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HomeMy WebLinkAbout1989-07-19; Planning Commission; ; CT 89-10|PUD 89-02|HDP 89-23|V 88-03 - ST TROPEZ WEST/CALIFORNIA BUILDERSDATE: TO: FROM: JULY 19, 1989 PLANNING COMMISSION PLANNING DEPARTMENT _.__ APPLICATION COMPLETE DATE: JUNE 21, 1989 ~ ;:· STAFF REPORT SUBJECT: CT 89-10/PIJQ 89-2/HOP 89-23/V 88-3 SJ, TROPEZ WEST/CALIFORNIA BUILDERS -Request for approval of a 6 condominium unit Tentative Tract Map and Planned Unit Development, Hillside Development Permit, and Variance for building height and setbacks, tandem garage parking, reduced interior garage width, and reduced building setbacks from open parking areas, located at the southwest corner of Ocean Street and Grand Avenue, in the R-3 Zone, and in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution Nos. 2886, 2887 and 2888 DENYING CT 89-10/PUD 89-2/HDP 89-23/V 88-3 based on the findings contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of a Tentative Tract Map, Planned Unit Development, Hillside Development Permit, and Variance to construct 6 attached condominium units on a 15,400 square foot (.354 acre) lot located along the west side of Ocean Street south of Grand Avenue. The proposed project is subject to the following standards and policies: a. High Density Residential (RH) General Plan Designation. b. Multiple-Family Residential (R-3) Zone. c. Beach Area Overlay (BAO) Zone. d. Hillside Development Regulations and Guidelines. e. Planned Development Ordinance. f. The Mello II Segment of the Local Coastal Plan. g. Local facilities Management Zone 1. The project site consists of two lots. Four apartment units with no off street parking exist on the northern most lot, parcel I. The southern lot, parcel 2 is undeveloped. A 40 foot wide coastal pedestrian access with a 5 foot wide public stairway exists immediately adjacent to the site on the north.To the south is a 21 unit condominium project. To the east is a variety of 1 and 2 story multi-family residential units. To the west is the beach and Pacific Ocean. The proposed 6 units would have a density of 20.40 du/acre. This exceeds the sHes Growth Control Yield of 19 du/acre. The project exceeds the maximum density allowed for the site due to the application of the Hillside Development Regulations which reduce the total site area that can be used for calculating density from .354 acres to .294 acres. CT 89-10/PUD 89-2/HDP 89-23/V 88-3 ST. TROPEZ WEST/CALIFORNIA BUILDERS JULY 19, 1989 PAGE 2 As shown on Exhibit •H• and "I", the project's architecture is reminiscent of the St. Malo project in Oceanside. The units range in size from a low of 2,352 square feet to a high of 2,943 square feet. Each unit has at least one deck on the west side of the building with four of the units also having a deck on the east side. All of the units have a storage area exceeding a minimum of 480 cubic feet as required by the Planned Development Regulations. The applicant proposes garage tandem parking for each unit which does not meet the requirements of the Zoning Ordinance. Common recreational facflities are-proposed which include passive open areas as well as a spa and permanent barbecues. A total of 3,367 cubic yards of fill is proposed to create numerous floor levels and to raise the western area of the site approximately 10 to 12 feet so as to be above the established 100 year flood line which is at the 8 foot contour. A seawall is also proposed which will have a height of 10 feet above beach level. The building height proposed is 24 feet above Ocean Street on the east side and 51 feet above existing grade on the west side as measured pursuant to the existing building height definition. III. ANALYSIS Planning Issues 1. Does the proposed project comply with the development standards and intent of the Beach Area Overlay Zone? 2. Is the project in conformance with the intent as well as the development and design standards of the Hillside Development Regulations? 3. Does the proposed project conform to the development standards and design criteria of the Planned Development Ordinance? 4. Is the proposed project consistent with the Mello II segment of Carlsbad's Local Coastal Program? 