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Home My WebLink About1982-08-25; Planning Commission; ; ZC 262|CT 82-15|CP-212 - DAON (ALICANTE HILLS CROSSROADS)•· STAFF REPORT DATE: August 25, 1982 TO: Planning Commission FROM: Land Use Planning Office APPLIC--'N SUBMITTAL DATE: ~ 24, 1982 SUBJECT: ZC-262/CT 82-15/CP-212, DAON (ALICANTE HILLS CROSSROADS) -A Zone Change from R-1-10,000 to RD-Mand a 40 lot, 490 unit Tentative Tract Map and Condominium Permit, located on the south side of Corte De La Vista (Alfil Way) east of Alicante Road in La Costa. I. PROJECT DESCRIPTION The applicant is requesting approval of: 1) A zone change from R-1-10,000 to RD-Mon a portion of the site; 2) A 40 lot tentative tract map; and 3) A 490 unit condominium permit. The site is located between Corte De La Vista (Alfil Way) and the La Costa Golf Course east of Alicante Road. The property contains 39.2 acres and the project's density would be 12.5 dwelling units per acre which is at the lower end of the General Plan land use range of 10-20 du's/acre designated for this site. The project would be built in four phases moving easterly from Alicante Road. Three unit types are proposed; 324 hillside units which will be constructed in four large building clusters along the frontage of Corte De La Vista, 134 trails unit which will be placed in four-plex structure running along the edge of the golf course, and 32 split level units which will be located in the middle of the project between the hillside and the trails unit. The project will take access off of Alicante Road at one location and off Corte De La Vista at six locations. Internal circulation will be provided by a combination of private streets and driveways. One of the private streets, Street "A", would provide a continuous through access within the project from Alicante Road to Corte De La Vista. II. ANALYSIS Planning Issues -ZC-262 1) Are the uses allowed in the requested zone consistent with the General Plan and compatible with surrounding land uses and zoning? • • 2) Will the uses allowed in the requested zone adversely impact traffic in this vicinity? Discussion Last year, the City Council approved a General Plan Amendment for the subject property (GPA-58(I)) which changed the land use des- ignation from RLM (0-4 du's/acre) to RMH (10-20 du's/acre). The determination at that time was that Corte De La Vista should be the dividing line between higher density development along the golf course and lower density to the north. The requested RDM zone would be consistent with this new designation. Also, a portion of the property, 7 acres on the most westerly portion, is already zoned RDM. Surrounding zoning consist of RDM to the west and northwest, PC to the south and east and R-1-10,000 to the north. Staff's only concern with the zone change involved impacts on traffic and circulation on the surrounding street system. However, a traffic study was prepared which indicated that even with the additional traffic generated by the project, surrounding streets would still be substantially below maximum capacity levels. The study did indicate that the signalization of Alicante and Alga Roads may be warranted at the time the project is completely built out. In summary, staff believes that the zone change is consistent with the General Plan and will be compatible with surrounding zoning and that the required findings for approval of a zone change can be made. Therefore, staff is recommending approval of ZC-262. Planning Issues -CT 82-15/CP-212 1) Visual impacts 2) Grading impacts Discussion As proposed, the project meets all of the development and design standards of the Planned Development Ordinance for a condominium project. Both private recreation facilities (balconies and patios) and common recreational facilities will be provided. The common area consists of three active recreation areas dispersed throughout the project. These are well located with respect to the units. Also, all parking, storage, setbacks and other development standards are being met. The internal road system has been designed to provide good circulation while still allowing for some large areas for open space to break-up the dominance of the street system. Staff's primary concern, with respect to the design of the project, involve visual impacts and offsite grading impacts. As previously mentioned, the project consists of three unit types. The hillside units are contained in four large building clusters fronting on Corte De La Vista. Each building cluster will be -2- • • '· stepped-up the hillside with three lower levels and three upper levels. Parking will be