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HomeMy WebLinkAbout1997-06-18; Planning Commission; ; PUD 94-03A - POINSETTIA SHORES PLANNING AREA A-1 MINOR AMENDMENT!. City or CARLSBAD Plmming Departm•' -€Ii,!) A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: June 18, 1997 Item No.@ Application complete date: February 14, 1997 Project Planner: Anne Hysong Project Engineer: Clyde Wickham SUBJECT: PUD 94-03(A) -POINSETTIA SHORES PLANNING AREA A-1 MINOR AMENDMENT -Minor amendment to a Planned Development Permit to change the floor plans, building footprints, and architectural elevations of single-family homes, all on property generally located north of Avenida Encinas between I-5 and the railroad right-of-way in the P-C Zone (Poinsettia Shores Master Plan) in Local Facilities Management Zone 9. I. RECOMMENDATION That the Planning Commission determine that the requested amendment is minor and ADOPT Planning Commission Resolution No. 4121, APPROVING the amended floor plans, building footprints, and architectural elevations. II. INTRODUCTION The Developer is proposing to change the approved floor plans, building footprints and architecture for the homes in Area A-1 of the Poinsettia Shores Master Plan. In accordance with the Planned Development Ordinance, the proposed minor amendment does not exceed a 10% change in building coverage, building height, required yards, and landscaping for the entire project. Additionally, the new building elevations comply with the Council's policy regulating architecture for small lot single family homes. Although the Planned Development Ordinance does not require a public hearing for Planning Commission consideration of a PUD amendment determined to be minor, the Poinsettia Shores Master Plan overrides the ordinance and requires this project to be heard in a noticed public hearing context. This project is therefore being heard as a public hearing item. III. PROJECT DESCRIPTION AND BACKGROUND On March 25, 1995, the Planning Commission approved a Tentative Tract Map (CT 94-04) and Planned Development Permit (PUD 94-03) to subdivide an 8.4 acre parcel and construct 36 single family homes on small lots exceeding 5,000 square feet in Area A-1 of the Poinsettia Shores Master Plan located north of Avenida Encinas between I-5 and the railroad right-of-way. The current property owner, Poinsettia Homebuilding Partners, is requesting a minor amendment to change the building floor plans, footprints, and architecture. These changes would also result in minor changes to front yard setbacks and building separation. PUD 94-03(A) -POINSETTI' SHORES PLANNING AREA A-1 JoR AMENDMENT 06-18-9 PAGE2 As shown on Exhibits "A" through "M", the applicant is proposing three new single family one and two story floor plans (6 one story and 30 two story), each with two different facade treatments, which produces 6 architectural variations. Units range in size from 2,350 square feet to 2,798 square feet. The architectural style is Early California with earth tone and white stucco exteriors that are accented with wood trim and tile roofs. The structures provide good building articulation, roof line variation, and architectural variety. Building placement results in front yard setbacks which are varied to reduce the monotony of uniform 20' front yard setbacks. All front loaded garages are located a minimum of20' from the front property line. Each plan is described below: 