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HomeMy WebLinkAbout1980-02-27; Planning Commission; Minutes- PLANNING COMMISSION MINUTES /- CITY OF CARLSBAD February 27, 1980 CALL TO ORDER NOT OFFICIAL UNTIL APPROVED AT SUBSEQUENT MEETING OF THE CARLSBAD PLANNING COMMISSION The meeting was called to order at 7:00 p.m. by Chairman Schick. ROLL CALL Commissioners present: Leeds, Marcus, Larson, Commissioners absent: Chairman Schick, Commissioners Rombotis, Friestedt Commissioner Jose Ex Officio members present: Dan Hentschke, Asst. City Attorney, James C. Hagaman, Planning Director Staff present: Bud Plender, Principal Planner; Bill Hofman, Associate Planner; Brian Milich, Assistant Planner; Richard Allen, Principal Engineer PLEDGE OF ALLEGIANCE F The pledge of allegiance was led by Chairman Schick. AGENDA ITEM COMMUNICATIONS Mr. Plender informed the Commission that a letter from South Coast Asphalt would be introduced, explaining their hours of operation these last few weeks. Mr. Plender stated he had a request for continuance of Site Development Plan 80-1, number 8 on the Agenda. Mr. Plender stated he had a verbal request to withdraw PCD-20, number 9 on the Agenda. A formal letter of withdrawal will be received. Commissioner Schick explained that Beckman Instruments has requested withdrawal of their site development plan. This will be continued under New Business items. Commissioner Schick stated that the members of the Commission had been invited by the Mayor to an airplane ride and briefing on the Palomar Airport situation. He would like to do this on a Saturday. CONTINUED PUBLIC HEARINGS 1. Housing E,lement, to establish future meeting date & time. Staff Report: Bud Plender advised the Commission that the chamber and the consultant would be available on March 5 and requested continuance to that date. Motion: A motion was made to continue Housing E1emen.t to March 5 at 6:30 p.m. MOTION: Rombotis SECOND: Friestedt AYES: Rombotis, Friestedt, Marcus, Leeds, Schick, Larson NEW PUBLIC HEAR:INGS. 2. CT 79-23/CP-:32', Kup,fe,r, 18 unit condominium on Altisma Way La Costa. Staff Report: The staff report was presented by Bud Plender, advising the commission that the applicant has redesigned the plan, as the commission was not satisfied with the plan at the first meeting. The redesigned plan generally has met all the staff's concerns. However, the development is still at 18 units per acre and there are some problems with the development. The amenities for such high density are not in the plan. Visitor parking and trash areas could be better situated. Staff feels that by the removal of one key unit, which would still provide 17 units to the acre, that the problems noted could be solved. Staff recommends APPROVAL with that recommended change. Commissioner Larson questioned staff as to whether this change would involve changes in the engineering for the applicant; staff responded that it would not. Commissioner Rombotis questioned staff regarding how a visitor would know which driveway to use; staff replied that a sign could be required. Commissioner Rombotis voiced his concern that anybody might feel free to park in the area; staff replied that a sign for visitor parking could solve the problem. Applicant Presentation: Mike Kupfer, spokesman for owners of the property. Civil Engineer and General Contractor 16509 Market Street Lancaster, California P. C. Minutes Page 2 r‘ - Mr. Kupfer stated he wished to speak with regard to the staff report per 79-23/CP-32 dated February 27, 1980. He stated they accept all 15 conditions listed, except condition 3, which deletes the one unit and relocates the visitor parking. Mr. Kupfer suggests they have met the design criteria to allow the higher density. Regarding the visitor parking, there are 4 spaces along the street which will serve the units up front. There is parking to serve the back units. He feels this will serve the purpose and states they have no objection to a "visitor parking" sign, There are 7 spaces on the street. Also, there is provided 2 covered spaces attached to each living unit, where only 1 covered space and 1 open space are required. This allows 1 of the spaces to be used for a visitor. Commissioner Friestedt asked if the spaces underneath the units contain 2 spaces per unit. Mr. Kupfer replied that these are 2 assigned spaces per unit, but since there are 2 covered spaces each, there is room for a guest. Commissioner Rombotis stated he has trouble accepting that the space in a garage is visitor parking. Mr. Kupfer replied that the requirement is for 7 visitor car spaces and feels they are located very suitably to serve the visitors. The public hearing closed at 7:25 