*t«r, Plan
Statu&uxi
192
n/a
n/a
35'/3 stories
20'
n/a
n/a
20'
20'
per Ch. 21.44
per Ch. 21.44
n/a
PUD Standard
n/a
n/a
n/a
3072 stories;
2075' (street/dwy)
n/a
20' (2-story structures)
108 covered spaces;
(2/du)
16 sp's (5 for 1st 10
dus & 1/4 dus above
10)
8 sp's (45% of total)
Pirovfrtisl
54
n/a
29'872 stories
2075' (street/dwy)
20'
21 '-62'
108 garage spaces;
(2/du)
29 sp's
0 (all std size)
MP 177(M)/CT94-03/P
DECEMBER 21, 1994
PAGE 5
UD!94-02 - ALDEA II
<~s ''•.'•Hwra. ' !
Rec area
Min pvt st. width
|M*st«r Plan
Standard
private rec area
required
n/a
PUD Standard
10,800 sf total; (200
sf/du); both common
& private required;
balcony or patio
required for MF
proj's;
30' (w/no parking)
PrwNfesI
39,600 sf total
common: 4,250 sf
prvt: 35,350 sf
balconies: 4,750 sf
pvt yds: 30,600 sf
30'-Dwys B,C,F
32'-Dwys D,E
36'-St A
D. AVIARA MASTER PLAN (MP 177(G))
The proposed project is consistent with the intent and requirements of the Aviara Master
Plan for Planning Area 15, as demonstrated in the "Development Standards Compliance
Table" above. The project includes fewer dwelling units than the maximum allowed by the
Master Plan. The project also satisfies the parking and setback requirements of the Master
Plan, including the required setback from the top of slopes adjacent to the golf course and
is within the 35' maximum height allowed by the Master Plan.
With respect to building height, the Master Plan allows a maximum height of 35 feet/3
stories. The 35 feet figure was based on building height being measured to the mid-point
of the roof. Since the time this Master Plan was approved, the City has changed the way
building height is measured. It is now measured to the roof peak. (This change can result
in a difference of 3 to 6 feet depending upon the roof pitch and building size used.)
Therefore, the City's change in definition resulted in a reduction in allowed building heights
within the Aviara Master Plan area. This situation was corrected for two of the Planning
Areas (13 and 28) by an amendment approved in 1992. It was expected that similar
corrections would be proposed as needed when the various planning area development
applications were submitted. Therefore, this project includes a proposed Minor Master Plan
Amendment (MP 177(M)) for this planning area.
Based upon the number of units allowed in this planning area (192), it was anticipated that
the product type used would consist of large pads containing stacked flat units. It was also
expected (and allowed) that the majority of the structures would be 3-story units and would
be up to 35 feet in height (measured at the midpoint of the roof). This type of development
would have been necessary in order to yield the 192 units allowed. In an effort to balance
the expected 3-story structures, the Master Plan also called for a minimum of 30% of all
structures to be no more than 24 feet in height (again presumably measured at the midpoint
of the roof).
The development proposed involves a somewhat different product type which is still
considered a multi-family development but which yields fewer units (54) and allows the use
of smaller pads and structures. The proposed development includes no 3-story structures
and no 35' structures. The maximum building height proposed for all structures is 29'8"
MP 177 (M) /CT 94-03/PUD 94-02 - ALDEA II
DECEMBER 21, 1994
PAGE 6
i
(measured to the roof peak) (24' at the midpoint of the roof). In addition, the structures
will be set back from the top of the slope along the perimeter of the project. Staff believes
that the proposed project design meets the intent of the Master Plan as designed, and is
therefore proposing that a Minor Master Plan Amendment be approved to allow the
maximum building height for the project to be 30* measured at the peak of the roof.
E.GROWTH MANAGEMENT ORDINANCE
The proposed project is located within Local Facilities Management Plan Zone 19. The
project is conditioned to comply with all requirements of the adopted zone plan. The
impacts created by this development on public facilities and compliance with the adopted
performance standards are summarized as follows:
mciLur
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection Systems
Water
IMPACTS
188 sq. ft.
100 sq. ft.
N/A
.38 acre
N/A
432 ADT
STA #'s 4 & 2
N/A
Carlsbad
54 EDUs
11,880 GPD
COMPLIANCE
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The Zone 19 LFMP projected 192 units for this planning area. Therefore, development of
54 units would place 138 units into the excess dwelling unit bank for the southwest quadrant
of the City.
F.ENVIRONMENTAL
The applicant is proposing to trade an existing open space area for a larger area on another
portion of the site in order to facilitate access to the site. The current open space area is
located on the eastern portion of the site at the end of Black Rail Court. The applicant is
proposing to utilize this area for access to the project site. The larger trade area proposed
for open space is located along the northwestern edge of the site. The proposed area is of
equal or better value as habitat than the current open space area and is larger (0.16 acre
versus 0.07 acre). In addition, the proposed area is in a better location to provide a more
contiguous, useable open space area.
3UD9MP 177 (M) /CT 94-03/PUD 94-02 - ALDEA II
DECEMBER 21,1994
PAGE?
The Planning Director has determined that the proposed project will not have a potentially
significant impact on the environment and has, therefore, issued a Negative Declaration on
October 1, 1994.
IV. SUMMARY
The proposed project is consistent with the City's General Plan and Subdivision Regulations
and with the California Map Act. The project meets or exceeds the minimum standards of
the City's Planned Unit Development (PUD) Regulations, and is also consistent with the
Aviara Master Plan. Finally, the project has been reviewed under CEQA and found not to
have a potentially significant effect on the environment. Consequently, staff is
recommending that the proposed Master Plan Amendment is minor in nature and approval
of the proposed project.
