HomeMy WebLinkAbout1999-11-17; Planning Commission; ; CT 98-23|PUD 98-08|SUP 98-10|HDP 98-25 - LA COSTA GREENSTne City of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: November 17, 1999
Application complete date: May 17, 1999
Project Planner: Van Lynch
Project Engineer: Ken Quon
SUBJECT: CT 98-23/PUD 98-08/SUP 98-10/HDP 98-25 - LA COSTA GREENS - Request
for approval of a Mitigated Negative Declaration, Mitigation Monitoring and
Reporting Program, Tentative Tract Map, Planned Unit Development, Special
Use Permit, and Hillside Development Permit to grade and develop a nine lot, five
unit residential planned development on a 1.19 acre site located on the north side
of La Costa Avenue between El Camino Real and Viejo Castilla Way, within
Local Facilities Management Zone 6.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4649
APPROVING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program, and Planning Commission Resolutions No. 4650, 4651, 4652 and 4653 APPROVING
CT 98-23, PUD 98-08, SUP 98-10 and HDP 98-25 based on the findings and subject to the
conditions contained therein.
II. BACKGROUND
This item was originally scheduled to be heard November 3, 1999, and was continued to allow
for proper noticing of the project.
ATTACHMENTS;
1. Planning Commission Resolution No. 4649 (Neg. Dec.)
2. Planning Commission Resolution No. 4650 (CT)
3. Planning Commission Resolution No. 4651 (PUD)
4. Planning Commission Resolution No. 4652 (SUP)
5. Planning Commission Resolution No. 4653 (HDP)
6. Staff Report dated November 3, 1999, with attachments
/*"*•
Tne City of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: November 3, 1999
Application complete date: May 17, 1999
Project Planner: Van Lynch
Project Engineer: Ken Quon
SUBJECT: CT 98-23/PUD 98-08/SUP 98-10/HDP 98-25 - LA COSTA GREENS - Request
for approval of a Mitigated Negative Declaration, Mitigation Monitoring and
Reporting Program, Tentative Tract Map, Planned Unit Development, Special
Use Permit, and Hillside Development Permit to grade and develop a nine lot, five
unit residential planned development on a 1.19 acre site located on the north side
of La Costa Avenue between El Camino Real and Viejo Castilla Way, within
Local Facilities Management Zone 6.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4649
APPROVING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program, and Planning Commission Resolutions No. 4650, 4651, 4652 and 4653 APPROVING
CT 98-23, PUD 98-08, SUP 98-10 and HDP 98-25 based on the findings and subject to the
conditions contained therein.
II.INTRODUCTION
The project consists of developing a nine lot, five unit residential planned development
subdivision on two vacant lots located north of La Costa Avenue, south of San Marcos Creek,
and approximately 2000 feet east of El Camino Real. The project proposes five detached homes
built to a zero lot line on lots ranging in size from 4487 square feet to 6186 square feet. Three
open space lots are also proposed and one lot is proposed as a private street. The project requires
a Tentative Map, Planned Unit Development Permit, Special Use Permit for encroachments into
the floodplain, and a Hillside Development Permit. The General Plan designation for the
property is Residential High density (19 units per acre). The density proposed is 7.4 units per
acre which is 5.4 units less than the potential. The project complies with the City standards and
all of the necessary findings can be made for the approvals being requested.
III. PROJECT DESCRIPTION AND BACKGROUND
The project site is 1.19 acres in size and is located adjacent and north of La Costa Avenue. The
property slopes downward from La Costa Avenue to San Marcos Creek. The southern portion of
the site is comprised of a steep slope area which was created by the grading for the La Costa
Avenue roadway. The mid-portion of the site is gently sloping to the north and has been
disturbed by grading and La Costa golf course maintenance activities. The lower portion of the
site has been developed with a sewer line, a concrete drainage ditch, and a golf cart pathway and
bridge. The property also extends into the San Marcos Creek at the northwest corner. The site
CT 98-23/PUD 98-08/SUP
Novembers, 1999
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^-10/HDP 98-25 - LA COSTA GREEN^T
does not contain any sensitive flora or fauna. The property to the east is developed with two
story condominiums, to the west is vacant and has a General Plan designation of
Travel/Recreation, and to the north is the La Costa Country Club Golf Course.
