HomeMy WebLinkAbout1998-01-21; Planning Commission; ; CT 96-07|PUD 97-04|HDP 96-13|CDP 96-13 - KELLY RANCH VILLAGE EThe City of CARLSBAD Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: January 21, 1998
Application complete date: April 22, 1997
Project Planner: Christer Westman
Project Engineer: Mike Shirey
SUBJECT: CT 96-07/PUD 97-04/HDP 96-13/CDP 96-13 - KELLY RANCH VILLAGE
"E" - Request for approval of a Mitigated Negative Declaration, Mitigation
Monitoring and Reporting Program, Tentative Map, Planned Development
Permit, Hillside Development Permit, and Coastal Development Permit to
subdivide property into 144 single-family lots, 9 open space/recreation lots, and
construct single family homes on 45 acres generally located south of future
Cannon Road and west of El Camino Real in Local Facilities Management Zone
8.
I.RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4224
RECOMMENDING APPROVAL of a Mitigated Negative Declaration and ADOPT Planning
Commission Resolutions No. 4225, 4226, 4227 and 4228 RECOMMENDING APPROVAL of
Carlsbad Tract CT 96-07, Planned Unit Development PUD 97-04, Hillside Development Permit
HDP 96-13, and Coastal Development Permit CDP.96-13 based on the findings and subject to
the conditions contained therein.
II. INTRODUCTION
The subject site is designated as Village "E" of the Kelly Ranch Master Plan. The description of
Village "E" in the master plan identifies the area as approximately 38 acres. With the inclusion
of the land necessary for the improvement of Cannon Road and adjacent slopes, the project area
under review by this application becomes 45 acres. This application is a request for approval of
a subdivision of approximately 45 acres of land for the development of 144 single family
detached homes on 144 residential lots. The subdivision includes 9 open space lots to be used as
passive and active recreation lots for the subdivision. As designed and conditioned, the project is
consistent with the General Plan, Kelly Ranch Master Plan, Mello II LCP, Subdivision
Ordinance, and the relevant Zoning Chapters of the Carlsbad Municipal Code.
III. PROJECT DESCRIPTION AND BACKGROUND
The subject site is located south of the future extension of Cannon Road and west of El Camino
Real. The site is currently vacant except for a single home with facilities for horses. The site has
been previously graded and has terraced pads which are higher on the west and step down toward
the east. The site is largely devoid of significant vegetation. There are patches of coastal sage
scrub along the northern perimeter and in the upland areas to the west. To the north is the Agua
a
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Hedionda Lagoon and to the south is an existing residential development. The site is Village "E"
of the Kelly Ranch Master Plan.
The Kelly Ranch Master Plan was approved in 1984 as a residential development for up to 1600
homes. The plan called out for both attached and detached product on a total of 433 acres. More
than 200 of the gross acres were set aside as open space both in the Agua Hedionda Lagoon and
in upland slopes. The site is subject to the development standards of the Kelly Ranch Master
Plan. Village "E" called for up to a maximum of 240 single family detached residential units. .
The project is 153 lots of which 144 are for residential development. The residential lots vary in
size from 5,000 to 16,500 square feet. Minimum lot pads are 5,000 square feet and the average
lot size is 7,000 square feet. The remaining 9 lots are open space/recreational. The subdivision
area is 45 acres which includes land to be dedicated for Cannon Road improvements.
Shea Homes, the proposed builder, has proposed homes with a variety of elements. The use of
materials such as stucco, wood siding, wooden shutters, clay, brick and stone veneers creates a
diversity of styles. Each of the floorplans provide a two car garage and the option of a flex space
which could either be finished as garage space or living area.
