HomeMy WebLinkAboutMP 133; Occidental Petroleum; Master Plan (MP) (6)November 19, 1969
TO:
FROM:
SUBJECT
Planning Commission
C i ty Manager
Staff Report r e P r e_- Ain n e xa t ion Applications f orAmendmen
to the General P1 an <Buhan'ge of Zone a n cL-A doptions of a
Master Plar for Planned Community "Zone^aJchanqe of Zone
APPLICANT:
t o C-2 and Adoption o f^Speciffc Plans, and a Request for
>a Conditional Use Permit for Mobile Home Park; all to
be considered by the Planning Commission on November 25,
1969
H. B. DEVELOPMENT COMPANY
REPORT SUBMITTED BY THE FOLLOWING DEPARTMENTS:
Eng i nee ring,
Building,
F i re ,
Pol i ce,
Director of Public Works,
Planning Departments,
and C i ty Manage r .
Section i - INTRODUCTION
H. B. Development Company proposes to annex to the City and
develop 380 acres of land into a community which could ultimately
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contain 10 to 12 thousand people. It is anticipated that development
of the last phase of land use, the Community Shopping Center, could
begin about 1973.
The proposed development will contain many new and inventive
types of land use and construction. By utilization of .the Planned
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Commun-i ty Zone, the City should see most of the new concepts of single
family development, with adequate and well-planned open space areas.
The proposed commercial areas will provide all the services required for
such a large and completely-planned community, and the mobile home parks
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Introduction (Continued)
will be planned and developed towards the'rr complete integration with
the total environment.
Within the project, there will be areas and clusters of high and
low density, to best take advantage of the natural features of the
topography. Also, there will be an elementary school site and one-half
of a junior high school site (10'acres), which will be made available
to the school district. They will be developed adjacent to a municipal
park which will be dedicated in conformance with the City of Carlsbad
Dedication Ordinance. A portion of the proposed park will be utilized
as a branch fire station site.
The planners and engineers being used by H. B. Development Company
have spent approximately five months preparing the preliminary plans
for presentation to the Planning Commission and the City Council. During
this time, there has been continuous consulation with the City staff
to insure coordination and complete agreement prior to submittal for
public hearings. The technical reports are as follows:
Section II - TECHNICAL REPORTS
I tern A - Amendments to the General Plan:
1. The applicant desires an amendmentto the City of Carlsbad
General Plan to provide changes in proposed land use as
fo11ows:
a. To permit a maximum of ten (10) dwelling units per acre
instead of the 7 units per acre presently permitted under
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Low Density in the Land Use Element of the General Plan;
b. To permit an average of the dwelling units for those
areas in the General Plan designated as Low-Medium Density
(21 dwelling units) and Medium Density (kj dwelling units),
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Section II - I tern A - Amendments (Continued)
b. which would be 3^ dwelling units per acre;
c. To permit a maximum of eight (8) dwelling units per acre
for a mobile home park instead of the maximum of 7 dwell-
ing units per acre permitted under Low Density in the
Land Use Element of the General Plan;
d. To permit C-2 (General Commercial) for a community shopping
center and, for two (2) service station, commercial,
freeway service center clusters and a motor hotel center;
all as shown on the Project Site Map.
Item B - Rec1 assification to P-C (Planned Community) Zone and Adoption
of Mas ter PI an:
1. The applicant requests rec1 assification of 211 acres of land
to the P-C Zone and adoption of a Master Plan designating a
maximum density of 10 units per net acre for 17^ acres East
of Interstate 5 and, 34 units per acre for 37 acres between
Carlsbad Boulevard and the A.T.SS.F. railroad.
2. The Master Plan also designates the general locations of
schools, park and fire station sites, the proposed alignments
of Poinsettia Lane (102 feet wide), and one-half of Batiquitos
Drive (84 foot total width).
3. Those ares to be developed as Planned Community will be done
so in conformance with the City Planned Community Ordiance
(No. 9218), which stipulates submittal of Specific Plans and
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Tentative Subdivision Maps for review by the Planning Com-
mission and City Council, prior to development.
4 . The Specific Plans, which will be submitted at a later date,
shall delineate the locations of all proposed structures,
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I tern B - P-C Zone and Master Plan (Continued)
4. open space areas, residential road systems, etc. The
Tentative Map will designate the tentative configuration
of all the lots to be created, including the park and school
sites, as well as tentative details on street design and
utility 1ayou ts .
I tern C - Rec1 assification to C-2 (General Commercial) and Adoption of
Specific Plans designated A-1, A-2, A-3 and A-4:
1. The applicant desires to reclassify 55 acres of land to
those specific Commercial uses indicated below:
a. Specific Plan A-l is a proposed service station, commercial,
freeway service center cluster contining approximately 5
acres; said cluster will include a restaurant, four
service stations, auto repair facility, and a car wash.
