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HomeMy WebLinkAbout1996-03-06; Planning Commission; ; SDP 95-14 - AVIARA PLANNING AREA 30, • The City of l:arlsbad Planning Department • IP- A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: March 6, 1996 Item No.@ Application complete date: December 6, 1995 Project Planner: Elaine Blackburn Project Engineer: Ken Quon SUBJECT: SOP 95-14 -A VIARA PLANNING AREA 30 -Request for a Site Development Plan for 101 single-family detached residences within a previously approved subdivision on a 54.9-acre site located on the south side of Batiquitos Drive in Local Facilities Management Zone 19. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 3908, APPROVING SDP 95-14, based on the findings and subject to the conditions contained therein. II. INTRODUCTION This application proposes architectural elevations, floor plans and the plotting of units pursuant to the approved Aviara Master Plan (MP 177(P)). The proposed architectural elevations, floor plans and unit plotting are consistent with all City codes, policies and ordinances as well as the Aviara Master Plan. III. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of a Site Development Plan to allow the construction of 101 single-family homes in Aviara Planing Area 30, which is located within Phase II of the Aviara Master Plan (MP 177(P)) and within the P-C Zone. The project is also subject to the conditions of the approved Tentative Tract Map (CT 90-30) for Aviara Planning Area 30. This Tentative Tract Map was approved for 101 single-family lots (minimum lot size 7,500 square feet), 2 open space lots and 3 private street lots. The Master Plan requires the approval of a Site Development Plan prior to issuance of building permits. Further, Condition No. 28 of Planning Commission Resolution No. 3396, approving CT 90-30, reiterates the Master Plan requirement for a site development plan. The intent of the Site Development Plan is to ensure that all applicable development standards and design criteria of the Master Plan are incorporated into any proposed construction. , SDP 95-14 -AVIARA LNING AREA 30 MARCH 6, 1996 PAGE2 • Aviara Planning Area 30 is located on the south side of Batiquitos Drive at the western perimeter of the Aviara Master Plan boundary. The site is bounded by Planning Areas 26 and 27 to the east ( across Batiquitos Drive). These planning areas will be developed with single family residential units. The area to the west of the subject site is open space, and includes the Batiquitos Lagoon Enhancement Project. To the north ( across Batiquitos Drive) is Planning Area 29, containing single family homes (Warmington Homes). Planning Area 28 is southeast of the subject site. The topography of the subject site is varied, including steep downward slopes around the perimeter of the planning area and stepped slopes within the buildable area. The buildable area generally slopes downward from north to south. Planning Area 30 was mass graded previously as part of an approved grading permit. Finish grading will be completed consistent with the approved tentative map and a grading permit. The project site is subject to the following regulations: A. General Plan (RLM Designation); B. East Batiquitos and Mello I Local Coastal Programs; C. Aviara Master Plan, P-C Zone (Carlsbad Municipal Code, Chapter 21.38) and Tentative Tract Map (CT 90-30) for Aviara Planning Area 30; and D. Growth Management. IV. ANALYSIS A. General Plan The proposed project is consistent with the policies and programs of the General Plan. Table 1 below, indicates how the project complies with the elements of the General Plan which are particularly relevant to this proposal. Table 1: GENERAL PLAN CONSISTENCY ELEMENT REQUIREMENT PROVIDED COMPLIANCE Land Use Residential Low-Medium (0-4 Single Family Residential (1.8397 Yes du/ac) du/ac) Open Space Required preservation of Master Preservation of Lots 77 and 106 as Yes Plan Open Space and tree groves open space (Tree groves included within these lots) SDP 95-14 -AVIARA .ANNING AREA 30 MARCH 6, 1996 • PAGE3 ELEMENT REQUIREMENT PROVIDED Housing 15% of Total Base Units (or 15% (or 15.15 units) provided in La 15.15 units to be provided in the Terraza (Villa Loma) per affordable La Terraza (Villa Loma) project housing agreement per an approved affordable housing agreement*). COMPLIANCE Yes * The La Terraza "combmed affordable housmg project" satisfies the affordable housmg reqmrement for the