HomeMy WebLinkAbout1997-09-17; Planning Commission; ; CT 97-08|PUD 97-05 - MARVISTA AT LA COSTACity of CARLSBAD Planning Departme
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: September 17, 1997
Application complete date: July 22, 1997
Project Planner: Dennis Turner
Project Engineer: Ken Quon
SUBJECT: CT 97-08/PUD 97-05 - MARVISTA AT LA COSTA - Request for approval of
a Negative Declaration, Tentative Tract Map and Planned Development Permit to
construct a subdivision consisting of 17 single- family, small-lot dwelling units,
plus recreation and RV facilities on 21 lots created from a 2.49-acre, previously-
graded site, located on the north side of Unicornio Street, west of El Fuerte Street
in Local Facilities Management Zone 6.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4174
APPROVING the Negative Declaration issued by the Planning Director, and ADOPT Planning
Commission Resolutions No. 4175 and 4176 APPROVING CT 97-08 and PUD 97-05 based
upon the findings and subject to the conditions contained therein.
II. INTRODUCTION
The proposal is for a small-lot, single-family subdivision of 17 two-story dwelling units plus the
recreation, RV storage and other amenities associated with a planned development. The project
would be consistent with the site's RD-M zoning designation and implement the RMH General
Plan land use designation, with a unit yield that would be 7.15 units under the Growth
Management Control Point allowance (density = 8.1 du/acre, adjusted for slope constraints). The
project meets all of the criteria set out by Council Policy 44 (the special "Guidelines for the
Development of Small Lots") as well as the City's standards for Planned Developments and
subdivisions. Therefore, all necessary findings can be made for the approvals being requested.
The project will be purchasing affordable housing credits in Villa Loma to meet its 2.55-unit
inclusionary housing obligation. In conclusion, staff believes that the project has addressed all
issues and, therefore, warrants approval.
III. PROJECT DESCRIPTION AND BACKGROUND
In the 1970s the block on the north side of Unicornio Street between El Fuerte Street and
Cacatua Street was rough-graded into a long, narrow set of pads. A large portion of the block
was created from fill, resulting in a long 2:1 slope along the northern edge of the entire block (up
to 60 feet high at the eastern end). In the late 1980s the westerly portion of the block was
developed with two-story, detached rental apartments using a series of short courtyard cul-de-
sacs accessed directly from Unicornio Street. In 1989 a five-lot tentative map (CT 89-34) was
approved on one of the remaining six lots, but was not developed before the map expired.
CT 97-08/PUD 97-05 - M^WlSTA AT LA COSTA
SEPTEMBER 17, 1997
PAGE 2
TRC Development ("Avalon Homes") has recently obtained a purchase option for the other five
lots (numbered lots 6-9 and 11 on the original map), but not for lot 10, the site of the expired
1989 tentative map. The company now wishes to build single-family homes on these two non-
contiguous parcels of land. Because of the intervening lot 10 the City is required to process
separate approvals for the two sites comprised by lots 6-9 and lot 11. The tentative map and
PUD for lots 6-9 (Marvista at La Costa, Phase 1) is the subject of this report and the actions
currently before the Planning Commission. A Minor Subdivision (MS 97-05 for four lots) and a
Planned Development (PUD 97-08) are being processed separately for lot 11 (Marvista, Phase 2).
Please see the site Location Map, Attachment 4. Because of the size of this second proposal (four
or fewer lots and units) the approvals are administrative and will not be heard by the Planning
Commission. If approved, however, both sites would be operated under a single home owners'
association and common CC&Rs. The approval of Phase 2, the smaller site, will be conditioned
on the approval of the current Phase 1.
The subject project, Marvista Phase 1, consists of 17 single-family homes on individual lots.
These units would be clustered around three courtyard cul-de-sacs that access directly from
Unicornio Street. No more than six units would be placed on any one cul-de-sac. This
configuration is essentially similar to the one utilized on the property immediately to the west of
the site. The cul-de-sacs would be three additional lots. A landscaped, passive recreation area of
1,937 square feet would be located between two units; it would front on Unicornio Street on its
own lot. Therefore, a total of 21 lots are proposed. The required RV storage area would be
located in a fenced area between one of the units and the recreation area. Please see Exhibit "A".
The rear yards of proposed lots 2-5, 9-11, and 14-16 would run northerly, down the existing 2:1
manufactured slope. The vegetation on this 50-60 foot-high slope is a mix of mature native and
non-native grasses and shrubs. While no grading or re-grading is proposed for this slope, it will
be necessary to finish-grade the building pad areas at the top of the slope. A total of 1,200 cubic
yards of cut and 700 cubic yards of fill are proposed for this earthwork.
All 17 of the units would have two-stories, in one of two basic floor plans: 1,832 square feet or
2,035 square feet. Both models are 23 feet in height. The project is being processed as a single-
family, small-lot development pursuant to Municipal Code Section 21.45.090(o) and Council
Policy 44 ("Guidelines for Development of Small Lots"). Under these guidelines, lot sizes may
be as small as 3,500 square feet. Buildable lot sizes are proposed to range from 3,860 to 10,300
square feet. Three exterior architectural finishes are proposed: "Cape Cod", "Monterey", and
"Traditional", each utilizing tile roofs, with varying roof lines, decorative shutters, brick or stone
accents and grey, white, or tan stucco. All side facades facing Unicornio Street and the cul-de
sacs, including garages, would feature enhanced architecture and window treatments. Many of
the units include the variable roof lines and offsetting building planes that are called for by
Council Policy 44.
The property is zoned RD-M and designated RMH in the General Plan. Surrounding land uses
are: adjacent and to the west, a single-family, small-lot subdivision of two-story buildings,
similar in concept the subject proposal; south, across Unicornio Street, both a vacant lot and a
two-story condominium project; adjacent and east, vacant lots with the same zoning and general
CT 97-08/PUD 97-05 -
SEPTEMBER 17, 1997
PAGE 3
ISTA AT LA COSTA
plan designations as the subject property; and north, at the toe of the fill slope, the rear yards of
single-family homes.