Access will be to Avenidas Encinas (100 ft. wide).
b. Specific Plan A-2 is also a service station, commercial,
freeway service center cluster, similar to Plan A-l, but
instead of the auto repair and car wash facilities, it
will include some neighborhood shopping facilities primar-
ily for the use of those residents East of the freeway.
Access will be to a residential collector street (60 ft.
wide).
c. Specific Plan A-3 proposes a 500-unit motor hotel center,
m including dining areas, cocktail lounges, convention
facility and those commercial uses normally required for
the operation of such a complex. The motor hotel will
have ample on-site perimeter parking,with all of the units
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I tern C - C-2 and Specific Plans (Continued)
c. oriented towards a landscaped, centralized open space
area. Access will be to Avenidas Encinas.
d. Specific Plan A-^t depicts a proposed community shopping
center, which will have the type of major stores and
shops needed to supply the needs of the projected popula-
tion. The Specific Plan indicates a supermarket, three
major stores, numerous smaller shops, as well as ample
parking and landscaping. Access will again, be to
Aven i das Enc i nas.
Item D - Conditional Use Permit for a Mobile Home Park:
1. The proposed mobile home park will occupy 113 acres, with
said park divided into two areas by Poinsettia Lane, with the
North area (conaining 55.acres) being an adults-only mobile
park and the South area (containing 58 acres) being a family-
type mob i1e pa rk.
2. Both areas will have appropriate recreational facilities for
the particular occupants. The adult park will have a large
recreation center with activity rooms, pool, lake, etc., and
the family park will have a recreation center, pool area_s_
and a centralized activity green approximately 300 feet by
300 feet.
3. All mobile home units in both parks will front on a 20-foot
pedestrian green, which will in turn join a main pedestrian,
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open space green of from 50 to 100 feet wide, providing
pedestrian access to the recreational areas. This concept
will provide better spacing between the mobile home units
and permit the occupant to traverse through the park without
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I tern B - Conditional Use Permit (Continued)
3. use of the streets.
4. The density for the mobile home parks will not exceed
eight (8) dwelling units per acre. The family park is planned
for 403 units and the adult park is planned for ^50 units.
5» Except for emergency vehicle access, the general vehicular
access will be off Avenida Eneinas for both park areas.
Section III - RECOMMENDATION
The staff has spent considerable time in working with the
applicant in the preparation of this project and is confident that the
development as presented is complete and well planned. Therefore, the
staff recommends approval of the subject applications and proposals for
the following reasons and subject to the following conditions:
Section IV - REASONS
1. The proposed densities are in conformance with recommendations
which the staff will make to the Planning Commission and the
City Council pertaining to revising the densities designated
in the General Plan. Also, the proposed densities are identi-
cal to those prescribed in the San Diego County General Plan.
2. There is a need in the City for the type of development pro-
posed by H. B. Development Company with this project.
3. It will be an asset to the surrounding area.
Section V - CONDITIONS
1. That those areas relassified to Planned Community be developed
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in conformance with Ordinance.No. 9218.
2. That those areas reclassified to C-2 (General Commercial) be
developed in conformance with their respective Specific Plans,
and as fo1 lows:
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SectFon V - Conditions (Continued)
2. a. Except that details of all work in, the public right-of-
way, including but not limited' to driveway locations,
shall be subject to the approval of the City Engineer ;
b. All areas shown as GREEN areas on the Specific Plans
shall be landscaped in conformance with City Ordinance
No. 9181, and it shall be the responsibility of the ap-
plicant to assure maintenance of said areas;
c. Offstreet parking shall be in conformance with Ordinance
No. 9060, Article 15, Section 1511, designating numbers
of parking spaces;
d. Six-foot (6 ft.) high, masonry walls shall be required
on the North boundary line of Specific Plan A-3 andon
the South Line of Specific Plan A-2;
e. Signing shall be in conformance with the City of Carlsbad
Sign Ordinance No. 322k, with the following interpretation
pertaining to Specific Plans A-l and A-2:
"Since said cluster utilizes the concepts of both a
freeway service facility and general commercial zone,
one (l) pole sign shall be permitted for each use and
one (l) freeway sign shall.be permitted, provided it is
utilized only for those uses normally recognized as being
a part of a freeway service facility."