5. Can the requi~ed findings for the requested variances be made? 6. Is the project in conformance with the Local Facilities Management Plan for Zone l? DISCUSSION Beach Area Overlav Zone The Beach Area Overlay (BAO) Zone has several intents and purposes. The two that the proposed project does not comply with are to provide· for adequate parking as needed by residential projects and to protect the aesthetic quality of the area. In addition the project does not meet a number of development standards of the BAO Zone. CT 89-10/PUD 89-2/HOP 89-23/V 88-3 ST. TROPEZ WEST/CALIFORNIA BUILDERS JULY 19, 1989 PAGE 3 In order to meet the required parking requirements for the project the applicant is proposing tandem parking in a 10 foot wide by 37 foot long garage for each unit. The Zoning Ordinance allows tandem parking only on lots with a width of less than 50 feet. The project site has a width of llO feet. The parking regulations also require a single car garage in multiple family zones to have minimum dimensions of twelve feet by twenty feet measured form the interior wall edges of the garage. Visitor parking is required at the rate of 1 space for every 2 dwelling units resulting in the need for 3 spaces. The applicant is proposing 4 spaces which exceeds the standard. However, no building setback from open parking areas is being proposed for those 4 spaces. This does not comply with the BAO Zone and Planned Development Ordinance requirement of not less than a 5 foot building setback from open parking areas. The applicant has requested a variance form all of the parking related standards mentioned. This will be discussed under the variance section of this report. The other BAO Zone issue for this project is the impact on the aesthetic quality of the area. The project as viewed from the beach will reach a height of 51 feet as measured pursuant to existing standards, and will appear as four stories. Retaining wall heights ranging from 5 to 18 feet above existing grade would be visible along the north and south building elevations. The extensive length and height of the proposed walls would be directly adjacent to the public access stairway. Screening of the walls would be difficult as they come right up to the property line. The building does not step down the slope resulting in a building with a large mass and strong vertical appearance as viewed from the beach level and public access stairway. A variance has been requested to exceed the height limit. Hillside Development Regulations The project is in conflict with two of the specified intents of the Hillside Development Regulations. The first is to encourage creatively designed hillside development requiring a minimal amount of grading. The project design proposes grading 9,524 cubic yards per acre which is in the potentially acceptable range. While staff recognizes the need to raise the western portion of the site a design that stepped the building down the slope utilizing the existing topography coul~ reduce the amount of fill required. This would also serve to reduce the height of the building and proposed retaining walls. The second intent which is an issue for this project is to reduce the intensity of development on hillside areas to ensure that all development that does occur is compatible with the existing topography. As stated earlier the density calculations under the Hi 11 side Development regulations al low only 5 units while 6 are proposed. Redesigning the project to 5 or fewer units would allow the applicant the ability to reduce the intensity of the project to be compatible with the site so that fewer variance requests would be necessary. Planned Development Ordinance The project comp 11 es with a 11 but one of the development standards of the Planned Development Ordinance. The standard not met is the required building setback of not less than 5 feet from open parking areas which was discussed under the CT 89-10/PUO 89-2/HDP 89-23/V 88-3 ST. TROPEZ WEST/CALIFORNIA BUILDERS JUL V 19, 1989 PAGE 4 BAO Zone Section. Common active and passive recreational facilities are proposed including a spa, barbecues, and a common outdoor area. Two stairways are proposed from the site down to beach level. Balconies are proposed for each unit with 4 of the 6 units having two balconies. A separate storage space of at least 480 cubic feet is required for each unit and has been provided. Local Coastal Program As proposed the project is not consistent with all policies of the Mello II Local Coastal Program. Policy 7-12 relates specifically to development seaward of Ocean Street. The policy requires new development