HomeMy WebLinkAbout2025-01-28; City Council; 08; Tyler Street Homes (CT 2024-0001/SDP2024-0008)CA Review __AF__
Meeting Date:
To:
From:
Staff Contact:
Subject:
District:
Jan. 28, 2025
Mayor and City Council
Geoff Patnoe, City Manager
Edward Valenzuela, Associate Planner
edward.valenzuela@carlsbadca.gov, 442-339-2624
Tyler Street Homes (CT 2024-0001/SDP2024-0008)
1
Recommended Action
1)Hold a public hearing; and
2)Adopt a resolution approving a tentative tract map (CT 2024-0001) and a site
development plan (SDP 2024-0008) to demolish two single-family homes and a
detached garage and develop a 12-unit, residential air-space condominium project on a
0.532-acre site located at 3215-3225 Tyler Street, within the Pine-Tyler District of the
Village & Barrio Master Plan and Local Facilities Management Zone 1 (Exhibit 1).
Executive Summary
The development project proposes to replace two existing single-family homes at 3215 and
3225 Tyler Street with a twelve-unit residential condominium development consisting of four,
three-story buildings each containing three townhome-style units. The Planning Commission
considered the application on Nov. 6, 2024, and after receiving and considering public
comment voted to recommend approval of the project to the City Council.
The project is being presented to the City Council because the Village & Barrio Master Plan
requires that any development permit that proposes five dwelling units or more be reviewed
and decided upon by the City Council.
Explanation & Analysis
Project description
The property is currently developed with two existing single-family homes and a detached
garage. The developer is proposing to demolish the structures and construct a twelve-unit
residential condominium development consisting of four three-story buildings, each measuring
34-feet-10-inches in height. Each building will contain three townhome-style units, each unit
will include a two-car garage, private ground floor patio and private decks on the second and
third floors.
The property is subject to the Pine-Tyler District use regulations, which allows for a variety of
mixed-uses, including retail, residential, office and restaurants. Multi-family residential housing
is a permitted use in the district at a maximum density of 23 units. The property is outside the
Jan. 28, 2025 Item #8 Page 1 of 13
Coastal Zone and therefore does not require approval of a coastal development permit. A
tentative map application is included so the units can be sold as condominiums.
Design waivers
The project is also subject to the Village & Barrio Objective Design Standards, and the proposed
craftsman architectural style is among the styles allowed under the standards. To
accommodate the project, two design waivers from the standards are being requested, a
reduction in sidewalk width; and a reduction in the project’s front stepback.
Reduction in sidewalk width
Objective Design Standard 2.6.D.2 states that onsite pedestrian walkways shall maintain a
minimum width of at least five feet. A five-foot-wide walkway is intended to enhance the
visual appeal and create a sense of spaciousness, aligning with the design principles
outlined in the Objective Design Guidelines. The applicant is proposing a four-foot-wide
walkway, which complies with Building Code requirements. The walkway will run between
the side property lines and the sides of the residences, with only the front portion visible
from the public right-of-way. Each walkway will serve a cluster of six units, and this reduced
width is sufficient to accommodate the limited number of residents who will be using it.
Reduction in front stepback
Objective Design Standard 7.2.A states all three-story buildings shall have a minimum
building stepback of at least ten feet on the third floor by recessing a portion of the street-
facing facade backward from the front setback a minimum of six feet from the predominant
facade plane, and/or vertically articulated plane, for a minimum width of twenty-five feet.
The third floor stepback requirement is intended to maintain the desired pedestrian scale
and character of the Village and Barrio so multifamily buildings do not appear as massive,
monolithic structures. The applicant is proposing two smaller three-unit buildings along the
Tyler Street frontage instead of one building. The two buildings will be broken up by a
twenty-four-feet-wide drive aisle serving the development and will feature multiple
stepbacks on each level, maintaining the pedestrian scale and character of the Village and
Barrio.
Section 1.4 of the Village & Barrio Objective Design Standards stated that waivers shall be
granted by the decision-making authority – the City Council – only if all the following findings
are made:
1. The proposed project meets the intent of the design standard under consideration, or a
similar design standard is implemented in substitution.
2. The project meets the allowed density with the proposed waiver(s).
3. The proposed project is consistent with the distinctive architectural style selected.
Staff and the Planning Commission concluded the above findings can be met based on the
reasons specified in this staff report and the specific findings that are included in the Planning
Commission staff report (Exhibit 2).
