HomeMy WebLinkAbout2000-09-06; Planning Commission; ; SDP 00-03|CDP 00-05 - CARNATION PROPERTYCity of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: September 6, 2000
Application complete date: March 13, 2000
Project Planner: Van Lynch
Project Engineer: Jeremy Riddle
SUBJECT: SDP 00-03/CDP 00-05 - CARNATION PROPERTY - Request for approval of
a Site Development Plan and Coastal Development Permit for the construction of
32 single-family homes on 10.05 acres in Local Facilities Management Zone 20.
I.RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4817 and 4818
APPROVING SDP 00-03 and CDP 00-05, based on the findings and subject to the conditions
contained therein.
II. BACKGROUND
This item was continued from the August 16, 2000 meeting to allow the applicant time to review
new Engineering condition No. 15 of Planning Commission Resolution No. 4817.
The Planning Department has also added new exhibit letter "S" and a new condition, No. 14 to
Planning Commission Resolution No. 4817, which requires the developer to install a four-foot
masonry wall with a two-foot view fence above along Blackrail Road. The wall portion will
provide screening and privacy for the units along Blackrail Road and the fence portion, a tubular
steel or wrought iron design, will allow for the preservation of distant horizon views from
Blackrail Road.
ATTACHMENTS:
1. Planning Commission Resolution No. 4817 (SDP)
2. Planning Commission Resolution No. 4818 (CDP)
3. Staff Report dated August 16, 2000 with attachments
4. Exhibit "S"
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The City of Carlsbad Planning DepafWentlanRe
A REPORT TO THE PLANNING COMMISSION
Item No. I
P.C. AGENDA OF: August 16, 2000
Application complete date: March 13, 2000
Project Planner: Van Lynch
Project Engineer: Jeremy Riddle
SUBJECT: SDP 00-03/CDP 00-05 - CARNATION PROPERTY - Request for approval of
a Site Development Plan and Coastal Development Permit for the construction of
32 single-family homes on 10.05 acres in Local Facilities Management Zone 20.
I.RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4817 and 4818
APPROVING SDP 00-03 and CDP 00-05, based on the findings and subject to the conditions
contained therein.
II. INTRODUCTION
The project is a request to construct 32 single-family homes on property located west of
Blackrail Road, south of Poinsettia Lane and north of Aviara Parkway. The environmental
impacts were previously reviewed with the subdivision map and no unmitigable significant
impacts were found. The project complies with the requirements of the Zone 20 Specific Plan,
Zoning, and Local Coastal Program and staff recommends that the requests be approved.
III. PROJECT DESCRIPTION AND BACKGROUND
The 10.05-acre project site is located within the Zone 20 Specific Plan and Local Facilities
Management Zone 20. It is bordered to the north and south by vacant agricultural land, to the
west by agricultural land and open space, and Black Rail Road to the east.
The project consists of constructing 32 one- and two-story single-family homes on standard-sized
residential lots. Lot sizes range from 7,534 square feet to 17,405 square feet. Four different
plans are proposed. Plan One is a 27' 6" tall two-story unit with 2,857 square feet, five
bedrooms, 2-!/2 baths, and has a two-car garage with a separate third single-car garage option.
Plan Two is a 26' 11" tall two-story unit with 3,337 square feet, with five bedrooms, four
bathrooms, and a two-car garage with an optional third car tandem garage space. Plan Three is a
29' 8" tall two-story unit with 3,478 square feet, five bedrooms, four bathrooms, and two-car
garage with an optional third-car tandem garage or bedroom. Plan Four is a 23-foot tall single-
story unit with 2,388 square feet, three bedrooms, two-bath, and an optional fourth bedroom/shop
option. There are no more than two Plan Two and Plan Three units placed side by side. The
units are the same as those approved by the Planning Commission for the Hadley Property on
August 2, 2000.