The proposed project is subject to the following regulations:
A. Carlsbad General Plan designation of Residential Medium High - RMH (8-15 du/acre
with a growth management control point of 1 1 .5 du/acre.).
B. Residential Density - Multiple (RD-M) Zone (Municipal Code Chapter 21.24); Planned
Development Ordinance (Municipal Code Chapter 21.45; and Council Policy 44
("Guidelines for Development of Small Lots").
C. Inclusionary Housing Ordinance (Municipal Code Chapter 21 .85).
D. Growth Management Ordinance (Municipal Code Chapter 21.90) and Local Facilities
Management Zone 6.
IV. ANALYSIS
The recommendation for approval of 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 utilizing both text and
tables.
A. GENERAL PLAN
The following Table 1 identifies General Plan goals and objectives relevant to the proposed
project and indicates the degree to which the proposal complies.
TABLE 1 - GENERAL PLAN COMPLIANCE
ELEMENT USE CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES AND
IMPROVEMENTS
COMPLY?
Land Use
Site is designated for Residential
Medium High density (8-15
du/acre with GMCP = 11.5).
Single-Family homes at a density
of 8.1 du/acre (net, adjusted for
slopes)
Yes
Housing
Ensure that all master-planned and
specific planned communities and
all qualified subdivisions provide a
range of housing affordable to all
income groups.
Project provides market rate
housing within the La Costa
Master Plan area. Developer will
be providing 2.55 units affordable
to low income households
through purchase of credits in an
existing affordable housing
project, Villa Loma.
Yes
CT 97-08/PUD 97-05 -
SEPTEMBER 17, 1997
PAGE 4
M/iff.ISTA AT LA COSTA
TABLE 1 - GENERAL PLAN COMPLIANCE
ELEMENT USE CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES AND
IMPROVEMENTS
COMPLY?
Public Safety Design all structures in accordance
with seismic design standards of
the UBC and State building
requirements
Provision of emergency water
systems and all-weather access
roads.
All buildings will meet UBC and
state seismic codes.
All necessary water mains,
hydrants and appurtenances to be
installed prior to occupancy and
all-weather roads to be
maintained throughout
construction period.
Yes
Yes
Open Space
and
Conservation
Minimize environmental impacts to
sensitive resources within the City.
Utilize Best Management Practices
for control of storm water and to
protect water quality.
Project site has no significant
native vegetation or habitat value
and no known archaeological or
paleontological resources.
Project will conform to all
NPDES requirements.
Yes
Yes
Circulation Require new development to
construct all roadways needed to
serve the proposed development.
All street improvements exist.
Internal courtyard driveways will
provide access to Unicornio
Street for each cluster of 5-6
houses.
Yes
B. Zoning and Planned Development Standards
The project would be developed as a small-lot, single-family planned development. The RD-M
zoning (Municipal Code Chapter 21.24) permits single-family products, in addition to two-
family and multiple-family product types. In general, the City's Planned Development (PD)
regulations (Municipal Code Chapter 21.45) supersede the development standards contained
within the RD-M zone. However, where the PD regulations are silent the RD-M zone is in effect.
In addition, special provisions and options exist within the PD regulations to enable the
development of clustered, single-family housing in developments with lots as small as 3,500
square feet. Single family units may be clustered using any of several options and variations of
the standard PD regulations for lot size, set-backs, frontages, etc. In return for these more flexible
regulations, the City Council, via its Policy 44, established special architectural guidelines for
small lot subdivisions. These guidelines require the architecture to be enhanced on certain
percentages of the project units. Among other things, the enhancements include requirements for
a minimum numbers of offsetting planes in both front and rear facades and roof lines.
CT 97-08/PUD 97-05 -
SEPTEMBER 17, 1997
PAGES
AVISTA AT LA COSTA
Special considerations due to definitions:
A) Under the City's definitions, the three courtyard cul-de-sacs are "private driveways".
Under the PD regulations [Municipal Code Sections 21.45.090(b) and 21.45.0909(o)] this
provides the builder with options to reduce the lot frontage and front yard setbacks for
those lots that do not front on Unicornio Street. Avalon Homes has decided to utilize
these options.
B) By definition, the front and rear yards of lots are established along the narrow axis of the
lot, irrespective of the orientation of the building on the lot. Proposed lots 1, 12, 13, and
17 have front yards on Unicornio Street, while the fronts of the buildings (including
garage access) on these lots face cul-de-sac driveways. With no direct access to
Unicornio Street the RD-M regulations allow the front yard set-backs for these units to be
reduced to 10 feet when the yard is fully landscaped [Municipal Code Section
21.24.040(2)].
The following Table 2 identifies development standards that are relevant to the development
proposal and indicates the degree to which the project complies.
TABLE 2 - DEVELOPMENT STANDARDS
DEVELOPMENT STD
Source given in brackets [ ]
Min lot area:
3,500 sq. ft. [PD]
Setbacks (Minimum)
Front (off driveway): 5 ft. (w/ guest
parking along driveway and garage door
openers) [PD]
Front (off public street): 10 ft. [RD-M]
Side: 5 ft. [RD-M]
Rear: 10 ft. [RD-M]
Height Limit: 30ft. [PD]
Visitor Parking: 7 spaces onsite [PD]
PROPOSED PLAN
Lots range from 3, 860 -to 10,300 sq.
ft.
7 ft. is the smallest setback along the
driveways.
Minimum setback is 15 ft along
Unicornio Street
Minimum setback is 5 ft.
Minimum setback is 1 5 ft
Maximum is 24 feet
7 spaces onsite
COMPLIES?
Yes
Yes
Yes
Yes
Yes
Yes
Yes
CT 97-08/PUD 97-05 -
SEPTEMBER 17, 1997
PAGE 6
ISTA AT LA COSTA
TABLE 2 - DEVELOPMENT STANDARDS
DEVELOPMENT STD
Source given in brackets [ ]
PROPOSED PLAN COMPLIES?
