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HomeMy WebLinkAbout2013-05-01; Planning Commission; ; CT 12-06|PUD 12-09 - VISTA LA COSTA CONDOSCT 12-06/PUD 12-09 – VISTA LA COSTA CONDOS May 1, 2013 PAGE 2 Project Description: Building one is three stories tall and the largest of the three, containing nine residential units with parking for 18 vehicles. Building two is located closest to the golf course and consists of six residential units and is three stories tall. Building three fronts to Gibraltar Street and consists of four residential units and is two stories tall. Building one has an underground parking garage with parking for 18 vehicles and both buildings 2 and 3 share one common subterranean parking area with parking for 20 vehicles. Each unit can be accessed from two stairwells or an elevator, all of which descend to the parking garage on the basement level. Vehicle access to each building is via a private driveway (24’ wide) located off of Gibraltar Street. There are four visitor parking spaces provided onsite in front of building one, and four additional spaces provided along Gibraltar Street in front of the project. A series of sidewalks and accessible pathways provide pedestrian circulation throughout the site. There are seven different floor plans that range between 1,720 square feet and 2,117 square feet in size. Each floor plan has three bedrooms and three bathrooms, two subterranean parking spaces with secure storage area in front of their designated parking spaces, and either a private entry court yard or deck. The maximum building height is 38 feet. Landscaping will be provided throughout the site to enhance the visual appearance of the units and to create a sense of privacy for the residents. At the rear of the site is a common recreation amenity (2,950 SF) that includes a below ground pool and spa. There is also a 400 square foot exercise gym located within the parking garage for buildings 2 and 3. Architecture: The architectural style for the project is craftsman. The design uses building materials including wood siding, stucco walls, brick columns, and a decorative composition roof. There are a variety of roof planes that provide different roof heights and off-set building projections. The building colors and accent trim consists of warm brown and beige/cream tones. The building facades will include a variety of different architectural elements including columns, decks, wood siding, trellises, foam trim over the windows, and wood railing. Rear elevations also feature large windows and decks to maximize golf course views. Project Site/Setting: The irregular shaped 0.88-acre project site is located on the north side of Gibraltar Street between Jerez Court and Romeria Street and overlooks the La Costa Golf Course, which is approximately 13 feet below the subject site. The property is comprised of three existing parcels, two of which form a rectangle, and the third parcel which is triangular in shape and extends out from the northeastern corner. The entire project site is zoned Residential Density Multiple (RD-M) and abuts existing multi-family residential to the east and west, backs to open space (La Costa Golf Course) to the north, and is located across the street from existing multi-family residential. The project site and surrounding properties also have a General Plan Land Use designation of Residential High (RH). Many of the surrounding residential projects within the neighborhood were built at a similar or higher density, approximately 20 - 30 units per acre, under the jurisdiction of the County of San Diego. IV. ANALYSIS The project is subject to the following regulations: A. Residential High Density (RH) General Plan Land Use designation; B. Residential Multiple-Density (RD-M) Zone and Planned Development regulations (Chapters 21.24 and 21.45) of the Zoning Ordinance); C. City Council Policy. 66 (Principals for the Development of Livable Neighborhoods); CT 12-06/PUD 12-09 – VISTA LA COSTA CONDOS May 1, 2013 PAGE 3 D. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); E. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance); and F. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 6 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the projects consistency with the applicable regulations and policies. The condominium ownership project’s compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan Residential High Density (RH) Land Use Designation The project’s density of 21.59 du/ac (19 dwelling units) is consistent with the approved Site Development Plan (SDP 12-01) and the RH General Plan Land Use designation for the project site. The project complies with the Elements of the General Plan as outlined in Table A below: TABLE A - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use The site is designated for Residential High density, (RH – 15-23 du/ac) with a GMCP of 19 du/ac. 16.72 dwellings units (17 when rounded up) could be constructed on the site at the GMCP (0.88 acres x 19 du/ac). The residential project density at 21.59 dwelling units per acre (19 DUs) was previously approved by Site Development Plan (SDP 12-01) and accordingly 2.59 dwelling units were withdrawn out of the City’s excess dwelling unit bank consistent with City Council Policy No. 43. Yes CT 12-06/PUD 12-09 – VISTA LA COSTA CONDOS May 1, 2013 PAGE 4 TABLE A - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Housing Provision of affordable housing. SDP 12-01 was approved to allow for a 19 unit apartment project and pursuant to the recently amended Inclusionary Housing Ordinance (Chapter 21.85 of the CMC) was not subject to the Inclusionary Housing Ordinance. However, the applicant voluntarily agreed to purchase 3 credits in exchange for additional density and units from the Excess Dwelling Unit Bank. The property has an affordable housing agreement recorded against it to purchase 3 credits in the Villa Loma Project. The property owner is now processing a map to allow for airspace condominium ownership. Because the property owner has already voluntarily agreed to purchase the 3 credits in Villa Loma, no additional inclusionary obligation remains for this project. The inclusionary housing obligation