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HomeMy WebLinkAbout1998-10-21; Planning Commission; ; CT 97-18 - RANCHO CARRILLO VILLAGE O-6The City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: October 21,1998 Application complete date: November 21,1997 Project Planner: Brian Hunter Project Engineer: Ken Quon SUBJECT: CT 97-18 - RANCHO CARRILLO VILLAGE O-6 - Request for a Tentative Tract Map to subdivide a 1.61 acre site into 6 single family lots on property generally located within the Rancho Carrillo Master Plan, south of Poinsettia Lane, between Melrose Drive and El Fuerte Street in the P-C Zone and Local Facilities Management Zone 18. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4411 APPROVING CT 97-18 based on the findings and subject to the conditions therein. II.INTRODUCTION The applicant is requesting approval of a Tentative Map to subdivide and develop the 1.61 acre site into 6 single family lots. As designed and conditioned, the project is in conformance with the General Plan, Rancho Carrillo Master Plan, Rancho Carrillo Final Environmental Impact Report, Rancho Carrillo Hillside Development Permit (HDP 91-17), and the Subdivision Ordinance. III. PROJECT DESCRIPTION AND BACKGROUND The proposed project, is located in the R-l Zone per MP 139(G) within the boundaries of the Rancho Carrillo Master Plan, and is designated by the General Plan for Residential Low-Medium Density (0-4 du/ac) development. The Rancho Carrillo Master Plan specifies that the minimum lot size for Village Q-6 is 7,500 square feet. Access to the lots is provided from Carrillo Way. The Rancho Carrillo Master Plan (MP 139F) was approved by City Council on October 21, 1997. The purpose of the Master Plan is to provide for the orderly development of the Rancho Carrillo site, while preserving the environmental resources of the area. Grading for the entire Master Plan area was approved under Hillside Development Permit HDP 91-17. For planning purposes, the Rancho Carrillo Master Plan is divided into 19 planning areas. The Master Plan identifies the allowable type and intensity of land uses in each village and provides general development and design standards, requirements, and the method by which the Rancho Carrillo Master Plan will be implemented. CT 97-18 - RANCHO CARRILLO VILLAGE Q-6 October 21, 1998 Page 2 The subject 1.61 acre property is identified by the Master Plan as a part of Village Q. The site sits adjacent to Carrillo Way and has already been rough graded in conformance with HDP 91- 17. The site was previously designated as Open Space through the Master Plan Amendment (MP 139E) which was approved on July 27, 1993. At that time the site was considered as a potential mitigation site for impacts to wetlands from the construction of Melrose Drive. Since that date, the wildlife agencies requested that the preferred mitigation land be located within the richer habitat in the middle of the valley of the Master Plan. Based on this, the Master Plan Amendment of October 21, 1997 (MP 139F) designated the site RLM and moved the open space acreage to the valley of the Master Plan. Prior to the amendment of the Master Plan in October of 1997 a tentative map had already been approved for Village Q (CT 93-04 on April 4, 1995 via City Council Resolution 95-64). This map included a one lot parcel at the former Open Space site which is now proposed for the development of 6 single family homes within Village Q of the Master Plan. The project is subject to the following land use plans, policies, programs and zoning regulations: A. General Plan; B. Rancho Carrillo Master Plan (MP-139G); C. Carlsbad Municipal Code, Title 21 (Zoning Ordinance); D. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance); E. Growth Management Ordinance and Zone 18 Local Facilities Management Plan ; 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 project is consistent with the policies and programs of the General Plan as originally conditioned via the Rancho Carrillo Master Plan and the Environmental Impact Report (EIR) for that document. Issues particularly relevant to this project include: CT 97-18 - RANCHO CARRILLO VILLAGE Q-6 October 21, 1998 Page 3 Element Use Classification, Goal, Objective or Program Proposed Land Use and/or Compliance Improvements Land Use Residential Low Medium (RLM) 0- 4 dwelling units per acre. Growth Management Control Point = 3.2 dwelling units per acre. As a part of Village Q overall density is 2.85 dwelling units per acre Encourage the provision of low income dwelling units to meet the objectives of the Housing Element. The project provides its share of affordable units in Village B of the Master Plan. Ensure that all hillside development is designed to preserve the visual quality of the pre-existing topography. The grading design is consistent with the approved Hillside Development Permit HDP 91-17 for the Rancho Carrillo Master Plan. Permit the approval of discretionary actions and the development of land only after adequate provision has been made for public facilities and services in accordance with the Growth Management public facility standards. The project is conditioned to construct/install all public facilities necessary to serve the subdivision. Citywide and quadrant wide public facilities are adequate to satisfy the additional demand; therefore the project is consistent with the Zone 18LFMP. Yes Yes Yes Yes Housing Ensure that master planned communities and all qualified