Recreation Space:
200 sq. ft/du. = 3,400 sq. ft. [PD]
Private:
15' x 15' min. yard.
S.F. Common, Passive: no minimum
S.F. Common, Active: no minimum
Yards:
15' x 15' min. x 17 du. = 3,825 sq.
ft. (most lots have much more).
Balconies:
5'xlO'xlldu = 550 sq.ft.
= 1,937 sq. ft.
= 0 sq. ft.
Total = more than 6,312 sq. ft.
Yes
RV Storage:
20 sq. ft. /du. = 340 sq. ft. [PD]Area is 410 sq. ft.Yes
Private Street (driveway):
32 feet, 2 lanes, parking on one side [PD]32 feet, 2 lanes, parking on one side Yes
Circulation Lighting:
Adequate for pedestrian and vehicles 2 street lights min., per courtyard Yes
S.F. Small Lot Design Guidelines:
[Council Policy 44]
Single story edge treatment: 33% of du.
Building planes - street (front) side: 50%
of du.
Building planes - rear facade: 50% of du.
Limit on 3-car garages: 75% of du.
8 du. (or 47 %)
12 du. (or 71%)
13 du. (or 76 %)
0 du. (or 0 %)
Yes
Yes
Yes
Yes
The project proposal meets or exceeds all of the development standards called for by the City's
Zoning and Planned Development ordinances, as well as Council Policy 44. If there is any area
for possible concern it is the fact that the site design is extremely "tight" with regard to setbacks.
In order to fit the footprints of the proposed buildings onto the unconstrained portions of the lots,
minimum setbacks especially between buildings, are being proposed as the norm. Staff has
cautioned the developer that extreme care will have to be taken in construction to assure that
these minimal setbacks are realized in the field as there will be no room for error. Nevertheless,
as designed, all setbacks meet the minimum requirements.
C. Inclusionary Housing Ordinance
The project's 15 percent inclusionary obligation is 2.55 dwelling units of housing affordable to
low-income households. Because of the small size of the project, the fiscal difficulties of making
the proposed product-type affordable onsite, and the tight, limited space available for other onsite
CT 97-08/PUD 97-05 - MATVISTA AT LA COSTA
SEPTEMBER 17, 1997
PAGE 7
solutions, Avalon Homes has applied for permission to satisfy the project's obligations by
participating in an off-site combined project with another developer, as is provided by Municipal
Code Chapter 21.85. In particular, Avalon Homes has requested permission to purchase credits
in the existing Villa Loma project. Although Villa Loma is located in the southwest quadrant of
the city and the proposed project is in the southeast quadrant, the City's Inclusionary Ordinance
allows projects in the southeast quadrant to make such purchases.
Although the City Council makes the final decision on this request, pursuant to Council Policy
58, formal recommendations to approve the request have come from both the Combined Project
Review Committee and the Housing Commission (agenda of August 14, 1997). Therefore, staff
believes that the City will be able to enter into an Affordable Housing Agreement with the
applicant, thus satisfying the obligation.
D. Growth Management Ordinance
Since the Marvista at La Costa project involves the development of units on land which was
previously subdivided, and at a density below the Growth Management Control Point, the
potential impacts on facilities have been previously assessed in the Zone 6 Local Facilities
Management Plan. The project, as conditioned, will be served with all utilities and improvements
prior to occupancy of any unit. Further, no additional off-site improvements would be required.
The project is thus consistent with the Zone 6 Local Facilities Management Plan. Table 3
summarizes the project's compliance with the applicable requirements.
TABLE 3 - GROWTH MANAGEMENT COMPLIANCE
FACILITY
City Administration
Library
Wastewater Treatment Capacity
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer
Water
Growth control allowance
IMPACTS/STANDARDS
59.lsq.ft
3 1.5 sq.ft.
17EDU
0.1 18 acre
Basin = Batiquitos
170ADT
Station 2
not required
San Marcos Unified
17EDU
3,740 GPD
Project is 7.15 du. under
COMPLIES ?
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
N/A
V.ENVIRONMENTAL REVIEW
The proposed project is consistent with the City's General Plan and an EIR (MEIR 93-01) was
certified with respect to that General Plan. The Initial Study prepared in conjunction with this
project determined that the environmental effects which are peculiar to the property or to this
project are not considered significant effects that were not considered significant in MEIR 93-01.
In addition, there is no substantial new information that shows that the development of this
CT 97-08/PUD 97-05 - MAKVISTA AT LA COSTA ^
SEPTEMBER 17, 1997
PAGES
project will exacerbate the significant impacts identified in MEIR 93-01. The project site was
massively graded in the 1970s and today supports no significant habitat and no sensitive plant or
animal species. No historical, archaeological, or paleontological resources are known to exist at
the site, and due to the previous grading, none are anticipated to be discovered. Furthermore, the
project has either been designed or conditioned to incorporate all feasible and pertinent
mitigation measures identified in MEIR 93-01. In consideration of the foregoing, on August 11,
1997, the Planning Director issued a Negative Declaration for the proposed project. No
comments were received. Please see the Environmental Assessment Form for a detailed
description of the environmental setting and an expanded justification for the recommendation to
approve the Negative Declaration.
ATTACHMENTS:
1. Planning Commission Resolution No. 4174
2. Planning Commission Resolution No. 4175
3. Planning Commission Resolution No. 4176
4. Location Map
5. Background Data Sheet
6. Local Facilities Impact Assessment Form
7. Disclosure Statement
8. Reduced Exhibits
9. Full Size Exhibits "A" - "T", dated September 17, 1997.
DT:kr
MARVISTA AT LA COSTA
CT 97-08/PUD 97-05
BACKGROUND DATA SHEET
CASE NO: CT 97-08/PUD 97-05
CASE NAME: Marvista at La Costa (Phase
APPLICANT: TRC Development Corporation (d.b.a. Avalon Homes)
REQUEST AND LOCATION: Subdivision to create 21 lots, followed by construction of 17
single family homes on individual lots, on the north side of Unicornio Street in La Costa. LFMP
Zone 6.
