The URL can be used to link to this page

Home My WebLink About1995-05-17; Planning Commission; ; MP 177N - AVIARA PA 13 SETBACKS|AMBROSIA LANE TRAIL' ' .. APPLICATIOr-r' COMPLETE DATE: MARCH 22, 1995 PROJECT PIANNER: MICHAEL GRIM PROJECT ENGINEER: JIM DAVIS STAFF REPORT ® DATE: MAY 17, 1995 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: MP 177{N) -A VIARA PA 13 SETBACKS/AMBROSIA LANE TRAIL -Request for a minor master plan amendment to revise development standards to allow reduced front yard setbacks within Planning Area 13 and a relocation of a community trail in the Aviara Master Plan, within Local Facilities Management Zone 19. I. RECOMMENDATION That the Planning Commission find the proposed amendment to be minor in nature and ADOPT Planning Commission Resolution No. 3775 APPROVING MP 177(N) based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant, Aviara Land Associates, is requesting a master plan amendment to allow two changes to the existing Aviara Master Plan. One of the changes involves the allowance of a reduced front yard setback for side-loaded garages within Aviara Planning Area 13 (Aviara Point). The other change involves the relocation of a master plan community trail from the west side of Planning Area 7 (Sanderling) to the west side of Ambrosia Lane. The applicant is also requesting that these proposed changes be considered as a minor master plan amendment, thus allowing the Planning Commission to decide on the item without the need for a public hearing or City Council review. Since the proposed revisions have two components, the following description and background has been divided for clarity. Aviara Point Revisions The Aviara Point custom home subdivision contains 69 pregraded lots, 36 with flat pads and 33 split-level pads. The proposed revisions to the front yard setbacks involve only those lots with flat pads. All other development standards for flat pads would remain the same and all split-level pads would remain unaffected. Currently, all flat pads within the custom home development are required to maintain a 25 foot front yard setback. Many of the lots have now been sold and staff has reviewed many potential custom home plans. One alternative to the uniform 25 foot setback that has arisen is the concept of side-loaded garages accompanied by an increased setback for the remaining first floor area. ~ MP 177(N) -AVIARA PA 13 SETBACKS/AMBROSIA lANE rn,d:L MAY 17, 1995 PAGE2 This site design has many aesthetic advantages. It turns the garage door away from the street, allowing a more pleasing street scene. It also greatly varies the first floor setback on the individual lot, offering a more interesting facade with multiple building planes. These advantages can only occur if certain restrictions are placed upon the reduced setback allowance. These restrictions have been incorporated into the proposed master plan text (Exhibit "X", dated May 17, 1995, attached to Planning Commission Resolution No. 3775) and include the following: • A minimum 20 foot setback is allowed on flat pads for only side-loaded garages. No living area, either on the ground or second story, can encroach beyond the standard 25 foot front yard setback for flat pads. • The building frontage of the reduced setback cannot exceed a length equal to 40 percent of the total allowed building frontage. The total allowed building frontage equals the lot width minus the two side yard setbacks. For example, the minimum lot width in Aviara Point is 72 feet. A 72 foot wide lot has 7.2 foot side yards, therefore a maximum building frontage of 55.6 feet. 40 percent of 55.6 feet equals 22.24 feet, which is just enough for a standard two- car garage. • The ground floor liveable area must be setback a minimum of 40 feet from the front property line. The second story liveable area may extend to the standard 25 foot front yard setback. While the use of side-loaded garages and reduced front yard setback is not required and may not be incorporated into each flat pad, custom home development, the option will likely increase the variety of site and architectural designs within Aviara Point. Communi1y Trail Revisions Besides the North Shore Trail along Batiquitos Lagoon, which is in place and frequently used, the Aviara Master Plan contains several planned master plan community trails (Exhibit "Y", dated May 17, 1995, attached to Planning Commission Resolution No. 3775). These master plan trails are primarily for the residents of Aviara and will be maintained by the Aviara Master Homeowners Association. When the original master plan was approved, the trail alignments were conceptual. The trails were intended to consist of nature trails through open space and meandering sidewalks with pedestrian amenities along public roadways. One of the proposed trails is planned to lead northward from Alga Road in Phase I, through