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HomeMy WebLinkAboutSP 118; Cannon Condominiums; Specific Plan (SP)CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT FOR JUNE 12, 1973 TO: PLANNING COMMISSION REPORT ON: CONSIDERATION OF CHANGE OF ZONE CONSIDEPJ\TION OF SPECIFIC PLAN CASE NOS: Zone Change -115 Specific Plan - 118 BY: W. D. CANNON P.O.Box 532 Carlsbad, California I. GENERAL INFORMATION A. Request: That the Planning Commission consider and recommend approval to the City Council of a Change of Zone froin R-l (one-family residential) to R-3 (multiple-family residential) zone, and a Specific Plan for a 49 unit condoniiniuiii development on a portion of Lot "H" Ranclio Agua Hedionda, in the City of Carlsbad. BACKGROUND: The subject property is located southerly of, and adjacent to Cannon Road, cppi'oximately 50 ft. easterly of the intersection of El Arbol Drive and Cannon Road. Said property has a frontage on Cannon Road of approximately 347.16 feet and contains approximately 6.86 acres. The main physical feature of the property is an approximate 2.8 acre drainage basin which is located along the full length of the westerly property]ine. The basin has been used for recreational purposes for a number of years by residents of the single-family residences immediately to tlie west. In addition, the parcel is bounded on the east by the A.T.&S.F. Railroad. ZONING AND GENERAL PLAN: Zoning:- Existing: Proposed: Adjacent: General Plan; North East - South West • The General 1. Zoning:- Existing: R-l R-3 (S.P.) - P-U - R-A & P-M - R-l - R-l Plan indicates the property to be potential low density residential, with from 3-7 d.u./acre. The proposed development is in excess of the maximum indicated density at 7.1 d.u./acre. ENVIRONMENTAL IMPACT CONSIDERATIONS: The Planning Director has found that this B^evelopTiitnft vnll not have a significant environmental effect. This determination was made on 12-22-72 and the appeal period has expired. The subject property is within the permit area of the Coastal Comiiiissicn and will require their approval. Attached is information submitted upon which staff based their finding of non-significant. II• CONSIDERATION OF CHANGE OF ZONE NQ. ZC-115: ^- Specific Request: That the'Planning Commission consider and recommend approval to the City Council of a Change of Zone from R-l (single-family) to R-3 (multiple-family residential) on the 6.86 acre parcel. The existing zoning, based upon the minimum lot size of 7500 sq, ft. and approx. 23% of the area to be in public streets, would permit a density of approximately 4.47 d.u. to the gross acre or a total of 30 dwelling units. If streets were ex- cluded, a density of 5.8 d.u./net acre or 39 units would be possible. The requested R-3 zone designation would permit a density of 51.24 dwelling units to the net acre, or a total of 351 dwelling units. However, the applicant has submitted a specific plan with an indicated density of 7.1 dwelling units to the net acre or a total of 49 dwelling units. The subject request exceeds the General Plan designation of 3-7 dwelling units to the acre. B. STAFF RECOMMENDATION: That the Planning Commission take the following actions: 1. That the requested change of zone from R-l to R-3 BE DENIED. Justification is based upon: a. Non-conformance of the requested density to the density commitment as indicated by the adopted General Plan which is 3-7 d.u./acre. Based upon the existing and potential uses in the area, the General Plan commitment seems to be still valid for the subject parcel, b. The lack of compatability of the maximum possible density permitted in the R-3 zone district and even the indicated density of 7.1 d.u./acre to the existing residential development in the area, and the semi- industrial activities to the north and east of the subject property. c. The existence of physical features, such as the drainage basin«and the A.T.S, & F. R.R., which require special site deisgn techniques to make any development liveable. Staff believes that such techniques can not be applied at the permitted R-3 district density or even the proposed 7.1 d.u./acre density. 