LEGAL DESCRIPTION: Lots 518-521. La Costa Meadows Unit No. 3. Map 7076,
County of San Diego.
APN: 215-360-06, 07, 08. 09 Acres: 2.49 Proposed No. of Lots/Units: 21 lots/17 dwelling units
GENERAL PLAN AND ZONING
Land Use Designation: Residential-Medium High (RMH)
Density Allowed: 8.0 to 15 du/acre Density Proposed: 8.1 du/acre (slope adjusted)
Existing Zone: RD-M Proposed Zone: RD-M
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site RD-M Vacant, pre-graded pads
North R-l Single-family homes
South RD-M Vacant/2 story condos
East RD-M Single-family rental homes
West RD-M Vacant, pre-graded pads
PUBLIC FACILITIES
School District: San Marcos Water District: Vallecitos Sewer District: Leucadia Water District
Equivalent Dwelling Units (Sewer Capacity): 17
Public Facilities Fee Agreement, dated: April 11, 1997
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued August 11. 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: Marvista at La Costa - CT 97-08/PUD 97-05
LOCAL FACILITY MANAGEMENT ZONE: 6 GENERAL PLAN: RMH (8-15 du/acre)
GCP(11.5 du/acre)
ZONING: RD-M
DEVELOPER'S NAME: TRC Development Corp. (d.b.a. Avalon Homes)
ADDRESS: 26440 La Alameda. Suite 370. Mission Vieio CA 92691
PHONE NO.: (714)582-4111 ASSESSOR'S PARCEL NO.: 215-360-06. 07. 08. 09
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 2.49 acres
ESTIMATED COMPLETION DATE: n/a
A.
B.
C.
D.
E.
City Administrative Facilities:
Library:
Demand in Square Footage = 5.91
Demand in Square Footage = 31.5
F.
G.
H.
I.
J.
170
K.
L.
Wastewater Treatment Capacity (Calculate with J. Sewer) 17EDU
Park: Demand in Acreage = 0.118
Drainage: Demand in CFS - n/a
Identify Drainage Basin = Batiquitos
(Identify master plan facilities on site plan)
Circulation: Demand in ADTs =
(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 EDUs
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD = 3.740
n/a
San Marcos
17
n/a
The project is 7.15 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:
1. APPLICANT
List the names and addresses of all persons having a financial interest in the
application.
TRC Development Corporation
26440 La Alameda, Suite 370
Mission Vieio. CA. 92691
OWNER
List the names and addresses of all persons having any ownership interest in the
property involved.
Real Estate Collateral Management Company
450 "R" Street, Suite 62D
San Diego, Ca. 92101
If any person identified pursuant to (1) or (2) above is a corporation or partnership,
list the names and addresses of all individuals owning more than 10% of the shares
in the corporation or owning any partnership interest in the partnership.
Redsun _ Bank of AmericaScott B.
27381 Celanova
Mission Viejo,CA. 92692
450 "B" Street, Suite 620
San Diego, Ca. 92101
If any person identified pursuant to (1) or (2) above is a non-profit organization or a
trust, list the names and addresses of any person serving as officer or director of
the non-profit organization or as trustee or beneficiary of the trust.
2O75 Las Palmas Dr. - Carlsbad. CA 92OO9-1576 • (619) 438-1161 • FAX (619) 438-O894
5.Have you had nrx^Pthan $250 worth of business tranSRted with any member of
City staff, Boards, Commissions, Committees and/or Council within the past twelve
(12) months?
n No If yes, please indicate person(s):_
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club,
fraternal organization, corporation, estate, trust, receiver, syndicate, 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."
NOTE: Attach additional sheets if necessary.
rint or e name of owner
Signature of applicant/date
Scott B. Redsun
Print or type name of applicant
Disclosure Statement 10/96 Page 2 of 2
TENTATIVE TRACT NO. 97-08
CITY OF CARLSBAD GENERAL INFORMATION
1. TOTAL ACREAGE; _
2. NET ACREAGE MQ. ... . < AFTER SLOPE ANALYSIS]
3 TOTAL NUMBER OF LOTS' 21 <V7 RESIDENTIAL. 4 OPEN SPACE
I. EXISTING ZONIHC; RD-U
TYPICAL SECTION ONSITE DRIVE
IRC DEVELOPMENT CORP.
26440 LA ALAMEDA. SUITE 370
MISSION VIFJO, CALIFORNIA 92691
PHONE-1714) 562-4111
REAL ESTATE COL LATORAL MANAGEMENT CO.
450 "B" SIRtET, SUITE 620
SAN DIEGO. CA 92101
^ff^^Ttm-nni \TiTitji _tiL/ _
DRIVEWAY PARKING <uiN.20'>> 22
TOTAL GUEST PARKING: 3(3
PARKING REOUfiED: 7
RECREATION AREA, COWMDW 19i7 SfENGINEER OF WORK:
AVENUECIVCOM & ASSOCIATESBalboa Avenue, Suite 301
San Diego, California
(619) 505-8800 Fax: (619) 505-886&
LEGAL DESCRIPTION:
• NO. 3. IN Th£ CUT OF CARLSBAD. VIPINITY MAPOUNTY OF SAW DIEGO. STATE OF CALIFORNIA. ACCORDING TO MAP THEREOF HO. 7076, XJUIINI ' ' MMr
ILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN OEGO. OCTOBER 6. 1S7I, |jQT TO SCALE
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The City of Carlsbad Housing & Redevelopment Department
A REPORT TO THE HOUSING COMMISSION
Item No. 1
Staff: Craig D.Ruiz
Management Analyst
DATE: AUGUST 14,1997
SUBJECT: MAR VISTA AT LA COSTA - APPLICATION TO PURCHASE
AFFORDABLE HOUSING CREDITS IN THE VILLA LOMA
HOUSING PROJECT
I. RECOMMENDATION
That the Housing Commission ADOPT Resolution No. 97-009, recommending that the City
Council APPROVE a request by TRC Development Corporation to purchase 2.55 Affordable
Housing Credits in the Villa Loma housing project in order to satisfy the affordable housing
obligation of the Mar Vista at La Costa project under the City's Inclusionary Housing
Ordinance.