The site is zoned Residential Density Medium (RD-M) and General Plan designated Residential
High (RH) which allows up to 19 units per acre. The proposed homes are 3087 square feet in
area, three stories tall, and include a split level design whereby the two-car garage is located at
the second level. From La Costa Avenue, the units will appear to be two story and from the golf
course three story. The zero lot line concept allows the unit to be built up to the property line
and provide a larger side yard setback on one side. Build separation is maintained at 10 feet just
as in a standard small lot design with two five foot adjoining side yards. Two different building
architectural elevations are proposed and will have an exterior stucco finish and tile roofs with
either a gable or hip roof design. Other common features include stone wainscot, arched or
square windows with stucco trim, chimneys, and second and third story balconies.
Access to the site is by a private 30-foot wide cul-de-sac street off La Costa Avenue. Four guest
parking spaces are provided in bays on the south side of the private street. A passive recreation
area is provided on the south side of the private street, adjacent to the parking bays and separated
by a landscape planter. The recreation area provides two picnic benches, each with wood trellis
patio cover. Common trash facilities are provided on the cul-de-sac bulb.
Grading for the site consists of filling the lower portion of the site with four to six feet of
material to create building pads, flat usable rear yards, and to elevate the homes out of the
fioodplain. To create the building pads for the garage, fill amounts of 10 to 12 feet will be
required to elevate the garage to the second level of the units. Pad heights vary from zero to two
feet of height difference and retaining walls will be incorporated into the zero lot line wall of
each unit and 2:1 slopes will be between the rear yard areas. A four foot crib wall is proposed on
the western side of the project to support the perimeter fill materials. The total amount of
imported fill material for the project is 7,500 cubic yards.
The three open space lots totaling .39 acres are perimeter landscape areas to be maintained by the
homeowners association. The two larger areas are located at the northern and southern ends of
the property. The southern area is an existing 2:1 slope created by the construction of La Costa
Avenue. The northern area is a portion of the San Marcos Creek drainage, existing concrete golf
cart bridge, drainage ditch and proposed fill slopes of the project. The third area is a small
landscaped slope area (870 square feet) off to the right of the project entrance.
IV. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards and policies:
A. Residential High Density (RH) General Plan Land Use Designation;
B. Planned Development and Residential Density-Multiple Zone Ordinance;
C. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code);
D. Hillside Development Ordinance (Chapter 21.95 of the Carlsbad Municipal Code);
CT 98-23/PUD 98-08/SUP
Novembers, 1999
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E. Floodplain Management Regulations (Carlsbad Municipal Code Chapter 21.110);
F. Inclusionary Housing Ordinance (Carlsbad Municipal Code Chapter 21.85); and
G. Growth Management Regulations (Local Facilities Management Zone 6).
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 these regulations/policies in tables and project specific
discussions.
A. General Plan
The General Plan designation of the site is Residential High (RH). The RH designation allows
multi-family residential development at a range of 15 to 23 units per acre with a Growth
Management Control point of 19 units per acre. The density proposed is 7.4 units per acre. The
project complies with all the elements of the General Plan as shown in Table 1 below.
TABLE 1 - GENERAL PLAN COMPLIANCE
ELEMENT
Land Use
Housing
Public Safety
Open Space &
Conservation
USE,
CLASSIFICATION,
GOAL,
OBJECTIVE OR
PROGRAM
Site is designated for
Residential High
density at 19 du/ac
Provision of
affordable housing
Provide adequate
flood control
protection and
minimize flood hazard
Minimize environ-
mental impacts to
sensitive resources
within the City.
Utilize Best Manage-
ment Practices for
control of storm water
and to protect water
quality.
PROPOSED USES &
IMPROVEMENTS
Multi-story planned
development at 7.4
du/ac
The payment of in-lieu
fee
Project improvements
will not affect the flood
plain or increase
existing flood hazards
up or down stream
Project will landscape
and preserve steep
slopes on southern
portion of site and will
not impact San Marcos
creek
Project will conform to
all NPDES
requirements.
COMPLY?