subdivisions provide a range of housing for all economic income ranges. A minimum of 15% of all units approved in master plan communities shall be affordable to lower income households. The project is subject to the Rancho Carrillo affordable housing agreement which was approved in March of 1998. Pursuant to this affordable housing agreement the project's share of affordable units will be provided in Village B of the Rancho Carrillo Master Plan. Yes Circulation Require new development to construct all roadways necessary to development prior to or concurrent with need. The project is conditioned to complete all necessary street improvements prior to occupancy of any unit in each phase. Yes Noise 60 dBA CNEL is the exterior noise level and 45 dBA CNEL is the interior noise level to which all residential units should be mitigated. The project complies with the 60 dBA exterior and 45 dBA interior noise standard. Yes CT 97-18 - RANCHO CARRILLO VILLAGE Q-6 October 21,1998 Page 4 B.Rancho Carrillo Master Plan As discussed below, Villages Q-6 complies with the Rancho Carrillo Master Plan General Community Development Standards and the Village Q requirements including: 1) design criteria; 2) approved Hillside Development Permit HDP 91-17; and 3) Master Plan infrastructure requirements. 1) Village Q-6: The Master Plan designates Village Q for single family development with a total yield of 183 permitted dwelling units. The proposed project consists of 6 single family lots which when combined with the existing approved single family R-l- 7500 residential lots within Village Q yields a total of 182 dwelling units. The design guidelines for this Village (included below) have already been approved via previous discretionary permit (CT 93-04). Where the design guidelines are mute, the development standards of the R-l zone take precedent. As proposed, the lots comply with all applicable R-l zone standards. As this village is a standard R-l subdivision, no further discretionary action will be required to develop the units on these lots. The homes when constructed will conform to the following guidelines. Village Q Design Guidelines Synopsis ISSUE COMMENT Unit Mix A minimum of 3 floor plans with a minimum of 2 front building elevations. A minimum of 2 two-story and 1 one-story plans is required. Maximum building height of 18 feet for one-story and 28 feet for two-story homes. Plotting of Units No floor plan shall be plotted for more than 60% of the total units on a street; all units to be plotted within the prescribed building envelope. No two units with identical front elevations closer than 200' of each other on the same side of the street. Twenty five percent of all units shall have a single story edge for 40% of the building perimeter. 40% lot coverage. Setbacks Front - 20' minimum Rear - Twice the required side up to a maximum of 20'. 60' setback from native vegetation unless a lesser setback is approved by the Fire Marshall and Planning Director. Side - 10% of the lot width (Up to a maximum of 10' required) May be reduced to a 5' minimum if other side increased per the standards of the R-l zone; 10' minimum for corner lots. CT 97-18 - RANCHO CARRILLO VILLAGE Q-6 October 21,1998 Page 5 Architecture Garages Accessory Structures Walls and Fences Signage Lot Drains Minor Modifications Architectural style per Master Plan; three chimney maximum, three color schemes minimum, varied streetscape via varied materials Minimum 20' x 20' interior dimension with doors set into walls a minimum of 3". Garages facing the street shall provide a minimum of 20' between face of garage and ROW. Permitted as allowed by section 21.10.050(1)(D) of the Carlsbad Municipal Code. Per Village Q landscape exhibit Village identification and directional information Private lot drains are approved for lots fronting on steep streets Allows a change to five or less of these provisions per Planning Director approval if determined to be in substantial conformance with the approved project. 2) The proposed subdivision is consistent with the approved Hillside Development Permit (HDP 91-17) in that the subdivision grading design is consistent with the approved mass grading design. Project specific grading is still required to facilitate site development. Standard engineering grading conditions of approval shall be placed on the project. 3) The project is conditioned to require that all public facilities necessary to serve the project are provided prior to, or concurrent with, development in accordance with the Zone 18 Local Facilities Management Plan. Two major items with regard to circulation are associated with this and future Rancho Carrillo projects. Major roadway infrastructure must be constructed to gain site access to the Master Plan area. This will include full width construction of Melrose Drive. An assessment district has been formed to help finance this improvement. 4) The circulation system for Village Q-6 has been laid out in accordance with the requirements of the approved Rancho Carrillo Master Plan. Carrillo Way has been designed to City Standards and will consist of curb, gutter, and sidewalk contained within the right-of-way widths specified in the Master Plan. The tentative map shows how Village Q-6 will gain access from a public street. 