HomeMy WebLinkAbout2002-11-06; Planning Commission; ; CT 01-04|CP 01-02 - CALAVERA HILLS VILLAGE UQe City of Carlsbad Planning Departme9
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: November 6, 2002
ItemNo.@
Application complete date: June 27, 2002
Project Planner: Michael Grim
Project Engineer: Frank Jimeno
SUBJECT: CT 01-04/CP 01-02 -CALAVERA HILLS VILLAGE U -Request for a
Negative Declaration, Tentative Tract Map, and Condominium Permit to allow
the subdivision and construction of a 135 unit multifamily air-space condominium
development within Village U of the Calavera Hills Master Plan, on property
generally located on the east side of the future extension of College Boulevard,
south of Carlsbad Village Drive, in Local Facilities Management Zone 7.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 5304,
RECOMMENDING ADOPTION of the Negative Declaration issued by the Planning Director
and ADOPT Planning Commission Resolutions No. 5305 and 5306 RECOMMENDING
APPROVAL of Tentative Tract Map CT 01-04 and Condominium Permit CP 01-02, based upon
the findings and subject to the conditions contained therein.
II. INTRODUCTION
The proposal involves the subdivision and construction of a 135-unit multifamily air-space
condominium project within Village U of the Calavera Hills Master Plan. Village U and the
future extension of College Boulevard along the project's western boundary will be graded in
accordance with the Calavera Hills Phase II Master Tentative Map. A Tentative Tract Map is
required for the subdivision of property and a Condominium Permit is required to allow an air-
space condominium subdivision. The project meets all applicable regulations and staff has no
issues with the proposal.
III. PROJECT DESCRIPTION AND BACKGROUND
Calavera Hills II, LLC is requesting approval of a Tentative Tract Map and Condominium
Permit to allow the subdivision and construction of a 135-unit multifamily air-space
condominium project within Village U of the Calavera Hills Master Plan. The entire Village U
site covers 61.6 acres, however a majority of the site is contained in natural open space and
includes the dedication of College Boulevard through the Master Tentative Map (CT 00-02).
The actual development area totals 17.9 acres. The Village U site was created through the
Calavera Hills Phase II Master Plan Amendment and Master Tentative Map (CT 00-02).
According to the Master Plan, a maximum of 179 attached residential units could be placed on
the site. The site will be mass graded in accordance with the Calavera Hills Phase II map. Final
site grading will be done in accordance with this Village U Tentative Map. Development of the
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CT 01-04/CP 01-02 -CALAVERA HILLS VILLAGE U
November 6, 2002
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Village U multifamily condominium units can proceed once the Master Tentative Map has been
recorded and the associated grading permit has been issued and implemented.
The multifamily condominium site is bounded by the future extension of College Boulevard to
the west, the existing single family development known as Capistrano to the north, existing
master plan native open space to the east, and the future single family development in Village W
to the south. The Calavera Hills Village U site is designated Residential Medium High (RMH)
in the City's General Plan, allowing up to 15 dwelling units per developable acre with a Growth
Management Control Point of 11.5 dwelling per acre. The proposed density of 7.5 dwelling
units per acre lies below the maximum density allowed by the General Plan. The project site is
zoned Planned Community (P-C) and, according to the Calavera Hills Master Plan (MP 150(H)),
the site is to be developed in accordance with the Planned Development Ordinance, except as
modified in the Master Plan.
The proposed development would consist of 26 residential buildings, private streets and
driveways, a centralized common recreation facility, a passive recreational turf area, and 76
surface guest and recreation area parking spaces. The residential buildings would consist of 19
six-plex buildings and 7 three-plex buildings in a motor court style development; all units would
include a private two-car garage. The buildings would contain two-stories and measure 34 feet
in height to the peak of the roof. The air-space condominium units would range in size from
1,362 square feet to 1,538 square feet and would possess private rear yards. The project
architecture would follow a Mediterranean theme with stucco walls and tile roofs, incorporating
strong relief and a variety of materials and colors. The total building coverage for the project
would be 16 percent (or 2.87 acres). A swimming pool with spa, sun deck, restroom facilities,
children's play equipment, and bocce ball area would be located within the three proposed
common recreation areas. The project's fair share of affordable housing is being provided in
Village Y (SDP 01-05), therefore none is included in this project.
