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HomeMy WebLinkAbout1986-01-22; Planning Commission; ; SDP 84-08A - BREHM.i-U".c'L.l.l.L-\T.lUl'-. .::>U.t:H'IJ..l.1..l.t-1.L Ut-1..1.I:.: ( NOVEMBER(-7,_1_9_8_5 ___ _ STAFF REPORT ® DATE: JANUARY 22, 1986 TO: PLANNING COMMISSION FROM: PLANNINq DEPARTMENT SUBJECT: SOP 84-8(A) -BREHM -Request for an amendment to a previously approved site development plan for a 100 unit apartment project at the southwest corner of Xana Way and Corintia Street in the RD-M(O) zone. I. RECOMMENDATION That the Planning Commission ADOPT Resolution No. 2533 recommending APPROVAL of SOP 84-8{A) based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND .. This is a request for an amendment to a previously approved site development plan for a 104 unit apartment project located as described above. The original site development plan, SDP 84-8, was approved by the Planning Commission in September, 1984 as a portion of a 324 unit project covering 43.6 acres. As shown by Exhibit "X" the majority of the site was designated for development with 220 single family dwelling units. The applicant proposed the 104 apartment units on the southwesterly 4.35 acres of the site. Overall the project had a density of 7.4 du/ac which was towards the midrange of the site's General Plan designation of 4-10 du/ac, but near the top end of the site's present General Plan designation of 4-8 du/ac. As shown by Exhibit "Y" the original site development plan for the apartment project consisted of split level two and three story buildings gaining access from a common hallway. The proposed amendment would change the product type to two story buildings and eliminate the central access corridor. The proposed amendment would also revise the location of the driveway within the project and eliminate one of the entrances on Corintia Street. III. ANALYSIS Planning Issues 1) Is the proposed project compatible with the single family homes being constructed to the north and east? 2) Is the proposed revision an improvement over the previously approved project? © I ( i Discussion The proposed project should be compatible with the single family homes being constructed to the north and east by the applicant. The same color -scheme and many of the architectural treatments utilized in the single family homes will be incorporated into the des·ign of the apartment project. This should help to make the single family units and apartment project appear to be a comprehensively planned integrated project. In addition, the revised buildings will be smaller than the previously approved apartment buildings. The apartment buildings will have a minimum separation of 100 feet from the single family homes. A 15'-20' heavily landscaped strip as well as a solid six foot high wall on top of an embankment will separate the single family homes from the resident parking in the northwesterly portion of this project. The proposed revision should be an improvement over the previously approved site development plan. The revision will eliminate the long common access hallways. Access to the new uni~s will be provided by individual stairways which will only serve two units-at a time. This will create a greater sense of privacy, quieter and safer access then would a central access hallway. The applicant also believes the two _story units will provide a better living atmosphere than the proposed three story units because he believes that the ground level units of the three story project would get very little light. The proposed amendment will make some revisions to the project's circulation which will place a portion of the driveway through the interior of the project rather than around the perimeter. In addition, two passive recreation areas will be provided in addition to the active recreation area. The proposed project will have basically the same impacts as the previously approved site development plan which will not expire until September 1986. The recommended conditions of approval for the amended site development plan are essentially the same as the previously approved project with the addition of several conditions. These conditions deal with traffic and road improvements in the La Costa area and have been placed on all. recent projects in the La Costa area. In conclusion staff believes the revised project is an improvement over the previously approved project and recommends approval of SOP 84-B(A). -2- ( ( IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this project has already been considered in conjunction with a previously certified environmental document and, therefore, has issued a Notice of Prior Environmental Compliance, dated January 11, 1986. A copy of the prior environmental documents are on file in the Planning Department. ATTACHMENTS 1) Planning Commission Resolution No. 2533 2) Location Map 3) Background Data Sheet 4) Disclosure Statement 5) Environmental Document 6) Reduced Exhibits "X" and "Y" 7) Exhibits "A" -"F", dated December 3, 1985 MH:bn 1/8/86 ' -3- . . . l 2 :3 4 5 6 7 8 9 10 11 1-2 13 14 15 16 17 18 ( ( PLANNING COMMISSION RESOLUTION NO. 2533 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING SITE DEVELOPMENT PLAN NO. SOP 84-8(A), FOR A 100 UNIT APARTMENT PROJECT ON PROPERTY GENERALLY LOCATED ON THE SOUTHWEST CORNER OF XANA