Planning Commission
The Planning Commission considered the project on Nov. 6, 2024. One speaker expressed
overall support of the project but raised some concerns regarding drainage and noise from
Jan. 28, 2025 Item #8 Page 2 of 13
adjacent industrial uses impacting the proposed residential units. The following is a summary of
these concerns and staff’s response.
Drainage
The speaker indicated that under existing conditions, current stormwater discharge onto their
adjacent property is minor; however, concerns were raised that drainage flows may
significantly increase because of the expanded development and the increase in impervious
surfaces. Staff indicated that the project is required to maintain the pre-existing natural
drainage flows, in both rate and volume. The project will accomplish this with various
engineering strategies, including the installation of pervious drive-aisle pavers and raised
planters that will collect, treat and slowly discharge storm water. Additional information can be
found in the project drainage study and hydrology report (Exhibit 6).
Noise
The adjacent property owner also had concerns that the existing industrial activities on their
property may disrupt the new residential development, resulting in increased complaints.
Historically, the residents of the two existing residential units have not complained about the
noise, but the developer proposes to add an additional 10 residential units next to the
industrial business. The developer responded to the noise concerns by noting that double-
paned windows will be installed, exceeding what is required by the Building Code, to mitigate
the industrial noise. Additionally, the developer will fully disclose potential noise issues to
buyers.
After receiving and considering public comment, the Planning Commission unanimously voted
to recommend approval of the project to the City Council, with Commissioner Merz absent. The
minutes of the meeting are provided as Exhibit 3.
Public notification
A public notice of this meeting, as well as for the Planning Commission hearing, was mailed to
property owners within 600 feet of the project site and posted consistent with the
requirements of the Ralph M. Brown Act, California’s open meeting law.
Information regarding public notification of this item such as mailings, public hearing notices
posted in a newspaper of general circulation and on the city’s website are available in the Office
of the City Clerk.
The project is also subject to City Council Policy No. 84 – Development Project Public
Involvement Policy. The applicant posted a notice of project application sign at a conspicuous
location on the site on April 22, 2024. On April 25, 2024, the applicant also mailed the early
public notice to property owners located within 600 feet of the project site. No comments were
received in opposition to this project.
Fiscal Analysis
There is no direct fiscal impact associated with the proposed project.
Next Steps
The next steps for development would be completion of a ministerial tract map for the
condominium subdivision, and ministerial grading and building plans prior to authorization of
work. The specific schedule would be determined by the applicant. Grading permits typically
Jan. 28, 2025 Item #8 Page 3 of 13
take between six and twelve months to process before any work could begin. If approved, the
tentative map and site development plan will expire in two years unless construction
commences and could be extended for up to six additional years.
Environmental Evaluation
The California Environmental Quality Act and its implementing regulations, the CEQA
Guidelines, adopted by the Secretary of the California Natural Resources Agency, list classes of
projects that have been determined not to have a significant effect on the environment and as
a result are exempt from further environmental review under CEQA. The City Planner, through
the process outlined in Carlsbad Municipal Code Section 19.04.060, completed a review of the
project and potential environmental impacts associated with the project in accordance with
CEQA and determined that the project qualified for an exemption under CEQA Guidelines
Section 15332 – In-Fill Development. CEQA Guidelines Section 15332 is a Class 32 exemption for
projects under five acres, located within urbanized areas, and consistent with the General Plan
and zoning regulations for the site.
This notice was posted on Aug. 1, 2024, for a period of 10 days. No appeals from the public
were filed and no letters were received from the public on the CEQA determination. Therefore,
the determination that the project is exempt from CEQA Guidelines Section 15332 – In-Fill
Development, is final and is not subject to consideration by the public or the City Council.