II. BACKGROUND
TRC Development is currently processing an application for tentative map (CT 97-08) to
develop 17 single family homes on approximately 2.5 acres. The project is designed around three
cull-de-sac streets and includes home sites with a minimum parcel of 3,500 square feet. The
development of 17 homes will require the developer to provide 2.55 units of housing affordable
to lower income households as required by the City's Inclusionary Housing Ordinance.
It is the applicant's position that there are significant constraints on the site which would make it
difficult to provide the affordable housing units on-site. Therefore, the applicant is requesting to
purchase Affordable Housing Credits ("credits") in the Villa Loma project in lieu of on-site
construction. The City's Inclusionary Housing Ordinance permits off-site satisfaction of an
inclusionary requirement through participation in a Combined Inclusionary Housing Project
("Combined Project") if the City Council determines that it is in the public interest. Purchase of
credits in the Villa Loma project constitutes participation in a Combined Project.
Policies Regarding Off-Site Projects and Purchase of Affordable Housing Credits
The City Council has adopted two policies which deal with off-site or Combined Projects and the
sale of Affordable Housing Credits. Council Policy 57 was developed to
MAR VISTA AT LA COSTA
AUGUST 14,1997
PAGE 2
establish the criteria to be utilized in order to make the necessary finding that off-site
satisfaction of an inclusionary housing requirement, when proposed through a Combined
Project, is in the public interest. This policy requires review of the request and an action
recommendation from the Combined Project Review Committee consisting of the
Housing and Redevelopment Director, City Manager, Financial Management Director,
Community Development Director, Planning Director and City Attorney. The Mayor is
an ex-officio member of the Committee. This Committee has reviewed the subject
request and is recommending approval.
Council Policy 58 was established to determine the price of credits and the mechanism to
satisfy a developers obligation under the City's Inclusionary Housing Ordinance. Based
upon this policy, the current cost to purchase a housing credit in the Villa Loma project is
$32,220 per unit. The Mar Vista Project, therefore, will be required to pay to the City of
Carlsbad a total of $82,161, if approved.
RECOMMENDATION
The Council Policies require staff to evaluate the request for off-site satisfaction of the
inclusionary housing obligation and the purchase of credits based upon three primary
criteria. The criteria includes: 1) feasibility of on-site proposal; 2) relative
advantages/disadvantages of an off-site proposal; and 3) the advancement of housing
goals and strategies. The following is a summary of staff s analysis of the criteria for the
project.
Feasibility of On-site Proposal
• The small scale of the developable area, and the physical constraints caused
by the large slope areas effectively precludes all types of on-site affordable
housing projects. Also, the small scale of the affordable housing project
makes the development economically unfeasible due the significant financial
subsidy which would be required for the project. Further, the small scale of
the affordable housing project makes it unlikely that the project will generate
interest from funding sources.
Relative Advantages/Disadvantages of an Off-site Proposal
• The participation in the off-site project will allow the City to recover the costs
associated with the development of excess affordable housing units.
• The Villa Loma project has locational advantages over the on-site project in
terms of direct access to jobs, public transportation, schools, parks as well as
other amenities and services due to the being located directly on a major
thoroughfare.
MAR VISTA AT LA COSTA
AUGUST 14,1997
PAGE 3
Advancing Housing Goals and Strategies
• The recovery of the City's investment in the Villa Loma Project will provide
for additional financial resources which are needed to further affordable
housing development in the community.
Based upon the analysis of the above criteria, it is staffs opinion that adequate
justification has been provided to make the finding that the off-site satisfaction of the
inclusionary housing requirement is in the public interest. Therefore, staff is
recommending that the request to purchase credits be recommended for approval by the
Housing Commission.
EXHIBITS
1. Housing Commission Resolution No. 97-009
2. Applicant Request to Purchase Credits
3. Draft Affordable Housing Agreement
cr
1
2
3
4
AFFORDABLE HOUSING CREDITS IN THE VILLA
LOMA HOUSING PROJECT IN ORDER TO
10 n
WHEREAS, TRC Development has made application for Tentative Map CT 97-11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
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HOUSING COMMISSION RESOLUTION NO. 97-009
A RESOLUTION OF THE HOUSING COMMISSION
OF THE CITY OF CARLSBAD, CALIFORNIA, TO
RECOMMEND THAT THE CITY COUNCIL
APPROVE A REQUEST BY TRC DEVELOPMENT
CORPORATION TO PURCHASE 2.55
SATISFY THE AFFORDABLE HOUSING
OBLIGATION OF THE MAR VISTA AT LA COSTA
PROJECT UNDER THE CITY'S INCLUSIONARY
HOUSING ORDINANCE.
APPLICANT: TRC DEVELOPMENT
CASE NO: CT 97-08/PUD 07-05
08 and Planned Unit Development PUD 97-05 with the City of Carlsbad for the
development of a 17 unit residential subdivision;
WHEREAS, the subdivision of land for 17 residential units requires the developer
to provide 2.55 units of housing affordable to lower income households as required by
Carlsbad Municipal Code Section 21.85 of the City's Inclusionary Housing Ordinance;
WHEREAS, the Villa Loma housing project was conceived and developed with
City participation based on the creation of 184 excess affordable housing units which
would be available to satisfy other developers inclusionary housing obligation;
WHEREAS, TRC Development has requested to purchase Affordable Housing
Credits as a means to satisfy their affordable housing obligations as permitted by
Carlsbad Municipal Code Section 21.85 of the City's Inclusionary Housing Ordinance
and consistent with City Council Policies 57 and 58;
WHEREAS, the request to purchase Affordable Housing Credits has been
submitted to the City of Carlsbad's Housing Commission for review and consideration;
28
WHEREAS, said Housing Commission did, on the 14th day of August, 1997, hold
1
a public meeting to consider said request for the purchase of Affordable Housing Credits2
3
4
if any, of all persons desiring to be heard, said Commission considered all factors relating
6
to the application and request to purchase Affordable Housing Credits;
7
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing Commission8
9
10
24
25
26
27
28
by TRC Development;
WHEREAS, at said public meeting, upon hearing and considering all testimony,
of the City of Carlsbad, California, as follows:
1. The above recitations are true and correct.
2. The project is consistent with the goals and objectives of the City of
12 Carlsbad's Housing Element and Comprehensive Housing Affordability
Strategy, the Inclusionary Housing Ordinance, and the Carlsbad General Plan.