SDP 00-03/CDP 00-05 - CAPTATION PROPERTY
August 16,2000
Page_2
Architectural styles are Craftsman and Spanish with building materials consisting of stucco walls
with stone wainscot and wood siding with stone wainscot. Each of the plans provides an entry
porch with Plans Two and Three having the option to have an additional courtyard in the front of
the units as well. Plan One provides a sideyard courtyard area. There are a variety of roof plans
that provide different roof heights, hips, and gables. Each plan has one chimney with an option
for a second one except Plan One. Roof materials will be flat concrete tiles and s-shaped clay
tiles. Garages are oriented to the street and each plan has a two-car garage door with Plan One
having an optional single car garage on the opposite side (front) of the house. Lots 1 - 5, 24 - 26,
and 32 have enhanced rear and side architectural treatments in the form of shutters, pot shelves
and raised trim. These are the lots that front onto Blackrail Road and Nightshade Road. The
project includes seven different color schemes to add to the amount of visual difference between
the units.
The Planning Commission approved the Carnation Property tentative map (CT 98-18) and
coastal development permit, for the subdivision and grading, on May 5, 1999. The City Council
approved the zone change, from L-C to R-1-7,500-Q, and local coastal program amendment on
July 13, 1999. The project was given the Q-overlay that requires the processing of a site
development plan to review the building architecture prior to building permit issuance. The Site
Development Plan and second Coastal Development Permit are for the review on the homes'
architecture and position on the lots. There are no proposed changes to the previous conditions
of approval.
IV. ANALYSIS
The project is subject to the following plans, ordinances and standards:
A. Residential Low-Medium Density (RLM) General Plan Land Use Designation;
B. Zone 20 Specific Plan (SP 203);
C. R-1-7,500, Qualified Development Overlay Zone (R-1-7,500-Q) Zone Regulation;
D. Mello II Segment of the Local Coastal Program, the Coastal Agriculture Overlay Zone,
and the Coastal Resource Protection Overlay Zone;
E. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code);
F. Inclusionary Housing Ordinance (Carlsbad Municipal Code Chapter 21.85); and
G. Growth Management Regulations (Local Facilities Management Zone 20).
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable regulations and policies. The project's compliance with each of
the above regulations is discussed in detail in the sections below.
A. General Plan
The General Plan designation for the project site is Residential Low-Medium (RLM). The
surrounding properties in Zone 20 are also General Plan designated RLM. This designation
allows single-family residential development at a range of 0-4 dwelling units per acre (du/ac).
The RLM range has a Growth Control Point of 3.2 du/ac. The density of the proposed single-
family subdivision is 3.2 du/ac.
SDP 00-03/CDP 00-
August 16, 2000
Page 3
CARNATION PROPERTY
B. Zone 20 Specific Plan (SP 203)
The project is within an area subject to the Zone 20 Specific Plan. The Zone 20 Specific Plan
provides a framework for the development of the vacant properties within Zone 20 to ensure the
logical and efficient provision of public facilities and community amenities for the future
residents of Zone 20. The Carnation Property subdivision showed compliance with the required
zoning, Local Coastal Plan (LCP) grading requirements, LCP agricultural conversion,
dedications, and affordable housing. The only remaining items of the Specific Plan are the
review of the architectural standards and recreational vehicle storage requirement. The proposed
units provide a variety of wall materials and colors, architectural accent features, and different
building facades with each floor plan. Setbacks are varied from the twenty- foot minimum to 30
feet. Twenty-five percent of the lots are required to accommodate a recreational vehicle parking
space in a required side yard. This side yard shall have a minimum level area of 200 square feet
with a minimum width of 10 feet. The project complies with 13 lots being able to meet the
requirement as shown on the site plan.
C. R-1-7,500-Q Regulation
The proposed project meets or exceeds^all applicable requirements of the R-1-7,500-Q Zone as
demonstrated in Table A below. The project, being single-family detached houses, will be
architecturally compatible with the surrounding development
TABLE A: R-l ZONE COMPLIANCE
Standard
Building Height: 30 feet
maximum.
Front Yard Setback: 20 feet
minimum.