The proposed development would necessitate approximately 28,800 cubic yards of cut and
28,800 cubic yards of fill subsequent to the mass grading associated with the Calavera Hills
Phase II Map (CT 00-02) for Village U. The site development would also include several
retaining walls, with a maximum height of six feet. The project site would take access off of
College Boulevard to the west at two gated locations and would generate 1,080 average daily
traffic trips, which can be accommodated by the major arterial roadway (College Boulevard).
The project would be required to comply with the City's National Pollutant Discharge
Elimination System (NPDES) Permit through the implementation of Best Management Practices,
thus reducing the amount of pollutants entering the public storm drain system. Due to the
project's proximity to College Boulevard, the master plan requires that a site-specific noise study
be conducted. That noise study indicates that noise attenuation walls are needed along the
project's frontage with College Boulevard. These walls would range in size from three (3) feet
to eight (8) feet high and would be incorporated into the project design.
The Calavera Hills Village U project is subject to the following regulations:
A. General Plan;
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B. Calavera Hills Master Plan (MP 150(H));
C. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code);
D. Planned Development Ordinance (Chapter 21.45 of the Zoning Ordinance);
E. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance); and
F. Local Facilities Management Plan (LFMP) Zone 7.
IV. ANALYSIS
The recommendation for approval of 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 Calavera Hills Village U project is consistent with the applicable policies and programs of
the General Plan. Particularly relevant to the residential development are the Land Use, Noise,
Housing, and Public Safety elements. Table 1 below indicates how the project complies with
these particular elements of the General Plan.
TABLE 1-GENERAL PLAN COMPLIANCE
Element Use Classification, Goal, Proposed Use and Compliance
Objective or Program Improvements
Land Use Site is designated for medium Proposed residential density of Yes
high density (RMH) residential 7 .5 dwelling units per acre is
development. below the 15 dwellings per acre
maximum allowed in the RMH
designation.
Noise Require that a noise study be The project includes a noise study Yes
submitted with all residential with recommendations to reduce
projects over five units. Enforce exterior traffic noise from College
the City policy that 60 dBA Boulevard to 60 dBA CNEL.
CNEL is the maximum exterior
noise level for residential units.
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Element Use Classification, Goal, Proposed Use and Compliance
Objective or Program Improvements
Housing New housing developed with a The project provides a mixture of Yes
diversity of types, prices, three-plex and six-plex
tenures, densities, and locations multifamily air-space
to meet the demand of condominium, contributing to the
anticipated City growth. diversity of housing within the
City.
Public Safety Provision of emergency water All necessary water mains, fire Yes
systems and all-weather access hydrants, and appurtenances must
roads. be installed prior to occupancy of
any unit and all-weather access
roads will be maintained
throughout construction.
Given the above, the Calavera Hills Village U condominium project is consistent with the City's
General Plan.
B. Calavera Hills Master Plan
The proposed 135 unit air-space condominium project is within Village U of the Calavera Hills
Master Plan area and, therefore, subject to the provisions of that master plan (MP 150(H)).
Table 2 below summarizes the project's conformance with the requirements of the Master Plan.
TABLE 2 -CALA VERA IDLLS MASTER PLAN CONFORMANCE
Standard Proposed Conformance
Allowed Uses:
Maximum of 179 attached Proposed project is 135 attached Yes
residential units. multifamily air-space condominium
units.
Arterial Setbacks:
Minimum 40 foot setback from All structures are set back a minimum of Yes
College Boulevard. 40 feet from the Carlsbad Village Drive
right-of-way.
Building Setbacks:
Motor court developments shall The proposed front facade massing is Yes
have a building separation of 10 separated by well over 22 feet and
feet provided that the front facade setback a minimum of 10 feet, therefore
massing is separated by at least 22 the building separation of a minimum of
feet and setback at least 10 feet. 10 feet is acceptable.
CT 01-04/CP 01-02 -CAL9,ERA HILLS VILLAGE U
November 6, 2002
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TABLE 2 -CALA VERA IDLLS MASTER PLAN CONFORMANCE
Standard Proposed Conformance
Building Height:
Maximum of 35 feet to the peak Proposed structures measure 33.5 feet in Yes
of the roof. height, to the peak of the roof.