2. That the Planning Commission recommend to the City Council that a Change of Zone from R-l to P-C BE APPROVED for the subject property. Justification is based upon: a. A P-C designation guarantees conformance of the development to the General Plan commitment for the subject property and to the existing densities immediately adjacent to the subject property. b. Permits the application of appropriate design techniques to overcome the problems of the parcel which result from its location, topography and existing and proposed uses. 3. With the revision recommendec by staff as outlined in the next section, that the Planninq Commission recommend to the City Council that the development map as submitted under Case No. SP-118 BE APPROVED, as revised, as a Master Plan and Specific Plan for the subject property. Justification is based upon: a. Conformance of the development plan, with the proposed revision, to the requirements and ;purposes of Title 21 of the Municipal Code. HI. • CONSIDERATION OF SPECIFIC PLAN NO. SP-118 Description of Project: The applicant proposes to fill a portion of the existingdrainaqe basin which encompasses approximately 40% of the subject 6.85 acre parcel. A'^total of 49 dwelling units with two or three bedrooms are proposed to be located in a total of 8 buildings with the following breakdown: UNITS PER BUILDING , 5 6 7 NO. OF BUILDINGS 3 1 4 • TOTAL UNITS 15 6 28 TOTALS 18 49 The individual units are indicated to townhouse in style with the bedrooms located on the second story. Each unit is indicated as having a private semi-enclosed patio and a covered deck area on the second floor. The proposed three bedroom units are indicated to have a deck area for each bedroom. The preliminary indications are that the units will be broken down as follows: Three-bedroom units 16 Two-bedroom units 33 TOTAL 49 Units, The proposed parking is indicated to be a total of 112 parking spaces with 76 covered spaces and 36 open spaces. Ordinance would require a total of 90 parking spaces based upon our estimated number of bedrooms per unH. In addition to the recreational use available in the drainage basin, the applicant is proposing a swimming pool and recreation building to be located in the approx. center of tho development. There is no indication of any children play areas. Architecturally, the buildings are indicated to be flat roofed with wood siding. Proposed v/alls around private patio areas are indicated to be viood to match the proposed buildings. The application of extensive landscaping and mounding is also indicated. The location of the carports along the east property line. -.3- and the design of the easr: elevation with no openings, are the methods proposed by the developer to buffer this complex frm the adjacent railroad right-of-way. B- SJTlFF^RECOr'ifU^^^ In conjunction with the recommendation for P-C Zoning and if the revisions indicated below were made, staff would recommend that the Planning Commission recoiiimGnd that the revised plan BE APPROVED as the Master Plan and Specific Plan: Staff would recommend that the development plan be revised: 1. To provide for all the information required by Sections 21.38.040 and 21.38.50 of the Municipal Code for a master plan and specific plan. 2. That the total units be limited to a maximum of 39 dwelling units or 5.8 d.u./acre, to be in conformance with existing adjacent use densities.. 3. That the-carports and parking area be relocated 10-15 ft. to the west to provide for an area along the easterly propertyline for extensive landscaping and mounding to act as an additional buffer element between the subject development and the railroad, 4. Include specific play areas for children. 5. Provide a minimum of parking spaces at 10' by 20' open, and 8.5' by - 20' covered spaces and a minimum of a 24 ft. wide access lane. JUSTIFICATION IS BASED UPON: 1; The existing drainage element is a positive element that needs to be preserved and be integrated into the development. To accomplish this, the developer should be compensated in teriris of greater density than possible with a normal single-family development. In addition, in order to adequately plan for the impact of the railroad right-of-v,'ay and the utility development to the north a somewhat greater density is required. However, to make the development compatable to the existing single-family development in the area, and to provide for all the essential amenities necessary for a condominium development, staff believes that the density should be limited to 5.8 d.u./acre. 2. Conformance of the density to the General Plan commitment. 