WAY AND CORINTIA STREET. APPLICANT: BREHM CASE NO.: SOP 84-S(A) WHEREAS, a verified application has been filed with the City of Ca~lsbad, and referred to the Planning Commission; and WHEREAS, said verified application constitutes a request as provided by Tjtle 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission approved Site Development ~ Plan SOP 84-8 with Resolution No. 2350, dated September 12, 1984; and .... .. . · . ... :,• ..... WHEREAS, pursuant to the provisions of the Municipal Code, the Planning Commission on the 22nd day of January, 1986, considered a modification to approved Site Development Plan SOP 84- B(A), on property described as: Lot 224 of Carlsbad Tract 84-23 according to Map 11241 filed May 22, 1985. WHEREAS, at said hearing, upon hearing and considering all 19 testimony and arguments, if any, of all persons desiring to be 20 heard, said Commission considered all factors relating to Site 21 Development Plan No. SDP 84-8(A). 22 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 23 Commission of the City of Carlsbad as follows: 24 A) 25 B) 26 27 I I I I 28 I I I I That the above recitations are true and correct. That based on the evidence presented at the hearing, the Commission recommends APPROVAL of SOP 84-B(A), based on the following findings and subject to the following conditions: ( ( l Findings: 2 3 4 5 6 7 8 9 10 11 12 ··13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 1 ) 2) 3) 4) 5) 6) Ill/ /Ill The project is consistent with the City's General Plan since the site.has been designated for residential development by the Land Use Element of the General Plan, as conditioned the circulation system is adequate to serve the project. The project will help to implement the Housing Element of the General Plan by helping to provide a variety of housing types in the La Costa area. The project as conditioned is consistent with the provisions of Title 21 of the Carlsbad Municipal Code and the RD-M(Q) zone. The site is physically suitable for the type and density of th development since the site is adequate in size and shape to accommodate residential development at the density proposed. The project is consistent with all City public facility pol- icies and ordinances since: a) The Planning Commission has, by inclusion of an appropriat condition to this project, ensured building permits.will no'.t · be issued·, ·fo·r tlte·· proJect. un:le'ss . .-the City :Eng fnee't' ·. determines that sewer service is available, and buildirig cannot occur within the project unless sew-er service remains available, and the Planning Commission is· satisfie that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project. b) The San Marcos School District has written a letter, dated May 25, 1985, stating that school facilities will be available to this project. c) All necessary public improvements have been provided or will be required as conditions of approval. d) The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee~ Performance of that contract and payment of the fee will ' enable this body to find that public facilities will be : available concurrent with need as required by the General j Plan. The proposed project is compatible with the surrounding future I land uses since surrounding properties are designated for I residential development on the General Plan. I 28 PC RESO NO. 2533 -2- © fl ••• ( ( l 7) 2 This project has already been considered in conjunction with a previous~y certified environmental document and a Notice of Prior Environmental Compliance was issued on January 11, 1986 and recommended for approval by the Planning Commission on :3 Janaury 22, 1986. · 4 8) This project requires the construction of the improvements or facilities listed in the conditions of approval or the payment of fees in lieu of construction. This project creates a direc need for the improvements or facilities for the reasons stated in the staff report. If the improvements or facilities are no provided the project will create an unmitigated burden on existing improvements and facilities. Further, the improvements and facilities are necessary to provide safe, adequate and appropriate service to future residents of the project consistent with City goals, policies and plans. 5 6 7 8 9 10 11 ··12 13 14 15 16 17 18 19 20 21 22 2:3 24 25 26 27 28 Conditions: 1) Approval is granted for SDP 84-8(A), as shown on Exhibits "A" -"F", dated December 3, 1985, incorporated by reference and o file in the Planhing Departmen~. De~elop~ent s~all oq9ur · ·•··,substantially ··as· showrr uri1ess' othe·rwise· notea· 'in. theife .. conditions. Approval of SDP 84-8(A)'shall supercede approval of SDP 84-8. 2) This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewe facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. 3) This project is approved upon the express condition that the applicant shall pay a public facilities fee as required by Cit Council Policy No. 17, dated April 2, 1982, on file with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee, a copy of that agreement, dated May 25, 1984, is on file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not be consistent with the General Plan and approval for this project shall be void. 4) The applicant shall provide school fees to mitigate conditions of overcrowding as part of building permit appiication. These fees shall be based on the fee schedule in effect at the time of building permit application. 