Yes
Yes
Yes
Yes
Yes
P98-
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CT 98-23/PUD 98-08/SUP^8-10/HDP 98-25 - LA COSTA GREENS
Novembers, 1999
Page 4
Noise Residential exterior
noise standard of 60
CNEL and interior
noise standard of 45
CNEL.
Project is conditioned
to mitigate noise
impacts from La Costa
Avenue.
Yes
Circulation Require new
development to
construct roadway
improvements needed
to serve proposed
development.
Project will provide
frontage improvements
for La Costa Avenue
Yes
B. Planned Development and Residential Density-Multiple Zone Ordinance
The proposed project meets or exceeds all applicable requirements of the Planned Development
Ordinance and RD-M zone as shown in the Table B below.
TABLE 2 - DEVELOPMENT STANDARDS COMPLIANCE
STANDARD
Dwelling unit setback from
La Costa Avenue (Secondary
Arterial)
Setback from private drive
Side Yard setback
Rear Yard setback
Parking requirement
Guest Parking
Building Separation
Recreation space: Private
Common Passive
Private street width
Building height
Recreational vehicle storage
REQUIRED
30 feet minimum
20 feet minimum
5 feet/Zero side yard
10 feet
Two covered
One space per two units (3)
10 feet minimum
1 5 foot minimum dimension
yard space
Passive common facilities
30 foot minimum
35 feet
Not applicable for projects
under 10 units
PROPOSED
113 feet minimum
20 foot setback minimum
Zero side yard
16 to 45 foot rear yards
Two car garages per unit
Four spaces
10 feet between buildings
15 feet minimum dimension
patio/private yard space and
second and third story decks
Common seating/picnic area
with trellis covers and
barbecue
30 feet
35 feet
N/A
P98-CT 98-23/PUD 98-08/SUPT78-10/HDP 98-25 - LA COSTA GREEN^f
Novembers, 1999
PageS
C. Subdivision Ordinance
The Engineering Department has reviewed the proposed tentative map and has concluded that the
subdivision complies with all applicable requirements of the Subdivision Map Act and the City's
Subdivision Ordinance. The project is conditioned to install all infrastructure improvements
concurrent with development. Access to the site will be via a private street off La Costa Avenue.
The proposed building setbacks and structure separation will allow for adequate air circulation
and the opportunity for passive heating and cooling.
D. Hillside Development Ordinance
The development of the proposed cul-de-sac street and dwelling units would be developed on the
flatter portion of the lot. The site does not contain natural slopes with gradients over 40 percent.
The existing 40 percent slopes on the property are manufactured slopes created during the
construction of La Costa Avenue and by grading for the adjacent development. The slope area
north of La Costa Avenue is to be preserved and landscaped except for the private street access
portion. The proposed dwelling units have a stepped floor plan to take advantage of the site
topography. The units garage and entry are at the second floor level thus reducing the height of
the units from La Costa Avenue. The proposed project meets or exceeds the requirements of the
Hillside Development regulations as shown in Table 3 below.
Table 3 - HILLSIDE DEVELOPMENT COMPLIANCE
STANDARD
Development of 40%
manufactured slopes
Slope Height
Grading Volume
Contour Grading
Slope screening
Slope setbacks
REQUIRED
Limited encroachment of
development
40 feet maximum
Acceptable = 0 - 7,999 cubic
yards/acre
Required for slopes over 20
feet in height and 200 feet
long
Landscaping
Required for slope heights
over 15 feet
PROPOSED
Access drive traverses down
slope
12-feet in worst case
7624 cubic yards/acre
Project does not have newly
created manufactured slopes
over 20 in height, but
manufactured slopes have
been contoured
Combination of trees, shrubs
and ground cover
N/A
E. Floodplain Management Regulations
The development proposes to encroach up to 45 feet into the San Marcos Creek floodplain. The
Zone A designation of Flood Insurance Rate Map 6073C1034F, effective date June 19, 1997
designates the property being in a special flood hazard area. The project proposes to add fill
material to raise the building pad elevations to a level three feet above the floodplain. The
current floodplain is shown at the 17 foot elevation and the new pad height is 20 feet above sea
level. The project's floodplain analysis prepared by Crosby, Mead, Benton and Associates, dated
April 23, 1999 indicates that the proposed grading and filling in the San Marcos Creek floodplain
CT 98-23/PUD 98-08/SUP
November 3, 1999
Page 6
y»»X
-10/HDP 98-25 - LA COSTA GREE
would not significantly impact the limits of inundation, create erosive velocities, or result in any
appreciable increase in the water surface elevation. The proposed elevation of the residential
building pads and private street would be above the limits of the 100 year flood level. The
project would not significantly change the direction of surface water movement or ground water
flow, therefore not impacting the adjoining properties.
