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Home My WebLink About1992-05-06; Planning Commission; ; CT 91-05|CP 91-03|HDP 91-10 - LA COSTA FAIRWAY VILLASAPPLICt-.. .. 1ON COMPLETE DATE: JUNE 3, 1991 SfAFF REPORT DATE: MAY 6, 1992 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: CT 91-5/CP 91-3/HDP 91-10 -IA COSfA FAIRWAYVIIJ..AS -Request for approval of a single lot Tentative Tract Map and Condominium Permit for 16 airspace townhome condominiums on 1.17 acres of land in the Residential Density-Multiple Zone and Local Facilities Management Zone 6 located directly south of the intersection of Jerez Court and Gibraltar Street. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 3380, APPROVING The Negative Declaration issued by the Planning Director, and ADOPT Planning Commission Resolution Nos. 3381, 3383, 3382, APPROVING CT 91-5, CP 91-3, and HDP 91-10, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The project is a single lot Tentative Map with a Condominium Permit for 16 air space townhome condominium units and a Hillside Development Permit for the alteration of pregraded pads and manufactured slopes. The site is a collection of three vacant lots. Each lot has been graded into a pad which is separated in elevation by approximately 10 feet from the adjacent pad. This pregraded condition severely constrains the project site and limits the available options of site design. There is existing two-story development on each of the privately owned contiguous properties. The project consists of 16 townhomes. There are four 2,200 square feet split-level two- story units and twelve 2,700 square feet split-level three-story units. Each unit has an attached two-car garage. The units have been designed in a contemporary architectural style with stucco facades and tile roofs. The site will be reconfigured into two larger pads with a grade difference of about eight to ten feet. Because of this and other proposed design factors, ten of the twelve 3-story units retain approximately 8 feet of earth at their rears and each of the 2-story units retain approximately 9 feet of earth. CT 91-5/CP 91-3/HDP 9.L-10 LA COSTA FAIRWAY VILLAS MAY 6, 1992 PAGE 2 The property is zoned Residential Density-Multiple (RD-M) and has a General Plan designation of Residential High (RH). The RH density range is 15 -23 units per acre and the Local Facilities Growth Control Point is 19 units per acre. The project is consistent or complies with: 0 0 0 0 III. DISCUSSION General Plan The General Plan The Zoning Ordinance/Planned Development Ordinance Hillside Development Ordinance The Zone 6 Local Facilities Management Plan ANALYSIS The Land Use Element of the General Plan characterizes Residential High density (RH) as low and medium rise condominium and apartment development. The Residential Guidelines encourage a variety of housing types; limit higher density residential developments to those areas where they are compatible with the adjacent land uses; and encourage the achievement of a variety and choice of housing in all economic ranges throughout the city. The adjacent development and surrounding neighborhood consists of two and three story multi-family projects. Similarly, the proposed project offers a higher density housing type; is compatible with adjacent development in density, scale and mass; and can therefore be found to be consistent with the goals of the General Plan. The General Plan Density range is 15-23 units per acre. The proposed density is 18.75 units per acre. Zoning: Ordinance/Planned Development Ordinance Approval of the Condominium Permit is subject to compliance with the Planned Development section of the Zoning Ordinance. The proposal complies with setback, height, and lot coverage regulations. Sufficient parking for residents and guests, individual interior storage, common