Exhibits
1. City Council resolution
2. Planning Commission Nov. 6, 2024, Staff Report (on file with the Office of the City Clerk)
3. Planning Commission Nov. 6, 2024, minutes (on file with the Office of the City Clerk)
4. Planning Commission Resolution No. 7527 (on file with the Office of the City Clerk)
5. City Council Policy Statement No. 84 (on file with the Office of the City Clerk)
6. Hydrology Study (on file with the Office of the City Clerk)
7. Correspondence received on project through Jan. 20, 2025
Jan. 28, 2025 Item #8 Page 4 of 13
RESOLUTION NO. 2025-027
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A TENTATIVE TRACT MAP (CT 2024-0001) AND
SITE DEVELOPMENT PLAN (SDP 2024-0008) TO DEMOLISH TWO SINGLE-
FAMILY HOMES AND A DETACHED GARAGE AND DEVELOP A 12-UNIT,
RESIDENTIAL AIR-SPACE CONDOMINIUM PROJECT ON A 0.532-ACRE SITE
LOCATED AT 3215-3225 TYLER STREET, WITHIN THE PINE-TYLER DISTRICT OF
THE VILLAGE & BARRIO MASTER PLAN AND LOCAL FACILITIES
MANAGEMENT ZONE 1
CASE NAME: TYLER STREET HOMES
CASE NO.: CT 2024-0001/SDP 2024-0008 (DEV2023-0081)
WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to
the provisions of the Municipal Code, the Planning Commission did, on Nov. 6, 2024, hold a duly
noticed public hearing as prescribed by law to consider Tentative Tract Map, CT 2024-0001, and Site
Development Plan, SDP 2024-0008, as referenced in Planning Commission adopted Resolution No.
7527 recommending to the City Council that the project be approved; and
WHEREAS, the City Council of the City of Carlsbad held a duly noticed public hearing to
consider said tentative tract map and site development plan; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments,
if any, of all persons desiring to be heard, the City Council considered all factors relating to the
tentative tract map and site development plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the above recitations are true and correct.
2. That the recommendation of the Planning Commission for the approval of Tentative
Tract Map, CT 2024-0001, and Site Development Plan, SDP 2024-0008, is adopted and approved, and
that the findings and conditions of the Planning Commission contained in the Planning Commission
adopted Resolution No. 7527 on file with the City Clerk and incorporated herein by reference, are the
findings and conditions of the City Council.
3. This action is final the date this resolution is adopted by the City Council. The
Provisions of Chapter 1.16 of the Carlsbad Municipal Code, "Time Limits for Judicial Review" shall
apply:
"NOTICE"
The time within which judicial review of this decision must be sought is governed by Code of Civil
Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad
Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the
appropriate court not later than the ninetieth day following the date on which this decision becomes
final; however, if within ten days after the decision becomes final a request for the record is filed with
a deposit in an amount sufficient to cover the estimated cost or preparation of such record, the time
within which such petition may be filed in court is extended to not later than the thirtieth day following
the date on which the record is either personally delivered or mailed to the party, or their attorney of
record, if they have one. A written request for the preparation of the record of the proceedings shall
be filed with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA 92008.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 28th day of January 2025, by the following vote, to w it :
AYES :
NAYS:
ABSTAIN :
ABSENT:
Blackburn, Bhat-Patel, Acosta, Burkholder, Shin.
None.
None.
None.
SHERRY FRE'IS NGER, City' lerk
(SEAL)
Exhibit 2
Planning Commission Nov. 6, 2024, Staff Report
(on file in the Office of the City Clerk)
Jan. 28, 2025 Item #8 Page 7 of 13
Exhibit 3
Planning Commission Nov. 6, 2024, minutes
(on file in the Office of the City Clerk)
Jan. 28, 2025 Item #8 Page 8 of 13
Exhibit 4
Planning Commission Resolution No. 7527
(on file in the Office of the City Clerk)
Jan. 28, 2025 Item #8 Page 9 of 13
Exhibit 5
City Council Policy Statement No. 84
(on file in the Office of the City Clerk)
Jan. 28, 2025 Item #8 Page 10 of 13
Exhibit 6
Hydrology Study
(on file in the Office of the City Clerk)
Jan. 28, 2025 Item #8 Page 11 of 13
From:Planning
To:Kyle Van Leeuwen
Cc:Cynthia Vigeland
Subject:FW: Public comment on Tyler Street Homes (Item #2, 11/26/2024 meeting)
Date:Wednesday, November 6, 2024 7:06:26 AM
From: Steve Linke <splinke@gmail.com>
Sent: Wednesday, November 6, 2024 2:37 AM
To: Planning <planning@carlsbadca.gov>
Subject: Public comment on Tyler Street Homes (Item #2, 11/26/2024 meeting)
Planning Commission and Staff:
Ability to make recommendations to the City Council that differ from staff's
recommendations
This is not directly related to this item but indirectly relates to your ability to make
recommendations to the City Council that differ from staff's recommendations. For the
Carlsbad Village Mixed Use project, I made a variety of requests for additional conditions
of approval and policy/rule changes. The City Council ended up adopting three of the
conditions related to vehicle miles traveled and agendized the expedited review of two
policy/rule changes. In the future, please consider making recommendations in support
of such citizen concerns.