F. Inclusionary Housing Ordinance
The City's Inclusionary Housing Ordinance allows residential projects of six dwelling units or
less to pay an in-lieu fee for each market-rate dwelling unit to fulfill its affordable housing
requirement. The project has been conditioned to pay the in-lieu fee at issuance of building
permits, or prior to the approval of a final map.
G. Growth Management Regulations
The proposed project is located in Local Facilities Management Zone 6 in the southeast quadrant
of the City. The impacts on Public Facilities created by the project, and its compliance with the
adopted performance standards, are summarized in Table 4 below.
Table 4 - GROWTH MANAGEMENT COMPLIANCE
STANDARD
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Elementary
Middle
High
Sewer Collection System
Water
IMPACTS
17.38 Sq. Ft.
9.27 Sq. Ft.
1 100 Gallons per day (GPD)
.035 Acres
7.5 CFS
50ADT
Stations 4 & 6
.39 acres
Carlsbad Unified School Dist.
2 students
1 students
1 students
11 00 GPD
11 00 GPD
COMPLIANCE
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The proposed project is 5.4 units below the Growth Management dwelling unit allowance.
V. ENVIRONMENTAL REVIEW
Staff has conducted an environmental impact assessment to determine if the project could have a
potentially significant effect on the environment pursuant to CEQA guidelines and the
Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code. Based on the
findings of the initial study, the project is within the scope of the MEIR for the City of Carlsbad
General Plan update (EIR 93-01) certified in September 1994, in which a Statement of
Overriding Considerations was adopted for cumulative impacts to air quality and traffic. All
c oCT 98-23/PUD 98-08/SUP 98-10/HDP 98-25 - LA COSTA GREENS
November 3, 1999
Page?
feasible mitigation measures identified in the MEIR which are appropriate to this project have
been incorporated into the project.
The City has received its annual Growth Management Traffic Monitoring Report. The Report
has recorded an unanticipated intersection "level of service" (LOS) failure at Palomar Airport
Road (PAR) and El Camino Real (ECR) during both the a.m. and p.m. peak hours.
A mitigation measure has been identified which, if implemented, will bring the peak hours LOS
into the acceptable range. The mitigation measure involves construction of two dual right turn
lanes-northbound to eastbound and westbound to northbound. This project has been conditioned
to pay its fair share of the intersection "short-term improvements," thereby guaranteeing
mitigation to a level of insignificance.
Please see the Environmental Assessment Form Part II for a detailed description of the expanded
justification for the recommendation to approve the Mitigated Negative Declaration. In
consideration of the foregoing, on September 3, 1999 the Planning Director issued a Mitigated
Negative Declaration for the proposed project.
ATTACHMENTS:
1. Planning Commission Resolution No. 4649 (Neg. Dec.)
2. Planning Commission Resolution No. 4650 (CT)
3. Planning Commission Resolution No. 4651 (PUD)
4. Planning Commission Resolution No. 4652 (SUP)
5. Planning Commission Resolution No. 4653 (HDP)
6. Location Map
7. Background Data Sheet
8. Local Facilities Impact Assessment Form
9. Disclosure Statement
10. Reduced Exhibits
11. Full Size Exhibits "A" - "D", dated November 3, 1999
VL:eh
s/re
LA COSTA GREENS
CT 98-23/PUD 98-08/SUP 98-10/HDP 98-25
c oBACKGROUND DATA SHEET
CASE NO: CT 98-237 PUD 98-08/ SUP 98-1Q/ HDP 98-25
CASE NAME: LA COSTA GREENS
APPLICANT: LEGACY DEVELOPMENT. LLC.