p.m. Plann'i'n'g 'ComWssion Discussion: Commissioner Friestedt asked staff what response they had to the applicant's statement. Bud Plender stated that the key issue is density. Staff would have to find that there is a great deal of amenities in the plan in order to approve it. Staff feels that with the deletion of one unit, it will make a great dif- ference. Commissioner Larson expressed agreement with the appli- cant's position on this. He does not feel that eliminating one unit would accomplish that much. He stated that by putting the visitor parking within the area, it could create an even greater noise problem. He feels there are adequate amenities and has no objection to eliminating condition 5. Commissioner Friestedt said he feels this will be a significant improvement to the community. He stated the other two projects have only one-car parking, which causes extensive street parking. He feels comfortable with the present location of the visitor parking. P. C. Minutes Page 3 Planning Commi'ssion Act'ion,:' Commissioner Rombotis made a motion to approve CT 79-23/ CP-32, Kupfer, with the deletion of condition 3. MOTION: Rombotis SECOND: Marcus AYES: Schick, Rombotis, Leeds, Marcus, Friestedt, Larson 3. CT 7%2'5/PUD-l2,' La: Cos't'a Land Co'. ,' (Rancheros) Request for a 99 lot subdivision on 352 acres south of Alga Road and east of El Fuerte Street. Staff Report : The staff report was presented by Bill Hofman. A descrip- tion was given. The project consists of 99 lots and of those lots, 92 will be single family lots, ranging in size from 2 to 8 acres. Also, 2 open space lots have been created, plus a water tank site, the La Costa Cable TV has an antenna site, and 3 additional monument sign lots. The developer has designed the project to accomo- date the topography and provide views from every lot. Access to the project is off of Corintia Street, via four private streets. Staff feels the circulation pattern is adequate and will preclude public access into the subdiv- ision. One additional feature of the project is the provision of an equestrian trail system. It consists of a primary trail system that runs around the periphery of the project which is tied together by a secondary trail system. Staff is recommending that the applicant submit a master eques- trian trail plan to the Parks Department for their appro- val and along with it an offer of dedication of access through the primary trail system. This trail system eventually will tie into the Meadowbrook project and the Corrillo Ranch project to the north. The applicant will be required to dedicate certain park sites and reserve a future school site. The park site will consist of San Marcos Canyon park along with 2 lots, lot 25 of phase 1 and a portion of lot 15 of phase 3. These will be located south of the S.D.G.&E. power easement. Staff is satisfied with the project and is recommending APPROVAL. Staff stated it would like to address key issues raised by the applicant in a memorandum dated February 27, 1980. Conditions 20 and 22 of CT 79-25 deal with the street improvements on Corintia Street and El Fuerte. The app- licant objected to the original condition that required P. C. Minutes Page 4 - sidewalks on both sides of the street on Corintia and the sidewalk along El Fuerte. He felt they would detract from the rural character of the area. Staff concurs and recommends deletion of one sidewalk on Corintia. How- ever, a sidewalk is still required on El Fuerte because of its proximity to higher density residential areas. Regarding Condition 24, the applicant objected to the prohibition of a median break on Alga Road. Staff has modified this condition to allow for a median break if it is coordinated with the development to the north. Condition 28 regards the elementary school site on the property. This condition has been reworded and, in effect, it states that the applicant shall reserve a site for school purposes. Further, the applicant, city and appropriate school districts shall reach a mutually acceptable agreement to resolve the status of this site. Condition 30 pertains to the dedication of park sites. An issue was raised last time as to whether lot 25 of Phase I and lot 15 of Phase III were to be dedicated. After review of the city's General Plan and La Costa Master Plan, staff is recommending these lots be dedi- cated as park sites. A condition has been added requiring the submission of a master equestrian trails plan to the Parks Department and an offer of dedication of access of the primary trail system of that plan. Commissioner Larson stated they received some additional condition changes this evening. He asked staff to explain the significant ones. Bill Hofman stated