The proposed project is subject to the following adopted land use plans and regulations:
A. General Plan;
B. MP 174 (Kelly Ranch);
C. Mello II Segment of the Local Coastal Program (LCP);.
D. Carlsbad Municipal Code, Title 21 (Zoning Ordinance), including:
• Chapter 21.45 - Planned Development Ordinance
• Chapter 21.24 - Residential Density - Multiple
• Chapter 21.85 - Inclusionary Housing;
• Chapter 21.95- Hillside Development Regulations;
• Chapters 21.201, 21.202, and 21.203 - Coastal Development Permit
Procedures, Coastal Resource Protection Overlay Zone.
E. Small Lot Architectural Guidelines
F. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance);
G. Habitat Management Plan (in process);
H. Growth Management Ordinance, (Zone 8 Local Facilities Management Plan); and
IV. ANALYSIS
The recommendation of approval for this project was developed by analyzing the project's
consistency with the applicable policies and regulations listed above. The following analysis
section discusses compliance with each of the regulations/policies utilizing both text and tables.
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A. GENERAL PLAN
The proposed project is consistent with the policies and programs of the General Plan. The table
below indicates how the project complies with the Elements of the General Plan which are
particularly relevant to this proposal.
GP!
ELEMENT
Land Use
Housing
Open Space
Circulation
Noise -
Park & Rec
Public Safety
DISCUSSION
=
Proposed residential density of 3 .2 du/net acre in the RM GP designation is below
the RM density range of 4-8 du/net acre and below the growth control point of 6
du/net acre.
An affordable housing agreement is proposed to provide this project's pro-rata share
of affordable housing units (22 units) offsite but within areas "D" and "G" of the
Kelly Ranch Master Plan.
Lots 145 - 153 totaling 7.1 1 acres are designated as open space and/or open space
recreational lots. City Wide Trail Link No. 28 to be parallel to Cannon Road.
Proposed project is conditioned to provide roadway and intersection improvements
for Cannon Road and local public streets in the subdivision.
1 . Exterior traffic noise levels do not exceed 60 dBA CNEL when mitigated;
2. Mitigation of interior noise levels to 45 dBA.
Proposed project is required to pay Park-in-lieu fees.
Proposed project is required to provide sidewalks, street lights, and fire hydrants, as
shown on the tentative map, or included as conditions of approval.
B.KELLY RANCH MASTER PLAN MP 174
The Kelly Ranch Master Plan requires that development of Village "E" shall be subject to the
Planned Development process as contained in Chapter 21.45 and the uses found within Chapter
21.24 (Residential Density - Multiple) of the Carlsbad Municipal Code. The master plan also
designates single family residential development and open space as uses allowed within the
planning area.
The master plan also includes development standards in various sections (Environmental
Constraints, Land Use and Development Standards, Open Space and Recreation, Public Facilities
and Phasing, and Sign Program.) which were incorporated as conditions of approval. A
summary of the project mitigation follows:
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ENVIRONMENTAL CONSTRAINTS
Noise
The applicant submitted a noise analysis to determine the level of sound attenuation required
along Cannon Road. Attenuation will be achieved through the construction of noise walls in
conjunction with berms as shown on exhibits "Y-NN".
Hydrology
At the time the master plan was submitted for review, there were portions of Village "E that were
in a 100 year floodplain. However, since the grading for the surcharge of Cannon Road in the
mid-1980s, Village "E" is no longer in a floodplain and no Special Use Permit is required.
Appropriate mitigation includes conditions restricting grading during the rainy season, runoff
control plans, storm water pollution control plans, and erosion control plans. Each of these
conditions must be satisfied prior to the issuance of a grading permit.
Biological Resources
Those conditions of the master plan which are applicable to this village include maintaining the
Cannon Road alignment as shown on the circulation exhibit and minimizing the removal of sage
scrub. Both of these conditions have been met through project design. The Cannon Road
alignment is consistent with the master plan exhibits and sage scrub will only be removed in
conjunction with the construction of Cannon Road.
Geology/Topography
The master plan requires grading to be consistent with the City Grading Ordinance and that
geotechnical studies be conducted prior to the issuance of a grading permit. Both conditions
have been satisfied.