Rear Yard Setback: 20 percent
of lot width minimum.
Side Yard Setback: 10 percent
of lot width minimum .
Lot Coverage: 40 percent
maximum for each lot.
Dwelling Unit Width: 20 feet
minimum.
Proposed
Tallest model 29' 6" to the peak
of the pitched roof.
Front yards vary from 20-foot
minimum to 30 feet.
Rear yards exceed 20 percent of
lot width.
Side yards meet or exceed 10
percent of lot width requirement.
Lot coverage maximum is 32
percent
Units measure between 45 and
48 feet wide.
Compliance
Yes
Yes
Yes
Yes
Yes
Yes
D. Local Coastal Program
The project site is located within Site III of the Mello II Segment of the Local Coastal Program.
Development of the project site is also subject to, and consistent with, the requirements of the
Coastal Agriculture Overlay Zone and the Coastal Resource Protection Overlay Zone. Coastal
resources, sensitive habitat and steep slope areas, are being preserved on site as open space. One
of the primary requirements of the applicable coastal regulations pertains to the conversion of
agricultural land to urban use. The Carnation Property subdivision map (CT 98-18) was
conditioned to ensure the payment of an agricultural conversion mitigation fee, which will
mitigate the loss of agricultural resources by preserving or enhancing other important coastal
SDP 00-03/CDP 00-05 -
August 16, 2000
Page 4
ATION PROPERTY
resources. Approval of a Coastal Development Permit is required for the project to ensure that
the project develops within the approved General Plan density range. See General Plan
discussion above.
£. Inclusionary Housing Ordinance
The City's Inclusionary Housing Ordinance (Chapter 21.85) requires that a minimum of 15% of
all approved units in any qualified residential subdivision be made affordable to lower income
households. The inclusionary housing requirement for this project would be 6 dwelling units.
The Carnation Property tentative tract map conditioned the project to provide the affordable
units. Both the Housing Commission and the City Council have approved the agreement to
purchase units within the Villa Loma project.
F. Growth Management
The proposed project is located within Local Facilities Management Zone 20 in the southwest
quadrant of the City. The impacts on public facilities created by the project were reviewed with
the Carnation Property subdivision map, and its compliance with the adopted performance
standards, are summarized in Table B below.
Table B: GROWTH MANAGEMENT COMPLIANCE
STANDARD
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection System
Water
IMPACTS
11 1.25 sq.ft.
59.34 sq. ft.
32EDU
.22 acre
Basin D
320 ADT
Station No. 4
N/A
Carlsbad Unified
32EDU
7,040 GPD
COMPLIANCE
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The proposed project is at the Growth Management dwelling unit allowance.
V. ENVIRONMENTAL REVIEW
The environmental impacts of the proposed development have already been considered in the
environmental review of the tentative tract map, coastal development permit, hillside
development permit, zone change, and local coastal plan amendment for which a Mitigated
Negative Declaration was previously adopted. Since no additional environmental impact will
occur, the planning director issued a notice of prior environmental compliance on July 10, 2000.
A notice of determination will be filed after the public hearing.
SDP 00-03/CDP 00-olP CARNATION PROPERTY
August 16, 2000
PaReS
ATTACHMENTS:
1. Planning Commission Resolution No. 4817 (SDP)
2. Planning Commission Resolution No. 4818 (CDP)
3. Location Map
4. Background Data Sheet
5. Local Facilities Impact Assessment Form
6. Disclosure Statement
7. Reduced Exhibit
8. Full Size Exhibits "A" - "R" dated August 16, 2000
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SITE
CARNATION PROPERTY
SDP 00-03/CDP 00-05
BACKGROUND DATA SHEW
CASE NO:SDP 00-03/CDP 00-05
CASE NAME: CARNATION PROPERTY
APPLICANT: RYLAND HOMES
REQUEST AND LOCATION: Architectural review of 32 single-family homes located west
of Black Rail Rd. and south of future Poinsettia Ln. and north of Alga Rd.
