Loading...
HomeMy WebLinkAbout1997-06-18; Planning Commission; ; CT 96-03|PUD 96-03|HDP 96-03|SDP 96-04 - PACIFIC VIEW ESTATES^Oee City of CARLSBAD Planning DepartureeSr A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: June 18,1997 Application complete date: October 10, 1996 90-Day Extension Expires: July 10, 1997 Project Planner: Teresa Woods Project Engineer: Ken Quon SUBJECT: CT 96-03/PUD 96-03/HDP 96-03/SDP 96-04 - PACIFIC VIEW ESTATES - Request for approval of an Amended Mitigated Negative Declaration, Tentative Tract Map, Planned Development Permit, Hillside Development Permit and Site Development Plan to subdivide 8.52 gross acres into 26 single-family lots, 3 lots to provide legal access to adjacent properties and 4 open space lots, for a total of 33 lots on the property. Four of the single-family units are proposed to include second dwelling units. The property is located on the north side of Carlsbad Village Drive at Donna Drive, in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4099 APPROVING the Mitigated Negative Declaration issued by the Planning Director, and ADOPT Planning Commission Resolutions No. 4100, 4101, 4102 and 4103 APPROVING CT 96-03, PUD 96-03, HDP 96-03 and SDP 96-04 based on the findings and subject to the conditions contained therein. II.ITEM EXPLANATION This item was considered by the Planning Commission at its meeting of May 21, 1997, and continued to June 4, 1997 to allow staff and the applicant time to respond to certain issues raised by the Commission, applicant and citizens. The project was further continued to June 18, 1997, to permit additional time to resolve the issues. All previously identified issues have been resolved to the satisfaction of staff. A staff response and staff recommendation, for each previously identified issue, is contained in the attached memo to the Planning Commission, dated June 18, 1997. ATTACHMENTS; 1. Memo dated June 18, 1997 with staff response to comments and errata with recommended revisions to Resolution No. 4100. 2. Planning Commission Resolution No. 4099 3. Planning Commission Resolution No. 4100 4. Planning Commission Resolution No. 4101 5. Planning Commission Resolution No. 4102 6. Planning Commission Resolution No. 4103 7. Staff Report dated May 21, 1997. June 18, 1997 TO: PLANNING COMMISSION FROM: Planning Department RESPONSE TO COMMENTS AND ERRATA WITH RECOMMENDED REVISIONS AND ADDITIONS TO THE FINDINGS AND CONDITIONS OF RESOLUTION NO. 4100, CT 96-03 - PACIFIC VIEW ESTATES At the May 21, 1997 Planning Commission meeting, the following issues were raised by members of the Planning Commission, the applicant, and citizens, regarding CT 96-03/PUD 96-03/HDP 96- 03/SDP 96-04 - Pacific View Estates: 1. Construction traffic through the Hillgate neighborhood. 2. The timing of construction for the "B" Street connection to Wintergreen Drive. 3. Noise and dust associated with grading and construction. 4. Timing of signals at Wintergreen Drive and Hosp Way and at Carlsbad Village Drive and Donna Drive. 5. Paving of Access Lot 10. 6. Water Commission approval of the use of City of Carlsbad property for public street right-of- way purposes. 7. The staking of access points to the Dabbs' property. 8. Requirement for slope rights for access to the Dabbs1 property from Lot 10. 9. Elevation of Lot 33 in relation to the Dabbs' property. 10. Utility stub-outs to the Dabbs' property. 11. Width of water pipeline easement. 12. Wintergreen Drive through connection to Carlsbad Village Drive. The following is a staff response and a staff recommendation for each of the above issues. 1. CONSTRUCTION TRAFFIC THROUGH THE HILLGATE NEIGHBORHOOD Staff Response: The project contains three phases, which are arranged so that construction traffic can access the site without having to travel through the existing Hillgate neighborhood. This phasing arrangement is consistent with the standard policy of the Engineering Department that requires construction traffic to use major roadways and stay out of residential streets. To ensure that this policy is met, a condition of approval requires the developer to obtain a City issued haul route permit prior to having any construction traffic enter the site. Staff Recommendation: No changes are recommended. RESPONSE TO COMMENTS CTO-03 - PACIFIC VIEW ESTATES JUNE 18, 1997 PAGE 2 2. TIMING OF CONSTRUCTION FOR THE "B" STREET CONNECTION TO WINTERGREEN DRIVE Staff Response: The construction of the "B" Street connection to Wintergreen Drive will occur with Phase 2 of the project. During construction, this connection will remain barricaded and inaccessible to traffic, but will be available on a limited basis for access by sales staff of Pacific View Estates. This street connection, along with "B" Street, will be opened as a public street upon occupancy of the first unit of Phase 2. Staff Recommendation: Construction of "B" Street and the connection to Wintergreen Drive is required under Condition No. 49. Modify Resolution No. 4100 by adding the following Engineering Condition: • The "B" Street connection to Wintergreen Drive is to remain barricaded and inaccessible to traffic until such time that "B" Street is opened as a public street. A lockable gate shall be provided at this connection point for access by Pacific View Estates sales staff. 3. NOISE AND DUST ASSOCIATED WITH GRADING AND CONSTRUCTION Staff Response: City ordinances require the developer to provide noise and dust controls during construction, including limiting construction activity, to certain business hours and requiring water trucks and other measures to limit dust movement during grading operations. City public works inspectors are responsible for enforcing these ordinances. Staff Recommendation: No changes are recommended. 