HomeMy WebLinkAbout1997-06-18; Planning Commission; ; SDP 97-06|CDP 97-20 - BELLA LAG0 ENTRY.m City of CARLSBAD Planning Department nJ\
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iP A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: June 18,1997
Application complete date: May 12, 1997
Project Planner: Michael Grim
Project Engineer: Clyde Wickham
SUBJECT: SDP 97-06KDP 97-20 - BELLA LAG0 ENTRY- Request for a Site
Development Plan and Coastal Development Permit to allow the construction of
two gated entries, including guardhouses, monument signage and decorative
landscaping at the entrances to Aviara Planning Area 28, located on the south side
of Batiquitos Drive at its intersections with Pelican Street and Shorebird Lane in
Local Facilities Management Zone 19.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4123 and 4124,
APPROVING a Site Development Plan SDP 97-06 and Coastal Development Permit CDP 97-
20, based upon the findings and subject to the conditions contained therein.
11. INTRODUCTION
This Site Development Plan and Coastal Development Permit request involves the construction
of two gated entries at the entrances to the Bella Lago development (Aviara Planning Area 28).
The planning area was subdivided through CT 90-31PUD 91-4, approved on August 18, 1992
and recorded on November 8, 1996. The Planned Unit Development Permit was required to
allow private streets throughout the development. The improvements proposed with this
application would restrict access to these private streets and would include automatic gates with
guardhouses, entry monument signage and decorative landscaping. According to the Aviara
Master Plan, Site Development Plans are required prior to construction within any planning area.
A Coastal Development Permit is required for all development in the Coastal Zone. While the
design of the gated entry circulation pattern is controlled by City Engineering Standards and was
reviewed and approved through the Planning Area 28 subdivision map (CT 90-31PUD 91-4),
improvements such as the guardhouse, signage and decorative landscaping, must undergo Site
Development Plan review prior to construction. The proposed gated entries meet all applicable
regulations and standards and staff has no issues with the proposal.
111. PROJECT DESCRIPTION AND BACKGROUND
The applicant, Brookfield Carlsbad, is requesting a Site Development Plan and Coastal
Development Permit to allow development of two gated entries at the Bella Lago development,
also known as Aviara Planning Area 28. Previously subdivided and graded through the final
subdivision map (CT 90-31PUD 91-04), the slightly undulating site is located on a hill
overlooking and adjacent to the Batiquitos Lagoon. To the north, across Batiquitos Drive, is
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SDP 97-06/CDP 97-20 - BLLLA LAG0 ENTRY
JUNE 18,1997
PAGE 2
Cantata, another single family development by Brookfield Carlsbad. East of Planning Area 28
are a trailhead parking lot for the North Shore Trail and the first hole of the Aviara Golf Course
while west of the site are natural open space and the Isla Mar single family subdivision (Planning
Area 30). The project site has two access points onto Batiquitos Drive, at Pelican Street and
Shorebird Lane, and these intersections are the topic of this Site Development Plan request.
Planning Area 28 is zoned Planned Community (P-C) and designated for Residential Low
Medium Density (EM) in the City’s General Plan.
The proposed improvements at the Pelican Street and Shorebird Lane entries would include gates
with an automatic key system, guardhouses, entry monument walls and signage, and decorative
landscaping. As shown on Exhibits “B”-“D’, dated June 18, 1997, the 14 foot high guardhouses
would be located on the landscaped median islands and the entry monuments would be located
on each corner. The architecture for the guardhouse (Exhibits “E”-“F’, dated June 18, 1997)
matches the Mediterranean style common to the Aviara Master Plan. The entry monument
signage would be similar to other entry monuments in Aviara and would be accented with low
planter walls, flowers and other decorative landscaping, as seen on Exhibits “C”-“D”, dated June
18, 1997. All walls and landscaping improvements over thirty inches in height are located
outside of the comer sight distance area so as not to cause any traffic visibility hazards.
The Bella Lago Entry proposal is subject to the following regulations:
A. General Plan;
B. Local Coastal Program;
C. Aviara Master Plan; and
D. Qualified Development Overlay Zone (Chapter 21.06 of the Zoning Ordinance).
IV. ANALYSIS
The recommendation of approval for this project was developed by analyzing the project’s
consistency with the applicable policies and regulations listed above. The following analysis
section discusses compliance with each of these regulations/policies utilizing both text and
tables.