Archeology/Paleontology
A standard condition has been applied requiring reconnaissance for paleontological resources
during grading operations.
Visual Resources
The master plan requires development to occur within the boundaries defined by the Areas of
Modification exhibit, building heights are limited to 35 feet, alternate transportation concepts
should be considered, and preservations of existing views where feasible.
All of the development is proposed within the areas of modification, buildings are proposed at
heights under 30 feet, bicycle lanes are designed within Cannon Road and a public trail is
proposed to run parallel to Cannon Road. Views of the property are primarily of the upper bluffs
which will be preserved.
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LAND USE AND DEVELOPMENT STANDARDS
Notes to Table III-1
The Kelly Ranch Master Plan identified conditions as notes associated with each of the
development villages in Table III-l. Village "E" is subject to notes 7, 9, and 10.
Note 7 requires that bus stops be provided along Cannon Road and El Camino Real as
determined by the North County Transit District. The North County Transit District has
requested that a bus stop be provided on the east side of El Camino Real at the future extension
of Cannon Road. A condition has been included in the resolution requiring that bus facilities be
provided to the satisfaction of the North County Transit District and the Planning Director.
Note 9 requires that all living units within the village shall be sound attenuated and setback a
minimum of 30 feet from the right-of-way. The project has been designed with a combination
wall and berm to attenuate noise along Cannon Road. The project has also been designed to
accommodate a 40 foot building setback along Cannon Road as required by the Planning
Development Ordinance.
Note 10 requires that a common recreational vehicle storage area be provided prior to the
occupancy of the 500th unit in the master plan. The project has been conditioned to provide its
share of the common facility prior to the issuance of the 101st building permit within Village
"E".
Fire Control
The master plan requires that fire retardant roofs be used in construction of the homes and that
fire retardant plant materials be used when homes are adjacent to native vegetation.
Both of these requirements have been satisfied through the use of concrete tile roofs and the
submittal of a fire suppression plan.
OPEN SPACE AND RECREATION
Pertinent to this village is the preservation of major project slopes, provision of a bikeway on
Cannon Road, inclusion of a pedestrian system within the Cannon Road right-of-way, and
preservation of views to the lagoon.
The project complies with these requirements by the preservation of major project slopes through
dedication of open space easements over open space lots and by the inclusion of bikeways and a
pedestrian system within the design of Cannon Road improvements. In an effort to segregate the
preservation of natural open space and open space which will be improved, staff has
recommended through a condition of resolution No. 4225 that open space lot 147 be broken into
two lots. The upland areas would be placed in a new lot number 154 and the open space adjacent
to Cannon Road would remain in lot number 147. By virtue of the existing topography which is
higher on the west and north, the project will not obstruct views of the lagoon and will afford a
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view of the lagoon from some of the proposed home sites.
PUBLIC FACILITIES AND PHASING
The major public facility required for Village "E" is Cannon Road for the length of the site.
Other facilities are those which are identified in the Zone 8 Facilities Management Plan. Cannon
Road has been conditioned to be constructed concurrent with development of the site and the
project has been conditioned to comply with the requirements of the Zone 8 Facilities
Management Plan. Therefore the project complies with this section of the Kelly Ranch Master
Plan.
SIGN PROGRAM
The master plan includes a sign program. No signs are proposed at this time. Prior to the
issuance of a sign permit for community signs, a review for consistency with the sign program
will be conducted.
Discussion of the project's compliance with Chapter 21.45 and 21.24 is provided under the
heading of ZONING ORDINANCE.
C. MELLO II LOCAL COASTAL PROGRAM
Other than Cannon Road, the project is located within and subject to the Mello II segment of the
Local Coastal Program and is designated for residential medium (RM) density land use and RD-
M zoning. The project is consistent with all Mello II policies regarding land use, sensitive slopes
and hydrology.