4. TIMING OF SIGNALS AT WINTERGREEN DRIVE AND HOSP WAY AND AT CARLSBAD VILLAGE DRIVE AND DONNA DRIVE Staff Response: There is no established schedule or date for installation of a traffic signal at Wintergreen Drive and Hosp Way, nor for installation of a traffic signal at Carlsbad Village Drive and Donna Drive. The traffic report submitted with this project indicates that a traffic signal is not warranted at this time at either location. The conditions of approval that address these signals, require the developer to bond for five years for one-fourth of the signal installation costs. These conditions allow for the analysis of project impacts at the intersections, and permit time to make a determination of whether warrants are met for requiring the installation of traffic signals. Conditions No. 54 and 55 of Resolution 4100 have been modified for clarification purposes. cWeRESPONSE TO COMMENTS CTO6-03 - PACIFIC VIEW ESTATES JUNE 18, 1997 PAGE 3 Staff Recommendation: Modify Engineering Conditions No. 54 and 55 of Resolution No 4100 as follows: Condition No. 54 is amended as follows: 54. Prior to approval of final map, I the developer shall bond, for fivo years, enter into a bond agreement with the City to pay, on demand by the City, one-fourth of the cost for the design and construction of a traffic signal and advance warning system at Wintergreen Drive and Hosp Way. This agreement shall terminate five years from the date of occupancy of the first unit in the subdivision. Condition No. 55 is amended as follows: 55. Prior to approval of final map, Tthe developer shall bond, for fivo years, enter into a bond agreement with the City to pay, on demand by the City, one-fourth of the cost for the design and construction of a traffic signal and advance warning system at Donna Drive and Carlsbad Village Drive. This agreement shall terminate five years from the date of occupancy of the first unit in the subdivision. 5. PAVING OF ACCESS LOT 10 Staff Response: The applicant's have met with the Dabbs', who are the property owners adjacent to the project site, and both parties have agreed that Lot 10 will not be paved at this time, as stated in the attached letter dated May 27, 1997. However, in order to avoid erosion and other similar concerns, Lot 10 will be landscaped and maintained by the Pacific View Estates Homeowners' Association until such time as Lot 10 is needed for access purposes to the Dabbs' property. Staff Recommendation: Modify Resolution No. 4100 by adding the following Planning Condition: • Prior to final map or grading permit whichever occurs first, the proposed landscape plans shall be revised to include the landscaping of Lot 10. The design of landscaping shall be to the satisfaction of the Planning Director. A landscape easement shall be placed over the entirety of Lot 10 and the project CC&Rs shall include a provision requiring the maintenance of Lot 10 until such time as Lot 10 is needed for access purposes for the adjacent property. At such time, the Homeowners' Association shall relinquish the landscape maintenance easement. The project CC&Rs shall include a provision that fully discloses the fact that Lot 10 is intended to be paved and used as a driveway to access future development of the adjacent Dabbs' property. cWeRESPONSE TO COMMENTS CT96-03 - PACIFIC VIEW ESTATES JUNE 18, 1997 PAGE 4 6. WATER BOARD APPROVAL OF THE USE OF CITY OF CARLSBAD PROPERTY FOR PUBLIC STREET RIGHT-OF-WAY PURPOSES Staff Response: In order to construct the street connection from Wintergreen Drive to Carlsbad Village Drive, while maintaining access to the Elm Reservoir facility, it is necessary that a portion of the public street improvements required of this project encroach onto two City-owned parcels. One of the affected City-owned parcels is a 9,000 square foot parcel that fronts onto Carlsbad Village Drive, and adjoins the west side of the reservoir parcel. This parcel, which was acquired by the City in 1973 for both public street purposes and to provide access to the adjacent reservoir parcel, will be improved as Donna Drive to complete the street connection between Wintergreen Drive and Carlsbad Village Drive. The Pacific View Estates project is required to construct, on this parcel, half-width standard street improvements, plus an additional 12' of paving. The remaining improvements will be installed upon development of the adjoining undeveloped parcel to the west. The encroachment of public improvements on this parcel does not require any special considerations, since this parcel was acquired specifically for public street purposes. The other affected parcel is the 39,500 square foot site of the existing Elm reservoir facility. From this site, 5,180 square feet of the northern portion of the parcel will be utilized for "B" Street improvements, and 1,122 square feet of the parcel will be utilized for a curb return at the Carlsbad Village Drive/Donna Drive intersection, for a total improved area of 6,302 square feet. The operations and usage of the reservoir facility will not be affected. Additionally, this project will provide the reservoir parcel with enhanced landscape improvements, which will be maintained in perpetuity by the Pacific View Estates Homeowners' Association. A condition of approval requires the applicant to obtain an easement to provide such maintenance. In considering allowing encroachment of the improvements onto the reservoir parcel, and thereby changing its use, it must be demonstrated that the value of those improvements over and above standard requirements of a subdivision, meet or exceed the value of the City- owned unimproved land. For this project, these improvements include the installation and maintenance of the enhanced landscaping. The comparison of the value of these items are as follows: Landscape installation and 30-year maintenance = $55,771.00 Unimproved land value: 6,302 sf x $1.357sq.ft* = $8,507.70 *The unimproved land cost of $1,35/sq. ft. is based on the applicant's purchase price for the project site, which staff has found to be acceptable. The Water District staff has researched as to whether the Water Board is required to review and approve the request to use City of Carlsbad owned land around the Elm Reservoir for public street right-of-way. It has been determined that the change of use of the land, from reservoir to public street right-of-way, does not require Water Board