13
3. Based upon the analysis contained within the Housing Commission Staff
Report, the Housing Commission finds that the off-site satisfaction of the
15 "
16 n
Report and testimony presented during the public meeting of the Housing
Commission on August 14, 1997 the Commission recommends that the City
inclusionary housing requirement is in the public interest.
4. That based on the information provided within the Housing Commission Staff
Council APPROVE a request by TRC Development Corporation to purchase
2.55 affordable housing credits in the Villa Loma housing project in order to
satisfy the affordable housing obligation of the Mar Vista at La Costa project
18
19
under the city's inclusionary housing ordinance.
21 5. That the Housing Commission recommends that the City Manager or his
designee is authorized to execute the Affordable Housing Agreement in
22 substantially the form presented in the Exhibit 3 for the Housing Commission
Staff Report and to execute such other documents, or take other actions as may
be necessary or appropriate to assist the developer in acquiring the Affordable
Housing Credits.
HCRESO.NO. 97-009
PAGE 2
8
10
11
12
17
General Conditions:
Within sixty (60) days of the City Council approval of Developer's request to
purchase Affordable Housing Credits, and prior to receiving Final Map approval,
Developer shall execute this Agreement and pay to the City the sum of $ 82,161 as its
payment for two and fifty-five one-hundredths (2.55) Credits. Execution of this
Agreement by the parties and payment of the sum of $ 82,161 to the City by the
Developer shall fully satisfy the Developer's affordable housing obligation pursuant
to Chapter 21.85 of the Carlsbad Municipal Code and the above-referenced conditions
of approval. Upon execution of this Agreement and receipt of the above payment
from developer, City will record an appropriate release of the developer's obligation.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Housing
Commission of the City of Carlsbad, California, held on the 14th day of August, 1997, by
the following vote, to wit:
AYES:
NOES:
13 ABSENT:
14
15 ..
Housing Commission
16 "
MICHAEL SCHLEHUBER, Chairperson
DEBBIE FOUNTAIN
Housing and Redevelopment Director18
19
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23
24
25
26
27
28
EXHIBIT 2
Avalon Homes
July 16, 1997 Via Facsimile and U.S. Mail
(760) 720-2037
Evan Becker
Director, Housing and Redevelopment
CITY OF CARLSBAD
2965 Roosevelt, Suite B
Carlsbad, CA. 92008
SUBJECT: MARVISTA AT LA COSTA PHASE I & IE - AFFORDABLE HOUSING REQUIREMENTS
Tentative Tract 97-08 (17 lots) and Tentative Parcel Map 97-05 (4 lots)
North West corner of El Fuerte Street and Unicornio Ave.
Dear Evan:
To meet the City of Carlsbad's inclusionary housing requirements of 2.55 units on Marvista I, TM
97-08 I have enclosed a completed OCIHPA worksheet to provide evidence of meeting the criteria
to apply for and obtain affordable housing credits pursuant to Policy 57 & 58 of the City's
Housing Ordinance (CMC Chapter 21.85). This policy allows housing tracts in the Southwest
Quadrant of the city to apply for and purchase affordable housing credits from the 344 unit
affordable housing project known as Villa Loma.
It is my understanding that Marvista II, Tentative Parcel map 97-05 consisting of 4 units qualifies
to pay in-lieu fees for the 4 units as the tentative parcel map has less than 7 units. The City of
Carlsbad's planning department is processing Marvista I & II as two different projects and their
inclusionary housing obligations should be considered separately.
The Planing Department cannot complete there review of this project until there is a consensus
that the above project qualifies for the purchase of affordable housing credits. Please inform me
as quickly as possible on the status of credits available for purchase for these projects and the time
required to process and approve this application. To assist you I have included 8 Vz X 11 copies
of the tentative maps.
26440 La Alameda, Suite 370 Mission Viejo, CA. 92691 - Tel: (714) 582-4111 - Fax: (714) 582-4115
Evan Becker
July 16, 1997
Page 2
I you have any questions or need additional information do hesitate to call me. Please sign the
enclosed copy of this letter as a receipt that you have received this letter. I have enclosed a self
addressed envelope with postage to expedite this process.
Thank you for your diligent assistance in this matter.
Sincerely,
Avalon Homes
Scott B. Redsun
President
cc: Debbie Fountain
Dennis Turner - Planning Department
Received by: Date
OFF-SITE AND COMBINED INCLUSIONARY HOUSING PROJECT
ASSESSMENT WORKSHEET
BACKGROUND
1. Applicant Name and Address:
TRC Development Corporation
Dba: Avalon Homes
26440 La Alameda, Suite 370
Mission Viejo, CA 92691
(714)582-4111
2. Off-site or Combined Project Name:
344 unit affordable housing project known as Villa Loma
3. Description of Project with Inclusionary Housing Obligation:
Marvista I & II is a small infill project located at the northwest corner of El Fuerte Street and
Unicomio Avenue. The project consists of 5 previously graded lots totaling approximately 3.13
acres. The project will provide 17 units and 4 units respectively of single family housing ranging
in size from 1,800 to 2,050 square feet, with a minimum lot size of 3,500 square feet. There are
four small cul-de-sacs with 4 to 6 unit in each cul-de-sac.
4. Proposed On-site Project Description (if any): None
5. Proposed Off-site Project Description:
344 unit affordable housing project known as Villa Loma. Marvista at La Costa I will be required
to purchase 2.55 credits and Marvista at La Costa II qualifies for in-lieu fees as the tentative parcel
map has less than 7 units.