entire Av1ara Master Plan area (160 dwelling units required to be affordable to very low and low income households for Aviara Master Plan area) pursuant to the affordable housing agreement adopted by City Council on July 20, 1993. B. East Batiquitos and Mello I Local Coastal Programs The site is located within the Coastal Zone, East Batiquitos and Mello I Segments, and will, as conditioned, be required to process a Coastal Development Permit. The proposed project is in compliance with all policies of the East Batiquitos and Mello I Local Coastal Programs through the mitigation required by the Aviara Master Plan. A portion of the planning area, which includes tree groves, has been placed into deed restricted open space as required by the Master Plan and the approved tentative map (CT 90-30). No encroachment will occur into the required open space area as proposed pursuant to this Site Development Plan. C. Aviara Master Plan, P-C Zoning and Tentative Tract Map (CT 90-30) Development Standards The proposed project complies with the Aviara Master Plan development standards and design criteria as well as with the approved Tentative Tract (CT 90-30) requirements. The proposed architectural elevations and floor plans include four floor plans with a variety of facade treatments. The unit sizes range from 2,662 square feet (Plan 1) to 3,502 square feet (Plan 4). The range of exterior color schemes includes numerous shades of neutral ivory, cream, and beige tones for the stucco and several shades of earth tones for the tile roofs. The exterior colors will facilitate the blending of the proposed units into the building site. The Master Plan includes several specific design criteria intended to address potential visual issues associated with development of the subject site. These include requirements for building height variations and architectural relief to prevent a "walling effect" when seen from Batiquitos Drive and from I-5. Structures visible from along Batiquitos Drive will be primarily those on Lots 84-78 and Lots 1-4 (moving from west to east). Of these 11 lots, two will contain single-story units with a height of 20 feet. The remainder will contain two-story units with heights of 27 to 28 feet. While the difference in structure heights for the two-story units is small (a maximum of 1'), the apparent height variation will be greater because of the stepped pads utilized. (The pad heights vary by 1-5'.) The units on these 11 lots will also incorporate enhanced building facades. SDP 95-14 -AVIARA 'ANNING AREA 30 MARCH 6, 1996 PAGE4 • Structures visible from I-5 will be primarily those on Lots 85-93 and 59-58 (moving from north to south). As above, of these 11 lots, two will contain single-story units with heights of 20 feet. The remainder will contain two-story units with heights of 27 to 28 feet. In this location, the stepped pads include smaller elevation differences (1-2'). However, the distance between structures in this area is generally greater (typically 23-30'). In this area there is also a portion of the site (approximately 180' in length) which will remain undeveloped. The greater distance between structures will further break up the appearance of the development in this area. These 11 units will also incorporate the enhanced building facades. The Master Plan calls for "strong architectural relief' to be incorporated into these structures to minimize a "walling" effect from I-5. The building elevations proposed show a typical amount of architectural relief. This relief will be increased by the inclusion of decks which will vary in size and placement with the different floor plans. Staff has viewed the project site from I-5 and believes that, in order to be seen from I-5, the structures would have to incorporate popout/recess areas of at least 15-20'. The applicant has indicated that it would not be feasible to incorporate such differences into the structure while still achieving a marketable unit size and maintaining the required setbacks. Staff believes that, although the architectural relief provided is not as "strong" as it might be, the proposed architecture, combined with the distance between structures, stepped pads, and muted earth- tone materials colors will effectively combine to prevent a walled appearance. The project site in located within the P-C Zone which defers specific development standards to the required Master Plan. Planning Area 30 of the Aviara Master Plan establishes that