Recreation Area:
Minimum of 100 square feet per The proposed common active recreation Yes
unit of common recreation area area would be centrally located and
(for 135 units, a minimum of would measure 14,000 square feet in
13,500 square feet is required). area.
Design Criteria:
A fence/trellis plan shall be A fence/trellis plan is provided on Yes
approved in conjunction with the Exhibit "E", dated August 7, 2002.
condominium permit.
A community trail shall be Community trail is being installed with Yes
installed along the northerly open the Phase II mass grading operations.
space corridor.
Bus stop facilities shall be Bus stop facilities are shown on site plan Yes
provided near the southerly and developer is conditioned to
entrance to Village U. coordinate final bus stop design and
location with North County Transit
District (NCTD).
Given the above, the proposed air-space condominium project is consistent with the provisions
of the Calavera Hills Master Plan.
C. Subdivision Ordinance
Since the Calavera Hills Village U project involves a subdivision into air-space lots, the proposal
is subject to the regulations of Title 20, the Subdivision Ordinance. Chapter 20.16 of the
Subdivision Ordinance addresses the requirements for a major subdivision, that being a
subdivision that creates more than four parcels. These requirements deal mostly with providing
the drainage, sewerage, and circulation dedications and improvements needed to serve the
subdivision. There are also requirements concerning consistency with Title 21, the Zoning
Ordinance, which is addressed in the other sections of this staff report.
The proposed Calavera Hills Village U residential subdivision would provide all necessary
facilities prior to, or concurrent with, construction. The hydrology report, submitted by the
applicant, indicates that all runoff can be controlled on site and conveyed into the future storm
drain facilities in the southerly extension of College Boulevard. The on-site sewer system would
be connected with the future system in College Boulevard. Water distribution would involve
looped service from the existing and future lines in College Boulevard. All proposed internal
CT 01-04/CP 01-02-cASERAHILLS VILLAGE u
November 6, 2002
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circulation would consist of private streets, therefore no dedications of such are necessary. No
standards variances are needed to approve the project. Given the above, the proposed
subdivision would provide all necessary facilities and improvements without producing land title
conflicts, therefore the project is consistent with the Subdivision Ordinance.
D. Planned Development Ordinance
The Calavera Hills Master Plan states that Village U shall develop in accordance with the
Planned Development Ordinance (Chapter 21.45 of the Zoning Ordinance), except as modified
within the Master Plan. As indicated above, the Master Plan contains regulations governing
building setbacks, building separation, building height, and recreation areas. The Calavera
Master Plan area already has a recreational vehicle storage area that serves the entire master plan.
Therefore, the proposed multifamily condominium project is subject to the Planned Development
Ordinance standards regarding visitor parking, private streets and driveway, and storage space.
Table 3 below details the project's conformance with these remaining development standards of
the Planned Development Ordinance.
TABLE 3 -PLANNED DEVELOPMENT ORDINANCE CONFORMANCE
Standard Proposed Conformance
Visitor Parking:
For projects over 10 units, 5 spaces for The project provides 65 guest Yes
the first 10 units and 1 space per every parking spaces distributed
4 units above 10 (for 135 units, a throughout the project site.
minimum of 36 spaces is required).
Private Streets:
Minimum of 34 feet wide streets from The proposed private streets Yes
curb-to-curb with minimum 4.5 foot measure 34 feet curb-to-curb and
wide parkways. are adjacent to 4.5 foot wide
parkways.
Private Driveways:
Minimum 24 feet wide with no parking The proposed private driveways Yes
permitted in the travel way. are represented by the entrances
to the motor courts and measure a
minimum of 24 feet wide.
Storage Space:
All units must contain a minimum of Each unit has a minimum of 480 Yes
480 cubic yards of storage space. cubic yards of storage space.
Given the above, the proposed air-space condominium project is consistent with the applicable
portions of the Planned Development Ordinance.
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CT 01-04/CP 01-02-CALTVERAHILLS VILLAGE U
November 6, 2002
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E. Growth Management Ordinance
The Calavera Hills Village U condominium project is subject to the provisions of the Growth
Management Program, as contained in Chapter 21.90 of the Zoning Ordinance. The proposed
project density of 7.5 dwelling units per developable acre is below the Growth Management
Control Point of 11.5 dwelling per acre for the Residential Medium High Density (RMH)
General Plan designation. Table 4 below details the project's conformance with the requirements
of the Growth Management Program.