the two significant conditions are the new school reservation condition, requiring that the applicant reserve a site for school purposes and require- ment of a master equestrian trail plan. Applicant Presentation: Jim Goff, La Costa Land Company. Mr. Goff stated applicant is more in agreement than his many comments may reflect. He is very happy with the period of time spent with the staff, and feels tremendous progress has been made. Mr. Goff said they have no problem with the language regarding the reservation of the school site. He stated that in regard to the school site, the applicant is already taking steps to meet with the superintendents of the San Marcos and Carlsbad School districts in La Costa P. C. Minutes Page 5 - ,- in an attempt to move toward some resolution. In light of today's circumstances, he feels the site is not good for school purposes. The only correction he sees is that when applicant submitted the parcel map, they wrote incorrectly that it was 15.1 acres in site. That is not correct. It is really 12.5 acres for that school site. Mr. Goff stated he would like to comment on some of the conditions. On page 9 of the latest report, Condition 16, we recommend a clarification. As it reads, it would require that upon filing final map, they would also have to submit the grading plans for all of the 92 units. They do recognize that future property owners should be alerted that they may have to get a grading permit. Applicant suggests this be put in the PUD section and that it specifically state that, "Grading permits may be required on each individual lot in conjunction with application for build- ing permits." Mr. Goff continued, regarding page 11, Condition 28. This was the point at which he wished to suggest the 12.5 acre modification as being the actual figure. When you add the recreational vehicle site to this, you get 15.1 acres. The RV site is an additional acreage outside the 12.5 school site. Dan Hentschke, Asst. City Attorney, stated that his under- standing was that the lot reserved was the entire 15.1 acre site. Mr. Goff stated that the site that is 12.5 acres is identi- cal to what the adopted general plan shows as the school site. The mistake came when the parcel map was given an acreage in excess of what it actually should be. Commissioner Larson asked if it would be possible just to describe the site. Bill Hofman stated there is some discrepancy to the actual size and suggested the resolution of the exact acreage dur- ing the next two weeks. Mr. Goff said that in Condition 30, they recognize the history of lot 25 and have no exception to that. They want to approach the city to reach a mutually acceptable negotiation for useable park land somewhere other than on lot 25, which is really not very accessible to anybody. They will endeavor to bring forth that proposal before this matter gets to the Council. They recommend on the Condition that staff add, "or unless other arrangements are made satisfactory to the City Council." If that is P. C. Minutes Page 6 ,- a great problem, he 'would at least want to get it reflected in the discussions at this meeting. Bill Hofman said they do not object to that wording and this flexibility is fine with staff. Dan Hentschke stated that the map plan will have to be amended anyway. Mr. Goff suggested modifying Condition 19 to state, "a fire hydrant or stand pipe". Commissioner Rombotis asked why they can't just add the wording of "adequate fire protection to the satisfaction of the fire marshal". Commissioner Larson said that the developer could be caught in a spot if there was a change in opinion as to acceptable fire safety. If you leave it open, a potential is there for deviation. Mr. Goff said this is not what they suggest, but if that is what they want they do not have an alternative. Chairman Schick explained they would like to use the same wording and add "subject to the approval of the fire marshal*' or "added protection subject to the approval of the fire department'* and not put in stand pipe. Mr. Goff spoke on Condition 21, stating that the way it's written it's subject to the interpretation that they might have to provide a turnaround for a fire truck. It is their understanding that that kind of emergency turnaround would only be required when the house is at least 150 feet back from the road. He suggested that a qualification be added to the condition, so that the houses less than 150 feet don't have to worry about this problem. Mr. Goff offered specific language, "where the distance to the house shall exceed 150 feet, the required turnaround space shall be in keeping with the rural char- acter of the development and as required by the Fire Chief or his