will be satisfied with the purchase of the 3 affordable housing credits. Yes CT 12-06/PUD 12-09 – VISTA LA COSTA CONDOS May 1, 2013 PAGE 5 TABLE A - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Public Safety Reduce fire hazards to an acceptable level. The project meets fire code. The project is located within a five minute response of Fire Station No. 6. Yes Open Space & Conservation Minimize the environmental impacts to sensitive resources within the City. Utilize Best Management Practices for control of storm water and to protect water quality. The HMP Mitigation fee for impacts to disturbed lands was previously paid under SDP 12-01. The project complies with all NPDES requirements and has been designed to include Low Impact Design (LID) elements. Yes Yes Noise Comply with the residential exterior noise standard of 60 dB(A) CNEL and interior noise standard of 45 dB(A) CNEL. The 19-unit residential project is not located adjacent to any noise source and complies with the exterior 60 dB(A) CNEL noise standard and the interior 45dB(A) CNEL noise standard. Yes Circulation Construct roadway improvements needed to serve proposed development. All public facilities including curb, gutter and sidewalk have been constructed along the property frontage. Yes B. Residential Multiple-Density Zone (RD-M)/Planned Development The project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the Residential Density-Multiple zone (CMC Chapter 21.24) and the Planned Development Ordinance (Chapter 21.45). The RD-M zone allows for the development of multi-family residential housing in the RD-M zone. The project is consistent with SDP 12-01 with the exception of building height. The maximum proposed building height of 38 feet is compatible with the existing surrounding multi-family residential development. The 19-unit residential air-space condominium ownership project meets or exceeds the applicable requirements of the RD-M (Chapter 21.24) Zone as outlined in Table B below. Refer to Attachment No. 8 (Exhibit “A”) for compliance with Tables C & E of the Planned Development Ordinance. CT 12-06/PUD 12-09 – VISTA LA COSTA CONDOS May 1, 2013 PAGE 6 TABLE B –RD-M ZONE COMPLIANCE RD-M Standards Required Provided Building Height 35 feet maximum 38 feet (Refer to Attachment No.8 - Exhibit “A”) PD Standards Setbacks Interior Side Yard: 5 feet minimum Rear: 10 feet minimum Interior Side Yard: 10.3 feet Rear: 19.7 feet Minimum Lot Area 10,000 square feet Complies C. City Council Policy No. 66 (Livable Neighborhoods) Refer to Attachment No. 9 (Exhibit “B”) for compliance with City Council Policy No. 66, Livable Neighborhoods. D. Subdivision Ordinance The project includes the conversion of 19 residential apartment units to air-space condominium ownership units and is therefore subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. These subdivision regulations require the project to include required street dedications and improvements (streets, sewer, water, and drainage) to serve the proposed subdivision. The Engineering Department has reviewed the proposed Tentative Map and has concluded that the subdivision, as conditioned, complies with all the applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance. Gibraltar Street is a publicly dedicated roadway and no additional improvements or dedication of streets is required. All infrastructure improvements, including street frontage, drainage, sewer, and water facilities exist. General utility and access easements will be dedicated to allow for the construction of project drainage, sewer, and water facilities on the final map. 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 conflicts; therefore, the project is consistent with the Subdivision Ordinance. E. Inclusionary Housing Ordinance In July, 2013, a Site Development Plan (SDP 12-01) was approved for the subject property to allow for the construction of 19 apartment units. This approval required the allocation of 2.59 units from the excess dwelling unit bank. In exchange for this allocation of excess dwelling units and related density increase, the developer voluntarily offered to purchase three credits in the Villa Loma affordable housing development. Although the project had no inclusionary obligation because the proposed dwelling units were to be provided within a rental development, the developer agreed to this in exchange for the additional units. The proposed project involves the conversion of the previously approved rental development into a nineteen residential air- space condominium ownership product through a subdivision. The tentative map (CT 12-06) and planned unit development (PUD 12-09) permits do obligate the applicant to meet the Inclusionary Housing Ordinance (Chapter 21.85 of the Carlsbad Municipal Code). Since the CT 12-06/PUD 12-09 – VISTA LA COSTA CONDOS May 1, 2013 PAGE 7 property already has an affordable housing agreement recorded against the property and there has been no additional density or other incentives requested by the applicant for the proposed project, the Housing Policy Staff Team has determined that the project has satisfied the inclusionary obligation with the previously approved affordable housing agreement and has no additional requirement to satisfy once the three affordable housing credits are purchased from the City. For general information related to this project, for residential developments of seven or more units, not less than fifteen percent of the total units approved shall be constructed and restricted both as to occupancy and affordability to lower-income households per Chapter 21.85 of the Carlsbad Municipal Code. This 19 unit air-space condominium project is therefore responsible for providing (19 DUs x 15% = 2.85 DUs) three inclusionary housing units. Whenever reasonably possible, inclusionary units should be built on the residential development project site. However, based on the project’s small size, the Housing Policy Team is recommending that the purchase of the three affordable housing credits within the Villa Loma project satisfies the project’s inclusionary housing obligations. Therefore, the applicant has been conditioned to purchase the three affordable housing credits as set forth in the previously approved and recorded Affordable Housing Agreement to satisfy the noted inclusionary housing obligation. The project will be consistent with the Inclusionary Housing Ordinance with the purchase of these credits. F. Growth Management Regulations The proposed air-space condominium ownership project is located within Local Facilities Management Zone 6 in the southeast quadrant of the City. The impacts on public facilities created by the 19-unit project, and its compliance with the adopted performance standards, were previously analyzed in SDP 12-01. V. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15301(k) - Division of existing multiple family residences into common-interest ownership of the state CEQA Guidelines. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. ATTACHMENTS: 1. Planning Commission Resolution No. 6963 (CT) 2. Planning Commission Resolution No. 6964 (PUD) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. SDP 12-01 Staff Report dated July 3, 2012 8. Exhibit “A” – Planned Development Tables C & E 9. Exhibit “B” – City Council Policy No. 66 CT 12-06/PUD 12-09 – VISTA LA COSTA CONDOS May 1, 2013 PAGE 8 10. Reduced Exhibits 11. Exhibits “A” – “DD” dated May 1, 2013 • N NOT TO SCALE Vista La Costa Condos CT 12-06 I PUD 12-09 Revised 01/06 BACKGROUND DATA SHEET CASE NO: CT 12-06/PUD 12-09 CASE NAME: VISTA LA COSTA CONDOS APPLICANT: Brian Merritt REQUEST AND LOCATION: Request for approval of a Tentative Tract Map and Planned Development Permit to convert a 19-unit multi-family residential apartment project to air-space condominium ownership on a 0.88-acre infill site generally located on the north side of Gibraltar Street, south of the La Costa Golf Course, between Jerez Court and Romeria Street, and in Local Facilities Management Zone 6. LEGAL DESCRIPTION: Parcel No. 2, In a Certificate of Compliance Recorded on August 27, 1984 as File No. 84-325375 of the Official Records of San Diego County APN: 216-290-20, 21 & 47 Acres: 0.88 Proposed No. of Lots/Units: 19 units GENERAL PLAN AND ZONING Existing Land Use Designation: Residential High Density (RH) Proposed Land Use Designation: N/A Density Allowed: 15 - 23 du/ac Density Proposed: 21.59 du/ac Existing Zone: Residential Density Multiple Zone (RD-M) Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site RD-M RH Vacant North P-C OS La Costa Golf Course South RD-M RH Multi-Family East RD-M RH Multi-Family West RD-M RH Multi-Family LOCAL COASTAL PROGRAM Coastal Zone: Yes No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No Local Coastal Program Amendment: Yes No Existing LCP Land Use Designation: Proposed LCP Land Use Designation: Existing LCP Zone: Proposed LCP Zone: Revised 01/06 PUBLIC FACILITIES School District: Encinitas/San Dieguito Water District: Carlsbad Sewer District: Leucadia Waste Water Equivalent Dwelling Units (Sewer Capacity): 19 ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, Section 15301(k) - Division of existing multiple family residences into common-interest ownership Negative Declaration, issued Certified Environmental Impact Report, dated Other, 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: Vista La Costa Condos – CT 12-06/PUD 12-09 LOCAL FACILITY MANAGEMENT ZONE: 6 GENERAL PLAN: RH ZONING: RD-M DEVELOPER’S NAME: Brian Merritt/Coastal Living, LLC ADDRESS: 7668 El Camino Real, Suite 104-280, Carlsbad, CA 92009 PHONE NO.: 951-691-0544 ASSESSOR’S PARCEL NO.: 216-290-20, 21, & 47 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 0.88 AC. ESTIMATED COMPLETION DATE: Under construction A. City Administrative Facilities: Demand in Square Footage = 66.05 B. Library: Demand in Square Footage = 35.23 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 19 EDU D. Park: Demand in Acreage = .132 E. Drainage: Demand in CFS = 3.687 Identify Drainage Basin = D (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 152 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 6 H. Open Space: Acreage Provided = N/A I. Schools: E:=2.07 M:=2.09 HS:=2.09 6.25 (Demands to be determined by staff) J. Sewer: Demands in EDU 19 Identify Sub Basin = N/A (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 4,750 L. The project is 2.59 units above the Growth Management Dwelling unit allowance. Accordingly, 2.59 dwelling units were withdrawn out of the City’s excess dwelling unit bank (via Site Development Plan SDP 12-01) consistent with City Council Policy No. 43. <<~~'> ¥ CITY OF DISCLOSURE STATEMENT P-1(A) Development Services Planning Department 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov CARLSBAD Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. 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, titles, 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 publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part~----------- Title. ___________ _ Title ____________ _ Address _________ _ Address ___________ _ 2. OWNER (Not the owner's agent) P-1(A) 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, titles, 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 publicly-owned corporation, include the· names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person ~1/f~ /?,#rdxff Corp/Part CM ;tAL );i/j/'/tn J.l C, · Title <f'&k--'-;;7 Title.___,.,""A""'t~::"')':.::::.,_;:_f.t..-_______ _ Address 2& 6 6" ..,z:C: ~""';.No ffil Address z c d' g & cf/4/??Jr/0 /f'.e:A u ,(/Y 77" _,.e>f'-zg-o JIIP'i-& ~./.J<f/<?4. efl j?z,oll"] ~/C/fM.i<J 1 c!/9 '?Z-OO'f / ; Page 1 of 2 Revised 04/09 ( 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (.1) or (2) above is a nonprofit organization or a trust, list 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~-------Non Profit/Trust~--------- Title __________ _ Title. ____________ _ Address _________ _ Address. ___________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? 0 Yes J2Zl 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 knowledge. Signature of owner/date Signature of applicant/date Print or type name of owner Print or type name of applicant ~__.,~~<(L: /pvv Print or type name of owner/applicant's agent P-1(A) Page 2 of2 Revised 04/09 The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION ItemNo. 