3. That approval of the Conditional Use Permit shall be subject
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to approval of the Planned Community and Commercial Zones by
the City Council and, as follows:
a. That those areas, for which a Conditional Use Permit for
a mobile home park have been approved, be developed in
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Section V - Conditions (Continued)
3. a. conformance with Site Plans A-l and A-2 and, as follows:
b. That the mobile home parks be developed in conformance
with the State of California Administrative Code, Title
25, Housing and Community Development, Chapter 5, Mobile
Home Parks ;
c. That all areas shown as GREEN areas on the Site Plans be
landscaped in conformance with City Ordinance No. 9l8l,
and it shall be the responsibility of the applicant to
assure maintenance of said areas;
d. That Site Plan Area A-l be an adult-type park and that
Site Plan Area A-2 be a family-type park;
e. That each mobile home park be encompassed by a six-foot
(6 ft.) high, decorative masonry wall;
4. That development plans be subject to review by the Planning
Department, prior to issuance of any building permit, to
insure conformance with the Specific Plans A-l, A-2, A-3, A-4,
and Site Plans A-l and A-2;
5. That a concept of architecture be adopted for the project and
that all elevations for the project be subject to review and
approval by the Planning Department;
6. That a Record of Survey be filed, covering the entire area
to be annexed, prior to issuance of any permits for grading
orbuilding;
7>. That all street improvements be completed adjacent to improved
property prior to the Building Department's issuance of an
authorization to occupy said improved property, except that
Poinsettia Lane Westerly of Avenida Encinas may be deferred
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Section V - Conditions (Continued)
7. until the Planned Community Zoning West of the railroad is
developed or until, in the opinion of the City Engineer,
traffic warrants construction;
8. That all improvements be constructed as required by the Sub-
division Ordinance and the City Engineer;
9- That vehicular access rights to Poinsettia Lane be dedicated
to the City, except at street intersections and at driveways,
shown on Specific Plans A-l and A-2 (ingress to property only);
10. That prior to issuance of permits for grading or building, a
report prepared by a consulting traffic engineer, showing
projected ultimate traffic volumes on streets within the
annexed areas, shall be submitted to the City;
11. That sewer service be provided by the City of Carlsbad and
that all trunk lines be constructed to ultimate size by the
developer;
12. That the City and the developer shall enter into a Reimbursement
Agreement, covering construction of the trunk line from the
Encina Water Pollution Control Facility to Poinsettia Lane.
The developer shall be reimbursed as follows:
a. Water Pollution Control Facility to Northerly Boundary -
100 pe rcen t ;
b. Northerly boundary to Poinsettia Lane - Difference between
cost and cost to construct a line of sufficient size to
* serve the total development (based on City Engineer's
estimate.)
13- That the developer be relieved on any requirement to construct
the sewer trunk line between Poinsettia Lane and the Southerly
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Section V - Conditions (Continued)
13. boundary and, that the developer's total reimbursement be
reduced by the estimated cost to construct an eight-inch
(8 in.) sewer line in that area.
14. That water service shall be provided by the Carlsbad Munic-
ipal Water District;
15. That all streets shown on the Project Site Plan be dedicated
to the City, according to a schedule approved by the City
Eng i neer ;
That details concerning responsibility for construction of a
grade separation across the A.T.SS.F. railroad at Poinsettia
Lane, be arrived at between the developer and City staff,
for approval by the City Council prior to annexation.
17. That the developer fund 25 percent (equivalent to one leg)
of the cost of a traffic signal on Poinsettia Lane at Carls-
fa ad Boulevard; construction to take place at such time as
traff i c war ra nts ;
18. Fire hydrants and water mains to supply them shall be construc-
ted as follows and any deviation therefrom shall be approved
by the Fire Chief and City Engineer :
(1) The standard minimum size of mains used for hydrant supply;
a. For residential districts (the mobile home park to be
considered as a high density,residential district--
8-inch; 6-inch to be used only where it completes a
* gridiron and in no case in blocks 600 feet or more
in length;
b. For mercantile districts, 8-inch and 12-inch; the
former to be used only in sections where it completes
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Section V - Conditions (Continued)
18. (l) b. a good gridiron, and the latter for long lines not
cross-connected;
(2) Hydrants - as per specifications on file with City Engineer
and the Water Department:
a. Residential area, one to each 120,000 square feet, not
to exceed 450 feet apart;
b. Mercantile areas, one to each 80,000 square feet, not
to exceed 350 feet apart;
c. On-site as well as off-site hydrants within the an-
nexed area, will be required. The location of all
hydrants shall be approved by the Fire Department.
19- Road widths for those areas zoned Planned Community, shall
be considered at the time their respective Specific Plan and
Tentative Maps are reviewed. Street widths for those other
streets are as follows:
a. Poinsettia Lane, from Carlsbad Boulevard to Batiquitos
Road, will be a major arterial highway, 102 feet wide,
with an 18-foot wide median divider;
b. Avenida Encinas, from the North boundary to the South
boundary, will be a modified collector street, 100 feet
wide, with a minimum 16-foot median divider through a
majority of the property;
c. The median dividers on both streets shall be landscaped
by the developer in conformance with a plan approved by
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the City Planning and Engineering Departments.
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C E M : n 1 C i f''y~"M a n a g e r