review or approval. No change of ownership is required for this transaction. RESPONSE TO COMMENTS CTO6-03 - PACIFIC VIEW ESTATES JUNE 18, 1997 PAGES A condition in Resolution No. 4100 requires the applicant to obtain a City right-of-way permit prior to beginning construction of the proposed improvements on City-owned property. A finding has been added to Resolution No. 4100 to acknowledge consistency with the General Plan for the change of use of the City owned property from reservoir to public street. Staff Recommendation: Modify Resolution No. 4100 by adding the following finding: 31. The change of use of City of Carlsbad owned property from reservoir to public street is consistent with the Carlsbad General Plan in that as provided for in the Circulation Element of the General Plan, the public roads (Donna Drive and "B" Street) have been designed to maintain City standards for the design and construction of roads by providing secondary access to the Hillgate Estates neighborhood which does not currently have secondary access to meet City standards, and consistent with the Circulation Element of the General Plan, the project is a joint public/private effort to improve circulation in a developed area. Modify Resolution No. 4100 by adding the following Engineering Condition: • Prior to final map approval, the applicant shall obtain an easement from the City for landscape maintenance purposes on the reservoir parcel. 7. THE STAKING OF ACCESS LOCATIONS TO THE DABBS PROPERTY Staff Response: The applicants and the Dabbs' have agreed to the locations for access Lot 32 and access Lot 10, as revised pursuant to the attached letter dated May 27, 1997. The redesign of Lot 10 results in a larger lot which provides the Dabbs' with more flexibility in locating a driveway if they choose to further develop their property. This modification has been reviewed and is acceptable to staff. Staking of the lot locations is not required. In addition, a condition has been added to modify the configuration of access Lot 11 to ensure that the adjacent property owner only has to maintain their new driveway and not the landscaped slopes. The landscaped slopes will be maintained by the Pacific View Estates Homeowners' Association as open space Lot 12. Staff Recommendation: Modify Resolution No. 4100 by adding the following Planning Condition: • The applicant shall modify the configuration of access Lots 10 and 11 per the revised site plan Exhibit X, attached hereto. The modification of Lots 10 and 11 shall be reflected on the conforming mylar required as a condition of project approval. RESPONSE TO COMMENTS C^6-03 - PACIFIC VIEW ESTATES JUNE 18, 1997 PAGES 8. REQUIREMENT FOR SLOPE RIGHTS FOR ACCESS TO THE DABBS' PROPERTY FROM LOT 10 Staff Response: Slopes from Pacific View Estates will not encroach onto the Dabbs' property. Therefore, slope rights are not required. Staff Recommendation: No changes are recommended. 9. ELEVATION OF LOT 33 IN RELATION TO THE DABBS' PROPERTY Staff Response: The proposed elevation of the pad on Lot 33 is at 280 which is 3 feet above the Dabbs' property (pool location), which is located at approximately elevation 277. There is an existing knoll on Lot 35 which is located at elevation 288, therefore, as designed, the highest portion of Lot 33 will be lowered 8 feet from existing grade. At the pool location on the Dabbs' property, Lot 33 has a 2:1 slope which is approximately 4 feet in height. With a 6 foot high privacy fence on top of the slope, Lot 33 will be screened from the Dabbs property by an approximately 10 foot high barrier, which will obscure the Dabbs property from the yard and first floor of the proposed residence on Lot 33. Further, the unit proposed on Lot 33 is a Plan 3 unit, which is a two-story 30-foot high structure. The Plan 3 unit has been designed with clerestory and obscuring glass windows on the second floor adjacent to the Dabbs' property. Therefore, the proposed development on Lot 33 has been designed to minimize the loss of privacy to the Dabbs family. The applicant has met with the Dabbs' and pursuant to the letter dated May 27, 1997, attached, Mr. Dabbs has agreed to the proposed Lot 33 pad elevation at 280. Staff Recommendation: No changes are recommended. 10. UTILITY STUB-OUTS TO THE DABBS PROPERTY Staff Response: The applicants have met with the Dabbs1 and both parties have agreed that the applicant will provide water and sewer stub-outs to the property lines of access Lots 10 and 32, and that the Dabbs' will bear the cost of extending the utility lines onto their property. This is a private agreement between the applicant and the Dabbs', as evidenced in the attached letter dated May 27, 1997. cWeRESPONSE TO COMMENTS C^6-03 - PACIFIC VIEW ESTATES JUNE 18, 1997 PAGE 7 Staff Recommendation: Modify the Engineering Conditions of Resolution No. 4100 by adding the following condition: * The applicant shall work in conjunction with the adjacent property owner to facilitate the installation of gas, electricity, and cable television stubs to Lot 10 and Lot 32. The applicant is not responsible for costs associated with providing these utilities. All associated costs for labor, materials, connection charges, and agency fees and deposits shall be borne by the adjacent property owner. Modify Engineering Condition No. 49 of Resolution No. 4100 as follows: 49. Plans, specifications, and supporting documents for all public improvements shall be prepared to the satisfaction of the City Engineer. In accordance with City Standards, the developer shall install, or agree to install and secure with appropriate security as provided by law, improvements shown on the tentative map and the following improvements: Phase 1 1. Full width street improvements of "A" Street. Improvements shall include, but are not limited to, curb, gutter, sidewalk, asphalt paving, and street lighting. 2. Water and sewer utility stubs to Lot 10. Phase 2 1. Full width street improvements of "B" Street, Donna Drive and Wintergreen Drive within the Phase 2 boundaries. Improvements shall include, but are not limited to, curb, gutter, sidewalk, asphalt paving, and street lighting. 