development conform with the standards of the R-1-7500 Zone pursuant to Chapter 21.10 of the Carlsbad Municipal Code unless otherwise noted in the Master Plan. The Master Plan also establishes special design criteria as summarized in Table 2. Table 2 below, depicts the project's compliance with these standards and design criteria. Table 2: COMPLIANCE WITH DEVELOPMENT STANDARD AND DESIGN CRITERIA STANDARD REQUIRED PROPOSED Number of dwelling units max. 105 allowed 101 Lot Size min. 7,500 sf 7,500 sf -19,451 sf Lot Coverage max. 40% 10% -36% Parking 2-car garage each unit 3-car garage each unit Building Height max. 30' to peak Plan #1 20' Plan #2 28' 15% of units to be 1-story Plan #3 27' (max. 22' to peak) Plan #4 27'6" Percentage of Single Story Units min. 15% 15% Front Yard Setback 20' min. 64 units with 20' min. 32 units to have 24' min. 37 units with 24' min. Side Yard Setback 10% of lot width 10% of lot width (min. 5'/max. 10') SDP 95-14 -AVIARA 'ANNING AREA 30 MARCH 6, 1996 PAGES STANDARD REQUIRED Rear Yard 2 times the required side yard setback Height Variation Structural heights to be varied to eliminate walling effect from 1-5 and Batiquitos Drive Open Space 2 lots (including tree groves) per approved Tentative Map Architectural Relief Provide strong architectural relief for units visible from Batiquitos Drive and 1-5 Building Pads Pads to be stepped to avoid large flat pads Curvilinear Streets Use curvilinear streets and varied building setbacks to strengthen hillside appearance Open Space Amenity Adjacent open space to be incorporated as an amenity to the neighborhood Fencing Provide a solid wall or fence incorporating relief features adjacent to Batiquitos Drive. Provide an open fence at the top of the slope around the development perimeter. Entry Treatment Provide neighborhood entry on Batiquitos Drive Landscaping Comply with community-wide landscape requirements • PROPOSED 2 times the required side yard setback One-story units (20' height) provided in both locations; stepped pads utilized Lots 77 and 106 (including tree groves) per approved Tentative Map Enhanced treatments provided for specified lots include building pop- outs and recesses (including decks) Stepped pads utilized throughout Curvilinear streets used throughout Open space serves as visual (passive) amenity All walls/fencing to be provided per Master Plan requirements Neighborhood entry provided at the intersection of Merganser Lane and Batiquitos Drive. Secondary entry provided at the intersection of Melodia Terrace and Batiquitos Drive. Both will include landscaping pursuant to the previously approved landscape plan. Landscaping for PA 30 was approved prior to final map for this site. Landscaping was approved consistent with community-wide landscape requirements. SDP 95-14 -AVIARA .ANNING AREA 30 MARCH 6, 1996 PAGE6 D. Growth Management • The proposed project is located within Local Facilities Management Zone 19 in the southwest quadrant of the City. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized below: TABLE 3: GROWTH MANAGEMENT COMPLIANCE FACILITY IMPACT COMPLIANCE WITH STANDARDS City Administration 351.15 sq. ft. Yes Library 187.28 sq. ft. Yes Waste Water Treatment NIA Yes Parks .7023 acres Yes Drainage NIA Yes Circulation 1,010 ADT Yes Fire Stations No. 2 & 4 Yes Open Space Master Plan Compliance Yes Schools CUSD Yes Sewer Collection System 101 EDU Yes Water Distribution System 22,220 GPD Yes V. ENVIRONMENTAL REVIEW The Planning Director has determined that all potential environmental impacts from this project have been considered in previously approved environmental documents and therefore, has issued a Notice of Prior Compliance on January 31, 1996. In review of the proposed project, the Planning Department has taken into consideration the Master Environmental Impact Analysis for the City's General Plan Update (MEIR 93-01 ), Final Environmental Impact Report for the Aviara Master Plan (EIR 83-02(A) ), the Mitigated Negative Declaration for the Aviara Phase II Tentative Map (CT 89-37) and the Negative Declaration for the Tentative Tract Map for PA 30 (CT 90-30) dated July 26, 1991. All feasible mitigation measures identified in those documents which are appropriate to this Subsequent Project have been incorporated into this Subsequent Project. The site planning and construction of the 101 individual homes on already subdivided lots will not create additional significant impacts beyond what was already discussed