Cannon Road is within the Agua Hedionda segment of the Local Coastal Program and is
therefore subject to the review and approval of the California Coastal Commission. The City of
Carlsbad has applied for a Coastal Development Permit for the construction of Cannon Road as a
Capital Improvements Project and is currently scheduled to be heard by the Coastal Commission
in early February 1998.
Development Regulations
The project is consistent with Mello II LCP policies requiring the preservation of steep slopes
(25%+) possessing chaparral and coastal sage plant communities ("dual criterion" slopes). Major
slopes which are the backdrop to the project on the southwest side are preserved. Some isolated
slopes are disturbed, however, the Kelly Ranch Master Plan was approved by the City Council
and Coastal Commission with "Areas of Modification" which allowed a limited disturbance of
25% slopes as designated on an exhibit of the Master Plan. Those areas of modification are
within the limits of what is proposed for disturbance in Village "E".
Hydrology standards of the Mello II segment of Carlsbad's LCP require the drainage system to
be designed to ensure that runoff resulting from a 10 year frequency storm of 6 hours, and 24
hours duration under developed conditions, are less than or equal to the runoff from a storm of
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the same frequency and duration under existing developed conditions. Drainage from the project
will be routed through storm drains in Cannon Road. The preliminary grading plan includes
drainage, siltation and erosion control facilities.
D. ZONING ORDINANCE
1. Chapter 21.45- Planned Development Ordinance
The developer is proposing a small lot (less than 7,500 square feet) single family subdivision
requiring compliance with the Planned Development Ordinance. In accordance with Planned
Development design criteria, the project is compatible with surrounding land uses and circulation
patterns. Village "E" connects with the adjacent single family development to the south via
Frost Street and provides for adequate usable open space that is readily accessible to residents.
The following table summarizes the project's compliance with the Planned Development
development standards:
STANDARD
Lot Size (Min.)
Setbacks
Major Arterial:
Front Yard :
Building Height
Minimum Distance
Between Structures:
Street Widths
Public : (local)
Recreational Space:
(200 sq. ft./unit)
Private Passive
Common
Resident Parking
Guest Parking:
Storage
RV Storage
REQUIRED
3,500 sq. ft.
40'
10'- 20'
Max. 3072 stories
10'
56'&60'
15' X 15' Min. Yard
14,400 square feet
2 Covered Spaces/Unit
39 spaces
392 cubic feet
2,880 sq. ft.
PROPOSED
5,000-16,500 sq.ft.
40' -85'
10'-35'+
Max. 27.5 72 stories
10'
56'&60'
15' X 15' Min. Yard
20,471 square feet
2 Car Garages
39 spaces (street parking)
392+ cubic feet within garage
Common Facility Offsite
2. Chapter 21.24 Residential Density-Multiple
The Kelly Ranch Master Plan identifies uses allowed within Village "E" as those found in the
[IXACT 96-07/PUD 97-04/HDP 96-13/CDP 96-13 KELLY RANCH VILLAGE "E"
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PageS
Residential Density-Multiple chapter of the Carlsbad Municipal Code. The project is proposed
as single family residential which is a permitted use of the RD-M zone.
3. Chapter 21.85 Inclusionary Housing, and Chapter 21.53, Site Development Plan
The project is subject to the Inclusionary Housing Ordinance requiring that a minimum of 15%
of all approved residential units be restricted and made affordable to lower income households.
The project includes 144 single-family market rate residential lots and there are approximately
886 residential units proposed for the entire master plan area. Out of approximately 133
affordable units, this project's share of inclusionary housing for the Kelly Ranch Master Plan is
21.6 dwelling units. Ten percent of those units, or 3 units, must be three-bedroom. The applicant
has proposed compliance with the Inclusionary Housing provisions of the Municipal Code
(Chapter 21.85) through the adoption of an Affordable Housing Agreement which will cover the
entire master plan area. The Affordable Housing Agreement is a legally binding agreement
between the developer and the City which provides the specific details regarding the phasing and
implementation of the affordable housing requirements of this project.