3. The alternative uses available for the subject property is limited for many reasons, A condominium development at 5.8 dwelling luiits to the acre seems to be the most appropriate. C- CONDITIONS OF APPROVAL: Any approval should be subject to the following conditions: 1. Prior to the issuance of any permits, the applicant shall submit to the City a tentative map for consideration and approval. 2. Prior to the issuance of any permits, the applicant shall submit to the Planning Director for consideration and approval, a revised specific plan incorporating all the revisions outlined in Section III B of the Planning Department Staff Report, dated June 12, 1973. .A- for case numbers ZC-115 and SP-118. 3. The maximum number of dwelling units shall be 39 4. The approval of a specific plan is granted for the land as described in the application and any attachments thereto, and as shown on the plot plan submitt.ed labeled Exhibit "A". The location of all buildings, fences, signs, roadways, parking areas, landscaping and other facilities or features shall be located substantially as shown on tho plot plan labeled Exhibit "A", except or unless indicated otherwise herein. 5. Unless the construction of the structure or facility is commenced not later than six months after the date the approval is granted and is diligently pursued thereafter, this approval will automatically become null and void. However, upon request, if the proposed plot plan or adjacent areas are unchanged, the Planning Director may appoint one additional six month extension of time. 6. Any minor change may be approved by the Planning Director. Any substantial change will require the filing of an application for amendment to be considered by the Planning Commission, 7. All requirements of any law, ordinance or regulations of the State of California, City of Carlsbad, and any other governmental entity shall be complied with. 8. No signs or advertising of any type whatsoever shall be erected or installed until plans therefore have been approved by-the City of Carlsbad. 9. All areas shown as parking areas shall be surfaced with asphaltic concrete and shall be visably marked outlining individual parking spaces and traffic flow. Said surfacing and marking shall be completed prior to final inspection of the structure or structures by the Building Department. The surface shall be kept in a reasonably good state of repair at all times. Carport floors shall be a min. of Portland Cement Concrete, 10. Prior to obtaining a building permit and within 30 days hereof, the applicant shall file with the Secretary of the Planning Commission written acceptance of the conditions stated herein. 11. Compliance with and execution of all conditions listed hereon shall be necessary prior to obtaining final building inspection clearance. Deviation from this requirement shall be permitted only by written consent of the Planning Director. 12. Any mechanical and/or electrical equipment to be located on the roof of the structure shall be screened in a manner acceptable to the Planning Director, Detailed plans for said screening shall be submitted, in triplicate, to the Planning Director. 13. An incombustible trash enclosure shall be provided of a size, and location acceptable to the planning Director, and said area shall be enclosed with a fence and/or wall of sufficient height to adequately shield the area. Said fence and/or wall shall include a solid gate, 14. A detailed landscape and sprinkler plan prepared by a landscape architect, shall be submitted to the Planning Director for con- sideration and approval. 15. Prior to final building inspection clearance, all landscaping shall be installed. Said landscaping shall, at all times, be maintained in a manner acceptable to the Planning Director. 16. All landscape areas in parking lots shall be enclosed by a raised concrete curb or low wall. All planters adjacent to street right- of-way shall be constructed with weep holes per specifications of the City Engineer. 