TABLE 4-GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Standards Compliance
City Administration 469.35 sq. ft. Yes
Library 250.32 sq. ft. Yes
Wastewater Treatment 135 EDU Yes
Parks 0.94 acres Yes
Drainage PLDA B (41 CFS) Yes
Circulation 1,080ADT Yes
Fire Station #3 Yes
Open Space Satisfied through MP 150(H) Yes
Schools Carlsbad Unified Yes
Sewer Collection System 135 EDU Yes
Water 29,700 GPD Yes
The project is 44 units below the Growth Management dwelling unit allowance.
F. Local Facilities Management Plan (LFMP) Zone 7
The project site lies within LFMP Zone 7. There are no special conditions or requirements
within the Zone 7 LFMP that apply to this residential project. The project is conditioned to pay
the appropriate public facilities fee, water and sewer connection fees, and traffic impact fees.
The project site is located within a Mello Roos District that covers their proportionate obligation
for school fees. All facility improvements necessary to accommodate the development will be in
place prior to, or concurrent with, development. The Zone 7 LFMP requires the completion of a
connection between College Boulevard and El Camino Real prior to building permit issuance
beyond 2,500 ADT. Therefore, the Calavera Hills Village U residential development is
consistent with the Zone 7 LFMP.
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November 6, 2002
Page 8
V. ENVIRONMENTAL REVIEW
The potential environmental impacts associated with the construction of Village U were
reviewed through the Environmental Impact Report for the Calavera Hills Phase II Master Plan
Amendment (EIR 98-02, certified January 15, 2002). Village U was analyzed with up to 135
multifamily condominium units. This environmental document also reviewed the potential
environmental impacts associated with the future extension of College Boulevard, which will
provide frontage and access to Village U. Since the grading of Village U cannot proceed until
the Master Tentative Map has been recorded and the associated grading permit has been issued,
the attached environmental analysis deals only with the development of Village U with the
proposed multifamily air-space condominium project.
The proposed Calavera Hills Village U condominium project, as designed and conditioned,
would not create any significant adverse environmental impacts. The project is consistent with
the applicable regulations; will be graded in accordance with the City's Grading Ordinance and
City Standards; will comply with the City's National Pollutant Discharge Elimination System
Permit; will provide all facilities necessary to serve the development prior to, or concurrent with,
construction; and will provide noise attenuation walls along the College Boulevard frontage.
Given this environmental analysis, the Planning Director issued a Negative Declaration on
October 16, 2002. No public comments were received during the 20-day public review period.
ATTACHMENTS:
1. Planning Commission Resolution No. 5304 (Neg Dec)
2. Planning Commission Resolution No. 5305 (CT)
3. Planning Commission Resolution No. 5306 (CP)
4. Location Map
5. Disclosure Statement
6. Local Facilities Impact Assessment Form
7. Background Data Sheet
8. Exhibits "A" -"II", dated November 6, 2002.
MG:cs:mh
C
CALAVERA HILLS VILLAGE U
CT 01-04/CP 01-02
C
City of
~ ,...;
Carlsbad
I :J 61 ., ., ,.,. I •l§-Ei,;, ,t§ ,ii·'
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications ,vhich will require
discretionary action on the part of the City Council or any appointed Board. Commission or Comminee.
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-parmership, joint venrure, assoc1at1on. social club. fraternal
organization, corporation, estate, oust, receiver, syndicate, in 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."
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 publiclv-owned corporation. include the
names, titles. and addresses of the corporate officers. (A separate page may be attached if
necessareJ1avera Hills II, LLC,
Person a California limited Corp/Part _____________ _
liability company
Title __ """'"',...,.....---=-----,,,....----Title 2727 Hoover Avenue ----------------
Address National city, CA 91950 Address _____________ _
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, title, addresses of all individuals owning more
than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN I 0% OF THE SHARES,
PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-
owned corporation. include the names. titles. and addresses of the corporate officers. (A separate
page may be anached if necessary.)