to observe, at a minimum, an ocean setback based on a "stringline" method of measurement. While the proposed building and decks appear to comply with the stringline setback, the seawall does not. Because of the potent i a 1 beach erosion caused by wave deflection it is important that the seawall follow the stringline so as not to ·redirect and concentrate wave energy onto adjacent properties. Variances The applicant is requesting a total of five variances. The variances requested are as follows: 1. Allow building height greater than two stories or 25 feet in height, whichever is less to permit four stories at a height of 51 feet. 2. Reduce side yard building setbacks from the required width of 10 feet from property line to a minimum of 6 feet. 3. A 11 ow tandem garage parking for a lot that is not substandard in width. 4. Reduce the interior garage width required from 12 feet to 10 feet and allow a depth of 37 feet. 5. Reduce building setbacks from open parking areas from 5 feet to O feet. The applicant has taken the position that the west side of Ocean Street creates a unique set of circumstances not found anywhere else in the City; and therefore, the variances requested are justifiable. The Planning Department records show that a number of variances have been granted on Ocean Street. Those variances approved have been primarily for building setbacks. A height variance may be justifiable due to the slope of the property, however, the building height near the center and western portion of the site is excessive. This is a result of the amount of fill proposed and the design not stepping the building down the slope. Staff cannot support the proposed height of 51 feet on the western portion of the site which appears as four stories. By redesigning to reduce the intensity of the project several of the proposed variances would no longer be necessary. Given the proposed design staff cannot support the CT 89-10/PUD 89-2/HDP 89-23/V 88-3 ST. TROPEZ WEST/CALIFORNIA BUILDERS JULY 19, 1989 PAGES requested variances which are needed largely as a result of self-imposed design constraints. Growth Management The subject property is located within Local Facilities Management Zone 1, northwest quadrant. As identified earlier the project's density of 20.40 du/acre is not consistent with the City's Growth Control Yield of 19 du/acre. summary The project does not comply with the intent and development standards of the BAO Zone and the Hillside Development Regulations. In addition, it does not comply with all of the standards of the Planned Development Ordinance or with the Mello II segment of the Local Coastal Program. A total of five variances have been requested which demonstrates that the proposed project is to intense for the subject site. Staff is not able to make the required findings necessary to grant the variances. The project al so exceeds the City's Growth Control Yield. Therefore, staff recommends denial of CT 89-10/PUD 89-2/HDP 89-23/V 88-3. IV. ENVIRONMENTAL REVIEW The California Environmental Quality Act (CEQA) does not apply to projects which a public agency rejects or disapproves (Section 21080(b){5) of the Publ 1c Resources Code). ATTACHMENTS 1. Planning Commission Resolution Nos. 2886, 2887 and 2888 2. Location Map 3. Background Data Sheet 4. Local Facilities Impact Assessment Form 5. Disclosure Form 6. Reduced Site Plans 7. Exhibits "A" -"J", dated July 19, 1989 ON:af June 20, 1989 SITE VICINITY MAP ST. TROPEZ WEST. City of Carlsbad CT 89-10 HOP 89-23 PUD 89-2 V88-3 BACKGROUND DATA SHEET CASE NO: CT 89-10/PUD 89-2/HDP 89-2~/V 88-3 APPLICANT: $T, TROPEZ WEST/CALIFORNIA BUILDERS REQUEST AND LOCATION: APPROVAL OF A TENTATIVE TRACT MAP, PLANNED UNIT DEVELOPMENT. HILLSIDE DEVELOPMENT PERMIT AND VARIANCE TO CONSTRUCT A 6 UNIT CONDOMINIUM AT 2901 OCEAN STREET. LEGAL DESCRIPTION: LOT 1 OF BLOCK "b" OF THE HAYS LAND COMPANY ADDITION; IN THE CITY OF CARLSBAD ACCORDING TO MAP THEREOF NO. 1221 APN: 203-234-01 AND 02 Acres ___ --3-5~4 ____ Proposed No. of Lots/Units_6'------- GENERAL PLAN AND ZONING Land Use Designation _R-H ____ _ Density Allowed 15-19 DU/AC Existing Zone __ R~--3 _______ _ Surrounding Zoning and Land Use: Site North South East West Zoning R-3 R-3 R-3 R-3 o-s Density Proposed Proposed Zone Land Use 20.40 N/A 4 UNIT APARTMENT & VACANT COASTAL PUBLIC ACCESS STAIRWAY 21-UNIT CONDOMINIUM PROJECT MULTI-RESIDENTIAL UNITS PACIFIC OCEAN PUBLIC FACILITIES School District -=C=A-R_ts_B-A=D __ water CARLSBAD sewer EDU's ___.,6 __ Public Facilities Fee Agreement, Date ENVIRONMENTAL IMPACT ASSESSMENT ___ Negative Declaration, issued _______ _ E.I.R. Certified, dated CARLSBAD 3/24/89 Other, CEOA DOES NOT APPLY TO PROJECTS RECOMMENDED FOR DENIAL SECTION 21080Cbl C5l CITY or CARLSBAD GROftB JIAlmGBKBft PROGRAK . LOCAL rACILITIBS IMPACTS ASSBSSNBft roRN (To be Submitted with Development Application)• PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO.: _.S_T..z.,__.,_TR=O:::.P..,E-.Z-.W:.:.,E..,S.._.T.