the open space adjacent to the golf course and along future Ambrosia Lane in Phase III, eventually crossing future Poinsettia Lane and terminating in the Aviara Community Park. This trail, colloquially known as the Ambrosia Lane Trail, is the topic of this master plan amendment. The southern alignment of the trail was intended to travel between Planning Area 7, now known as Sanderling, and the 12th fairway on its way to the native open space north of Sanderling. Since the golf course is now constructed and operational, this has afforded a closer evaluation of the trail alignment. After walking the proposed alignment I"""" ~ ~~ . MP 177(N) -A VIARA PA 13 SETBACKS/AMBROSIA IANE TIOdi.. MAY 17, 1995 PAGE3 of the trail, staff realized that the orientation of the 12th hole tee and the location of the fairway posed a potentially hazardous situation for users of the trail. In response to this situation, staff explored the opportunity of relocating the southern alignment of the trail to Ambrosia Lane. This realignment offered several benefits. Besides removing the trail users from golf ball conflicts, it also moved the trail closer to the Aviara Oaks School. The proposed alignment would increase convenient trail access between the elementary and future middle school and the residential developments and community park within Phase Ill Since the sidewalk along Ambrosia Lane has already been constructed, an alternative to the meandering sidewalk must be provided. The applicant is proposing that pedestrian amenities, such as popouts with benches and enhanced landscaping, be provided to enhance the existing sidewalk to the level of a community trail. III. A. B. ANALYSIS Does the proposed master plan amendment constitute a minor amendment, as defined by 21.38.120 of the Carlsbad Municipal Code? Is the proposed master plan amendment consistent with the intent of the Aviara Master Plan (MP 177)? DISCUSSION A. Nature of Master Plan Amendment According to Section 21.38.120(a)(3) of the Zoning Ordinance, a minor master plan amendment "shall not change the densities, or the boundaries of the property or involve an addition of a new use or group of uses not shown on the original master plan or the rearrangement of uses within the master plan". If an amendment qualifies as a minor amendment, the Planning Commission may approve the request without the need for a public hearing. The proposed master plan amendment involves only a slight adjustment to the development standards of one planning area, Aviara Point, and does not add or rearrange any land uses. No alteration of densities or project boundaries will occur with the reduced setbacks. The realignment of the master plan community trail also qualifies as a minor amendment. The trail relocation does not change the residential densities, the project boundaries, or the types of land uses. Since a trail is a feature and not a land use, the movement of the trail does not constitute a rearrangement of uses within the master plan. Therefore, considering the above, the proposed master plan amendment meets the requirements of Section 21.38.120(a)(3) for a minor master plan amendment. B. Consistency with the Aviara Master Plan The general community development standards for the Aviara Master Plan, when discussing building layout, call for varied front and side yard setbacks to help achieve an informal ,-.. '~ MP 177(N) -AVIARA p.,.t13 SETBACKS/AMBROSIA LANE 'flffl.1L MAY 17, 1995 PAGE4 character. These general standards, when addressing building massing, suggest a variety of height, stories, and roof lines to appear as an assemblage of smaller masses. The proposed master plan amendment would provide the opportunity for a one-story, side- loaded garage at 20 feet from the right-of-way, while increasing the ground floor living area setback to 40 feet. This variation in front yard setbacks improves the variety of building planes and provides for single story elements along the front of the house. The allowance of a reduced setback of 20 feet for side-loaded garages encourages the potential builder to tum the garage door away from the street, thus enhancing the street scene. With regard to trail alignment, the original trail was planned to travel along the 12th fairway, adjacent and through a master plan open space area, and eventually traverse the Phase III development on its way to the Zone 19 Community Park. After construction of the golf course and subsequent field inspections, it was apparent that the original alignment placed trail walkers in jeopardy of being hit by golf balls. Also, since the trail connected the Zone 19 Community Park and Poinsettia Lane with Phase I and Alga Road, moving the trail closer to Aviara Oaks School became a preferred option. This revised alignment offers the opportunity for students of the school to travel to and from the park, the residential areas of Phase III, and the adjacent residential areas (such as Poinsettia Hill and La Terraza) without traveling on Alga Road. Considering that the proposed master plan amendment still reflects the development goals of the master plan, it is consistent with the intent of the Aviara Master Plan. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that the proposed minor master plan amendment involves a minor revision to land use limitations which is exempt from environmental review per Section 15305 of the State CEQA Guidelines. A Notice of Exemption will therefore be issued upon final project determination. V. SUMMARY Since the project qualifies as a minor master plan amendment and meets the intent of the original master plan, staff recommends approval of MP 177(N). A'ITACHMENTS 1. Planning Commission Resolution No. 3775 2. Location Map 3. Original Trail Alignment 4. Proposed Trail Alignment 5. Background Data Sheet 6. Disclosure Form. MG:vd:lh April 17, 1995 - AVIARA P.A. 13 MP 177(N) -~,,, ORIGINAL ALIGNMENT COMMUNITY TRAIL MP 177(N) - PROPOSED ALIGNMENT COMMUNITY TRAIL MP ·177(N) ,,,._ ,✓ BACKGROUND DATA SHEET CASE NO: ~M=P~17~7..._{N ..... ) ___________________ _ CASE NAME: Aviara PA 13 Setbacks/Ambrosia Lane Trail APPLICANT: A viara Land Associates REQUEST AND LOCATION: Revise Master Plan development standards to allow reduced front yard setbacks for side loaded garages within A viara Planning Area 13 and realign the community trail adjacent to Aviara Planning Area 7. LEGAL DESCRIPTION: Lots 234-301 of Carlsbad Tract No. 85-35. Phase I Unit D according to Map No. 12412. filed in the Office of the County Recorder June 29. 1989; Parcels 3 and 4 of Parcel Map No. 16451. filed in the Office of the County Recorder April 15. 1991; Lot 9 of Carlsbad Tract No. 85-35. Phase I Unit B. according to Map No. 12410. filed in the Office of the County Recorder June 29. 1989; City of Carlsbad. County of San Diego. State of California APN: 215-610-02 thru 40/43/44; 215-611-01 thru 29; 215-612-05 Acres 70 Proposed No. (Assessor's Parcel Number) of Lots/Units NIA GENERAL PLAN AND ZONING Land Use Designation RLM & OS Density Allowed 4.0 du/acre Density Proposed NIA Existing Zone P-C Proposed Zone --=N....:.r.1..:....:A:...--_ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site North South East West PUBLIC FACILITIES P-C P-C P-C P-C P-C Vacant pads/Golf course Vacant pads/Golf course Golf course/single family Open space/multifamily Open space/golf course School District Carlsbad Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity)--=N"""'/~A=----------------- Public Facilities Fee Agreement, dated --=N~A=------------------- ENVIRONMENTAL IMPACT ASSESSMENT _ Negative Declaration, issued ___________________ _ _ Certified Environmental Impact Report, dated _____________ _ Other, Exempt per Section 15305 of the State CEOA Guidelines MG:vd -·- City of Carlsbad -:J At ti, I It t-1-t§ .gt:;,, t§ eil DISCLOSURE STATE.~ENT .:.,::iwc,1.NT"s 57,lo':":MENT OF CISCt..OSU~E OF CeFrr.l.lN OWNErlSHIP INT:rlES7S ON .t.U.. APPUC\T'10NS WI-IICH Will.. ;:ecu,.::e C:SC;:lE'iJCN.i.RY AC"110N CN ~E ?Airr CF rHE C:TY COt.,;NClL OR ANY APPOINT;~ BQA;;Q, COMMISSION QR COMMITT::. ( Please Pr,nr) The fellowing information must be disclosed: 1. Applicant Ust the names and addresses of all persons having a financial interest in the application. Aviara Land Associates Limited Partnersh· ---------------2011 Palomar Airport Road Suite 206 Carlsbad, CA 92009 2. Owner Ust the names and addr~sses of all persons having any ownership interest in the property involved. Aviara Land Assoc1ates Limited Partnersh" ----------------20 l 1 Palomar Airport Road Suite 206 Carlsbad, CA 92009 3. 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. NIA 4. If any person identffled 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. FRM00013 8/90 2075 Las Palmas Drive • Carlsbad. California 92009-4859 • (619) 438-11 6 1 ... " (Over; Disclosure Statement Page 2 5. Have you had more than 5250 worth of business transacted with any member of City statf. 3car~s Commissions, Committees and Council"within the past twelve months? Yas No X If yes, please indicate person(s) _____________________ _ -- :i · : , A ,ndi,,•dual. firm, coc111Vter-sl'lI0. joint vermire. uacciati0n. ,0cial :h,1t:,, fratemal orgar,i:ation. co~orauon. estate. :r..;st ...!!:22!! 1 • defin_e<I u ny ..,, d cou....., c~ mun•c•~~-a,at11ct or oct,er PQIRlcai 1ubdMa1cn. or any otne, ;rouc or rece,ver. ,ynd1c:ate, tr,,a and any otl'ler county, c .. , all ... ,. ,., :om0,na110n ac:ung u • unrt.' Owner: Aviara Land Associates Limited Partnership, a Delaware limited partnership By: ompany, a Delaware General Partner Date: 2/16/95 Applicant: Aviara Land Associates Limited Partnership, a Delaware limited partnership ompany, a Delaware eneral Partner Date: __ 2 __ /1_6 ____ /_9_5 ____ _