1. Plan 1 is single story with a two car front loaded garage; 2. Plan 2 is two story with a two car front loaded garage and a detached single story side loaded third car garage located 1 O' from the front property line. This design forms an enclosed front entry courtyard with walls attaching the main structure to the detached garage so that the garage appears to be a part of the main structure. An alternative third car front loading garage which is attached to the main structure but located separate from the other two car garage is also proposed for this plan (see Exhibit "I"). Twenty-two percent (22%) of the lots contain the Plan 2 side loaded garage with 10' front yard setback. 3. Plan 3 is two story with a two car front loaded garage and a detached single story habitable accessory structure which is also proposed as an optional third car front loaded garage (see Exhibit "L"). The third car garage would require a separate driveway which the applicant would design with paving strips, if required, to reduce the amount of driveway paving. The number of third car garages with separate driveways constructed in lieu of a habitable accessory structure will depend on consumer demand. This design also forms an enclosed front entry courtyard with walls attaching the main structure to the accessory structure so that it appears to be a part of the main structure. The approved project consists of three one and two story floor plans (8 one story and 28 two story) and ranging in size from 2,282 square feet to 2,760 square feet. This project provided a single facade treatment for each floor plan so that architectural variation is limited to three styles. Each of the three approved floor plans provide three car front loaded garages with uniform 20' front yard setbacks. IV. ANALYSIS Staffs recommendation of approval for this minor amendment was developed by analyzing the project's consistency with the applicable City regulations and policies. This analysis will present in text and tables the project's consistency with the applicable policies and regulations listed below: A. Planned Development Ordinance, Chapter 21.45 of the Carlsbad Municipal Code; B. City Council Policy for Small Lot Single Family Homes; and PUD 94-03(A) -POINSETT' SHORES PLANNING AREA A-1 JoR AMENDMENT 06-18-9 PAGE3 C. Poinsettia Shores Master Plan -MP 175(D). D. West Batiquitos Lagoon LCP Regulations. A. PLANNED DEVELOPMENT ORDINANCE Section 21.45.160(a)(3) states that a minor amendment to a Planned Development Permit shall not change the densities or boundaries of the subject project or involve an addition of a new use or group of uses not shown on the original permit, or the rearrangement of uses within the development, or changes of greater than ten (10) percent in approved yards, coverage, height, open space or landscaping provided no changes shall be less than required by this chapter. This minor amendment is a request to change the floor plans, building placement, and building elevations of the approved homes, therefore, the proposed changes would not affect: (1) project density; (2) land use; (3) project boundaries; or (4) open space lots. The proposed changes would have an effect on (1) building coverage, (2) building height, (3) approved yards and landscaping. Proposed changes to building coverage, and building height on an overall project wide basis complies with the minor amendment section of the Planned Development