recreational equipment storage and circulation area are a part of the development design. Open Space requirements are satisfied through the provision of exterior balconies and decks, private ground level patios, and common recreational spaces which include putting greens. Coast Waste Management Service has indicated by letter that the project provides adequate access and space for collection of trash and recyclables with residential curb service. CT 91-SICP 91-3IHDP 9 ... -10 LA COSTA FAIRWAY VILLAS MAY 6, 1992 PAGE3 The following table illustrates the project's compliance with the Planned Development Ordinance standards: DEVELOPMENT SI'ANDARDS DEVELOPMENT SI'ANDARDS TABLE Planned Development/RD-M Required Provided Above Std Below Std LOT SIZE 10,000 sq. ft. 50,965 sq. ft. NIA NIA LOT WIDTH 60 ft. 350+ ft. NIA NIA LOT DEPTH 90 ft. 155+ ft. NIA NIA SETBACKS: FRONT 10 ft. 10 ft. min. ---- REAR 10 ft. 30-60 ft. 20+ ft. -- SIDE 5 ft. 10-38 ft. 5+ ft. -- HEIGHT 35 ft. max. 35 ft. max. ---- COVERAGE 60 % max. 28% 32% -- PARKING: RESIDENT 2 per unit 2 per unit ---- GUEST 7 spaces 7 spaces ---- R.V. 320 sq. ft. 322 sq. ft. ---- REC.AREA 3200 sq. ft. 4040 sq. ft. 760 sq. ft. -- STORAGE 392 cu. ft. 392 cu. ft. ---- Hillside Development Ordinance A Hillside Development Permit is required to be processed along with the request for approval of any development on properties which have slopes greater than 15% and an elevation difference of 15 feet or more. The site has been graded by previous approval (approved as La Costa South #5 in 1969) into three pads, each with a different pad elevation. This pregraded condition creates severe constraints on the ability to design a reasonable and logical site plan. Therefore, in a best effort to combine the three lots into a single development, the applicant has proposed regrading the lots to create two larger pads separated in elevation by approximately 10 feet. CT 91-5/CP 91-3/HDP 9 ... 10 1A COSTA FAIRWAY VILlAS MAY 6, 1992 PAGE4 Approval of the site design requires the exclusion of previously graded slopes and slopes less than 15 feet in height and 4,000 square feet in area. Findings for exclusion can be made and have been included in the resolution of approval. The number of cubic yards of earth estimated to be moved for this design is 2,845 cubic yards which calculates to 3,327 cubic yards per net acre. This amount falls within the Hillside Development Ordinance acceptable range of 0-7,999 cubic yards per acre. Because this project will have no control on the upper portion of the 1 1/2-1 rear slope, a special condition has been included for the project proponent to provide a Hold Harmless Geologic Failure Agreement. The slope is shared by the project and the adjacent property. Local Facilities Management Zone 6 The subject property is located within Zone 6. Impacts on public facilities created by the proposed project and compliance with the adopted performance standards are summarized below: I COMPUANCE WITH I FACILl1Y IMPACTS SfANDARDS City Administrative Facilities 59.30 sq. ft. Yes Library 31.68 sq. ft. Yes Wastewater Treatment Capacity 16 EDU's Yes Parks .12 acres Yes Drainage N/A Yes Circulation 128 ADT's Yes Fire Station 2 Yes Open Space 0 Yes Schools 8 students Yes Sewer Collection System 16 EDU Yes Water Distribution System 3,520 GPO Yes The project is .25 units below the Growth Management Dwelling Unit allowance based on a Growth Control Point of 19 Dwelling Units per acre. CT 91-5/CP 91-3/HDP 9 ... 