The agreement requires the construction of affordable units within Villages "D" and "G" of the
Kelly Ranch Master Plan. In order to implement the Affordable Housing Agreement, the
developer (Kelly Land Company, Inc.) has involved a separate builder for the construction of
both market rate and affordable rental units (subject to the City's approval) in Villages "D" and
"G". Kelly Ranch Village "E" is conditioned to enter into the Affordable Housing Agreement
prior to issuance of final map. Prior to review of this project by the City Council, and Housing
Commission will review the affordable housing agreement and make a recommendation to City
Council.
4. Chapter 21.95 Hillside Development Regulations
The project site contains slopes of 15% or greater and an elevation differential greater than 15
feet, therefore, a Hillside Development Permit is required. The table below indicates how the
project complies with the requirements of the Hillside Development Regulations:
STANDARD
Slope Height
Grading Volume
40%+ Slopes
Contour Grading
REQUIRED
30 Feet
8,000 - 10,000 cubic yds/acre -
potentially acceptable
Undevelopable unless
modifications to standards
approved or excluded from
standards.
Variety of slope direction &
undulation.
PROPOSED
30 Feet
7,235 yds/acre
Those areas of 40% slope have
been excluded as isolated ravines
caused by previous disturbance.
Slopes adjacent to the existing
hillsides follow the same general
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STANDARD
Slope Screening
Slope Setback
Architecture
Roadways
REQUIRED
Landscaping
Not quantified - 1 5 Foot
recommended from top of slope.
Roofline, building bulk & scale
Follow existing contours
PROPOSED
contours as the current
topography.
Combination of trees, shrubs, &
ground cover.
Minimum 1 7 Feet
Roof plains often follow the
general direction of the slopes
behind the structure.
Curvilinear streets that follow
contours and provide access to
terraced lots.
Slopes have been identified on the constraints map. The grading plan shows that the scheme
stays within areas that have been previously disturbed and generally follows the existing
topography in that the project terraces from the southwest to the northeast and the significant
slope areas are being preserved in open space.
5. Chapters 21.201.140 and 21.203- Coastal Development Permit Procedures, Coastal
Resource Protection Overlay Zone
Chapter 21.201 requires approval of a coastal development permit for the proposed development
to ensure that the project is consistent with the Mello II Local Coastal Program policies and
conforms to the requirements of the Mello II Coastal Resource Protection Overlay Zone. (See
Discussion under C. Mello II Local Coastal Program above.)
E.SMALL LOT ARCHITECTURAL GUIDELINES
As can be seen on Attachment 10, the proposed project complies with all but two of the Small
Lot Architectural Guidelines. Although the home designs don't fully comply with the letter of
all of the Small Lot Development Guidelines, there is a great degree of conformance. The
project does not comply with Guideline No. 1 in that building elevations which incorporate a 10
foot wide side yard single story element and the rear elevations have only one additional plane
versus three. First, incorporation of the 10 foot wide single story element forces a design
solution which is inconsistent with the overall design concept of the project. The design solution
is a long sloping shed which is not an element found on any of the currently proposed floorplans.
Second, consistent with the intent of the Small Lot Guidelines, the project does propose a second
story enhancement for the rear elevation but only on 25% of the units rather than 50% of the
units (Guideline No. 5). The enhanced rear elevations provide relief in an area and in an amount
that can be appreciated by those outside of the individual lot. In this situation, because a large
number of homes will not have rear yards visible because of adjacent slopes, providing relief in
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Page 10
key areas on the second floor will provide satisfactory visual interest.
All of the plans have substantial single story elements as features of the front elevations. Two of
the plans have front porches. Two of the plans have a single story side element in combination
with a building jog that creates a greater side yard setback to the second story. This greater
separation between second stories enhances the streetscape visual presentation. There are
variations in planes on all of the plans along the street and those lots which back up to an area of
public view have enhanced rear elevations.