A. General Plan
The proposed Bella Lago gated entries are consistent with the applicable policies and programs
of the General Plan. Particularly relevant to the proposal are the Land Use, Circulation and
Public Safety Elements. Table 1 below indicates how the project complies with these particular
elements of the General Plan.
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SDP 97-06/CDP 97-20 - BLLLA LAG0 ENTRY
JUNE 18,1997
PAGE 3
TABLE 1 - GENERAL PLAN COMPLIANCE
ELEMENT USE CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES AND
IMPROVEMENTS
~
COMPLIANCE
Land Use
Circulation
RLM designated areas are
characterized by single-family
homes and planned developments.
' Design streets for the safe and
efficient movement of people,
goods and services.
Entrance gates, guardhouses,
signage and landscaping are
typical entry features of
planned developments.
The proposed entry gate
system meets all applicable
City Standards, including
pedestrian and emergency
response accessibility.
Yes
Yes
Public Safety To maintain an initial emergency
travel response time of five
minutes for priority calls.
The gate will be equipped
with a Knox key system,
allowing emergency access.
Yes
B. Local Coastal Program
Aviara Planning Area 28 is located within the East Batiquitos LagoodHunt Properties segment
of Carlsbad's Local Coastal Program; therefore the project is subject to the Land Use Plan and
Implementing Ordinance for those segments. The implementing ordinance for those portions of
the East Batiquitos Lagoon/Hunt Properties segments within Aviara is the Aviara Master Plan.
This section addresses only conformance with the Land Use Plan since implementing ordinance
conformance is discussed in section C below.
The policies of the East Batiquitos Lagoon/Hunt Properties Land Use Plan emphasize topics such
as preservation of agriculture and scenic resources, protection of environmentally sensitive
resources, provision of shoreline access, and prevention of geologic instability and erosion.
There are no agricultural activities, prime agricultural lands or environmentally sensitive
resources within the Aviara Planning Area 28 development area. All grading operations have
been, and will continue to be, consistent with City Engineering Standards, including geologic
stability and erosion control standards.
No scenic resources exist on the project site. Since Aviara Planning Area 28 lies between
Batiquitos Lagoon and Batiquitos Drive, concerns about public views of the lagoon prompted
specific development standards in the master plan text, such as restrictive building heights on
selected lots. The proposed gated entries and guardhouses do not conflict with these visual
resource provisions since they are low-lying and small in size. With regard to public access to
the lagoon, a public parking lot and an additional public access trail were added to the northwest
portion of Planning Area 28 through the Coastal Development Permit issued for the subdivision
and private streets (CT 90-31PUD 91-04). By providing an alternate access point to the North
SDP 97-06/CDP 97-20 - BLLLA LAG0 ENTRY
JUNE 18,1997
PAGE 4
Shore Trail, any public access issues with the private streets and gated entries have been
resolved. Considering the above, the proposed gated entries for Aviara Planning Area 28 are
consistent with the East Batiquitos Lagoodunt Properties Local Coastal Program.
C. Aviara Master Plan
There are very few regulations in the Aviara Master Plan that pertain to the proposed gated entry
improvements. The Planning Area 28 development standards limit building height to either 22
feet or 30 feet, depending on the lot. Since the guardhouses would measure only 14 feet high,
there is no building height issue. No other development standards apply to the proposed
guardhouses within the private right-of-way. The most prominent provision pertains to all
architecture being in compliance with the Aviara Residential Design Guidelines (Section
IV.A.3.g of the Aviara Master Plan). This document includes guidelines for project entry
treatments and building architecture. Features such as the landscaping along the right-of-way
and on medians, textured pavements at the proposed gated entries, and the stucco guardhouses
with sloping clay tile roofs and recessed windows are recommended components of these
guidelines. Considering the above, the proposed gated entries conform with the development
standards and design criteria of the Aviara Master Plan.
D. Qualified Development Overlay Zone
As required by the Aviara Master Plan development processing provisions, a Site Development
Plan must be approved prior to issuance of any building permit for construction in a planning
area. The processing of Site Development Plans is guided by the provisions of the Q-Overlay
Zone (Chapter 21.06 of the Zoning Ordinance). The findings that must be made prior to
approving a Site Development Plan deal with the relationship of the proposed development with
its site and surroundings, including the street systems serving the proposed development. The
gated entry street design was already reviewed and approved through the previous subdivision
map (CT 90-3 1PUD 91-04), therefore adequate traffic circulation and vehicle queuing exists
since the design was based upon City Engineering Standards. The proposed gated entry
improvements would be located outside of the corner sight distance areas, allowing adequate
visibility for traffic circulation at the roadway intersections. Since there is already a guaranteed
public access around Planning Area 28, no public access issues exist with gating of the
neighborhood. Therefore, all findings required for a Site Development Plan can be made and the
proposed gated entries are consistent with the Qualified Development Overlay Zone.