__ ____________ _ CT 89-10/PUD 89-2/HDP 89-23/V 88-3 LOCAL FACILITY MANAGEMENT ZONE: _1 __ GENERAL PLAN: _R...,H...._ __ _ ZONING: -3 DEVELOPER'S NAME: CALIFORNIA BUILDERS ADDRESS: P.O. BOX 142, CARLSBAD. CA 92008 PHONE NO.: 434-3125 ASSESSOR'S PARCEL NO.: 203-234-01 & 02 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., OU): .354 AC .• 23.144 SO. FT,. 6 DU ESTIMATED COMPLETION DATE: A. City Administrative Facilities; Demand in Square Footage= B. Library; Demand in Square Footage= c. Wastewater Treatment capacity (Calculate with J. Sewer) D. Parks; E. Drainage; Demand in Acreage= Demand in CFS= 22.239 11.868 .044478 NIA Identify Drainage Basin= NIA (Identify master plan facilities on site plan) F. Circulation; Demand in ADTs • (Identify Trip Distribution on site plan) G. Fire; H. Open Space; I. Schools; served by Fire station No.• Acreage Provided - (Demands to be determined by staff) J. Sewer; Demand in EDUs - 36 1 N/A 6 Identify Sub Basin -lG (Identify trunk line(s) impacted on site plan) K. Water; Demand in GPO -1,320 DISCLOSURE FORM APPLICANT: St. Tropez West, a Joint Venture Name (individual, partnership, jo!nt venture, corporation, syndication} AGENT: MEMBERS: P.O. Box 142, Carlsbad, CA 92008 Business Address 434-3125 Telephone Number Charles F. Rowe, dba California Builders Name P.O. Box 142, Carlsbad, CA 92008 Business Address 434-3125 Telephone Number Dr. Earl Shultz, Karen Shultz Name (individual, partner. joint venture, corporation, syndication) See attached Business Address 942-9243 Telephone Number Name Business Address Telephone Number P.O. Box 2394, Rancho Santa Fe Home Address CA 9 2 O 6 , Telephone Number Home Address Telephone Number ( Attach more sheets if necessary) I /We understand that if this project is located in the Coastal Zone, I /we will apply for Coastal Commission Approval prior to devP.lopment. I /We acknowledge that in the process of review"ing this application, it may be necessary for members of City Staff, Planning Commissioners, Design Review Board members, or City Council members to inspect and enter the property that is the subject of this application. I/We consent to entry for this purpose. I /We declare under penalty of perjury that the information contained in this disclosure is true and correct and that it will remain true and correct and may be relied upon as being true and correct until amended. /J' _. /I'/ ~ L/~J ( /if; L{fl<,'( APPLICANT BY IZ/4RL Agent, Owner, Partner ATTACHMENT 1 St. Tropez West -A Joint Venture Robert and Linda Wueste 340 E. 64th St. Apt.20L, N.Y.,N.Y. 10021 Business Phone: 212-354-0528 Home:212-935-2985 Charles F. Rowe P.O. Box 142, Carlsbad, CA 92008 Business Phone: 619-434-3125 Home:619-729-9545 Bill and Julie Deen 4027 West G Street Brawley, CA 92227 Business Phcne: 619-344-1177 Home:619-434-3567 Gloria J. Vanderlaan P.O. Box 4351, Carlsbad,CA 92008 Business Phone: 619-729-2301 Home:619-944-6479 Robert L. and Lynda Cheek Erickson 730 Neptune Ave., Leucadia, CA 92024 Business Phone: 714-660-1096 Home: 619-753-6713 Gary L. and Glenda J. Foster 444 W. G St., Brawley, CA 92227 Business Phone: 619-352-4171 Horne:619-344-0052 <= I , ________ ., =..=.J __ ,,., i ' I TENTATIVE TRACT NAP CONSTRIJNTS MAP • SITE LOCATION PLAN cw n, urn ertt vrr•r-r -•--c--.i ---·71---=-- ' ---_,., f . ____ ,.. ~------• --__ ... :~8-~-fG. -..... ,~ ..... ,....--,------...Jlt:--. . ........ , .. ""'" ... bi f-----:- ~i +----"' I -. • '""I .. .. ~ #-11 I ' -~ 11--. ~:.•::'I -:·:, -~::! I· I >-· fffLW,o,o------ - . .. -I I .. --= ~ n: -l , - t l l II II • - : II r I .... "" """" • I II I !I I 1111 I ! 111 I '.I I I U • . r ""'-'~ -•. • -fb,'-: ;~ • 1111 I I I -IT:1!1!1' , I ,,,I, ·r;1:,•, I "1 ,,:I I -· t· I -:-: ;:1 : n'',', I' t,,, : .. l I t :, ~f-9.;j~rl~ a,:}:,•. . • l~lJ:> I ! ~ µ ',1,;, I ~ 1 : I ••I • •. 1 ~; LU .. -~ -.. . . , ,,,. -· ..