0 P.C. AGENDA OF: July 3, 2012 Application complete date: May 7, 2012 Project Planner: Greg Fisher Project Engineer: Tecla Levy SUBJECT: SDP 12-01-VISTA LA COSTA APARTMENTS -Request for approval of a Site Development Plan to allow for the development of a 19-unit residential apartment project on a 0.88-acre infill site generally located on the north side of Gibraltar Su·eet, south of the La Costa Golf Course, between Jerez Comi and Romeria Su·eet, and in Local Facilities Management Zone 6. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6901 APPROVING Site Development Plan (SDP 12-01), based upon the fmdings and subject to the conditions contained therein. II. INTRODUCTION The applicant is proposing to constmct a 19-lmit apruiment project on a previously graded vacant site totaling 0.88 acres generally located on the n01th side of Gibraltar Su·eet, south of the La Costa Golf Course, between Jerez Comt and Romeria Su·eet. The project consists of three sepru·ate buildings each with subtenanean pru·king. The project was reviewed for consistency with the General Plan and applicable zoning development standards. There ru·e no issues outstanding and staff is recommending approval. III. PROJECT DESCRIPTION AND BACKGROUND Proposed Residential Construction: The applicant is requesting approval to construct 19 residential apartment lmits within three sepru·ate, two and three story buildings situated on a previously graded 0.88-acre infill site. Building one is the lru·gest of the three, containing nine residential units with parking for 18 vehicles. Building two is located closest to the golf course and consists of six residential units and is three stories tall. Building three fronts to Gibraltru· Su·eet and consists of four residential units and is two stories tall. Both buildings 2 and 3 shru·e one common subtenanean pru·king ru·ea with parking for 20 vehicles. Each unit can be accessed from two stai1wells or an elevator, all of which descend to the parking garage on the basement level. Vehicle access to each building is via a private driveway (24' wide) located off of Gibraltar Su·eet. There are five visitor parking spaces provided onsite, four at the front of building one, and one at the rear of the project. A series of sidewalks and accessible pathways provide pedesu·ian circulation throughout the site. Seven different floor plans ru·e proposed that range between 1,720 squru·e feet and 2,117 square feet in size. Each floor plan has three bedrooms and three bathrooms, two subtenanean pru·king spaces with secure storage area in front of their designated parking spaces, and either a private enu·y comt yard or deck. The maximum building height is proposed to be 34.9 feet. Landscaping will be provided throughout the site to ft Q SDP 12-01 – VISTA LA COSTA APARTMENTS July 3, 2012 PAGE 2 enhance the visual appearance of the units and to create a sense of privacy for the residents. At the rear of the site is a common recreation amenity that includes a below ground pool and spa. Architecture: The architectural style for the project is craftsman. The design uses building materials including wood siding, stucco walls, brick columns, and a decorative composition shingle roof. There are a variety of roof planes that provide different roof heights and off-set building projections. The building colors and accent trim consists of warm brown and beige/cream tones. The building facades will include a variety of different architectural elements including columns, decks, wood siding, trellises, stuccoed foam trim above the windows, and wood railing. Rear elevations also feature large windows and decks to maximize golf course views. Project Site/Setting: The irregular shaped 0.88-acre project site is located on the north side of Gibraltar Street between Jerez Court and Romeria Street. The project site was previously graded into two stepped pads with an elevation difference of approximately six feet which overlook the La Costa Golf Course, which is approximately 13 feet below the subject site. The property is comprised of three existing parcels, two of which form a rectangle, and the third parcel which is triangular in shape and extends out from the northeastern corner. The entire project site is zoned Residential Density Multiple (RD-M) and abuts existing multi-family residential to the east and west, backs to open space (La Costa Golf Course) to the north, and is located across the street from existing multi-family residential to the south. Many of the surrounding residential projects within the neighborhood were built at a higher density, approximately 20 - 30 units per acre, under the jurisdiction of the County of San Diego. Grading: In the Geotechnical Evaluation dated March 2, 2012, by East County Soil Consultation and Engineering, Inc., it found that a large portion of the previously graded site contains undocumented fill to depths ranging from approximately 2 – 7 feet below existing grades. All of the undocumented fill will be removed in preparation for the basement level parking garages. Grading quantities include 6,900 cubic yards of cut and 670 cubic yards of fill. The existing slope along the northerly boundary was constructed at a 1.5:1 grade. This slope is proposed to be re-graded both onsite and offsite to a more standard 2:1 grade for slope stability and re- vegetation. The offsite grading requires permission from the La Costa Resort property. The infill project is surrounded by multi-family developments and qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. The 0.88-acre project site consists of a previously graded lot and does not contain any significant habitat as reported within the Biological Technical Report prepared by REC Consultants dated March 2012. The proposed project is subject to the following plans, ordinances, standards, and policies: IV. ANALYSIS A. Residential High Density (RH) General Plan Land Use designation; B. Residential Multiple-Density (RD-M) Zone (Chapter 21.24 of the Zoning Ordinance); C. Qualified Development Overlay Zone (CMC Chapter 21.06); D. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance); and SDP 12-01 – VISTA LA COSTA APARTMENTS July 3, 2012 PAGE 3 E. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 6 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the projects consistency with the applicable regulations and policies. The apartment project’s compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan Residential High Density (RH) Land Use Designation The General Plan Land Use designation for the property is Residential-High (RH). The RH designation allows residential development at a density range of 15 – 23 dwelling units per acre with a Growth Management Control Point (GMCP) of 19 dwelling units per acre. The project site has a net developable acreage of 0.88 acres. The project’s proposed density of 21.59 du/ac (19 dwelling units) is within the RH density range of 15 – 23 du/ac, but is slightly above the RH GMCP of 19 du/ac used for the purpose of calculating the City’s compliance with Government Code Section 65863. At the GMCP, 16.72 dwelling units (17 when rounded up) would be permitted on this 0.88 net developable acre property. Although the project exceeds the GMCP for the RH General Plan Land Use designation by the fractional unit allocation of 2.59 dwelling units, the General Plan Land Use Element allows the City to approve residential development at a density that exceeds the GMCP for the applicable density range provided the proposed residential development complies with certain findings as discussed below. To exceed the GMCP, the project must be consistent with the following required General Plan findings: 1) that the project will provide sufficient additional public facilities for the density in excess of the control point to ensure that the adequacy of the City’s public facilities plans will not be adversely impacted; 2) that there have been sufficient developments approved in the quadrant at densities below the control point so that the approval will not result in exceeding the quadrant limit; and, 3) all necessary public facilities required by the City’s Growth Management Program will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with the adopted City standards. The proposed project is consistent with the above required findings in that there have been sufficient developments in the southeast quadrant that have developed at densities below the GMCP such that the allocation of 2.59 DUs would not result in exceeding the quadrant limit, the project is conditioned to pay the appropriate fees to comply with City’s Growth Management Program, the project has been conditioned to purchase three affordable housing credits in the Cassia Heights affordable housing project in order to provide affordable housing pursuant to City Council Policy No. 43 – Proposition E “Excess Dwelling” Unit Bank, and the City’s public facilities plans will not be adversely impacted as the allocation of 2.59 units has already been analyzed and anticipated within the southeast quadrant. The project complies with the Elements of the General Plan as outlined in Table A below: SDP 12-01 – VISTA LA COSTA APARTMENTS July 3, 2012 PAGE 4 TABLE A - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use The site is designated for Residential High density, (RH – 15-23 du/ac) with a GMCP of 19 du/ac. 16.72 dwellings units (17 when rounded up) could be constructed on the site at the GMCP (0.88 acres x 19 du/ac). The residential project density at 21.59 dwelling units per acre (19 DUs) is slightly above the RH GMCP of 19 du/ac used for the purpose of calculating the City’s compliance with Government Code Section 65863 but is within the RH density range of 15 – 23 du/ac. Therefore, 2.59 dwelling units will be withdrawn out of the City’s excess dwelling unit bank consistent with City Council Policy No. 43. Yes Housing Provision of affordable housing. The project consists of a 19-unit apartment building and pursuant to the recently amended Inclusionary Housing Ordinance (Chapter 21.85 of the CMC) apartment projects are not subject to the Inclusionary Housing Ordinance. However, the project is purchasing three credits within the Cassia Heights project in order to exceed the RH GMCP by 2.59 dwelling units and to be consistent with City Council Policy No. 43 – Proposition E “Excess Dwelling” Unit Bank. Yes SDP 12-01 – VISTA LA COSTA APARTMENTS July 3, 2012 PAGE 5 TABLE A - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Public Safety Reduce fire hazards to an acceptable level. The project meets fire code. The project is located within a five minute response of Fire Station No. 6. Yes Open Space & Conservation Minimize the environmental impacts to sensitive resources within the City. Utilize Best Management Practices for control of storm water and to protect water quality. The project is conditioned to pay the HMP Mitigation fee for the impact to disturbed lands which provide some benefit to wildlife. The project is conditioned to conform to all NPDES requirements and has been designed to include Low Impact Design (LID) elements. Yes Yes Noise Comply with the residential exterior noise standard of 60 dB(A) CNEL and interior noise standard of 45 dB(A) CNEL. The apartment project is not located adjacent to any noise source and complies with the exterior 60 dB(A) CNEL noise standard and the interior 45dB(A) CNEL noise standard. Yes Circulation Construct roadway improvements needed to serve proposed development. All public facilities including curb, gutter and sidewalk have been constructed along the property frontage. Yes B. Residential Multiple-Density Zone (RD-M) (Chapter 21.24 of the Zoning Ordinance). The project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the Residential Density-Multiple zone (CMC Chapter 21.24). The RD-M zone allows for the development of multi-family residential housing in the RD-M zone. The proposed two and three story multi-family apartment buildings with a building height of 34.9 feet are compatible with the existing surrounding multi-family residential development. The 19-unit residential apartment project meets or exceeds the requirements of the RD-M (Chapter 21.24) Zone as outlined in Table B below: SDP 12-01 – VISTA LA COSTA APARTMENTS July 3, 2012 PAGE 6 TABLE B –RD-M ZONE COMPLIANCE RD-M STANDARDS REQUIRED PROVIDED Building Height 35 feet maximum 34.9 feet Setbacks Front: 10 feet minimum with