LEGAL DESCRIPTION: The southeast quarter of the southeast quarter of the southwest
quarter of Section 22, Township 12 south. Range 4 west, San Bernardino base and meridian, in
the City of Carlsbad, County of San Diego. State of California, according to the United States
Government Survey approved April 21.1890
APN: 215-070-06-00 Acres: 10.05 Proposed No. of Lots/Units: 32 units
GENERAL PLAN AND ZONING
Land Use Designation: Residential Low-Medium (RLM)
Density Allowed: 3,2 Density Proposed: 3.2
Existing Zone: R-1-7.50Q - 0 Proposed Zone: R-l-7.500 - O
Surrounding Zoning, General Plan and Land Use:
General Plan
Site
North
South
East
West
R-l-7.500
L-C
L-C
R-l-7,500
P-C
^Q
-Q
RLM
RLM
RLM
RLM
RLM
Current Land Use
Vacant
Vacant
Vacant
Vacant
Vacant
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 32
ENVIRONMENTAL IMPACT ASSESSMENT
| | Mitigated Negative Declaration, issued
Certified Environmental Impact Report, dated
XI Other, Notice of Prior Compliance, dated July 10. 2000
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(ALL IMPACTS PREVIOUSLY CONSIDERED WITH CT 98-18)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: CARNATION PROPERTY - SDP-00-03 / CDP 00-05
LOCAL FACILITY MANAGEMENT ZONE: 20 GENERAL PLAN: RLM
ZONING: R-1-7,500 - Q
DEVELOPER'S NAME: RYLAND HOMES
ADDRESS: RYLAND HOMES OF CALIFORNIA. 15373 INNOVATIVE DRIVE. SUITE 300.
SAN DIEGO. CA 92128
PHONE NO.: (858) 675-0800 ASSESSOR'S PARCEL NO.: 215-070-06-00
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 10.05 AC
ESTIMATED COMPLETION DATE: ASAP
A. City Administrative Facilities: Demand in Square Footage = 111.3
B. Library: Demand in Square Footage = 59.3
C. Wastewater Treatment Capacity (Calculate with J. Sewer) N/A
D. Park: Demand in Acreage = .22
E. Drainage: Demand in CFS = N/A
Identify Drainage Basin = D
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT= 320
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 4
H. Open Space: Acreage Provided = N/A
I. Schools: Carlsbad
Elementary 8 Middle 3 High 5
J. Sewer: Demands in EDU 32
Identify Sub Basin = N/A
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 7.040
L. The project is at the Growth Management Dwelling unit allowance.
Citv of Carlsbad
Planning Department
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications which will require
discretionary action on the part of the City Council or any appointed Board. Commission or Committee.
The following information MUST be disclosed at the time of application submittal. Your project cannot
be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and an other county, city and county, city
municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner must be
provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial
interest in the application. If the applicant includes a corporation or partnership, include the
names, title, addresses of all individuals owning more than 10% of the shares. IF NO
INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-
APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
Person n/a Corp/Part Ryland Homes of California
Title n/a • Title
Address n/a Address 15373 Innovation Dr., Suite 300
San Diego, CA 92128 (858) 675-0800
2. OWNER (Not the owner's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership
interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership,
tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or
partnership, include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A separate page
may be attached if necessary.)
Person n/a Corp/Part Ryland Homes of California
Title n/a Title
Address n/a Address 15373 Innovation Dr., Suite 300
San Diego, CA 92128 (858) 675-0800
2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894
NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the
names and addresses of ANY person serving as an officer or director of the non-profit
organization or as a trustee or beneficiary of the.
Non Profit/Trust Non Profit/Trust
Title Title
Address Address
4. Have you had more than $20 worth of business transacted with any member of City staff. Boards.
Commissions, Committees and/or Council within the past twelve. (12) months?
Yes Vj No If yes, please indicate person(s):
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
Signature of owner/date / ^J?^cro Csijfnature of applicant/date
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2