V. ENVIRONMENTAL REVIEW
The proposed gated entries, including the associated guardhouses, monument signage and
decorative landscaping, consists of the construction and location of limited numbers of new,
small structures. According to Section 15303(e) of the State CEQA Guidelines, new, small
accessory structures are exempt from environmental review. Therefore, the Planning Director
will issue a Notice of Exemption upon final project determination.
SDP 97-06/CDP 97-20 - BkbLA LAG0 ENTRY a JUNE 18,1997
PAGE 5
ATTACHMENTS:
1.
2.
3. Location Map
4. Disclosure Statement
5. Background Data Sheet
6.
Planning Commission Resolution No. 41 23
Planning Commission Resolution No. 4124
Exhibits “A” - “F”, dated June 18, 1997
t
BELLA LAG0 ENTRY
SDP 97-O6lCDP 97-20
DISCLOSURE STATEMENT
APPLICANT'S STATEMENT OF DISCLOSURE OR CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY
APPOINTED BOARD, COMMISSION OR COMMIlTEE
(Please Pnnt)
The following information must be disclosed:
1. ADDliCant
List the names and addresses of all persons having a financial interest in the application.
BROOKFIELD CARLSBAD INC. 12865 Pt. Del Mar. #200 I- ~~ Del Mar, CA 92014
2. Owner
List the names and addressees of all person having any ownership interest in the property involved.
BROOKFIELD CARLSBAD INC.
12865 Pt. Del Mar, #200
Del Mar, CA 92014
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.
DISCLOS.FRM 2/96 PAGE 1 of 2
2075 Las Palmas Drive - Carlsbad. California 92009-1 576 (61 9) 438-1 161
Disclosure Statement
5. Have you had more than $250.00 worth of business transacted with any member of City staff.
Boards, Commissions, Committees and Council within the past twelve months?
Yes No - If yes, please indicate person(s)
Person is defined as "Any individual, finn, copartnership, joint venture, association, social club, fraternal organization,
corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other
political subdivision or any other group or combination acting as a unit."
(NOTE: Attach additional pages as necessary)
BROOKFIELD CARLSBAD INC.
Signature of meridate
E. Dale Gleed, V.P.
Print or type name of owner
Signature of applicantldate
Same as owner
Print or type name of applicant
..
DISCLOS.FRM 2/96 PAGE 1 of 2
- 1
BACKGROUND DATA SHEET
CASE NO: SDP 97-06/CDP 97-20
CASE NAME: Bella Lago Entry
APPLICANT: Brookfield Carlsbad
REQUEST AND LOCATION: Site Development Plan and Coastal Development Permit to
allow construction of two gated entries with associated madhouses, monument signage - and
landscaping on the southern uortions of Batiauitos Drive at the intersections of Pelican Street and
Shorebird Lane in Aviara Planning Area 28.
LEGAL DESCRIPTION: A portion of lots 1.32.48 and 64 of Carlsbad Tract No CT 90-
31, according: to Mau No. 13369, filed in the Ofice of the Countv Recorder on November 11,
1996, in the Citv of Carlsbad. County of San Diego. State of California.
APN: 215-781-12.13 & 215-790-01.12 Acres: 0.1 ProposedNo. of LotsAJnits: N/A
GENERAL PLAN AND ZONING
Land Use Designation: RLM
Density Allowed: 0.0 - 4.0 ddac Density Proposed: N/A
Existing Zone: P-C Proposed Zone: N/A
Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning
Requirements)
Zoning Land Use
Site P-C vacant
North P-C Single Family Residential
south P-c Batiquitos Lagoon
East P-C Open Space
West P-C Open Space
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 0.0
Public Facilities Fee Agreement, dated: N/A
ENVIRONMENTAL IMPACT ASSESSMENT
0 Negative Declaration, issued
Certified Environmental Impact Report, dated
Other, Notice of Exemption per Section 15303(e) of State CEOA Guidelines