10 LA COSTA FAIRWAY VILLAS MAY 6, 1992 PAGE 5 All new residential development in Zone 6 is subject to a Growth Management Fee of $310.00 per unit. The fee was established by the City Council to fund the provision of infrastructure required as a result of development. IV. DISCUSSION ENVIRONMENfAL REVIEW The environmental impacts created by development of the site were assessed to be insignificant through the initial study. Therefore, a Negative Declaration was issued by the Planning Director. ATTACHMENTS 1. Planning Commission Resolution No. 3380 2. Planning Commission Resolution No. 3381 3. Planning Commission Resolution No. 3382 4. Planning Commission Resolution No. 3383 5. Location Map 6. Disclosure Statement 7. Local Facilities Impact Assessment Form 8. Background Data Sheet 9. Exhibits "A" -"I", dated May 6, 1992. CW:lh ,--r--_-_ -_ -_ -_-_ -_ -_ -_ -_-_-_ -_:------------------ GOLF COURSE LA COSTA FAIRWAY VILLAS City of Carlsbad CT 91-5/CP 91-3/ HDP 91-10 City of Carlsbad _,g.,;,;;,t.;.;4.,.;;;,tg,11 DISCLOSURE STATEMENT APPLICANT"S STATEMENT OF 0ISct.OSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL. OR ANY APPOINTED BOAR0, COMMISSION OR COMMITTEE. (Please Print) The following information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial interest in the application. t-lo~$v1r.J 2om PAfl.!,D I 2. Owner List the names and addresses of all persons having any ownership interest in the property involved. A?/$Sl57e/ '2pl()fJ[tLoD J 3. 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. 4. If any person identified pursuant to (1) or (2J 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. FRM00013 8/90 2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161 CfIY OF CARLSBAD GROWfH MANAGEMENT PROGRAM LOCAL FACILfllES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTI1Y AND IMPACT ASSESSMENT: FILE NAME AND NO: LA COSTA FAIRWAY VILLAS -CT 91-5/HDP 91-10/CP 91-3 LOCAL FACILI1Y MANAGEMENT ZONE: 6 GENERAL PLAN: RH DEVELOPER'S NAME: HOSSEIN ZOMORRODI ADDRESS: 5983 CIRRUS STREET -SAN DIEGO. CA 92110 PHONE NO.: (619) 295-4442 ASSESSOR'S PARCEL NO.: QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 1.17 AC ESTIMATED COMPLETION DATE: N/A A. B. C. D. E. F. G. H. I. J. City Administrative Facilities: Demand in Square Footage = Library: Demand in Square Footage = Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin= (Identify master plan facilities on site plan) Circulation: Demand in ADTs = (Identify Trip Distribution on site plan) Fire: Open Space: Schools: Served by Fire Station No. = Acreage Provided - (Demands to be determined by staff) Sewer: Demand in EDUs - ZONING: RD-M 216-300-04, 05, 06 59.30 SO. FT. 31.68 SO. FT. 16 EDU's .12 ACRES N/A N/A 128 ADT's 2 0 8 16 N/A K. Identify Sub Basin - (Identify trunk line(s) impacted on site plan) Water: Demand in GPO - (Leucadia County Water Dist.) 3520 L. The project is .25 units below the Growth Management Dwelling unit allowance. CW:lh BACKGROUND DATA SHEET CASE NO: CT 91-5/HDP 91-10/CP 91-3 CASE NAME: LA COSTA FAIRWAY VILLAS APPLICANT: HOSSEIN ZOMORRODI REQUEST AND LOCATION: APPROVAL OF A SINGLE LOT SUBDIVISION FOR 16 AIRSPACE TOWNHOME CONDOMINIUMS SOUTH OF GIBRALTAR STREET AT THE INTERSECTION OF JEREZ COURT. APN: 216-300-04. 05. 06 (Assessor's Parcel Number) Acres l.:.1Z Proposed No. of Lots/Units _]LlQ GENERAL PLAN AND ZONING Land Use Designation RESIDENTIAL HIGH (RH) Density Allowed ~1-9 ____ Density Proposed 18.75 Existing Zone --'RD~-=M"------Proposed Zone __ RD-=--..... M-"----- Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site RD-M RH:VACANT North RD-M RH: MULTI-FAMILY South RD-M RH: DUPLEX East RD-M RH: MULTI-FAMILY West RD-M RH: MULTI-FAMILY PUBLIC FACILITIES School District ENCINITAS Water District CARLSBAD Sewer District LEUCADIA Equivalent Dwelling Units (Sewer Capacity) ....;1=--=6'-'E=D=-U=-'-=-s ___________ _ Public Facilities Fee Agreement, dated -"MAR=-"=C=Ha..;.....;2=-=8~, """'1-"-9 ...... 91....._ _________ _ ENVIRONMENTAL IMPACT ASSESSMENT _x_ Negative Declaration, issued .... AP=-:.RI=L=....,;;.9_._. -=-19"2~2=--------------- --Certified Environmental Impact Report, dated ____________ _ Other, ___________________________ _ CW:lh