F. SUBDIVISION ORDINANCE
The proposed tentative map complies with all the requirements of the City's Subdivision
Ordinance, Title 20 of the Carlsbad Municipal Code. The project is 153 lots of which 144 are for
residential development. The residential lots vary in size from 5,000 to 16,500 square feet.
Minimum lot pads are 5,000 square feet and average lot size is 7,000 square feet. The remaining
9 lots are open space/recreational. The subdivision area is 45 acres which includes land to be
dedicated for Cannon Road improvements.
Primary access to the property would be provided by Cannon Road, a 102' wide, non-loaded,
major arterial, which will terminate at the project's western boundary. Secondary access is
proposed through the connection of Frost Street to the existing subdivision to the south.
The proposed project is required to provide streets including Cannon Road (for the length of the
project area), sidewalks, a segment of the City-wide trail system (adjacent to Cannon Road),
street lights, and fire hydrants. Cannon Road and all streets will be constructed concurrent with
the development of the project. Cannon Road is a major arterial which is 102 feet wide and
includes parkways and sidewalks on either side of the street, bicycle lanes, two travel lanes in
either direction and a median. As Cannon Road nears the intersection with El Camino Real there
will be a bridge structure over Agua Hedionda Creek which runs north to south at this location.
The bridge will be 95 feet wide and 133 feet long. It will have a span height of approximately 22
feet above the bottom of the channel. All the local streets within this area would be constructed
by the developer to full public street width standards, and have curb, gutters, sidewalks, and
underground utilities. The proposed street system is adequate to handle the project's pedestrian
and vehicular traffic and accommodate emergency vehicles.
To mitigate drainage impacts from the project site, drainage and erosion control have been
provided on the preliminary grading plans. The drainage requirements of City ordinances, and
Mello II have been considered and appropriate drainage facilities have been designed and
secured. In addition to City Engineering Standards and compliance with the City's Master
Drainage Plan, National Pollution Discharge Elimination System (NPDES) standards have been
satisfied which will prevent any discharge violations.
G. HABITAT MANAGEMENT PLAN (DRAFT DECEMBER 1997)
The project is not located within Core Area 4 defined by the City's draft Habitat Management
Plan (HMP) dated December 1997. Although disturbance to 1.92 acres of coastal sage scrub
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Page 11
(CSS) will result from the construction of Cannon Road, it will not preclude connectivity
between Core Areas nor preclude the preservation of CSS habitat. Moreover, the project is
required to provide mitigation for Cannon Road in the form of off-site preservation.
Since completion of a subregional NCCP/HMP has not occurred, prior to the issuance of a
grading permit, the City will have to authorize this project to draw from the City's 5% CSS take
allowance (4d rule). The City's availability of acreage within the 5% will be determined at the
time of 4d permit request. If there is no available inventory, a 4d permit may not be issued. The
take of 1.92 acres of CSS habitat may not exceed the 5% allowance and may not jeopardize the
HMP. This is unlikely since the project is located outside the HMP Core Areas and/or linkage
planning areas (LPA) and therefore makes no contribution to the overall preserve system, and
will not significantly impact the use of habitat patches as archipelago or stepping stones to
surrounding preserve planning areas (PPAs). Since mitigation for the habitat loss will result in
the preservation of equal or better habitat in an off-site location, the project will not appreciably
reduce the likelihood of the survival and recovery of the gnatcatcher. The habitat loss is
incidental to otherwise lawful activities. The development of the Kelly property is a legal
development which is consistent with the City's General Plan and all required permits will be
obtained.