and evaluated in the existing environmental documents. SDP 95-14 -AVIARA .ANNING AREA 30 MARCH 6, 1996 PAGE7 ATTACHMENTS 1. Planning Commission Resolution No. 3908 2. Location Map 3. Background Data Sheet 4. Disclosure Statement 5. Local Facilities Impact Assessment Form 6. Reduced Exhibits 7. Full Size Exhibits "A" -"M", dated March 6, 1996. EB:bk • • BACKGROUND DATA SHEET • CASE NO: ---"S=D-=P----=9=5----=-l'-'-4 ___________________ _ CASE NAME: A viara Planning Area 30 APPLICANT: Richmond American Homes of California, Inc. REQUEST AND LOCATION: A site development plan for a single family detached residential project of 101 units to be developed in three phases LEGAL DESCRIPTION: Lot 9, Map 12967, Tract No. 90-30, Units 1, 2, 3 APN: 215-644-06, 900-001-0400, 900-001-0500 Acres 54.9 Proposed No. of Lots/Units 101 (Assessor's Parcel Number) GENERAL PLAN AND ZONING Land Use Designation RLM/RM/OC/RC/N Density Allowed -'l~0""'S_U==m=·ts~----Density Proposed 101 Units Existing Zone ~P~C~----Proposed Zone _P_C ___ _ Surrounding Zoning and Requirements) Site North South East West PUBLIC FACILITIES Land Use: Zoning PC PC PC PC PC (See attached for information on Carlsbad's Zoning Land Use undeveloped undeveloped undeveloped single family residential open space School District Carlsbad Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) _________________ _ Public Facilities Fee Agreement, dated _O_c_t_o_be_r_2_5~1_9_9_5 ____________ _ ENVIRONMENTAL IMP ACT ASSESSMENT __ Negative Declaration, issued _____________________ _ __ Certified Environmental Impact Report, dated _______________ _ Other, Notice of Prior Compliance, dated January 31, 1996 -ft-• -". • • City of Carlsbad I:;; hi ,i Iii ei· 1•24·Ei Ii ,,t§ ,ii DISCLOSURE STATEMENT APPLICANT'S STATEMEl'iT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON All APPLICATIONS WHICH Will REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, OR ANY APPOll'iTEO BOARO, COMMISSION OR COMMITTEE. (Please Print) The following information must be disclosed: 1 . Applicar.t List the names and addresses of all persons having a financial interest in the application. RICHMOND AMERICAN HOMES OE CALIFORNIA, INC. SOUTHERN CALIFORNIA DIVISION 17310 Redhill Avenue, Suite 320 Irvine, CA 92714 2. Owner --------------...,....,_ ~· ·. List the names and addresses of all persons having any ownership interest in the property involved. AVTARA LAND ASSOCIATES LIMITED PARTNERSHIP ---------------20 J J Palomar Airport Boad, Ste. 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. 4. 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. · NA FRM0001 12/91 ________________ _;___ ________________ _ 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 • • . ,. (Over) Disclosure Statement Page 2 5. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes _ No .1L If yes, please indicate person(s) __________________ _ Person ia defined u: 'Any Individual, firm, copartnerahlp, joint venture, uaoclatlon, aoclal club, fraternal organization, corporation, estate, truat. receive , syndicate, thla and any other county, city and county, city municipality, diatrlct or other political aubdlvlalon, or any other group or combination acting u ll unit.' (NOTE: Attach additional pages as necessary.) AVIARA LAND ASSOCIATES LIMITED PARTNERSHIP a Lelaware limited partnership BY; See PeJaw Signature of Owner/date By: FRM0001 12/91 RICHMOND AMERICAN HOMES ~ to Jicant/date Robert T, Sbiata Print or type name of applicant OF CALIFORNIA, INC. • CITY OF CARLSBAD • GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: SDP 95-14 -Aviara Planning Area 30 LOCAL FACILITY MANAGEMENT ZONE:_12_ GENERAL PLAN: RLM/RM/OC/RC/N ZONING: -=P-.cC __ _ DEVELOPER'S NAME: Richmond American Homes of California, Inc. ADDRESS: 17310 Redhill Ave., Suite 320, Irvine, CA 92714 PHONE NO.: (714) 756-7373 ASSESSOR'S PARCEL NO.: 215-644-06, 900-001-04-00, 900-001-05-00 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 101 dwelling units ESTIMATED COMPLETION DATE: _______________ _ A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage = Library: Demand in Square Footage = Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = (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: Demand in EDUs - Identify Sub Basin - (Identify trunk line(s) impacted on site plan) Water: Demand in GPD - 351.15 187.28 NIA .7023 NIA NIA 1,010 __M_ NIA CUSD 101 19A 22,220 L. The project is 75 units below the Growth Management Dwelling unit allowance.