5) Sewer service to this project will be provided by public sewer lines that will tie into a 12" sewer main to be installed to serve the entire Rancho Carrillo development. The sewer lines for this project will drain by gravity flow to Poinsettia Lane. This sewer main will then connect with an offsite pump station, CT 97-18 - RANCHO CARRILLO VILLAGE Q-6 October 21,1998 Page 6 which will pump sewage to the existing Buena/San Marcos Interceptor system presently located on El Camino Real. As sewer improvements have yet to be installed for the entire Master Plan area, a condition of this project will specify that sewer line improvements be guaranteed prior to approval of any final map. 6) Domestic water will be provided to the project from trunk lines of the 12" water main beneath Melrose Drive. The 12" water main will be installed concurrently with the construction of Melrose Drive. An 8" reclaimed water line will be installed in Melrose Drive and will be tapped for irrigation of the slope areas. As water improvements have yet to be installed for the entire Master Plan area, a condition of the project will specify that water line improvements be guaranteed prior to approval of the final map. 7) Surface drainage will be conveyed by standard curb and gutter to drain to an underground storm drain system, with various approved outlet areas. A broader drainage issue associated with the entire Rancho Carrillo development is to provide drainage improvements to mitigate onsite runoff upstream of this project to prevent adverse affects to downstream onsite and offsite properties. A condition of this project will specify that construction of drainage mitigation improvements be guaranteed prior to approval of any final map. Runoff attenuation measures have been installed, concurrent with the Rancho Carrillo mass grading operation, to mitigate surface runoff impacts. C. Inclusionary Housing (Chapters 21.85 and 21.53 of the Zoning Ordinance) The Rancho Carrillo Master Plan requires project compliance with the City's Inclusionary Housing Ordinance; therefore, 15% of the total number of proposed units must be affordable to low income households. Additionally, 10% of the required affordable units must be three bedroom units. The required findings include consistency with General Plan goals and policies, adequacy of the site and street system, and a determination that the affordable units are compatible with surrounding uses, and will not adversely impact the site or surrounding areas including traffic circulation. Most, if not all, of these units, including the three bedroom units, will be provided in Village B. The applicant processed a Site Development Plan and an amendment to the Affordable Housing Agreement which would allow a portion of the Inclusionary requirement to be provided onsite as second units. The exact details of the number of second units permitted to meet the Inclusionary requirement will be determined as a part of the amendment to the existing Rancho Carrillo Affordable Housing Agreement, which has yet to be heard by the City Council. As stated in the Rancho Carrillo Master Plan, the majority of the affordable Housing for Rancho Carrillo will be located in Village B as multi-family condominiums or apartments. Village B is located adjacent to the intersection of Melrose Drive and Palomar Airport Road. This location puts it in proximity to jobs along the industrial corridor of Palomar Airport Road and bus stops on Melrose Drive and Palomar Airport Road. CT 97-18 - RANCHO CARRILLO VILLAGE Q-6 October 21,1998 Page? D.Subdivision Ordinance The Carlsbad Municipal Code requires a subdivision map to be filed in accordance with Title 20 for any subdivision project. As conditioned, the proposed tentative map is in compliance with the City's Subdivision Ordinance in that all of the necessary infrastructure improvements will be provided as discussed in Section B and elsewhere in this report. The findings required by Title 20 therefore can be made for this project and are contained in Planning Commission Resolution No. 4411, dated October 21, 1998. E. Growth Management Ordinance - Zone 18 Local Facilities Management Plan The project is located within Local Facilities Management Zone 18 in the City's southwest quadrant and is subject to the conditions of the Zone 18 LFMP. Village Q is 1 unit below the Rancho Carrillo Master Plan dwelling unit allowance for this village. The impacts on public facilities created by this project (i.e., Village Q-6) and compliance with the adopted performance standards are summarized as follows: Standard City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water Impacts 23 square feet 12 square feet 6EDU .04 acres Drainage Basin D 60ADT Stations 2,5, and 6 252.2 (Master Plan Performance Standard OS) San Marcos Unified School District 6EDU 3,750 GPD Compliance Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes V. ENVIRONMENTAL REVIEW The project is located within the boundaries of the Rancho Carrillo Master Plan (MP-139(F)) which regulates the entire 680 acre site. The direct, indirect, and cumulative environmental impact from the future development have been analyzed in the Final Environmental Impact CT 97-18 - RANCHO CARRILLO VILLAGE Q-6 October 21,1998 Page8 Report (EIR 91-04) certified by the City Council on July 27, 1993. Additional project level studies have been conducted including a supplemental noise analysis and soils contamination assessment. These studies provide more focused and detailed project level analysis and indicate that additional environmental impacts beyond what was analyzed in Final EIR 91-04 would not result from