REQUEST AND LOCATION: Five unit planned development on 1.19 acres south of La
Costa Avenue and east of El Camino Real
LEGAL DESCRIPTION: Lots 9 and 10 of La Costa Greens, in the City of Carlsbad.
County of San Diego, State of California, according to map thereof No. 6708. filed in the Office
of the County Recorder of San Diego County. August 10. 1970
APN: 216-310-09 & 10 Acres: 1.19 Proposed No. of Lots/Units: 9/5
GENERAL PLAN AND ZONING
Land Use Designation: Residential High (RH)
Density Allowed: 19 units/acre Density Proposed: 7.4
Existing Zone: Residential Medium-High Proposed Zone: No Change
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site RD-M RH Vacant
North Planned Community Open Space Golf Course
South Planned Community Open Space Open Space
East RD-M RH Residential
West Planned Community Travel/Recreation Comm. Vacant
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Leucadia County
Equivalent Dwelling Units (Sewer Capacity): 5
Public Facilities Fee Agreement, dated: December 31. 1998
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued July 12.1999
Certified Environmental Impact Report, dated
Other,
c oCITY 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: LA COSTA GREENS - CT 98-237 PUD 98-08/ SUP 98-107 HDP 98-25
LOCAL FACILITY MANAGEMENT ZONE: 6 GENERAL PLAN: RH
ZONING: RD-M
DEVELOPER'S NAME: LEGACY DEVELOPMENT. LLC.
ADDRESS: 2614 UNICORNIO STREET. CARLSBAD. CA. 92009
PHONE NO.: (760) - 930-9399 ASSESSOR'S PARCEL NO.: 216-310-09 & 10
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 1.19 AC
ESTIMATED COMPLETION DATE: UNKNOWN
A. City Administrative Facilities: Demand in Square Footage = 17.38
B. Library: Demand in Square Footage = 9.27
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 1100
D. Park: Demand in Acreage = .035
E. Drainage: Demand in CFS = 7.5
Identify Drainage Basin = D
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 50
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 4 &6
H. Open Space: Acreage Provided = ,39
I. Schools: CARLSBAD
(Demands to be determined by staff)
J. Sewer: Demands in EDU 5
Identify Sub Basin = N/A
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 1100
L. The project is 5.4 units under the Growth Management Dwelling unit allowance.
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications which will require
discretionary action on the part of the City Council or any appointed Board. Commission or Committee.
The following information MUST be disclosed at the time of application submittal. Your project cannot
be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city
municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner must be
provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial
interest in the application. If the applicant includes a corporation or partnership, include the
names, title, addresses of all individuals owning more than 10% of the shares. IF NO
INDIVIDUALS OWN MORE THAN 10% OF THE SHARES. PLEASE INDICATE NON-
APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.) Z. <?<# * < y &£*/£&>/> /^ ff^T £i- C
V
Person /%/• X" \T fc'a t ~A a /o Gefp/Part_
Title /^/fsnhf- Title
Address 2 6/<J LJ«s>t.t.«'Asic $!~- Address
OWNER (Not the owner's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership
interest in the property involved. Also, provide the nature of the legal ownership (i.e.
partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a
corporation or partnership, include the names, title, addresses of all individuals owning more
than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES,
PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-
owned corporation, include the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person ' " Corp/Part
Title Title
Address Address
2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (76O) 438-1161 - FAX (760) 438-O894
3 NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1 ) oi1 (2) above is a nonprofit organization or a trust, list the
names and addresses of ANY person serving as an officer or director of the non-profit
organization or as trustee or beneficiary of the.
Non Profit/Trust _ Non Profit/Trust
Title __ Title
Address Address
4. Have you had more than $250 worth of business transacted with any member of City staff.
Boards, Commissions, Committees and/or Council within the past twelve (12) months?
Yes Is No If yes, please indicate person(s):_
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
Signature of owner/date Signature of applicant/date
iT"^-f-~Ax>^-f
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 Of 2
LA COSTA GREENS
TENTATIVE MAP/ P.U.D. SITE PLAN
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