17. All utilities including electrical, telephone and television, shall be installed underground and/or shall be completely concealed from view. 18. All fire protection appurtenances shall be constructed in accordance wth Fire Department (City) requirements, 19. If the developer intends to raise the level of the drainage basin, a detailed hydrology study shall be submitted to the City Engineer for consideration and approval prior to any site v;ork. Said study shall show the measures used to insure that surrounding properties will not be subject to inundation during the "design" storm. PAUL A. WILLIAMS, Associate Planner PIcsnning & Aichitcc'ture EN\''IRO^?MENTAL IMPACT ASSES.SMENT ADDENDUM Date: April 13, 1973 Neirne of Applicant: William D. Ccinnon Location: Southside of Cannon Road, west of AT&SF Railway R.O.W. The follov;ing addendum furnishes additional information regarding noise, water use and density. 1. Noise. The AT&SF Railway tracks border the property to the east. The trains vrill create a negative impact upon the users of the site due to noise. To mitigate this impact the carports for the project have been placed betv/een the residences and the railroad to provide a 9 foot high wall. The roof of the carports then slope up to a 13 foot high peak to provide an additional barrier. See enclosed section. The residences are then separated from the carports by a drive, walk and landscaped area so that no residence is closer than 60 feet from the railroad right of way. The residences themselves, will be designed v;ith no openings facing to the east and will be heavily sound insulated. 2. Water Use. The v;ater and banks v/ill be maintained as close to their natural state as possible to provide continued habitat for the existing species of birds and fish. Additional trees and bushes v/ill be planted. The east bank will be slightly rccontoured to provide added spatial interest to the shoreline near the center of the property. No boats with motors will be allowed on the water. 3. Density. There will be seven residences per acre which is in conformance v/ith the General Plan for this area. The adjacent single family residences to the west are on 6000 square foot lots with a net density of 7.2 units per acre. CITY OF CARLSBAD APPLICATION FOR ADOPTION OF SPECIFIC OR MASTER PLAN DATE: SPECIFIC PLAN NO. ^y/^ y/S' FILING FEE RECEIPT NO.,5 7^-^/ (for official use) lip * « K « « * * * « * * K * « * * * * « * * *- I. A REQUEST IS HEREBY M.ADE TO ADOPT A ^l^'CiF'lC Fc Af^ FOR PROPERTY DESCRIBED AS: (exact legal description) See Attached Dascription II. THE PROPERTY DESCRIBED HEREIN IS ADDRESSED AS AND IS LOCATED ON THE ^MjTt\- SIDE OF r/)MKl^M i^t"^, BETWEEN ^L- A^^'t^y i (Name of Street) (North, South, East, West) AND (Name of Stre'ety TTTW the Gujner (Name of Street) _The undersigned state that I am ( I AM, l€xARE< ) (0wner/Qw«Si$;c5<) give ny (My, Oar) Name : D. Cannon _of the property described herein and hereby authorization to the filing of this application: (Typed or Printed as shown on Recorded Deed) r Si gnature: '-Wj ,.A y^^- -^"Z^. --y_ ^ Name: ( Typed or Printed as shown on Recorded Deed) Signature: Name; "(Typed oMFrmtecJ as shown~on Recorded Deed7 Signature: ^ Name; "(Typed or Printed as shown on Recorded DeedJ Signature: Specific Plan An-'^lication Page Two III. EXISTING ZONE OF SUBJECT PROPERTY HAS A MASTER PLAN BEEN APPROVED? R-l Yes, DATE; OWNER AND/OR OWNER'S AUTHORIZED AGENT AFFIDAVIT STATE OF CALIFORNIA) COUNTY OF SAN DIEGO) SS CITY OF ) I. 60 P. OAM/OO/Q Tname; declare to the best of Ai T (my, our ) and correct under the penalty of purjury: EXECUTED AT CWY yjF Cl^i^LSB>N^ , C(\U^flK,iK (Crty) ^ (State) being duly sworn depose and knowledge that the foregoing is true DATE 73 (Month) 7 [Day) /(Year) APPLICANT, OWNER AND/OR OWNER'S AUTHORIZED AGENT: LOO C/)K)fdO/0 SUBSCRIBED AND SWORN TO BEFORE ME THIS (Print Name) (Signature) (Mailing Address) (City and State) (Zip) ( 7/4 ) 7^27 'iL7e>a (Area Code) (Telephone Number) DAY OF 4^^/^ /f/^j y (N«(tary Public)' OFFICIAL SEAL tviA[?.GARET E. ADAMS; ^^Oi^'y pu^uc-CAUIOKNIA PKiHCii'AL on'ICE IM SAN DIEGO BOUNTY MY rOMMl.SlON EXPIRES FEBRUARY^ 15^^^!^