Ordinance as follows: TABLE A: MINOR AMENDMENT -10% CHANGE VERIFICATION STANDARD APPROVED PROPOSED PERCENT CHANGE Building Average Lot Average Lot 1.48% Reduction Coverage Coverage -2,310 Coverage -2,275 sq. feet square feet Approved Yards: Front Yard Average per lot = Average per lot = 8.81 % Reduction 20 feet 18.24 feet Building Height Average per lot = Average per lot = 2.31 % Increase 24.63 feet 25.19 feet Distance between structures Average per lot = Average per lot = 4.14% Reduction 14.4 feet 13.80 feet The proposed plotting of the homes and the changes to the building elevations and floor plans are consistent with the applicable Planned Development Ordinance standards as illustrated in the following table: TABLE B: PLANNED DEVELOPMENT ORDINANCE COMPLIANCE STANDARD REQUIRED PROPOSED Front Yard Setback 10 to 20 Feet 10 to 27.6 Feet Building Separation 10 Feet 10 to 22 Feet Building height 30 Feet/Two Stories 21.5 Feet to 27 Feet One and Two Stories Front Yard Landscaping 40%Minimum 40%Minimum --. PUD 94-03(A) -POINSETTIA SHORES PLANNING AREA A-1 ~OR A.MENDMENT 06-18-9 PAGE4 B. CITY COUNCIL POLICY FOR SMALL LOT SINGLE FAMILY HOMES The City's small lot architectural guidelines encourage quality development on small lots (less than 7,500 sq. ft.) single family projects. The intent of the guidelines is to ensure that the homes have building articulation on all four sides and will not appear as "row" housing. They are primarily designed to apply to projects where there is a predominance of two-story units. The proposed changes to the approved project comply with those guidelines as illustrated on Exhibit "B" dated June 18, 1997. C. POINSETTIA SHORES MASTER PLAN The proposed changes to architecture and building footprints are consistent with the Master Plan development standards for Area A-1. Applicable development standards include a minimum 20' setback from Avenida Encinas with a 25' average setback from all units in the Master Plan abutting A venida Encinas, a maximum building height of 30 feet and two stories, and compliance with the , Planned Development Ordinance development standards including the City's Small Lot Architectural Guidelines. The proposed project provides a minimum setback of 20' and the average setback along Avenida Encinas for all units is 26.23'. Compliance with the applicable Planned Development Ordinance development standards including the City's small lot architectural guidelines is provided in Table B and Section B above. D. WEST BATIQUITOS LAGOON LCP REGULATIONS The project site is located within the West Batiquitos Lagoon segment of the City's Local Coastal Program. A coastal development permit (CDP) for PUD 94-03 was approved by the California Coastal Commission along with the Tentative Map (CT 94-04) in May 1995 (Application No. 6-95- 51 ). Since the original CDP was issued by the Coastal Commission, it retains permit jurisdiction for this subsequent minor amendment to the project. The project has been conditioned to require Coastal Commission approval of CDP amendment or provide evidence that a CDP amendment is not required. SUMMARY To offset the proposed decrease in building coverage, increase in height, and reduction in yards, the proposed project would provide greater variation in front yard setbacks, a reduction in three car garage doors located at the 20' front yard setback line, and three different floor plans with a minimum of six different