ATTACHMENTS
1. Planning Commission Resolution No. 3734
2. Planning Commission Resolution No. 3735
3. Planning Commission Resolution No. 3736
4. Location Map
5. Disclosure Statement
6. Background Data Sheet
7. Local Facilities Impact Assessment Form
8. Reduced Site Plan
9. Exhibits "A" - "J", dated December 21, 1994.
EBrvilh
November 22, 1994
ARPORT
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BATKHTTOS LAGOON
LA
City of Carlsbad
ALDEA II - AVIARA P.A. 15 CT 94-037
PUD 94-02
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
APPLICANT'S STATEMENT CF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE
DISCRETIONARY ACTION ON THE PART OF THE crrr COUNCIL OR ANY APPOINTED BOARD. COMMISSION OR COMMOTES.
:Please Print)
The following information must be disclosed:
1. Applicant
List the names and addresses of all persons having a financial interest in the application.
D.R. Morton ^__
2.
3.
4.
10179 Huennekens. Ste. inn
San Diego, CA 92121
Owner
List the names and addresses of all persons having any ownership interest in the property involved.
Avlara Land Associates Limited Partnership
2011 Palomar Airport Rd.
Suite 206 ' •
Carlsbad. CA 92009
If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and
addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the partnership.
N/A
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 as officer or director of the non-profit organization or as trustee or beneficiary
of the trust.
N/A •
FRM00013 8/90
2075 Las Palmas Drive •Carlsbad. California 92OO9-4S59 •(619) 438-1 161
t
Disclosure Statement
;0ver)
Page 2
5. Have you had mere than S250 worth of business transacted with any member of City staff. Scares
Commissions. Committees and Council within the past twelve months?
Yes No If yes, please indicate person(s) : :
oefaon „ defined aj: 'Any ircividual. firm. copartnership, joint venture, association, social club, fraternal organization, corporalion. «s:a;8 tr.st.
receiver, syndicate, thu ano »ny other county, city and counry. crty municipality. Oi»tnct or other pomical jubdivision. or any other ;rov.o cr
combination acting a) a unit.'
(NOTE: Attach additional pages as necessary.)
Owner:
Aviara Land Associates Limited
Partnership, a Delaware limited
partnership
BY: Aviara Land Company, a Delaware
corporation, General Partner
BY:
BY:
D.L. Clemens/Vice President
1.
Ted L. Hoover/Assistant Secretary
DATE: ^ ~ 13 - *?*/
Applicant: D.R.
BY:
Ho
BY: Republic Development Co., a
California corporation,
General Partner
BY:
BV:
D.L. demons/Vice President
Ted L. .Hoover/Assistant Secretary
DATE: ^/ - / 1 '•-
FRM00013 8/90
BACKGROUND DATA SHEET
CASE NO: MP 177(MVCT 94-03/PUD 94-02
CASE NAME: Aldea
APPLICANT: D. R. Horton. Inc.
REQUEST AND LOCATION: Within Aviara Master Plan area at the southern end of Black
Rail Court in the City of Carlsbad. County of San Diego
LEGAL DESCRIPTION: Parcel 6 of Parcel Mao No. 1645L filed in the Office of the County
Recorder of San Diego County on April 15. 1991. in the City of Carlsbad. State of California.
APN: 215-612-20 Acres 23.3 Proposed No. of Lots/Units 9/54
(Assessor's Parcel Number)
GENERAL PLAN AND ZONING
Land Use Designation RM/RLM/OS/RC/N
Density Allowed 8.2 du/ac Density Proposed 7.62 du/ac
Existing Zone PC Proposed Zone PC
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Site
North
South
East
West
Zoning
PC
PC
PC
PC
PC
Land Use
Undeveloped
Alga Road
Golf Course
Golf Course
Golf Course
PUBLIC FACILITIES
School District Carlsbad Unified Water District Carlsbad Sewer District Carlsbad
Equivalent Dwelling Units (Sewer Capacity) 54
Public Facilities Fee Agreement, dated April 20. 1994
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued October 1. 1994
._ Certified Environmental Impact Report, dated
Other, ^___
EB:vd
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: Aldea H - MP 177(MVCT 94-03/PUD 94-02
LOCAL FACILITY MANAGEMENT ZONE: 19 GENERAL PLAN:
ZONING: PC
RM/RLM/OS/RC/N
DEVELOPER'S NAME: D. R. Horton. Inc.
ADDRESS: 10179 Huennekens St.. Ste 110. San Dieeo. CA 92121
PHONE NO: (6 19) 452-3700 ASSESSOR'S PARCEL NO: 215-612-20
QUANTITY OF LAND USE/DEVELOPMENT (AC.. SO. FT.. DU): 23.3 ac/7.
ESTIMATED COMPLETION DATE:
09 ac
A.
B.
C.
D.
E.
City Administrative Facilities: Demand in Square Footage
Library: Demand in Square Footage
Wastewater Treatment Capacity (Calculate withj. Sewer)
F.
G.
H.
I.
J-
K.
Park:
Drainage:
(Identify master plan facilities on site plan)
Circulation:
(Identify Trip Distribution on site plan)
Fire:
Open Space:
Schools:
(Demands to be determined by staff)
Sewer:
(Identify trunk line(s) impacted on site plan)
Water:
Demand in Acreage =
Demand in CFS =
Identify Drainage Basin =
Demand in ADTs =
Served by Fire Station No.
Acreage Provided -
Demand in EDUs -
Identify Sub Basin -
Demand in GPD -
187.74
100.13
0.38
n/a
D
4&2
n/a
n/a
54
n/a
11.880
EBrvd