H. GROWTH MANAGEMENT
The proposed project is located within the Zone 8 Local Facilities Management Zone in the
northwest quadrant of the City. The impacts created by this development on public facilities and
compliance with the adopted performance standards are summarized as follows:
FACILITY
CITY ADMINISTRATION
LIBRARY
WASTE WATER TREATMENT
PARKS
DRAINAGE
CIRCULATION
FIRE
OPEN SPACE
SCHOOLS
SEWER COLLECTION SYSTEM
WATER
IMPACTS
500 sq. ft..
267 sq. ft.
144 EDU
1 .0 Acres
Basin B
1,440 ADT
Station No. 3
7.11 Acres
CUSD
144 EDU
31,680GPD
COMPLIANCE
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The project is 126 dwelling units below the Growth Management Dwelling Unit allowance of
270 dwelling units for the property as permitted by the Growth Management Ordinance growth
control point. These 126 dwelling units will be placed into a City bank of excess dwelling units.
The City can allocate these dwelling units for affordable housing or other special housing needs
within this quadrant.
This project is in compliance with the requirements of the Local Facilities Management Plan for
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January 21, 1998
Page 12
Zone 8. However, further development of the Kelly Ranch Master Plan area requires an
amendment to the plan.
V. ENVIRONMENTAL REVIEW
The direct, indirect, and cumulative environmental impacts from the future development of Kelly
Ranch were analyzed in the Kelly Ranch Master Plan EIR. Additional project level studies have
been conducted including biological and noise analyses. In addition to the project level analysis,
studies regarding the construction of Cannon Road which have been prepared in conjunction
with the City capital improvement project to construct Cannon Road have been reviewed and are
used as reference. These studies provide more focused and detailed project level analyses and
indicate that unmitigable environmental impacts would not result from implementation of the
project. The Planning Director issued a Mitigated Negative Declaration on June 17, 1997. The
recommended and applicable mitigation measures of the Mitigated Negative Declaration are
included as conditions of approval for this project. Conditions include specific mitigation for
impacts to coastal sage scrub habitat. With regard to air quality and circulation impacts, the
City's MEIR found that the cumulative impacts of the implementation of projects consistent with
the General Plan are significant and adverse due to regional factors, therefore, the City Council
adopted a statement of overriding consideration. The project is consistent with the General Plan
as to these effects; therefore, no additional environmental document is required.
A correction should be noted and an addendum made to the Mitigated Negative Declaration and
EIA Part II. The project area was erroneously described as 28 acres in both cases and should
have been identified as 45.05 acres. The full 45.05 acres were surveyed for environmental
resources and are the true area that was analyzed for the purposes of CEQA compliance.
ATTACHMENTS;
1. Planning Commission Resolution No. 4224
2. Planning Commission Resolution No. 4225
3. Planning Commission Resolution No. 4226
4. Planning Commission Resolution No. 4227
5. Planning Commission Resolution No. 4228
6. Location Map
7. Background Data Sheet
8. Local Facilities Impact Assessment Form
9. Disclosure Form
10. Small Lot Architectural Guidelines Compliance
11. Exhibits "A" - "XX" dated January 21,1998
KELLY RANCH VILLAGE "E
CT96-07/CDP96-13/
HDP 96-13/PUD 97-04
BACKGROUND DATA SHEET
CASE NO: CT 96-07/PUD 97-04/HDP 96-13/CDP 96-13
CASE NAME: Kelly Ranch Village "E"
APPLICANT: Kelly Land Company. Inc.
REQUEST AND LOCATION: Subdivision of approximately 45 acres into 144 single family
lots and 9 open space lots generally located east of El Camino Real and south of future Canon
Road.
LEGAL DESCRIPTION: Portions of lots I and F of Rancho Agua Hedionda. in the
County of San Diego, State of California, according to map thereof No. 823, filed in the office of
the County Recorder of said San Diego County. November 16, 1896.