2. A 24' wide paved travel way on "B" Street and Donna Drive from the Phase 2 boundary to its intersection with Carlsbad Village Drive. This travel way is for emergency access purposes and shall be designed to the satisfaction of the City Engineer. Phase 3 1. Full width street improvements of "B" Street within the Phase 3 boundaries. Improvements shall include, but are not limited to, curb, gutter, sidewalk, asphalt paving, and street lighting. 2. Half-width street improvements plus 12' of additional paving on Donna Drive. Improvements shall include, but are not limited to, curb, gutter, sidewalk, asphalt paving, and street lighting. 3. Water and sewer utility stubs to Lot 32. 4. Removal and replacement of fencing, landscaping and access to the water tank property. cWeRESPONSE TO COMMENTS CT96-03 - PACIFIC VIEW ESTATES JUNE 18, 1997 PAGE 8 A list of the above improvements shall be placed on an additional map sheet on the final map per the provisions of Sections 66434.2 of the Subdivision Map Act. Improvements listed above shall be constructed within 18 months of approval of the secured improvement agreement or such other time as provided in said agreement. 11. WIDTH OF WATER PIPELINE EASEMENT Staff Response: The applicant has requested that Condition No. 65 of Resolution 4100 be modified so that the width of the pipeline easement is between 15 to 20 feet, as opposed to the Water District recommended 20-foot wide easement. The Water District has reviewed the request for a reduced easement width and has agreed to this modification, with the location and exact size of the easement to be reviewed and approved by the District Engineer. Staff Recommendation: Modify Water District Condition No. 65, of Resolution 4100 to read as follows: 65. Prior to approval of the final map or issuance of grading permit, whichever occurs first, the Developer applicant shall consult with the Water District regarding the relocation of the existing water pipeline easement on the property. The Water District is willing to quitclaim the existing water pipeline oasemont, provided IThe ^Developer shall relocates the water pipeline within a 15 to 20- foot wide easement, at a location to be reviewed and approved by the District Engineer prior to final map or grading permit, whichever occurs first. In return, the Water District will quitclaim the existing water pipeline easement. The exact size and location of the proposed easement shown on the tentative tract map preliminary sito plan is preliminary tentative, and may be modified relocated to I nt ahv W I Urn 12. WINTERGREEN DRIVE THROUGH CONNECTION TO CARLSBAD VILLAGE DRIVE Staff Response: Property owners within the Hillgate Estates development submitted a letter and petition, dated June 3, 1997 (attached), requesting that Wintergreen Drive not be connected to the Pacific View Estates project, and subsequently, to Carlsbad Village Drive. During development of both the Hillgate project and Pacific View Estates, staff made provisions for this street connection in the interest of providing convenient access between neighborhoods, avoiding circuitous travel, and providing alternative access points in the event of an emergency. The approved tentative map exhibits for the Hillgate development note that the current terminus of Wintergreen Drive is to be extended in the future. Additionally, the approved final map for the Hillgate development includes specific dedications and reservations for this street extension. RESPONSE TO COMMENTS JUNE 18, 1997 PAGE 9 cWe-03 - PACIFIC VIEW ESTATES Staff Recommendation: Maintain the "B" Street/Wintergreen Drive street connection as part of the Pacific View Estates project. 13. MISCELLANEOUS ENGINEERING ERRATA CHANGES TO PLANNING COMMISSION RESOLUTION NO. 4100 Condition No. 50 is replaced with the following: Prior to final map approval the developer shall enter into an agreement to transfer the ownership of Lots 10,11, and 32, to the adjacent off-site properties. Condition No. 51 is amended as follows: Prior to issuance of building permit approval of final map, the developer shall demonstrate to the satisfaction of the City Engineer that all existing private access easements over the project site have been quitclaimed or otherwise extinguished. Condition No. 53 is amended as follows: The developer shall obtain a City right-of-way permit prior to beginning construction of street improvements, for Phases 2 and 3. Condition No. 56 is replaced with the following: Prior to final map approval the developer shall acquire City-owned property shown within the right-of-way for Street B. Condition Number 57 is deleted. EXHIBIT "X" EXHIBIT LOT 10 OPEN SPACE 12 OPEN SPACE tfiie City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: June 4, 1997 Application complete date: October 10, 1996 90-Day Extension Expires: July 10, 1997 Project Planner: Teresa Woods Project Engineer: Ken Quon SUBJECT: CT 96-03/PUD 96-03/HDP 96-03/SDP 96-04 - PACIFIC VIEW ESTATES - Request for approval of an Amended Mitigated Negative Declaration, Tentative Tract Map, Planned Development Permit, Hillside Development Permit and Site Development Plan to subdivide 8.52 gross acres into 26 single-family lots, 3 lots to provide legal access to adjacent properties and 4 open space lots, for a total of 33 lots on the property. Four of the single-family units are proposed to include second dwelling units. The property is located on the north side of Carlsbad Village Drive at Donna Drive, in Local Facilities Management Zone 1. I. RECOMMENDATION Staff is requesting a CONTINUANCE of this item for two weeks, to the June 18, 1997, Planning Commission Meeting, in order to workout details on issues raised at the Planning Commission hearing of May 21, 1997. raerae City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. I P.C. AGENDA OF: May 21, 1997 Application complete date: 90-Day Extension Expires: Project Planner: Project Engineer: Ken Quon October 10, 1996 July 10, 1997 Teresa Woods SUBJECT: CT 96-03/PUD 96-03/HDP 96-03/SDP 