implementation of the project. This project qualifies as subsequent development to both the Rancho Carrillo EIR and the City's MEIR as identified in Section 21083.3 of the California Environmental Quality Act; therefore, the Planning Director issued a Notice of Prior Environmental Compliance on October 12, 1998. The applicable mitigation measures of Final EIR 91-04 and MEIR 94-01 are included as conditions of approval for this project. With regard to air quality and circulation impacts, the City's MEIR found the cumulative impacts of the implementation of projects consistent with the General Plan are significant and adverse due to regional factors, therefore, the City Council adopted a statement of overriding considerations. The project is consistent with the General Plan and as to those effects, no additional environmental document is required. ATTACHMENTS: 1. Planning Commission Resolution No. 4411 2. Location Map 3. Background Data Sheet 4. Notice of Prior Environmental Compliance dated October 12, 1998 5. Local Facilities Impact Assessment 6. Disclosure Form 7. Reduced exhibits dated October 21,1998 8. Exhibits "A" - "B", dated October 21,1998 BH:mh RANCHO CARRILLO VILLAGE Q-6 CT 97-18 BACKGROUND DATA SHEET CASE NO: CT97-18 CASE NAME: Rancho Carrillo Village Q-6 APPLICANT: Continental Ranch. Inc. REQUEST AND LOCATION: 6 lot single family residential subdivision along Carrillo Way within the Rancho Carrillo Master Plan LEGAL DESCRIPTION: Portion of Section 24. Township 12 South. Range 4 West. San Bernardino Meridian and a portion of Sections 18 and 19. Township 12 South, Range 3 West. APN: 222-011-06.222-012-02 No. of Lots/Units: 6/6 GENERAL PLAN AND ZONING Land Use Designation: RLM Density Allowed: 3.2 Density Proposed: 2.73 Existing Zone: PC Proposed Zone: PC Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site PC Vacant North PC Vacant South PC Vacant East PC Vacant West PC Vacant PUBLIC FACILITIES School District: San Marcos Unified School District Sewer District: CMWD Equivalent Dwelling Units (Sewer Capacity): 6 EDU Public Facilities Fee Agreement, dated: 10-20-98 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated_ X Other, Prior Compliance City of Carisbad Planning Department PUBLIC NOTICE OF PRIOR ENVIRONMENTAL COMPLIANCE Please Take Notice: The Planning Department has determined that the environmental effects of the project described below have already been considered in conjunction with previously certified environmental documents and, therefore, no additional environmental review will be required and a notice of determination will be filed. Project Title: Rancho Carrillo Village Q-6 Project Location: Carrillo Way Project Description: 6 lot subdivision with Rancho Carrillo Master Plan Justification for this determination is on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within 20 days of date of publication. DATED: CASE NO: CASE NAME: OCTOBER 12, 1998 CT97-18 RANCHO CARRILLO VILLAGE Q-6 PUBLISH DATE: OCTOBER 12, 1998 , /^7MICHAEl/l. HOLZMU/LER Planning Director 2075 La Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (760) 438-O894 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Rancho Carrillo Village 0-6. CT 97-18 LOCAL FACILITY MANAGEMENT ZONE: 18 GENERAL PLAN: RLM ZONING: PC DEVELOPER'S NAME: Continental Ranch. Inc. ADDRESS: 12636 High Bluff Drive, Suite 300. San Diego, CA 92130 PHONE NO.: (619V793-2580 ASSESSOR'S PARCEL NO.: 222-011-06,222-012-02 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 6 DU ESTIMATED COMPLETION DATE: unknown A. City Administrative Facilities: Demand in Square Footage = 23 B. Library: Demand in Square Footage = 12 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 6 EDU D. Park: Demand in Acreage = .04 E. Drainage: Demand in CFS = N/A Identify Drainage Basin = d (Identify master plan facilities on site plan) F. Circulation: Demand in ADT= 60 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 2,5,6 H. Open Space: Acreage Provided = 252.2 by MP I. Schools: N/A (Demands to be determined by staff) J. Sewer: Demands in EDU 6 Identify Sub Basin = Buena/San Marcos i (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 3750 L. The project is 1 unit below the Growth Management Dwelling unit allowance. itv of Carlsbad Planning Department DISCLOSURE STATEMENT APPLICANTS STATEMENT OF DISCLOSURE OR CERTAIN OWNERSHIP INTERESTSON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY APPOINTED BOARD, COMMISSION OR COMMITTEE (Please Print) The following information must be disclosed: 1. 4. Applicant List the names and addresses of all persons having a financial interest in the application. Continental Ranch, Inc. 12636 High Bluff Drive, Suite 300 San Diego, CA 92130 Owner List the names and addressees of all person having any ownership interest in the property involved. Continental Ranchr Inc. 12636 High Bluff Drive, Suite 300 San Diego, CA 92130 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. 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 2O75 Las Palmas Drive • Carlsbad, California 920O9-1 576 • (619)438-1161 *§ Disclosure Statement (Over) Page 2 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 X If Yes> please indicate person(s) Person is defined as "Any individual, firm, 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) Signature of Owner/date Signature of applicant/date David A. Lother Print or type name of owner David A. Lother Print or type name of applicant DISCLOS.FRM 2/96 PAGE 1 of 2