provided in garages below the units on the lower level and in a two-story parking deck in front of the upper level off of Corte De La Vista. Although each building cluster will be broken-up by stairways, they will appear from a distance as one large massive building. In order to address this concern, the applicant has offset the lower level (3 floors) and the upper level (3 floors) by increasing the separation between the levels and providing dense landscaping between the two levels. Exhibits will be available at the meeting to demonstrate the building separation and landscape treatment. Staff believes that these measures have helped to break-up the massive appearance of the hillside units to an acceptable level. The only other staff concern involves the amount of dirt that will have be exported from the site. The entire site has been previously graded for individual lot development. In order to make the site suitable for one consolidated project, a signif- icant amount of cut grading will have to occur and be exported off-site. Originally the applicant proposed 700,000+ cubic yards of grading. Through redesign, this has been reduced-substan- tially, however, 390,000 cubic yards must be exported off-site. Approximately 80,000 cubic yards is proposed to be exported to Alicante Hills (CT 81-29), an approved tentative map on the north side of Corte De La Vista, and 310,000 cubic yards is proposed to be exported to Alga Hills, 1400 feet to the northwest. The earth moving operation would occur solely on Daon Corporation property but would cross three public streets (See attached Exhibit 'O'). The disposal site is vacant and a portion of it has been pre- viously graded to obtain the fill material that was placed on the subject property. It is adjacent to an existing condominium project, however, it was selected because it was previously dis- turbed and it is located close to the subject property. This has reduced the impacts of exporting this much dirt to a location a greater distance from the property. Also, staff has recommended a number of conditions which would help mitigate the impacts of the off-site grading, operation. These are contained in the environmental documents for the project and have also been incor- porated into the conditions of approval. With the mitigating measures being incorporated into the project regarding visual and grading impacts, staff feels that the pro- ject complies with the development standards and design criteria of the Planned Development Ordinance and is, therefore, recommending approval of the project. III. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that based upon mitigating measures being incorporated into the project, this project will not have a significant effect upon the environment and, therefore, a Conditional Negative Declaration was issued on August 9, 1982. -3- • • IV. RECOMMENDATION It is recommended that the Planning Commission APPROVE the Con- ditional Negative Declaration issued by the Land Use Planning Manager and ADOPT Resolution Nos. 2013 and 2014, recommending APPROVAL of ZC-262/CT 82-15/CP-212 to the City Council based on the findings and subject to the conditions contained therein. ATTACHMENTS 1 PC Resolution Nos. 2013 & 2014 2. Location Map 3. Background Data Sheet 4. Traffic Report from Weston Pringle and Associates, dated June 23, 1982. 5. Disclosure Form 6. Environmental Documents 7. Exhibit "A" -"O", dated August 5, 1982 8. Exhibit "P", dated June 25, 1982 MJH/ar 8/13/82 -4- • BACKGROUND DATA SHEET CASE NO: ZC-262/CT 82-15/CP-212 APPLICANT: DAON (ALICANTE HILLS) • REQUEST AND LOCATION: zone change from R-1-10,000 to RD-Mand a 40 lot/490 unit tentative tract map and condominium permit: s/s of Corte de la Vista LEGAL DESCRIPTION: Parcel 2 of Parcel Map 11722 in the City of Carlsbad according to Document No. 81-322184: October 9, 1981 APN: Acres 39.2 Proposed No. of Lots/Units 40 lots/490 units GENERAL PI.AN AND ZONING Land Use Designation RMH ---------- Density Allowed 10-20 ----------Density Proposed 12. 5 du' s/Acre Existing Zone R-1-10,000 Proposed Zone RDM ------------ Surrounding Zoning and Land Use: Zoning Site R-1-10,000 & RDM Land Use Vacant North ROM ----- South O-S Vacant -(approved condominium) La Costa Golf Course ----- East P--C Vacant ----- West RDM Vacant ----- PUBLIC FACILITIES Sewer Leucadia EDU's 490 ------School District San Marcos Water Carlsbad Public Facilities Fee Agreement, dated ------------------ ENVIRONMEN'I'AL IMPACT ASSESSMENI' X Negative Declaration, issued August 9, 1982 -=---~--------- E. I. R. Certified, dated -------------- Other, ---------------------------------