96-04 - PACIFIC VIEW ESTATES - Request for approval of an Amended Mitigated Negative Declaration, Tentative Tract Map, Planned Development Permit, Hillside Development Permit and Site Development Plan to subdivide 8.52 gross acres into 26 single-family lots, 3 lots to provide legal access to adjacent properties and 4 open space lots, for a total of 33 lots on the property. Four of the single-family units are proposed to include second dwelling units. The property is located on the north side of Carlsbad Village Drive at Donna Drive, in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4099 APPROVING the amended Mitigated Negative Declaration issued by the Planning Director, and ADOPT Planning Commission Resolutions No. 4100, 4101, 4102 and 4103 APPROVING CT 96-03, PUD 96-03, HDP 96-03 and SDP 96-04 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant is proposing to construct 26 single-family residences, four with second dwelling units, on the north side of Carlsbad Village Drive at Donna Drive. The site is zoned R-A-10,000 and has a General Plan designation of Residential Low-Medium (RLM). The applicant is requesting to exceed the Growth Management Control Point of 3.2 du/acre (while remaining within the density range of 0-4 du/acre) as provided for in Section 21.90.045 of the Carlsbad Municipal Code. All findings required pursuant to Section 21.90.045 can be made. The proposed project complies with the Planned Development Ordinance, Small Lot Architectural Guidelines, Hillside Development Ordinance and all other policies and ordinances applicable to the project. III. PROJECT DESCRIPTION AND BACKGROUND The proposed project contains 26 single-family homes, four of which have second dwelling units. The proposed second dwelling units are 421 square feet in size with one bedroom, and are located on the ground floor of the homes. In addition to the 26 residential lots, the project contains three lots to provide legal access to adjacent properties to the north and four open space lots, for a total of 33 lots on the site. Topographically, the site consists of hilly terrain containing 0 ^ CT 96-03/PUD 96-03/HDP 9r03/SDP 96-04 - PACIFIC VIEW ESTATE MAY 21, 1997 PAGE 2 a hilltop which generally falls away on all sides. The site is zoned R-A-10,000 and has a General Plan designation of RLM. The property totals 8.52 gross acres, is presently undeveloped, and has been previously disturbed. The majority of the project site contains disturbed habitat (4.37 acres). Low quality coastal sage scrub (1.95 acres) exists within the central portion of the site, and approximately 2.2 acres of the site is occupied by southern mixed chaparral. The project as conditioned, would be required to mitigate for impacts to the coastal sage scrub. The project site is located on the north side of Carlsbad Village Drive at Donna Drive. The General Plan designations vary in the surrounding area and include Residential Medium High (RMH), Residential Medium (RM) and Residential Low-Medium (RLM), (see Exhibit "X", attached, for the exact location of the various General Plan Designations). The zoning in the surrounding area also varies greatly, and includes P-C, RDM-Q-7,000, R-1-10,000, and R-A- 10,000, (see Exhibit "Y" attached, for the exact location of these zoning designations). There are three parcels located north of this site which range in size from .78 - 1 acre in size, and which contain one single-family home each. These lots could be further subdivided in the future. Two of these parcels have RM General Plan designations and are zoned RDM-Q-7,000 and one parcel is designated RLM in the Carlsbad General Plan and has R-A-10,000 zoning (see Exhibits "X" and "Y", attached). A City reservoir (Elm Reservoir) is located on the Southern boundary of the property near the center of the site. A portion of the reservoir site will be used for Donna Drive and "B" Street right-of-way. The reservoir property will be improved with curb, gutter, sidewalk, landscaping and new fencing. The applicant is requesting to exceed the Growth Management density control point of 3.2 du/acre on the site (while remaining within the density range of 0-4 du/acre). Section 21.90.045 of the Carlsbad Municipal Code provides that residential developments shall not be approved which exceed the density control point unless specific findings can be made. As discussed below in Section E, Growth Management, all findings required pursuant to Section 21.90.045 can be made. The proposed 26 residential lots range in size from 7,006 to 14,963 square feet. The units will be two-stories, 30-feet in height, and range in size from 2,235 to 3,045 square feet. Four of the units contain 421 square foot, one-bedroom, second dwelling units, to be located on the ground floor. The project features California contemporary architecture consisting of tile roofs with varying roof lines, decorative shutters, flagstone accents, used brick accents and stucco exteriors. The proposed project is subject to the following regulations: A. Carlsbad General Plan (Residential Low-Medium) 0-4 du/ac with a Growth Control Pointof3.2du/ac; B. Residential Agricultural (R-A-10,000) Zoning (Chapter 21.16 of the Carlsbad Municipal Code), Planned Development Ordinance (Chapter 21.45 of the Carlsbad Municipal Code) and Small Lot Architectural Guidelines; C. Hillside Development Ordinance (Chapter 21.95 of the Carlsbad Municipal Code); D. Inclusionary Housing Ordinance (Chapter 21.85 of the Carlsbad Municipal Code); and CT 96-03/PUD 96-03/HDP pWs/SDP 96-04 - PACIFIC VIEW ESTATE?1 MAY 21, 1997 PAGE 3 E. Growth Management Ordinance Section 21.90.045 and compliance with Local Facilities Management Zone 1. IV. ANALYSIS Staffs recommendation of approval for this project is based upon the following analysis of the project's consistency with the applicable policies, standards and zoning listed above. A. GENERAL PLAN LAND USE ELEMENT The property has a Residential Low Medium (RLM) General Plan Designation. The RLM designation allows the development of single-family homes in the density range from 0 to 4 dwelling