APN: 208-020-03.33.34.35 207-101-12 Acres: 45.05 Proposed No. of Lots/Units: 153
lots/144 units
GENERAL PLAN AND ZONING
Land Use Designation: Residential Medium
Density Allowed: 4-8 du/ac Density Proposed: 3.2
Existing Zone: Planned Community Proposed Zone: Planned Community
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site PC vacant, RM
North PC vacant, OS
South PC Residential, RLM
East R-l vacant, OS
West PC vacant, OS
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 144
Public Facilities Fee Agreement, dated: November 11, 1996
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued June 17, 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: CT 96-07/PUD 97-04/HDP 96-13/CDP 96-13
LOCAL FACILITY MANAGEMENT ZONE: 8 GENERAL PLAN: RM
ZONING: PC
DEVELOPER'S NAME: Kelly Land Company. Inc.
ADDRESS: 2011 Palomar Airport Road. Suite 206. Carlsbad. CA 92009
PHONE NO.: (760)931-1190 ASSESSOR'S PARCEL NO. 208-020-03. 33. 34. 35. 207-101-12
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 45.05 acres
ESTIMATED COMPLETION DATE:
A.
B.
C.
D.
E.
City Administrative Facilities:
Library:
Demand in Square Footage = 500 sq. ft.
Demand in Square Footage = 267 sq. ft
F.
G.
H.
I.
J.
K.
L.
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 ADT =
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. =
Open Space: Acreage Provided =
Schools:
(Demands to be determined by staff)
Sewer: Demands in EDU
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD =
144 EDU
1.0 acre
124
B
1.440
= 3
7.11
29
144
CMWD
31.680 GPD
The project is 126 units the Growth Management Dwelling unit allowance.
ATTACHMENT 10
SMALL LOT ARCHITECTURAL GUIDELINES COMPLIANCE
' • •'•'•• , GUIDELINE •••••." : ' - :
1 . Where three (3) two-story units occur in a row and they are
situated less than 1 5 feet apart, at least one (1) unit must have
a single story building edge not less than 1 0 feet in depth.
2. Where three (3) two-story units occur in a row and they are
situated 15 to 20 feet apart, at least one (1) unit must have a
L single story building edge not less than 5 feet in depth.
[
3. Per project, 33% of all units shall have a single story edge a
minimum of 40% of the total perimeter.
4. Per project, 50% of all units with a lot frontage greater than
45 feet must have four (4) separate building planes on the
front elevation.
5. Per project, 50% of all units with a lot frontage greater than
45 feet must have four (4) separate building planes on the
rear elevation.
1 6. Per project, 50% of all units shall have one side elevation
m with a 7 feet average sideyard setback.
8. Three-car garages limited to 75% of the total units where
average lot size is 5,000 square feet or less. Three-car
garages shall incorporate a mixture of 2-door, 3-door, and
offset 2-door designs.
9. 50% of exterior door and window openings shall be projected
or recessed a minimum of 2 inches.
10. Roof framing shall exhibit directional variety.
MINIMUM
STANDARD
1 of 3
1 of 3
33%
50%
50%
50%
100%
50%
100%
;• VILLAGE "E" /" '!
No units proposed with a 10 foot
side yard single story element.
No separation of three or more
units with greater than 1 5 foot
separation.
80 % satisfy the guideline.
All of the units comply with the
guideline.
All of the units have only two
planes on the "enhanced" rear
elevations.
50%+ of the plotted units comply
with the guideline.
Lot sizes are 5,000 or greater.
All units with three car garages
provide a mix of door
configurations
All of the windows have
architectural surrounds which are
at least 2 inches in depth.
Each design has a variety of roof
angles.
; RESULT ':. v.:
Non-compliance.
Not Applicable. However, if units were
plotted with greater than 1 5 foot
separation, the project could be in 100%
compliance based on 2 units with 5 foot
single story building edges.
240% compliance
200% compliance
25% compliance. The project is
proposed with additional planes in those
areas that will be clearly, visible from
public rights-of-way.
100% compliance
100 % compliance
100% compliance
100% compliance