front facade treatments. These changes would result in greater architectural interest and variety to the street scene than the approved project which includes only three architectural styles, uniform 20' front setbacks, and three car garage doors fronting on the street for all units. The proposed PUD amendment complies with the Planned Development Ordinance criteria for a minor amendment in that it: 1) does not exceed an aggregate change of 10%; and 2) meets or exceeds all applicable development standards. The amended architecture and building placement is also consistent with the small lot single family architectural guidelines and the Poinsettia Shores PUD 94-03(A) -POINSETT! SHORES PLANNING AREA A-1 ~OR AMENDMENT 06-18-9 PAGES Master Plan development standards. Therefore, if the Planning Commission agrees that the proposed amendment is minor, then the Planning Commission may approve the proposal by adopting the attached resolution. Although staff recommends that the proposed amendment is minor, the Planning Commission may require the amendment to process as a major amendment if it disagrees. Staff would then be required to return with a separate resolution with the necessary findings and conditions for a major PUD amendment. V. ENVIRONMENTAL REVIEW The Planning Director has found that this Subsequent Project was described in the previous Mitigated Negative Declaration prepared for MP 175(D) and CT 94-01; AND there will be no additional significant effect, not analyzed therein; AND that no new or additional mitigation measures or alternatives are required; AND that therefore this Subsequent Project is within the scope of the prior Mitigated Negative Declaration; and no new environmental document nor Public Resources Code 21081 findings are required. ATTACHMENTS: 1. Planning Commission Resolution No. 4121 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits "A " -"M " dated June 18, 1997 F B-1 A-4 K BATIQUITOS LAGOON POINSETTIA SHORES P.A. A-1 PUD 94-03(A) Ce. 1ty of ctrlsbad ■" R i I; I j 'II· I •J § ·E 'I, I I l A I I I DISCLOSURE STATE1\1Et'i'T APPLICANTS STATEMENTOFDISCLOSURE OR CERTAIN OWNERSHIP L-....."TERESTS ON ALLAPPLICATION~ WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF TIIE CITY COUNCIL OR -~'-1: APPOINTED BOARD. COMMISSION OR C:OMMITrEE (Please Print) The following information must be disclosed: 1. Applicant 2. 4. List the names and addresses of all persons having a finam:ial interest in the application. Poinsettia Hanebuilding Partners L· P - 4141 Jutland Drive, Ste. 200 San Dieao, CA 92117 Owner List the names and addressees of all person having any ownership interest in the property involvt Poinsettia Homebuilding Partners ~f 4141 Jutland Drive. Ste. 200 San Diego, CA 92117 If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the nan and addresses of all individuals owning more than 10% of the shares in the corporation or own any partnership interest in the pannership. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust. list names and addresses of any person serving as officer or director of the non-profit organizatior. as mistee or beneficiary of the trUSt. DISCLQS,EBM 2(96 P:\Gf J of., 2075 Las Patmas Or.• Cartsoad. CA 92009-1576 • 1619) ~38-1161 • FAX 16191 -l38-089.J. Disclosure Statement (Over; Page 2 5. Have you had more than $250.00 worth of business transacted with any member of City staff. Boards, Commi:2ns, Committees and Council within the past twelve months? Yes_ No 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) ffiINSEITIA I01EPDILDTir; PARINERS, L.P. ffiINSEJ]JA IQ1EPUILDTir; ~. L.P. Bi 4.