5) Approval of this request shall not excuse compliance with all sections of the zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance. -3- J. 2 3 4 5 6 7 8 9 10 ( ( 6) Water shall be provided by the San Marcos Municipal Water District. 7) The applicant shall prepare a 24" x 36" reproducible mylar of the final site plan incorporating the conditions contained herein. Said site plan shall be submitted to and approved by the Planning Director prior to the issuance of building permits. 8) The applicant shall prepare a detailed landscape and irrigatio plan which shall be submitted to and approved by the Planning Director prior to the issuance of grading or building permits, whichever occurs first. The portions of this project adjacent to the single family homes and the intersection of Xana Way and Corintia Street shall be heavily landscaped. 9) All parking lot trees shall be a minimum of 15 gallons in size. 10) Prior to issuance of a building permit the applicant shall 11 supply a detailed plan showing the exact height and material used for the construction of all retaining walls subject to 12 the approval of the Planning Director. . . . • • • • • • ••• • . • I .• • • • ' • . •· •• • . • ' i. .• .. • • .. . • • . • I •• • • • • • • • • • I .. • • _ ... -~ ; • ·· ·, · 13 ·· 11 )" All landscaped areas shall be maintained in a heal thy and 14 15 16 1 2) 17 13) 18 19 20 21 22 23 24 1 4) 1 5) 25 16) 26 27 //// thriving condition, free from weeds, trash, and debris. Any signs proposed for this development shall be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Planning Director prior to installation of such signs. Trash receptacle areas shall be enclosed masonry wall with gates pursuant to City of said receptacles shall be approved by Director. by a six-foot high standards. Location the Planning I I I I All roof appurtenances, including air conditioners, shall be 1i architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, pursuant J to Building Department Policy No. 80-6, to the satisfaction ofl the Directors of Planning and Building. i Building identification and/or addresses shall be placed on a11 new and existing buildings so as to be plainly visible from th~ street or access road; color of identification and/or addresse shall contrast to their background color. Prior to occupancy of any units, the applicant shall construct a directory sign at the entrance to the project. · The design o this sign shall be approved by the Planning Director. 28 PC RESO NO. 2533 -4- -1 2 3 4 5 6 7 8 9 10 1 7 ) 1 8) 19) 20) ( ( Additional pedestrian access shall be provided subject to the approval of the Planning Director. If any condition for construction of any public improvements o facilities, or the payment of any fees in lieu thereof, impose by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. All ground level patios shall protrude a minimum of 2 feet beyond the balconies above them and shall be enclosed by a solid wall subject to the approval of the Planning Director. A tot lot for children shall be added to the project. The size location and equipment for the play area shall be to the satisfaction of the Planning Director. 11 Engineering Department: . -· .-· .· · : · .: .. -··12 2.1·) .-. ·The· d~ve.16:r::fer·· s·hali oht.airi"'ci gt~'dihg ·pe·rm·i t:: · prior· 'to' the, ... commencem~nt of any clearing or grading of.the site. 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 2 2) 2 3) 24) 25) 26) The grading for this project is defined as "controlled grading' by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading shall be performed under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to ensure compliance of the work with the~approved grading plan, submit required reports to the City Engineer and verify compliance with Chapter 11 .06 of the Carlsbad Municipal Code. Upon completion of grading, the developer shall ensure that an "as-graded" geologic plan shall be submitted to the City Engineer. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a contou map which represents both the pre and post site grading. This plan shall be signed by both the soils engineer and the engineering geologist. The plan shall be prepared on a mylar or similar drafting film and shall become a permanent record. No grading shall occur outside the limits of the project unles a letter of permission is obtained from the owners of the affected properties. A separate grading plan shall be submitted and approved and a separate grading permit issued for the borrow or disposal site if located within the city limits. All slopes within this project shall be no steeper than 2:1. 28 I I// PC RESO NO. 25 33 -5-@ l 2 :3 4 5 6 7 8 9 10 11 .•.· ·. :·-·;· 1.2 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 27) 28) .