designee." Bill Hofman said staff feels that the condition does exactly what the applicant wants. It does not set a requirement, but instead provides for the discretion of the fire department. He stated staff would not like to be locked into 150 feet without approval from the fire department. He would like to leave the wording as it is. Mr. Goff stated that the staff deleted an old Condition 14 and submitted a new Condition 14. This has to do with the P. C. Minutes Page 7 primary and secondary equestrian trails. They are in agreement with the wording, with the knowledge that they must submit an equestrian plan that consists of both primary and secondary trails prior to approval of the final map and also have to make the offer to dedicate the easement. He suggested that if the project north of Alga, Meadowbrook, does not at the time that it is approved, have an equestrian trail reserved across it, then there probably is little need for this condition in his area because it would be merely to ride around the Rancheros. If a decision is made in the Meadowbrook plan not to have an equestrian trail, this condition will not have any value. He would not like to have the secondary system involved in the offer to dedicate the easement to the public, as that is over private property. Public Hearing closed 8:20 p.m. P1annin.g Co'mmi'ssioh Decision: A motion was made to APPROVE CT 79-25/PUD-12, Rancheros, based on the findings and subject to the conditions as outlined in the staff report dated February 27, 1980 and also to include the revised conditions, dated Febru- ary 27, 1980, with an elimination of the specific acreage mentioned on Condition 28, a change of the Condition 16 which appears in the CT section making an additional Condition 9 under PUD that grade permits may be required on a lot-by-lot basis, a change in Condition 30 on page 11 adds the last sentence, "or unless other arrangements made satisfactory to the City Council", and a change to Condition 19 on page 14, "A fire hydrant shall be located no further than 400 feet from each residence, unless other fire protection measures are arranged with the approval of the fire marshal." MOTION: Larson SECOND: Marcus AYES: Schick, Rombotis, Leeds, Marcus, Friestedt, Larson 4. CT 75-6(B), LA COSTA 'LAND CO. Request to revise an existing tentative map to provide for the phasing of 101 lot single family and 2 lot condominium project. Staff Report The staff report was presented by Bill Hofman. He said that while reviewing this project, an issue with this project is access to the proposed public park site. An earlier revision to this tract map added a 6.2 acre park site. Three lots were created. Lot 107 A was to be dedicated at the time of recordation of tract CT 75-6(A); Lot 107 B was to be purchased by the city, using park in lieu fees acquired from La Costa Estates North; and Lot 107 C was to be acquired at the time of final map recorda- tion of the Alga Hills subdivision to the west. P. C. Minutes Page 8 The problem with the original approval is that two lots have no legal access to them (lots 107-A and B). Two alternative ways of solving the access problem were recommended: First, access off of Alga Road. This would entail a new parks agreement between the city and the La Costa Land Company. Second, to eliminate lots A and B from the subdivision and provide a 20 foot access easement from Alga Road. This alternative is outlined in the City Attorney's memo dated February 22. This would create legal access to the site. With this one revised condition, staff recommends APPROVAL of the tentative subdivision. Commissioner Rombotis asked if the City's interests are served by that condition; City Attorney Hentschke replied that it is. Applicant Presentation Jim Goff, representing La Costa Land Company. Mr. Goff stated they have no problem whatsoever with the conditions staff has developed on this project. He believes the public would be best served if there were some modifica- tions in the ordinance so that in a situation like this, applicant could provide all of the park at one time instead of going through this process. Mr. Goff stated appreciation for the staff assistance. The public hearing closed at 8:35 p.m. Planning Commission Action: A motion was made to approve CT 75-6(B) MOTION: Rombotis SECOND: Friestedt AYES: Schick, Rombotis, Leeds, Marcus, Friestedt, Larson CT 75-6,(B); REVISED, CONDITI'ONS 1. Approval is granted for CT 75-6(B) as shown on Exhibit "E" dated 2/26/80, on file in the Planning Department incorporated by reference. Development shall be substantially as shown on this exhibit unless otherwise noted in these conditions. 