units per acre, with a 3.2 du/acre growth management control point. The project consists of 26 single-family homes and 4 second dwelling units for a total of 30 units on the project site. At 30 units, the project has a density of 3.97 du/acre (30 units/7.56 net acres = 3.97 du/ac), which is within the density range of the RLM General Plan designation, but which is above the Growth Management density control point of 3.2 du/acre. Under the existing R-A- 10,000 zoning, four dwelling units per acre could be achieved. As provided for in the General Plan, a project can exceed the growth control point if the zoning is consistent with the General Plan, including the land use designation, and no more than a maximum of twenty five (25) percent additional units are proposed in excess of the growth control point. This provision would allow a maximum of 30 units on the site. Since the applicant is proposing 30 units, and the R-A- 10,000 zoning is consistent with the RLM General Plan designation, this project is in compliance with the Land Use Element of the General Plan. Further, the project is compatible with surrounding uses including the reservoir, multiple family apartments, small lot single family units and standard lot (7,500+ square feet) single family units. Issues related to the proposed density exceeding the Growth Management control point are addressed below in Section E, Growth Management. HOUSING ELEMENT Program 3.6b of the Housing Element requires that fifteen percent (15%) of all approved units shall be made affordable to lower income households. The inclusionary housing requirement for this project is 4.5 units and is further discussed in Section D, below. To satisfy their inclusionary housing requirement, the applicant proposes to construct 4 second dwelling units and to pay a fee equal to .5 of a credit times the average subsidy to make a unit affordable as permitted pursuant to Section 21.85.040(c) of the Carlsbad Municipal Code. As designed and conditioned, the project is consistent with the Housing Element of the General Plan. 9W3CT 96-03/PUD 96-03/HDP 9F03/SDP 96-04 - PACIFIC VIEW ESTATES MAY 21, 1997 PAGE 4 B. PLANNED DEVELOPMENT AND R-A-10,000 ZONING A Planned Development Permit is being processed for this project along with the Tentative Map in order to provide design flexibility on this hillside site. As provided for in the Planned Development (PD) Ordinance, the project is designed with a single-family product with lot areas smaller (7,000 square feet minimum) than permitted in a R-A-10,000 subdivision. When a Planned Development Permit is required, the PD Ordinance has a separate set of requirements in addition to those of the underlying zone, which in this case is R-A-10,000. The surrounding area is developed with both single-family (lots ranging in size from 4,000 to 10,000 + square feet) and a multiple-family apartment project. The development of this site with single-family residences on minimum 7,000 square foot lots is compatible with the existing single-family and multiple- family homes of the area. The project is designed with California contemporary architecture and includes: tiled roofs with varying roof lines; decorative shutters, used brick and flagstone accent treatments; use of different window shapes and treatments; and, stucco exteriors. The project as designed, complies with all of the small lot architectural guidelines as illustrated on Exhibits "N" - "O". The project includes a 36,098 square foot recreation/recreational vehicle (RV) storage lot (Lot 8), which contains a multiple-use court, trail, lawn area and a 600 square foot RV storage area. As designed and conditioned, the RV storage area is screened from adjacent properties and street with screen walls, decorative gates and landscaping. As provided for in Section 21.45.090(c)(3) the applicant has requested approval to provide guest parking on-street. The project provides 41 guest parking spaces on-street (10 spaces required). The project is designed with two public streets which will be fully improved with curb, gutter and sidewalk. In accordance with requirements of the City's subdivision ordinance, the street layout is designed to serve both this subdivision as well as relate to the existing streets of the adjoining subdivision. Streets from this project will connect to the existing southern terminus of Wintergreen Drive, to provide orderly and logical access and circulation for both this development and the existing adjoining subdivision. The streets will provide secondary access to the existing subdivision on Wintergreen Drive. The project has also been designed to provide public street access to existing adjacent lots to prevent a landlocked situation. For these existing adjacent lots, the subdivision includes three lots that provide access, as required by Title 20 of the City's Municipal Code, so as to not preclude future development of these parcels. Title to these newly created lots will be transferred to the property owners of the existing adjacent lots, and will remain designated for access purposes only. All required facilities and services will be available concurrent with need to meet all City standards. The project is designed to permit the lots to drain to the street. A noise study conducted for the project identified that the development complies with the City's exterior noise policy of 60 dBA CNEL as designed with noise barriers along Carlsbad Village Drive. The proposed project complies with the requirements of the Planned Development Ordinance as follows: CT 96-03/PUD 96-03/HDP 9^)3/SDP 96-04 - PACIFIC VIEW ESTATET MAY 21, 1997 PAGES PLANNED DEVELOPMENT ORDINANCE STANDARDS COMPLIANCE STANDARD LOT SIZE (Min.) FRONT YARD SETBACK REAR YARD SIDE YARD RECREATION AREA R.V. STORAGE STORAGE SPACE BUILDING HEIGHT PARKING LANDSCAPING REQUIREMENT 3,500 sq. ft. 20 feet 15' x 15' min. useable yard 5 feet 200 sq. ft/unit (6,000 sq. ft.) 20 sq. ft/unit (600 sq. ft.) 480 cubic feet/unit 30 feet 2 covered spaces per unit plus 5 spaces for first 10 units plus 1 for each 4 units over 10 units (10 required for project) 40% of front yard PROVIDED 7,000 sq. ft. 20 feet 15 feet deep minimum 5 feet minimum 36,098 sq. ft. (approx. 