6. Description of On-site Project Constraints:
The project of 3+ acres offers very little opportunity to provide on-site affordable housing. The
project is surrounded by existing housing and fully developed street system. There are 4 private
cul-de-sacs with 4 to 6 units in each one. A private park will be provided to the residences of
Marvista I & II. A homeowners association will maintain the private park, slopes and front yards.
Attachment "1" to Council Pilicy Statement No. 57
PROJECT DESCRIPTION/EXPLANATION
PROJECT NAME: Marvista
APPLICANT NAME: TRC Development Corporation
Please describe fully the proposed project. Include any details necessary to adequately
explain the scope and/or operation of the proposed project. You may also include any
background information and supporting statements regarding the reasons for, or
appropriateness of, the application. Use an addendum sheet if necessary.
Description/Explanation:
Located in the La Costa region of Carlsbad, Marvista will be a small enclave of 17 single family
homes, with a minium lot size of 3,500 square feet. Marvista is designed around 3 small cull-du-
sac streets, 32 feet in width. There will be no more than 6 homes on any one cull-du-sac offering
their residence a quite friendly atmosphere. Marvista will offer its residences a common area park
featuring a shuffle board court and a picnic area for both active and passive usage. In addition,
residences will be provided front yard landscaping which will be maintained by the Marvista
Homeowners Association. This Homeowners will also be responsible for the maintenance of
common area landscaping, slope landscaping and private streets.
Marvista will offer two floor plans ranging is size from 1,870 to 2,020 square feet, with each floor
plan offering up to 4 bedrooms and 2.5 baths. We have developed 3 distinctive architectural styles
for Marvista. Both floor plans will offer a California Cottage elevation which is accented by front
porches, wood siding and window shutters. In addition to the California Cottage style, Plan one
will offer an elevation reflecting the Beach Bungalow style of architecture which is denoted by
shingle siding and rock accents. The second elevation for Plan 2 is accented by shutters and rock
accents reflecting the California Spanish style of architecture.
Marvista will also include 4 additional homes which is being developed on a lot not contiguous to
this project. They are separated by one lot, these 4 units will be offer the same amenities as the 17
units.
Currently, the land to be developed consists of four .6 acre lots which have previously been
graded in super pad condition. The surrounding area consists of a wide variety of residential
developments which include condominiums, townhomes, small lot single family homes and single
family homes on large lots. Marvista will blend in will the existing community and offer the
residences of Carlsbad uniquely designed moderately priced single family homes.
Rev. 4/91 . ProjDesc.frm
SUBJECT LOTS
x
Map Not To Scale
TENTATIVE TRACT NO. 97-08
CITY OF CARLSBAD GENERAL INFORMATION
ITPICAL SECTION OHSHE DRIVE DEVELOPER:
HOurOWNERgaSjOgj
UNICORNIO".CIVCOM & ASSOCIATES
Boiuuo flvonne.Sulie iOI
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LEGAL DESCRIPTION:
EXHIBIT 3
AFFORDABLE HOUSING AGREEMENT
This AFFORDABLE HOUSING MITIGATION AGREEMENT, entered into
this day of _, 19 , by and between the
CITY OF CARLSBAD, a Municipal Corporation (hereinafter referred
to as the "City"), and TRC Development Corporation, (hereinafter
referred to as the "Developer"), is made with reference to the
following:
A. Developer is the owner and developer of property
generally located at the northwest corner of Unicornio Street and
El Fuerte Street and Local Facilities Management Zone 6 in the"
City of Carlsbad, in the County of San Diego, California
(hereinafter referred to as the "subject property").. The
subject property is more particularly described in Exhibit "A",
which is attached hereto and is incorporated herein by this
reference.
B. Developer wishes to construct 17 single family homes
upon the subject property. The Planning Commission has approved
Carlsbad Tract/Parcel Map CT 97-08,and Planned Development 97-05.
The Planning Commission issued these approvals subject to
conditions of discretionary approval.
C. The Developer was conditioned with the ability to
satisfy its affordable housing obligation in accordance with
Chapter 21.85 of the Carlsbad Municipal Code by purchasing two
and fifty-five one-hundredths (2.55) Affordable Housing Credits
(Credits) in the Villa Loma affordable housing project.
D. Pursuant to the above-referenced conditions of
approval, and in accordance with City Council Policies 57 and 58,
the Developer has received approval from the City Council by
Resolution No. 97- , dated , 1997, to purchase Credits
in the off-site project known as Villa Loma. The City controls
and has available these Credits in Villa Loma and the project
meets the requirements of a Combined Inclusionary Housing Project
as defined in Chapter 21.85 of the Carlsbad Municipal Code.
Purchasing Credits according to the terms of this Agreement
satisfies the developer's affordable housing obligation in
accordance with Chapter 21.85 of the Carlsbad Municipal Code and
the developer's conditions of approval..
NOW, THEREFORE, it is mutually agreed by and between the '
undersigned parties as follows:
1. SATISFACTION OF AFFORDABLE HOUSING OBLIGATION AND
CONDITIONS OF TENTATIVE MAP APPROVAL THROUGH THE
PURCHASE OF AFFORDABLE HOUSING CREDITS
Within sixty (60) days of the City Council approval of
Developer's request to purchase Affordable Housing Credits, and
prior to receiving Final Map approval, Developer shall execute
this Agreement and pay to the City the sum of $ 82,161 as its
payment for two and fifty-five one-hundredths (2.55) Credits.
Execution of this Agreement by the parties and payment of the sum
of $ 82,161 to the City by the Developer shall fully satisfy the
Developer's affordable housing obligation pursuant to Chapter
21.85 of the Carlsbad Municipal Code and the above-referenced
conditions of approval. Upon execution of this Agreement and
receipt of the above payment from developer, City will record an
appropriate release of the developer's obligation.