Person McMillin ComI?ai:iies, ~LC. .C:or /Part . 'l'amarack Properties, Inc.
a nelaware limited liabili,::§P a California corporation
Title company Title c/o Brookfield Homes
2727 Hoover Avenue ----1~2-8~6-5 ..... -P-o~i-n_t_e_~_P_e_l_
4
_M-a-r~,-Ste. 200
Address Na ti an a l c i t y , <' A 9 J 9 5 0 Address __ n......_e_.l_..M_...a..._r,_,_, ___._C ... b..__ .... ::z .... 2...,q__.I ..... _.__ __
2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FA,?< (760) 438-0894
3. NON-PROFIT O~IZATION OR TRUST
If any person identified pursuant to (I) or (2) above is a nonprofit organization or a trust. I ist the
names and addresses of ANY person serving as an officer or director of the non-profit
organization or as trustee or beneficiary of the.
Non Profit/Trust N/A Non Profit/Trust -----------
Title ____________ _ Title ----------------
Address ------------Address ---------------
4. Have you had more than $250 worth of business transacted with any member of City staff.
Boards. Commissions, Committees and/or Council within the past twelve ( 12) momhs?
D Yes J8j'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 know ledge.
Do,-.1 ~1TVh==Lc..
Print or type name of owner Print or type name of applicant
Signature of owner/applicanf·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
0 CITY OF CARLSBAD 0
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMP ACT ASSESSMENT:
FILE NAME AND NO: Calavera Hills Village U -CT 01-04/CP 01-02
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: =RM=H=---------
ZONING: "'-P-_.,,C"--------------------------
DEVELOPER'S NAME: ..:::C=al=ac.!.Cve=r=a=H=il=ls'-"'I=I -=L=L=C'-----------------
ADDRESS: 2727 Hoover Ave, National City, CA
PHONE NO.: 619-336-3138 ASSESSOR'S PARCEL NO.: 168-040-29, 168-041-11
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): -"--'13=5::.....:u=n=it-"--s ____ _
ESTIMATED COMPLETION DATE: =Ja=n=ua=ry..1--=20=0"--'4'----------------
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
City Administrative Facilities:
Library:
Demand in Square Footage= _,_46=9=.3=5'-------
Demand in Square Footage = =25=0::..:..:.3::..::2"------
Wastewater Treatment Capacity (Calculate with J. Sewer) 135 EDU
Park:
Drainage:
Circulation:
Fire:
Open Space:
Schools:
Demand in Acreage= =0-=9_,_4 ____ _
Identify Drainage Basin= "'""'PL=D=-A=-=--=B:c___ __ _
Demand in ADT = 1 080 =-=--=------
Served by Fire Station No. = =#3::c.__ ____ _
Acreage Provided = Satisfied through
MP 150(H)
Carlsbad Unified
Student demand: Elementary= 13; Middle= 6; High= 7
Sewer:
Water:
Demands in EDU
Demand in GPD =
135
29 700
L. The project is 44 units below the Growth Management Dwelling unit allowance.
0 BACKGROUND DATA SHEET 0
CASE NO: CT 01-04/CP 01-02
CASE NAME: Calavera Hills Village U
APPLICANT: Calavera Hills II LLC
REQUEST AND LOCATION: Tentative Tract Map, and Condominium Permit to allow the
subdivision and construction of a 135 unit multifamily air-space condominium development
within Village U of the Calavera Hills Master Plan, on property generally located at the east of
the future extension of College Boulevard, south of Carlsbad Village Drive
LEGAL DESCRIPTION: A portion for Lot "D" of the Rancho Agua Hedionda, according to
Map No. 823, filed in the Office of the County Recorder on November 16, 1896, in the City of
Carlsbad, County of San Diego, State of California
APN: 168-040-29, 168-041-11 Acres: 61.6 Proposed No. of Lots/Units: -=13=--=5'-------
GENERAL PLAN AND ZONING
Land Use Designation: =RM=H=-----------------------
Density Allowed: up to 11.5 du/ac
Existing Zone: _P_-C~-------
Density Proposed: -'-7=.5-=d=u/=--=a=c'----------
Proposed Zone: =--P---=-C=-------------
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site P-C RMH Vacant
North P-C OS Open Space
South P-C RH Vacant
East P-C OS Open Space
West P-C RM Single family residential
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): =13=5"-----------------
ENVIRONMENTAL IMPACT ASSESSMENT
~ Negative Declaration, issued -=-10=/..;.1=6/~0=2 ________________ _
D Certified Environmental Impact Report, dated ______________ _
D Other, _____________________ _