5. Condition No. 4 of City Council Resolution No. 3860(A) should be amended as follows: Concurrent with final map recordation of Phase I, the applicant shall dedicate Lot 1 of Phase I labeled P. C. Minutes Page 9 "Park Site" and all areas designated "open space to be designated" on Exhibit E, dated 2/26/80. The park so dedicated shall be 2.9 acres in size and shall be provided across from a 20' access easement from Alga Road as shown on said Exhibit E. 8. Delete. 5. CT 79-26/CP-42 - MORROW/GOODMAN - Request for a 17 unit condominium permit and tentative map located on the east side of Romeria Street between La Costa Avenue and Gibraltar. Staff Report The staff report was presented by Bill Hofman. He stated this is 17 units, arranged in 6 clusters. The applicant has provided a central recreational area and a picnic area. The project is designed very well for views. Two drive- ways provide access to the site. Staff is requiring that a detailed landscape and irriga- tion plan be submitted and approved by the Planning Depart- ment prior to the issue of building permits. All the development standards have been met or exceeded and staff feels it meets design criteria. Staff looks at this as a good example of a condominium project and therefore recommends APPROVAL based on the findings and conditions in the staff report. Commissioner Larson questioned the two visitor parking spaces; Mr. Hofman replied that it is a carport below the deck providing for efficient utilization of space. Applicant Presentation Ken Wsatt 154 West Aberthy Drive, Cardiff Representing Messrs. Morrow/Goodman Mr. Wyatt stated he had worked a long time on this project with the Planning Department and is happy with the progress made. They are happy with the project as it is and glad the Planning Department is in agreement. Commissioner Rombotis asked if Mr. Wyatt was in agreement with the conditions in the staff report; Mr. Wyatt replied in the affirmative. Chairman Schick asked about the type of garage doors to be used. Mr. Wyatt replied they are the type that swing out, however, there will be no need to walk past garage doors because of the location of the pedestrian walkways. P. C. Minutes Page 10 The public hearing closed at 9:00 p.m. Planning Commission Action A motion was made for APPROVAL of CT 79-26/CP-42 - MORROW/GOODMAN, with the conditions and findings made by staff. MOTION: Friestedt SECOND: Rombotis AYES: Schick, Rombotis, Leeds, Marcus, Friestedt, Larson 6 & 7. SDP 77-2(B)/CUP-175 - HUGHES INVESTMENTS - Request to amend a site development plan for 2 offices and a bank on the southwest corner of Hospital Way and El Camino Real. Staff Report The staff report was presented by Bud Plender. The bank does have a drive-in window lane. Staff suggests that this driveway be reduced from 20 feet to 12 feet. This adds additional landscaping along El Camino Real. Another important reason to reduce to 12 feet is that there will be a one-lane approach to the two drive-in windows. This will reduce jockeying to get to the window. Staff indicated that the 6 foot wall around the trash enclosure is adequate for screening. Applicant Presentation Larry Musil Musil, Perkowitz, Ruth, Inc. 3703 Long Beach Blvd. Suite D-l Long Beach, Ca. 90807 Mr. Musil pointed out the renderings which depict the project to visualize continuation of the theme of Carlsbad Plaza South. This project is in keeping with the plaza and appli- cant feels it will be an attractive addition. Applicant is in agreement with staff's conditions, with the exception of a couple of minor modifications. The condition requiring screen of roof equipment should be modified. Mr. Musil suggested the following: "All roof mounted equipment, including HVAC, shall be self screened from public rights-of-way and adjacent properties. Further, all plumbing, electrical, mechanical (remove comma) ductwork and other related equipment utilities shall be within the building and not placed on the roof." P. C. Minutes Page 11 Also, the requirement for a six foot stuccoed wall proposed along the south property line is impossible to meet. The property to the south is approximately 15 feet higher in grade. The property line falls about halfway up the grade. The point is that appli- cant is not sure that the wall placed along a grade of 15 feet would really accomplish much. The intent of the wall is to screen visually the residential from commercial. In this instance, it seems like a wasted wall. Mr. Musil suggests elimination of that requirement. Bud Plender stated that he researched that and agrees that the wall itself would not be effective. However, the RP zone clearly states that a six foot wall shall be placed on that property line. This condition is not really a condition