6,150 sq. ft. useable) 600 sq. ft. 480 cubic feet/unit provided in garage 30 feet 2 covered spaces per unit plus 41 guest parking spaces provided on-street 40%+ of front yard C. HILLSIDE DEVELOPMENT A Hillside Development Permit is required for any project site which contains a slope of 15% or greater and an elevation differential of greater than 15 feet. The proposed project complies with all requirements of the Hillside Development Ordinance. With approximately 64,500 cubic yards of grading proposed, which equates to approximately 7,460 cubic yards of grading per acre, the project is within the acceptable amount of grading permitted under the Hillside Development Ordinance. The site slopes down to the east and west from the center of the site. The grading on the site is designed with natural contours and a variety of slope directions and undulations. The slopes are designed with landscape screening to soften the visual impacts of the slopes. The project is designed with building pads that step down both the project site and the streets. No development is proposed on the 40% or greater slopes on the site except for the grading of existing manufactured slopes, which were created by the development of Carlsbad Village Drive and Wintergreen Drive, as permitted pursuant to Section 21.45.090 of the Carlsbad Municipal Code for areas previously disturbed by authorized grading. The table below summarizes the requirements of hillside development regulations, and the way in which the proposed project design complies with these requirements. CT 96-03/PUD 96-03/HDP MAY 21, 1997 PAGE 6 03/SDP 96-04 - PACIFIC VIEW ESTATE HILLSIDE DEVELOPMENT COMPLIANCE TABLE STANDARD Max. Slope Ht Grading Volume Contour Grading Roadway Design Hillside Architecture REQUIREMENT 30 feet 0-7,999 CY/AC Provide a variety of slope directions and undulation. Follow the site contours. Use terraced pads and/or foundations. Maintain natural slopes with structures and roofs. Decrease building mass with increased steepness. PROVIDED 30 feet 7,460 CY/AC Site is contour graded including a variety of slope directions and undulation. All slopes areas will be screened with landscaping. To the extent feasible, the roadways have been designed to complement the slopes. Pads are stepped down the hillside within the project area. The building pads do not contain slopes. D. INCLUSIONARY HOUSING The inclusionary housing requirement for this project is 4.5 units. The project proposes to construct 4 second dwelling units (SOU) and to pay a fee equal to .5 of a credit times the average subsidy to make a unit affordable as permitted pursuant to Section 21.85.040(c) of the Carlsbad Municipal Code. The project is designed to provide 26 single-family residences with SDUs incorporated into four of the single-family homes. The proposed SDUs are one bedroom units located on the ground floor of the home, and contain 421 square feet of area. A Site Development Plan (SDP 96-04) is being processed consistent with the Inclusionary Housing Ordinance and establishes the location of the four proposed Second Dwelling Units (Lots 14, 21, 24 and 27) as indicated on Exhibit "A". The SDUs have private entryways and provide covered parking as a third space in a three-car garage. Consistent with the Inclusionary Housing Ordinance, these second dwelling units would be administered through an affordable housing agreement. E.GROWTH MANAGEMENT The proposed project is located within Local Facilities Management Plan Zone 1 in the Northwest Quadrant of the City. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized as follows: CT 96-03/PUD 96-03/HDP MAY 21, 1997 PAGE? 9s=03/SDP 96-04 - PACIFIC VIEW ESTATE£ GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water IMPACTS 105 sq. ft. 52.5 sq. ft. 30EDU .15 AC N/A 300 ADT Station #1 & 3 N/A CUSD 30EDU 6,600 GPD COMPLIANCE Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes The project is 5.84 dwelling units above the Growth Management Dwelling unit allowance of 24.16 dwelling units for the property. The proposal includes a request to exceed the Growth Management control point of 3.2 dwelling units per acre as provided for in Section 21.90.045 of the Carlsbad Municipal Code. As provided for in this section, the findings required to exceed the growth control point can be made (see the table below). The northwest quadrant dwelling unit cap is not exceeded with the approval of this project because there is a large surplus of units in the northwest quadrant totaling 1,001 units. Approval of this project lowers the excess dwelling unit surplus by 5.84 units. FINDING Provide additional sufficient public facilities for the additional units to ensure that the City's Public Facilities plans are not adversely impacted. Sufficient projects approved in the quadrant below the control point so that the development will not exceed the quadrant unit limits. All necessary public facilities required will be constructed or guaranteed to be constructed concurrent with need by the development RESPONSE The project is designed and conditioned to provide all necessary public facilities for each unit proposed pursuant to City requirements. With 1,001 units in the northwest quadrant excess dwelling unit bank, the 5.84 units requested on this project above the control point, will not result in the City exceeding the quadrant unit limit. As designed and conditioned all necessary public facilities required for the project will be constructed or guaranteed to be constructed concurrent with need. V. ENVIRONMENTAL REVIEW The property totals 8.52 gross acres and is presently undeveloped. The site has been previously disturbed. The majority of the project site contains disturbed habitat (4.37 acres). Low quality coastal sage scrub (1.95 acres) exists within the central portion of the site, and approximately 2.2 acres of the site occupied by southern mixed chaparral. The project as conditioned, is required to mitigate for impacts to