• ... - 29) 30) 31) 32) /Ill Ill/ Ill/ Ill/ Ill/ ( ( Prior to hauling dirt or construction materials to any propose construction site within this project the developer shall submit tq and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation. The developer shall exercise special care during the construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control measures and shall construct temporary desiltation/detention basins of type, size and location as approved by the City Engineer. The basins and erosion control measures shall be shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer prior to the start of any other grading operations. Prior to the removal of any basins or facilities so constructed the area served_ shall be protected by additional drainage facilities, slope erosion control measures and other methods required or approved by the City Engineer. The developer shall maintain the temporary basins and erosion control measures for a period of time satisfactory to the City Engineer and shall guarantee their maintenance and satisfactory performance. thcough cash deposit and· boh"d-ing .·in amounts· ·arid ·types···su·i€able···eo· fhe··_'ci'ty Engineer. Additional drainage easements and drainage structures shall be provided or installed as may be required by the County Department of Sanitation and Flood Control or the City Engi- neer. Sight distance for all intersections shall comply with City of Carlsbad design criteria. The owner of the subject property shall execute a hold harmles agreement regarding drainage across the adjacent property prio to approval of any grading or building permit for this project. Unless a standard variance has been issued, no variance from City Standards is authorized by virtue of approval of this sit plan. ~6/kESO NO. 2533 -6- © l 2 3 4 5 6 7 8 9 10 11 -12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 3 3) 34) 35) '36) 37) 38) 39) Ill/ ( ( The developer shall construct private street accesses to publi streets in such a way as to clearly designate that the private streets are not a portion of the public street system. The developer shall place a plaque-type sign with the legend, "PRIVATE STREET BEYOND THIS POINT, at the access point to private streets from public streets. The script on the sign shown above shall be capital le.tters of a size and contrast such as to be readable for a normally sighted person at a distance of 20 feet. The provisions of this condition shall b met to the satisfaction of the City Engineer prior to issuance of a Certificate of Occupancy for any portion of this project. The applicant shall execute the Standard City CC&R's for private street systems. The developer shall install street lights along all public and private street frontages in conformance with City of tarlsbad Standards. The developer shall install street trees at the equivalent of 40-foot intervals along all public street frontages in conformance with City of Carlsbad Standards. The trees shall be of a variety selected from the approved Street Tree List • . 'rhe·· deve'l-ope"·r. shaii "instalr 'si'd'ewa1kii aio~g :.a1·r 'r>ubi :i.c0 ~tre~t frontages in confqrmance with City of Carlsbad.Standards prior to occupancy of any buildings. ' The developer shall install a wheelchair ramp at the public street corner abutting the subdivision in conformance with Cit of Carlsbad Standards prior to occupancy of any buildings. The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. Improvements listed in this section shall be installed or agreed to be installed by secured agreement by the developer before the issuance of any building permit. The developer shall obtain approval of the plans from the City Engineer and pay all associated fees and performance guarantees prior to issuance of any building permit. The developer shall install said improvements to the satisfaction of the City Engineer prior to issuance of a Certificate of Occupancy or occupancy o any portion of the project for any purpose. The improvements are: a) All public streets shown adjacent to the parimeter of this project. b) All internal access and utility systems to serve this project. c) All drainage facilities to serve this project. PC RESO NO. 2533 -7- (3) l 2 :3 4 5 6 7 8 9 10 11 ... •· 1·2·. 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 40} 41 } 42} 43} • • f •'· 44} /Ill Ill/ /Ill /Ill /Ill Ill/ /Ill ( The design of all private streets and drainage systems shall b approved by the City Engineer prior to issuance of any grading or building permit for this project. The design of all privat streets shall conform to City of Carlsbad standards of public streets. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets and drainage systems shall be inspected by the city, and the standard improvement plan check and inspection fees shall be paid prior to issuance of any buiidin or grading permit for this project. All private streets and drainage systems shall be maintained b the developer in perpetuity. Some improvements shown on the Site Development Plan and/or required by these conditions are located offsite on property which neither the City nor the subdivider has sufficient title or interest to permit the improvements to be made without acquisition of title or interest. The subdivider shall confor to Section 20.16.095 of the Carlsbad Municipal Code. The applicant shall agree to utilize reclaimed water, in Type form, on the subject property i_.n all .common areqs .as apprpve<;l ,by ,the ·cfty -Erig ineer: , .. · · ·· · · · · ·· · · · , · · · ·· · · · · ·· · · · · All plans, specifications, and supporting documents for the improvements of this project shall be signed and sealed by the Engineer in responsible charge of the work. Each