that can be removed. It's a condition of the code. Staff feels that as long as the intent is being met, staff would take license to modify the requirement to meet the intentions of the code. Commissioner Larson asked if the applicant could file a variance at a future time; Bud Plender indicated they could. Mr. Musil stated that moving the wall would not be much better and would defeat the purpose of the land- scaping. The public hearing closed at 9:15 p.m. Planning Commission Discussion The wall at the top of the slope would achieve the purpose of the code. The landscaping of the slope would be one maintenance responsibility. Planning Commission Action Motion was made for APPROVAL of SDP 77-2(B)/CUP-175 - HUGHES INVESTMENTS, with the inclusion of the following Condition: The applicant has agreed and is required by the inclusion of an appropriate condition, to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the general plan. MOTION: Rombotis SECOND: Friestedt AYES: Schick, Rombotis, Leeds, Marcus, Friestedt, Larson P. C. Minutes Page 12 - 8. SDP 80-l - BECKMAN - Request for a Site Development Plan to expand the existing light industrial facility located on the east side of El Camino Real, north of Palomar Airport Road. James Hagaman, Planning Director, stated he had a letter from the applicant indicating they were not prepared to submit a public facility fees agreement at this time and requested a continuance. Planning Commission Action Motion was made to CONTINUE SDP 80-l - Beckman to March 12. MOTION: Friestedt SECOND: AYES: Schick, Rombotis, Leeds, Marcus, Friestedt, Larson 9. PCD-20 - PAGE - Request for approval of a retaining wall located at 3336 Bajo Court. This item was WITHDRAWN. 10. Acquisition of Real Property for Street Purposes. Les Evans, City Engineer, presented this item and discussed its purpose. The Planning Commission has to make the finding that the aligning of Tamarack is consistent with the general plan. Then the city will proceed with con- demnation proceedings. Chairman Schick questioned whether the extension goes to College Avenue. He also stated that the Resolution says "approximately 17.83 of real property". It does not state whether that is 17.83 acres; Les Evans states that is a typo, and also that the figure should be 19.3. Planning Commission Action Motion was made for APPROVAL as corrected. MOTION: Friestedt SECOND: Schick AYES: Schick, Rombotis, Leeds, Marcus, Friestedt, Larson APPROVAL OF MINUTES Chairman Schick stated that no Minutes were available for approval. APPROVAL OF RESOLUTIONS "- Resolution No. 1597, CUP-8-8(B), Hall A motion was made APPROVING Resolution No. 1597 as submitted. P. C. Minutes Page 13 MOTION: Marcus SECOND: Friestedt AYES: Schick, Rombotis, Leeds, Marcus, Friestedt, Larson NOES: None Resolution No. 1600, CUP-171, Coast Waste Management Chairman Schick stated that Staff desired to make changes to this Resolution. Bill Hofman stated that the condition requiring payment of a public facilities fee was left out of the Resolu- tion and recommended its addition. Dan Hentschke, Asst. City Attorney, stated he would look into this and bring the resolution back to the next meeting. A motion was made APPROVING Resolution No. 1600, CUP-171, subject to the condition that the City Attorney research the condition. MOTION: Rombotis SECOND: AYES: Schick, Rombotis, Leeds, Marcus, Larson, Friestedt NOES: None James Hagaman, Planning Director, presented Planning Commission members with a packet of papers concerning Growth Management. This concerns the definition, goals and objectives, and a program to accomplish this. This has been presented to the Council. Council has been asked what services were critical, what is level of service currently being provided in each area. A com- mittee has been set up to interview and select a Consultant. This Consultant will look at the services Council is interested in, costs involved, etc. and will develop a growth management strategy for the city. The Commission will have a major role in looking over these and participating in its process. Such items as schools, water systems, sewer systems, will have to be taken into consideration. Procedures for how to develop these facilities, areas where growth should be encouraged or discouraged will be developed. Mr. Hagaman stated he will be happy to sit down with the Commission at a meeting to go through this, individually or as a whole. This will affect the Master Plan that Commission will be working with soon. P. C. Minutes Page 14 Mr. Hagaman discussed the planning moratorium. There being no further business, the meeting was adjourned at 9:50 p.m. Respectfully submitted, lr ,-- c P. C. Minutes 2/27/80 Page 15