the coastal sage scrub. The topography of the site is varied consisting of gently sloping to steep hillsides, which generally slope down from the center of the site toward the east and west. This project qualifies as a subsequent development to the City's MEIR (93-01) CT 96-03/PUD 96-03/HDP OT3/SDP 96-04 - PACIFIC VIEW ESTATES MAY 21,1997 PAGES under Section 21083.3 of CEQA. The environmental review for this project relied upon the MEIR for analysis of cumulative air quality and traffic impacts. Therefore, the project is determined to be in prior compliance with MEIR 93-01. The Planning Director determined that based on the initial study and field review conducted by staff, no significant environmental impacts will result from this project as conditioned to mitigate potential impacts, and therefore, an amended Mitigated Negative Declaration was issued on January 22, 1997. ATTACHMENTS: 1. Planning Commission Resolution No. 4099 2. Planning Commission Resolution No. 4100 3. Planning Commission Resolution No. 4101 4. Planning Commission Resolution No. 4102 5. Planning Commission Resolution No. 4103 6. Location Map 7. Background Data Sheet 8. Local Facilities Impact Assessment Form 9. Disclosure Statement 10. Exhibit "X", General Plan Designations 11. Exhibit "Y", Zoning Designations 12. Reduced Exhibits 13. Full Size Exhibits "A"-"O" dated May 21, 1997. PACIFIC VIEW ESTATES CT 96-03/PUD 96-037 HDP 96-03/SDP 96-04 ^^ n Arifnt>r»TTivm n ATA CTHTITT ^^BACKGROUND DATA SHEET CASE NO: CT 96-Q3/PUD 96-03/HDP 96-03/SDP 96-04 CASE NAME: Pacific View Estates APPLICANT: Pacific View Limited REQUEST AND LOCATION: Request to subdivide an 8.52 acre site into 26 single family lots, 3 lots to provide legal access to adjacent properties and four open space lots. Four of the units are proposed to contain 460 square foot, first floor, second dwelling units. The property is located on the northside of Carlsbad Village Drive at Donna Drive. LEGAL DESCRIPTION: A portion of the Northwest Quarter of the Southwest Quarter of Section 32. Township II south. Range 4 West, San Bernardino Base and Meridian, in the City of Carlsbad, County of San Diego, State of California. APN: 167-250-16 Acres: 8.52 Proposed No. of Lots/Units: 26 single family units: plus 4 2nd dwelling units GENERAL PLAN AND ZONING Land Use Designation: RLM Density Allowed: 3.2 du/ac Density Proposed: 3.97 du/ac Existing Zone: RA-10.000 Proposed Zone: RA-10.000 Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site RA-10,000 RLM North RDM-Q-7, PC, RA-10,000 RM/RLM South R-1 -1,000, R-A-10,000 RLM/RM East PC RMH West PC RM/OS PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 30 EDU Public Facilities Fee Agreement, dated: March 22. 1996 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued January 22. 1997 Certified Environmental Impact Report, dated_ Other, 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: Pacific View Estates - CT 96-03/PUD 96-03/HDP LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: 96-03/SDP 96-04 RLM ZONING: RA- 10,000 DEVELOPER'S NAME: Pacific View Limited ADDRESS: PO Box 2198. Carlsbad, California 92018 PHONE NO.: (619) 720-9785 ASSESSOR'S PARCEL NO.: 167-250-16 QUANTITY OF LAND USE/DEVELOPMENT (AC., SO. FT.. DU): 8.52 ESTIMATED COMPLETION DATE: Unknown Acres A. City Administrative Facilities: Demand in Square Footage = 105 Square Feet B. Library: Demand in Square Footage = 52.5 Square Feet C. Wastewater Treatment Capacity (Calculate with J. Sewer) D. Park: Demand in Acreage = 0.20 E. Drainage: Demand in CFS = N/A Identify Drainage Basin = Buena Vista (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = 292 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 1 and 3 H. Open Space: Acreage Provided = 1.49 Acres I. Schools: Carlsbad (Demands to be determined by staff) J. Sewer: Demands in EDUs 30 Identify Sub Basin = N/A (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 6.600 L. The project is 5.84 Dwelling Units above the Growth Management Dwelling unit allowance. City of Carlsbad Planning Department DISCLOSURE STATEMENT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP 'NTEPESTS ON ALL APPLICATIONS WHICH WILL SEOUI DISCRETIONARY ACTION ON THE PART OF TH£ CITY COUNCIL OP ANY APPOINTED BOARD. COMMISSION OP, CCMMITTES. ='eas« P"nn "he following information must be disclosed: Applicant List the names and addresses of all persons having a financial interest in the application. 2. 3. 4. PACIFIC VIEW LTD. C/0 D. JACK/DEVFI OPFR D. RYAN. OWNER P.O. BOX 219 CK/Dt2m 1777 RI vn, SIITTF ;/A/; CARLSBAD. CA 92018 CA 92054 Owner List the names and addresses of all persons having any ownership interest in the property involved. PACIFIC VIEW LTD.n. RYAN c/o n. > P.O. BOX DFVFI DPFR 1777 nrFAMQinp RI vn. SIITTF "A" P.ARI SRAD. TA PA If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names arc 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 an« addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficlar of the trust -N/A- FRM13 4/91 Page 1 of 2 2O7S Las Raima* Oriv* • Carlsbad. California 92OO9-48S9 • (619)438-1161 Disclosure Statement (Over) Page 2 5. Have you had more than $250 worth of business transacted with any member of City staff. Boards. Commissions, Committees and Council within the past twelve months? Yes No X If yes, please indicate person(s) Parson i* defined M: 'Any individual, firm, copartnership, joint venture, aaaociation. social club, fratamal organization, corporation, estate, trust. receiver, syndicate, thia and any other county, city and county, city municipality, diatnct or other political subdivision, or any other grouo or combination acting aa a unit* (NOTE: Anacn additional pagw as n«c«ssary.) Signature of Own«r/dai»Signature at appiicant/dait D. JAr.K FOR n. RVAM BY AUTHORIZATION Print or type name of owner P. JACKPrint or type name of applicant FRM13 4/91 Page 2 of 2 EXHIBIT "X1 GENERAL PLAN DESIGNATIONS PACIFIC VIEW ESTATES CT 96-03 a- 8 nu n LJ L JIOF"os. to t o c o II i u- E L © - o © S 3 * ~fl g<MCO•* CMC0 B«13 u- E EXHIBIT "Y1 ZONING DESIGNATIONS PACIFIC VIEW ESTATES CT 96-03