Miscalculation/typographical error of net change in vehicle average daily trips (ADT)
The following erroneous sentence regarding the net change in vehicle average daily trips
(ADT) appears in three places in the staff report (Finding #14 on Page 9, Site
Development Plan Project Analysis #2 on Page 37, and Site Development Plan Project
Analysis #5 on Page 38):
The proposed project is estimated to generate more trips (72 ADT) than the
existing land uses (20 ADT) it will replace, resulting in a net decrease of 52
Average Daily Trips (ADT).
The project will increase--not decrease--ADT.
ADT calculations
ADT calculations are made based on a SANDAG document called the "(Not So) Brief
Guide of Vehicular Traffic Generation Rates for the San Diego Region," which designates
6 ADT per apartment unit, 8 ADT per condominium unit, and 10 ADT per single-family
Exhibit 7
Jan. 28, 2025 Item #8 Page 12 of 13
home. However, it also includes multi-family units in the 6 ADT category when the
density is 20 units or more per acre.
The Tyler Street Homes project includes 8 ADT/unit in its Tentative Tract Map, but only 6
ADT/unit for the calculations in the staff report. Although the project slightly exceeds 20
units/acre, it is clearly a condominium project based on the sizes of the units. Even at
the higher 8 ADT/unit rate, the total would have been 96 ADT, which is still under the 110
ADT threshold that defines small projects exempt from further traffic analysis. However,
logic/discretion can be used when making these calculations, so, for future projects,
staff should be encouraged to use rates consistent with unit sizes, rather than focusing
only on density.
Exhibits missing from CEQA Determination of Exemption
When the City Planner's CEQA Determination of Exemption for this project was
published on the city website, it referred to four exhibits. However, the exhibits were not
attached and had to be requested. Given the extremely short 10-day window to appeal,
these exhibits need to be included at initial release.
Best regards,
Steve Linke
Carlsbad, CA
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
Jan. 28, 2025 Item #8 Page 13 of 13
Tyler Street Homes
Edward Valenzuela, Associate Planner
Community Development
January 28, 2025
CT 2024-0001 / SDP 2024-0008
1
Project Location
2
•0.532-acre lot
•Pine-Tyler District
•Two existing SFRs
2
Project Features
12 air-space condominiums
4 three-story buildings
3 units in each building
34’-10” building height
2-car garage for each unit
Tyler Street Homes
33
Village & Barrio
Objective Design
Standards (ODS)
•Craftsman
architectural design
•Project complies with ODS
Tyler Street Homes
4
Inclusionary Housing
Tyler Street Homes
55
•City Council Policy 57 allows alternative
means of compliance
•Developer requests to purchase two
affordable housing credits
Project Consistency
•General Plan (V-B, Village-Barrio)
•Zoning Ordinance (V-B, Village-Barrio)
•Village & Barrio Master Plan (Pine-Tyler
District, 18-23 du/ac)
•California Environmental Quality Act (CEQA)
Tyler Street Homes
6
Tyler Street Complete
Streets Plan
•July 2018 - Village and Barrio Master Plan
–City Council Highlighted Tyler Street as
a key Barrio recommendation
•July 2024 – Traffic Safety & Mobility
Commission – Not proceed with Tyler
Street Complete Streets Study (4/1/1)
•2025 - Staff intends to present a revised
version of the plan to City Council for
consideration
Tyler Street Homes
7
Tyler Street : Traffic and
Safety Conditions
•Crash Rate: 2 collisions in the past 5 years
•Traffic Volume: 760 vehicles per day
(average)
•Travel Speed: 23 mph (average)
•Concern: Heavy vehicle traffic from
warehouses and light industrial use
•Primary Need: Improved pedestrian
access conditions on east side of Tyler
Street
Tyler Street Homes
8
Barrio Traffic Circles
•Traffic calming locations:
•Oak and Roosevelt– Crosswalk
striping improvements at the
existing 4-way stop
•Pine and Madison, Chestnut
and Roosevelt, Chestnut and
Madison – traffic circles
Tyler Street Homes
99
Planning Commission
•Voted Unanimously to recommend approval
of project to City Council (6-0-1 with
Commissioner Merz Absent)
Tyler Street Homes
10
Recommended Action
Adopt the resolution approving the Tentative
Tract Map and Site Development Plan as
described in the staff report.
Tyler Street Homes
11