{,t,1,H ~ ttwHi-✓16-S T;.,c__ 8~ ¼GJI r....11111H1 n~ kc, ;,",LH"-ML /J ~"'/::.Ml /lwr,t6,t.. ,...._. .......,.. l~TMIE: /l ~ ;;q/4 /4 c 61 ---n, . -==---V ---,v, t Signature of Owner/date 7;'7,, Signature of applicant/date 7 Print or type name of owner Print or type name of applicant DISCLOS.FRM !/96 PAGE 1 of! LOT AREAS AREA A-1 LOT Ir> Kl ~ '1t+-44 UlfMICA -·~1'CSOPOl5Pllla: IKllt:f'IIN1lsnuTS-.J.K •S11Mt1E:WB m >< :c -OJ -I C>1997 O'Ooy Coosuttonli, loc:. OPT/ONJl PUN l I I '~--r,.... •au:~ m,r;,u l4l MCWtff" --(DI/AINAGF 1'£11 GS-IS) 1. IRICl'•aIAMaKl'IID~all-N)IUlr'l'Llll. t .IOIIQlfD11MD~dll.ORD SECTION 4-A •sv _,........__ _ ___,_____ --• l&U l.a.c&&,..-.....at_ M),,ICf IIQll.4..-l&C,,__ --------·- SINGLE STORY PLAN m 7'-0' AVG, SIDEYARD SETBACK LINE 7'·0' AVG, SIDEYARD SETBACK LINE PLAN 1 TOTAL PERIMETER 256' PLANE 1 PLANE 4 PLANE 2 938 SF SIDEY ARD 78'·0' DEEP 12'·0' AVG.· SIDEY ARD SETBACK PLANE 5 PLANE 4 PLAN 2 TOTAL PERIMETER 230' 7'·0' AVG. SIDEY ARD SETBACK LINE 6'·0' 5'-0 PltE 6 PLANE 4 PLANE 2 550 SF SIDEYARD 64'·6' DEEP 8'·6' AVG, SIDEYARD SETBACK PLAN 3 TOT Al PERIMETER 209' 1 STORY PERIMETER 256' (100%) ONE STORY PERIMETER 93'(40%) ONE STORY PERIMETER 100' {48%) ~ POINSETTIA SHORES SMALL LOT DESIGN GUIDELINE CONFORMANCE PLANNING AREA A-1 -CU CARLSBAD, CALIFORNIA -I ColRich Communities PLAN 1 PLAN 2 PLAN 3 GUIDE! lNE COMPIU.Nf'E SJMMARY Plaq I is a one-story pl.an and Plan J 1w one-rm,ry edge IO' deep mW.mum. Pbns J aJX1 3 are plotted (63%) of tilt time, ~refore complying with Guide!me L Guideli!IC I will supenede Guideline 2 PlaBlisaonc-1,tozyplanandP!an3hasa.one.storyedgeof48~. P!an,laud3are plotted (63%) of W time, !herefore romply111g with Guideline 3. Plan_2 has si;,; (6) .separate .front t>ui!ding plans alld Plan 3 has five (5) .separate from buildmg plan'! !linromply "'uh minimum ~kerncllb. Plaru 2 and 3 ha~ a c;umulah~ mixof83% thercforeeo111P!yingwllhGuidel!ne4, Plans 2 and 3 have four (4) separate rear building planes and comply with m,: minimum reqlllrf:rru:nts. Plans 2 and 3 have a cumulative mi;,; of 83% tllelt'!ore comrlying with G1.udel111e5. All three plans have a minimum 7' s1deyanl, therefore complying with Guideline 6 All th.rce pl,ns 1taye 2 garage door•. The multiple carage door offset e:tceeds cm minimum 12" requirement, thercforecornp!ying with Gui<leline7 ~~i~~~~:.n:' !;;;0:i~::1~rin7 w~~d:l:1~'.11°m of 4" or wrapped with 2" All plaw exhib!t roof framing directional variety, ~reforc complying with Ouidelim 9 6 UNITS (17 %) 14 UNITS (39%) 16 UNITS (44%) 36 UNITS DANIELIAN ASSOCIATES ARCHITECTURE & PLANNING SIX1YCi:W'CRt1lPA.Rl(/IMIIE,CAnn•(11•J,114-Q31JI.U.(111)'1-uoJD {l)ln,"llO/fDT!ltl'RODIJU',l/tJ'IIOUTTIIIAJIQflTfCTtl'OUIUSJoM• 96050 MAY 12, 1997 PLAN2 m ~OINSETTIA SHORES cijCARLSBAD, CALIFORNIA =tColRich Communities . . 