Failure of the Developer to perform according to the
terms of this Agreement will be a failure to satisfy the
Tentative Map Conditions with respect to the subject property and
Chapter 21.85 of the Carlsbad Municipal Code; and the City may
exercise any and all remedies available to it with respect to the
Developer's failure to satisfy the Tentative Map Conditions
including but not limited to withholding the issue of building
permits for the subject property.
2. CITY ACKNOWLEDGES DEVELOPER PAYMENT.
By executing this Agreement, City acknowledges receipt
of Developer's payment under the terms of this Agreement.
3. DEVELOPER WAIVES RIGHTS TO OTHER METHODS OF SATISFYING
AFFORDABLE HOUSING OBLIGATION.
By executing this Agreement, developer waives any and
all rights to other means of satisfying the affordable housing
obligations required by Chapter 21.85 of the Carlsbad Municipal
Code and the conditions of approval.
4. HOLD HARMLESS.
The undersigned developer (hereinafter referred to as
"Indemnitor"), for and in consideration of the City of Carlsbad's
approval of this Agreement, and for other good and valuable
consideration, the receipt and sufficiency whereof is hereby
acknowledged by Indemnitor, does hereby covenant, undertake and
agree that it will indemnify and hold harmless (without limit as
to amount) the City of Carlsbad and its elected officials,
officers, employees and agents in their official capacity
(hereinafter collectively referred to as "Indemnitees") , and any
of them, from and again.st all loss, all risk of loss and all
damage (including expense) sustained or incurred because of or by
reason of any and all claims, demands, suits, actions, judgements
and executions for damages of any and every kind and by whomever
and whenever made or obtained, allegedly caused by, arising out
of or relating in any manner to this Agreement, and to protect
and defend Indemnitees, and any of them with respect thereto.
5. NOTICES.
All notices required pursuant to this Agreement shall be in
writing and may be given by personal delivery or by registered or
certified mail, return receipt requested, to the party to receive
such notice at the addresses set forth below:
TO THE CITY OF CARLSBAD:
City of Carlsbad
Housing and Redevelopment Department
Attn: Housing and Redevelopment Director
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008-2389
TO THE DEVELOPER:
TRC Development Corporation
26440 La Alemeda, Suite 370
Mission Viejo, California 92691
Any party may change the address to which notices are to be
sent by notifying the other parties of the new address, in the
manner set forth above.
6. INTEGRATED AGREEMENT.
This Agreement constitutes the entire agreement between the
parties and no modification hereof shall be binding unless
reduced to writing and signed by the parties hereto.
7. DURATION OF AGREEMENT.
This Agreement shall terminate and become null and void
when the City has received the payment described in Paragraph 1,
except as to the indemnity and hold harmless provisions setforth
in Paragraph 4.
8. SEVERABILITY.
In the event any limitation, condition, restriction,.'
covenant, or provision contained in this Agreement is to be held
invalid, void or unenforceable by any court of competent
jurisdiction, the remaining portions of this Agreement shall
nevertheless, be and remain in full force and effect.
IN WITNESS WHEREOF, the parties hereto have caused this
Agreement to be executed as of the day and year first above
written.
DEVELOPER CITY OF CARLSBAD
TRC Development Corporation A Municipal Corporation
By: By:
Signature MARTIN ORENYAK
Community Development Dir
APPROVED AS TO FORM:
Print Name
RONALD R. BALL
Title: City Attorney
EXHIBIT "Ar
PROPERTY DESCRIPTION
Lot 518, 519, 520, 521 of La Costa Meadows Unit No. 3
in the City of Carlsbad, County of San Diego, State of
California, according to map thereof No. 7076, filed in
the office of the County Recorder of San Diego, October
6, 1971.
-via-
CITY OF CARLSBAD
Development Coordinating Committee
September 8,1997
Changes to Conditions of Approval for
CT 97-08/PTJD 97-05
MARVISTA AT LA COSTA
To Planning Commission Resolution 4175, ADD Conditions (and adjust existing numbers
accordingly):
15. Due to the length of the driveway aprons associated with Lots 3, 4, 6, 10, 14, and 15, the
CC&Rs shall prohibit the parking of all vehicles on these driveway aprons. This
limitation does not pertain to the remaining lots of the project, where driveway aprons
equal or exceed 20 feet in length.
23. Prior to issuance of building permits, the Developer shall record an Avigation Easement
for the property to the County of San Diego and file a copy of the recorded document
with the Planning Director.
To Planning Commission Resolution 4175, MODIFY Condition (add boldface):
12. The Developer shall establish a homeowner's association and corresponding covenants,
conditions and restrictions. Said CC&Rs shall be submitted to and approved by the
Planning Director prior to final parcel map approval. Prior to issuance of a building
permit the Developer shall provide the Planning Department with a recorded copy of the
official CC&Rs that have been approved by the Department of Real Estate and the
Planning Director. Said CC&Rs may not be amended without the amendment being
submitted to and approved by both the Planning Director and the City Attorney. At
a minimum, the CC&Rs shall contain the following provisions: [continue balance of
condition unchanged]
35. If a soils engineer does not approve, in writing, the proposed lot drainage, rRain
gutters must be provided to convey roof drainage to an approved drainage course or
street to the satisfaction of the City Engineer.
To Planning Commission Resolution 4175, DELETE Conditions (and adjust existing
numbers accordingly):
19. Prior to occupancy of any units, the Developer shall construct a directory sign at the
entrance to the project. The design of this sign shall be approved by the Planning
Director.
21. Prior to the recordation of the first final tract map or the issuance of building permits,
whichever occurs first, the Developer shall prepare and record a Notice that this property
is subject to overflight, sight and sound of aircraft operating from McClellan-Palomar
Airport, in a form meeting the approval of the Planning Director and the City Attorney
(see Noise Form #2 on file in the Planning Department).
58. The Developer shall give all notices of the condominium conversion to all tenants as
required by the Subdivision Map Act and the Carlsbad Municipal Code.
Dennis A. Turner
Principal Planner
Distribution:
Scott Redsun
Ken Quon
File
Secretary