sheet shall be signed and sealed, except that bound documents may be signe and sealed on their first page. Additionally the first sheet of each set of plans shall have the following certificate: "DECLARATION OF RESPONSIBLE CHARGE" I hereby declare that I am the Engineer of Work for this project, that I have exercised responsible charge over the design of the project as defined in Section 6703 of the Business and Professions Code, and that the design is consistent with current standards. PC RESO NO. 2533 -8- © l 2 3 4 5 6 7 8 9 10 11 .. ·,-12· 13 14 15 16 17 18 19 20 21 22 23 24 25 ·26 27 28 45) 46) ( I understand that the check of project drawings and specifications by the City of Carlsbad is confined to a review only and.does not relieve me, as Engineer of Work, of my responsibilities for project design. (Name, Address and Telephone of Engineering firm) Firm: Address: City, St.: Telephone: BY Date: (Name of Engineer) R.C .E. NO. # Developer shall, prior to building permit approval, ·enter into an agreement with the City for the developer to pay a traffic impact fee for the developer's share of mitigating anticipated future_ traffic problems. at. and nea.r the intei::~e.ction. of: El: ... · · ·camino. Rea1· ···and. OTi'venhafn· ·:Road,· ·a·na 'at and. near the . intersection of El Camino Real and La Costa Avenue. The interim fees to be collected, at the time of building permit issuance, shall not exceed $250.00 per single family housinq unit, nor $200 per multiple family housing unit. The amount o such fees shall be determined by the City Council, based on an area traffic impact study to be undertaken by the City and concluded within six months after approval of applicant's site plan. The limit on the amount of the fee is based on the City Engineer's estimate. If the City Council finds that the cost of improvements require a higher fee, then the developer shall agree to pay that fee as determined by the City Council. The City Council has determined that in order to accommodate the traffic on Rancho Santa Fe Road, the developer of projects in this area must be responsible for the improvement of Rancho Santa Road from La Costa Avenue to the existing Melrose Drive intersection. Prior to building permit approval the developer shall submit a proposal satisfactory to the City Council for such improvements. The proposal shall be based on an independent traffic analysis accomplished to the satisfaction of the City Engineer. The proposal shall include a time schedule and financing plan for the improvements which may include an assessment district, developer financing, or some alternative acceptable to the City Council. The construction and improvements must be assured either by confirmation of the assessment district secured subdivision improvement agreement, or otherwise guaranteed to the satisfaction of the City Counci prior to building permit approval. -9- @ \ ( 47) Prior to building permit approval, a traffic study shall be l prepared to determine the extent of impacts that this project will have on major streets in the La Costa area, including La 2 Costa Avenue and El Camino Real to Interstate 5. The study shall determine a solution to these impacts and the applicant 3 shall agree to perform or to participate in the solution as determined by the City Council. No units shall be occupied in 4 this subdivision until traffic impacts have been mitigated to the satisfaction of the City Council. The studies which are 5 now being conducted by the City may be used to satisfy this condition if they are completed prior to the applicant 6 requesting approval of a final map. 7 48) Prior to issuance of building permits for this project the developer shall realign the access on Xana Way to the 8 satisfaction of the City Engineer. 9 Fire Department: 10 49) Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire 11 Department • . · . :-.>·12-5.0) .· .. Additional; 'p~bl tc· ~nd/o·r. o~s i te: 'fire 'tiy'dra~ts'' sha.11 .. be' p~o~/ide if deemed.necessary by the Fire Marsh~l. 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 51 ) 52) 53) 54) 55) Ill/ /Ill Ill/ The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants and onsite roads and drives to the Fire Marshal for approval. An all-weather access road shall be maintained throughout construction. All required fire hydrants, water mains and appurtenances shal be operational prior to combustible building materials being located on the project site. All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction. Building exceeding 10,000 sq.ft. aggregate floor area shall be sprinklered or have four-hour fire walls with no openings therein which shall split the building into 10,000 sq.ft. (or less) areas. · ~t:/,Eso NO. 2533 -10- @ l 2 3 4 5 6 7 8 9 10 11 r ' ( PASS~D, APPROVED AND ADOPTED at a regular meeting of.the Planning Commission of the City of Carlsbad, California, held on the 22nd day of January, 1986, by the following vote, to wit: ATTEST: AYES: Chairman Schlehuber, Commissioners: McBane, Marcus, McFadden, Smith, Holmes and Hall. NOES: None. ABSENT: None. ABSTAIN: None. SCHLEHUBER, Chairman PLANNING COMMISSION . . •·"<•·:: ~~~, • ■ • ;-•• . .... -... .. . ... . .• . ":•. --· :-.... 14 PLANNING DIRECTOR 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PC RESO NO. 2533 -11-@