0 PLAN1 ELEV A TIO NS "A" PLAN3 IH..g-__ I -··-- QAJIIEIJAIIASStJCZAfEl AFrm'ECTl.llE & PWN-JG llffl'-----~~~~---(11 ________ __,.._. AUG. 9, 1'1% %050 m >< ::c -OJ --t . . C . PLAN 2 POINSETTIA SHORES CARLSBAD, CALIFORNIA ColRich Communities PLAN 1 PLAN 3 ELEVATIONS "B" t/4_. DAIi/ELiAN A$$0CWES ARCl#1ECTIIE & l'I..AIIIM; ----cttr7"/11¥1-FA"ll:P1""1-~-----,_. • SfPT.2), 19% %050 BR4 AT GARAGE (FLEX) m X :c m POINSETTIA SHORES =i CARLSBAD, . CALIFORNIA = ColRich Communities m -= +---------'~cz.c'.,,q:_" ··--------+ _____ _,._ ----.J .. ' BR3 AT OFFICE '. ~ PLAN·l 3BR/ 3BA 2350SQ.FT. r •x DANIEUAli ASSOCIATES ARCHTEC1l.fiE & PWNM'l !!Zm'C111'1111l'l--.;t1.t11/l/7l4JOUDl'f.lZQlf}Q...,_ ~,----,~--UC117Rn-• 96050 '-'LY 13, 1996 SEPT. 6 1996 JlllY 19, 1996 ' A m >< 3:POINSETTIA SHORES CJ CARLSBAD, CALIFORNIA =iColRich Communities \.._ "SALTILLO~ TILE 1 ELEVATIONS B DANIELIAN ASSOCIArES Aff::HITFCTURE & PlANNJNG lUfrC{NO(l'lltEl'IU!X-Ol!IUrf/1J~1f-fU(714)flf.lCJ/J (l)tlN'IIOlfl)TaUHIJIJl;l11'11711111TtHEAJ1'1UrECnl"fJWJ$$1tN/· %050 SEPT. 27, 1996 4 ' rn I ll] D ill . ill -= LEFT 88888 [D [OJ RIGHI m X :5 POINSETTIA SHORES tJJ CARLSBAD, CALIFORNIA =i ColRich Communities . . G) . . . ---------r1 h 1 I D 1 ELEVATIONS REAR DAN/HWJASSOC/ArfS ARCHITECTURE & PLANN/Mi ~/Y~Tl/llliO!VJ.W."-~m (mJm.&@I FMY714)'7'-#J30 ~IJN'/',I/I/O(~f~WIJll/llfTffl(AIClflrrC71SfflttllSSSG~• 96050 SEPT. 27, 199& m X I I I ; I I .J_ _________ _j_ SECOND FLOOR :5 POINSETTIA SHORES ~ CARLSBAD, CALIFORNIA -i ColRich Communities BR4 AT LIBRARY • GUEST AT 3rd CAR GARAGE /8! IJ t,!o!. II FIRST FLOOR A TT ACHED GARAGE OPTION -. ~ PLAN 2 4BR/ 3BA 2547 SQ.FT. DANIELIAN ASSOCIATES ARCHITFC11.JRE & PI.AWNG SOO'Ycar>owf ___ c,l.l/tn4/fr~144«11/f,Q:J114},ff- (l)1•• .. -----s:n-...• 9&050 JULY 13, 1996 SEPT. &, 1996 JULY 19,1996 A TT ACHED GARAGE OPTION A B 2 m ~ POINSETTIA SHORES ELEVATIONS CD CARLSBAD, CALIFORNIA =i ColRich Communities •BERMUDA~ SHUTTERS £hf WITH CCOOVER ,"-, d en> ~~t'1 DANIELIAN ASSOCIATES ARCHITfCTIJRE & PJ.A!IJ/NG stfl'l'Cl'l'J'Cll<Jf-~l.tllJ'"'"•>l7'-6tiJt>fAX.tnf}<1'~ ~--ultlff-lNfk;£10rJ1111Tr:.E~l'fllltfUll1lf' %050 SfPT.27,19% m X [OJ □ DJ [I] i ~ POINSETTIA SHORES =i CARLSBAD, CALIFORNIA = ColRich Communities c.. LEFT RIGill CASITA OPTION REAR 2 ELEVATIONS DAN/ff.lAN ASSOCIATES ARCHITECTURE & PIAMJING lll"/YCOlf'll'lllf, __ CA..'llll4{71,,,.n'1ln,rM:(l14)ll~ ©,,.,•ao1JOr~fl'll/Jou«W11Jt1111Jmr....cJ<rrKntf'flUSUIOII• 96050 SEPT.2i,19% Cff""""""---"' SECOND FLOOR m ~POINSETTIA SHORES ijjCARLSBAD, CALIFORNIA =tColRich Communities ----1 I I I I I I I I I I ___ _j. BRSATDEN FIRST FLOOR PLAN3 SBR/ 3BA 2798 SQ.FT. ~ .,,-.J . J •• DAIIIEl.lAll.usDCIATES AJrHITECTIH & Pf.AINMJ ml'l'---Gl•FU~M.CJ:7MJ,U-(I) ______ __,,_.. %05p ~~~ ~~. ~:: SEPT. Ii, 1996 m X WROUGHT-IRON RAILING A :5 POINSETTIA SHORES 0::, CARLSBAD, CALIFORNIA -t ColRich Communities r- GARAGE OPTION 3 WROUGHT-IRON RAILING TRfMWflli STUCCOO 'ftr.c ELEVATIONS GARAGE OPTION B ROLL UP GARAGE DOOR DANIELIAN ASSOCIATES ARCHITECTURE & PlAf.11/NG Slm'~T!'l\lAA'IIMM".C...'Rm{f/~)<N.f;l/UfM(!l"J#IUC.,O (t1Q1·1J41111f/j£/'fl(10Ul;Ell'lrHIIIITDtl.utHrfltrs/"fMI/UIOII• 96050 SEPT."2.7,199& ly 01 ~POINSETTIA SHORES :!;CARLSBAD, CALIFORNIA !:eColRich Communities -I LEFT RIGHT 3 ELEVATIONS [D REAR ~··r .. 11. J. ,., .. • DANIEUAN ASSOC/ArES ARCHl'ffCnJRf & Pl.ANNING =~rE-I.WUl(CA.nlf4/llf}<lNllll/fAX:(n4}<1- ®••·ao~r1ltnr/1/JIJQll'IIXOUTfHlAIIQ/tTFCr,,u,m-• 1 96050 SEPT.27,19% / [ II i ~~~1)..J :... -.. /fiC-:,,.,,, -... •.:~ SNI ,., · PLAN 1 I ELEVATIONS "A:' : PLAN 1 ELEVATIONS "B" ·, PLAN2 ELEVATIONS "A" .. -' PLAN 2 . ELEVATIONS "B" PLAN3 :ELEVATIONS "A:' j . PLAN 3 ELEVATIONS "B" • ITT w . ..-- ;. ,:,.--:::;.,--......... ,----- ! --- i PLAN1 ELEVATIONS "N.' . PLAN 1 ELEVATIONS "B" PLAN2 ELEVATIONS ... I • -----··--··---·------ I PLAN 2 . , • ELEVATIONS "B" PLAN3 I : ELEVATIONS "A:' ! PLAN 3 ELEVATIONS "B"