landscaping Interior Side Yard: 5 feet minimum Rear: 10 feet minimum Front: 15.2 feet with landscaping Interior Side Yard: 10.3 feet Rear: 19.7 feet Lot Coverage 60% maximum 45% Parking Two spaces per unit (one of which must be covered) plus 5 visitor parking spaces. Two covered spaces (subterranean garage) per unit plus 5 visitor parking spaces. Minimum Lot Area 10,000 square feet The project applicant is processing a lot consolidation to create a single 38,332 square foot lot. C. Qualified Development Overlay Zone (CMC Chapter 21.06) Pursuant to Section 21.53.120 of the CMC, a Site Development Plan is required to be processed for this 19-unit apartment project pursuant to Chapter 21.06, the Qualified Development Overlay Zone, of the Carlsbad Municipal Code. As demonstrated in Table C below, all of the required SDP findings can be made. SDP 12-01 – VISTA LA COSTA APARTMENTS July 3, 2012 PAGE 7 TABLE C – SITE DEVELOPMENT PLAN FINDINGS FINDING PROJECT CONSISTENCY That the requested use is properly related to the site, surroundings, and environmental settings; it is consistent with the various elements and objectives of the General Plan; it will not be detrimental to existing uses or to uses specifically permitted in the area in which the proposed use is to be located; and it will not adversely impact the site, surroundings, or traffic circulation. The project consists of the development of a 19-unit residential apartment building situated on a 0.88-acre previously graded infill site located on the north side of Gibraltar Street, south of the La Costa Golf Course, between Jerez Court and Romeria Street. The 19-unit residential apartment project at a density of 21.59 du/ac is consistent with the Residential High Density (RH: 15 – 23 du/ac) General Plan Land Use designation and compatible with existing multi-family residences and open space that are located in the area. The project is consistent with the General Plan as discussed in Section “A” of the staff report. Furthermore, the residential apartment project will not be detrimental to existing uses or to uses specifically permitted in the area in which the uses are located in that, the 19-unit apartment building is a use permitted within the RD-M zone and is compatible with the multi-family dwelling projects to the south, east and west. The apartment building is properly related to the site surroundings and environmental settings in that the project complies with all development standards of the RD-M zone and will result in no environmental impacts. The project will not adversely impact the site, surroundings, or traffic circulation in that the project complies with all applicable development standards and is adequately parked onsite and will only generate 152 Average Daily Trips (ADT). The existing surrounding streets are fully improved and have adequate capacity to accommodate the 152 ADT’s. That the site for the intended use is adequate in size and shape to accommodate the use. The subject site is adequate in size and shape to accommodate the proposed 19-unit residential apartment building in that the project complies with all of the development standards of the RD-M Zone as demonstrated in Table B above. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained. The proposed 19-unit residential apartment project has been designed in compliance with the development and design standards of the RD-M Zone. The project provides adequate setbacks, lot coverage, and complies with the 35 foot maximum height limit. The project is compatible with existing permitted multi-family and open spaces uses. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. The project will take access off of Gibraltar Street. Gibraltar Street is identified as a local Street, designed to adequately handle the 152 Average Daily Trips generated by the 19-unit residential apartment project. SDP 12-01 – VISTA LA COSTA APARTMENTS July 3, 2012 PAGE 8 D. Inclusionary Housing Ordinance The proposed project consists of a 19-unit apartment building and is not subject to the Inclusionary Housing Ordinance. The project has however been conditioned to purchase three affordable housing credits in the Cassia Heights affordable housing project in order to withdraw 2.59 DUs from the excess dwelling unit bank. E. Growth Management Regulations The proposed project is located within Local Facilities Management Zone 6 in the southeast quadrant of the City. The impacts on public facilities created by the 19-unit project, and its compliance with the adopted performance standards, are summarized in Table D below. TABLE D - GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS PER PROJECT COMPLIANCE City Administration 66.05 sq. ft. Yes Library 35.23 sq. ft. Yes Waste Water Treatment 19 EDU Yes Parks .132 acre Yes Drainage 3.687 CFS – Basin D Yes Circulation 152 ADT Yes Fire Station No. 6 Yes Open Space 0 acres N/A Schools Encinitas/San Dieguito (E=2.07/M=2.09/HS =2.09) Yes Sewer Collection System 19 EDUs Yes Water 4,750 GPD Yes The project proposes 19 dwelling units whereas the maximum unit yield at the GMCP of the property is 16.72 (17 units when rounded up) dwelling units. The proposed 19-unit project is 2.59 units above the Growth Management Control Point density for this RH designated property. Consistent with the General Plan and Policy No. 43, 2.59 DUs will be withdrawn from the City’s excess dwelling unit bank. V. ENVIRONMENTAL REVIEW The project (19-unit residential apartment building) qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Project) Class 32 Categorical Exemption. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. The project is exempt from further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice of Exemption will be filed by the City Planner upon final approval of the project. SDP 12-01 – VISTA LA COSTA APARTMENTS July 3, 2012 PAGE 9 ATTACHMENTS: 1. Planning Commission Resolution No. 6901 2. Location Map 3. Background Data Sheet 4. Local Facilities Impact Assessment Form 5. Disclosure Statement 6. Reduced Exhibits 7. Exhibits “A” – “Y” dated July 3, 2012 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING SITE DEVELOPMENT PLAN SDP 12-01 TO ALLOW FOR THE DEVELOPMENT OF A 19-UNIT RESIDENTIAL APARTMENT PROJECT ON A 0.88-ACRE INFILL SITE GENERALLY LOCATED ON THE NORTH SIDE OF GIBRALTAR STREET, SOUTH OF THE LA COSTA GOLF COURSE, BETWEEN JEREZ COURT AND ROMERIA STREET, AND IN LOCAL FACILITIES MANAGEMENT ZONE 6. CASE NAME: VISTA LA COSTA APARTMENTS CASE NO.: SDP 12-01 WHEREAS, S. J. Asset Management Inc., “Developer,” has filed a verified application with the City of Carlsbad regarding property owned by Abedi Family Trust, “Owner,” described as Parcel No. 2, In Certificate of Compliance Recorded on August 27, 1984 as File No. 84-325375 of the Official Records of San Diego County, (“the Property”); and WHEREAS, said verified application constitutes a request for a Site Development Plan as shown on Exhibits “A” - ”Y” dated July 3, 2012, on file in the Planning Division, VISTA LA COSTA APARTMENTS – SDP 12-01 as provided by Chapter 21.06/Section 21.53.120 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on July 3, 2012, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Site Development Plan. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: PLANNING COMMISSION RESOLUTION NO. 6901 PC RESO NO. 6901 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Planning Commission APPROVES VISTA LA COSTA APARTMENTS – SDP 12-01 based on the following findings and subject to the following conditions: Findings: 1. That the requested use is properly related to the site, surroundings and environmental settings, is consistent with the various elements and objectives of the General Plan, will not be detrimental to existing uses or to uses specifically permitted in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that That the requested use is properly related to the site, surroundings and environmental settings, is consistent with the various elements and objectives of the General Plan, will not be detrimental to existing uses or to uses specifically permitted in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that the project consists of the development of a 19-unit residential apartment building situated on a 0.88- acre previously graded infill site located on the north side of Gibraltar Street, south of the La Costa Golf Course, between Jerez Court and Romeria Street. The proposed 19-unit residential apartment project at a density of 21.59 du/ac is consistent with the Residential High Density (RH: 15 – 23 du/ac) General Plan Land Use designation and compatible with existing multi-family residences and open space that are located in the area. The project is consistent with the General Plan as discussed in Section “A” of the staff report. Furthermore, the proposed residential apartment project will not be detrimental to existing uses or to uses specifically permitted in the area in which the use is located in that, the 19-unit apartment building is a use permitted within the RD-M zone and is compatible with the multi- family dwelling projects to the south, east and west. The apartment building is properly related to the site surroundings and environmental settings in that the project complies with all development standards of the RD-M zone and will result in no environmental impacts. The project will not adversely impact the site, surroundings, or traffic circulation in that the project complies with all applicable development standards and is adequately parked onsite and will only generate 152 Average Daily Trips (ADT). The existing surrounding streets are fully improved and have adequate capacity to accommodate the 152 ADTs. 2. That the site for the intended use is adequate in size and shape to accommodate the use, in that the project complies with all development standards of the Residential Density- Multiple Zone (RD-M) as demonstrated in the staff report, including front, side and rear setbacks, lot coverage, parking, and height restrictions. 3. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained, in that the proposed 19-unit residential apartment project has been designed in compliance with the development and design standards of the RD-M Zone of the Carlsbad Municipal Code. The project provides adequate PC RESO NO. 6901 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 setbacks, lot coverage, and complies with the 35 foot maximum height limit. The project is compatible with existing permitted multi-family and open spaces uses. 4. That the street systems serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that the project will take access off of Gibraltar Street. Gibraltar Street is identified as a local street, designed to adequately handle the 152 Average Daily Trips generated by the 19-unit residential apartment project. 5. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City’s General Plan based on the facts set forth in the staff report dated July 3, 2012, including, but not limited to the following: a. Land Use – The General Plan Land Use designation for the property is Residential High (RH) Density. The RH Land Use designation allows for the development of multiple-family dwelling units within a density range of 15 – 23 dwelling units per acre (du/ac) and at a Growth Management Control Point (GMCP) of 19 du/ac. The 19-unit residential apartment project has a density of 21.59 du/ac which is within the RH density range. At the RH GMCP, 16.72 dwelling units (17 units when rounded up) would be permitted on this 0.88 net developable acre property. The project proposes 19 residential apartments and is consistent with the RH General Plan Land Use designation as the project has been conditioned to purchase three credits within the Cassia Heights project in order to exceed the RH GMCP by 2.59 dwelling units and to be consistent with City Council Policy No. 43 – Proposition E “Excess Dwelling” Unit Bank. Furthermore, as discussed in the Staff Report, the required findings can be made to exceed the GMCP. b. Circulation – The project will take access off of Gibraltar Street. Gibraltar Street is identified as a local street, designed to adequately handle the 152 Average Daily Trips generated by the 19 unit residential apartment project. All public facilities including curb, gutter and sidewalk exist along the property frontage. c. Noise – The apartment project is not located adjacent to any noise source and complies with the exterior 60 dB(A) CNEL noise standard and the interior 45dB(A) CNEL noise standard. d. Housing – The project is consistent with the Housing Element of the General Plan. The project consists of constructing 19 residential apartments and is not subject to the Inclusionary Housing Ordinance. The project has however been conditioned to purchase three affordable housing credits in the Cassia Heights affordable housing project in order to withdraw 2.59 dwelling units from the excess dwelling unit bank. 6. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 6 and all City public facility policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational PC RESO NO. 6901 -4- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a. The project has been conditioned to provide proof from the San Dieguito Union High and Encinitas Union School District that the project has satisfied its obligation for school facilities. b. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. c. The Local Facilities Management fee for Zone 6 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. 7. That the project is consistent with the City’s Landscape Manual (Carlsbad Municipal Code Section 14.28.020 and Landscape Manual Section I B). 8. That the City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the state CEQA Guidelines. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. 9. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a grading or building permit, whichever occurs first. 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City’s approval of this Site Development Plan. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Site Development Plan documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development PC RESO NO. 6901 -5- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 3. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney’s fees incurred by the City arising, directly or indirectly, from (a) City’s approval and issuance of this Site Development Plan, (b) City’s approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator’s installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City’s approval is not validated. 6. Developer shall submit to City Planner a reproducible 24” x 36” mylar copy of the Site Plan reflecting the conditions approved by the final decision-making body. 7. Developer shall include, as part of the plans submitted for any permit plancheck, a reduced legible version of all approving resolution(s) in a 24” x 36” blueline drawing format (including any applicable Coastal Commission approvals). 8. Prior to the issuance of a building permit, the Developer shall provide proof to the Director from the San Dieguito Union High and Encinitas Union School District that this project has satisfied its obligation to provide school facilities. 9. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 6 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 10. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. 11. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the PC RESO NO. 6901 -6- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. 12. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 6, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 13. Prior to the issuance of the building permit, Developer shall submit to the City a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Site Development Plan by Resolution No. 6901 on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 14. Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the City’s Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. 15. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plancheck process on file in the Planning Division and accompanied by the project’s building, improvement, and grading plans 16. This project has been found to result in impacts to wildlife habitat or other lands, such as agricultural land, non-native grassland, and disturbed lands, which provide some benefits to wildlife, as documented in the City’s Habitat Management Plan and the environmental analysis for this project. Developer is aware that the City has adopted an In-lieu Mitigation Fee consistent with Section E.6 of the Habitat Management Plan and City Council Resolution No. 2000-223 to fund mitigation for impacts to certain categories of vegetation and animal species. The Developer is further aware that the City has determined that all projects will be required to pay the fee in order to be found consistent with the Habitat Management Plan and the Open Space and Conservation Element of the General Plan. The City is currently updating the fee study, which is expected to result in an increase in the amount of the fee, and the Developer or Developer’s successor(s) in interest shall pay the adjusted amount of the fee once it is approved by the City Council. The fee shall be paid prior to recordation of a final map, or issuance of a grading permit or building permit, whichever occurs first. If the In-lieu Mitigation Fee for this project is PC RESO NO. 6901 -7- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 not paid, this project will not be consistent with the Habitat Management Plan and the General Plan and any and all approvals for this project shall become null and void. 17. The Developer is aware that the City is considering options for amending the Carlsbad Municipal Code Inclusionary Ordinance Title 21, Chapter 21.85 to mandate an inclusionary housing requirement with the new construction of rental housing, including on-site construction of affordable units. The applicant is further aware that the City may determine that certain residential rental projects may have to pay a housing impact fee, in order to be found consistent with the City’s revised Inclusionary Ordinance. If an impact fee is established by City Council ordinance and/or resolution and this project becomes subject to an impact fee pursuant to said ordinance and/or resolution, then the Developer, or his/her/their successor(s) in interest, shall pay the impact fee. The impact fee shall be paid at the time of issuance of building permits or paid on approval of the final map, parcel map or certificate of compliance, required to process the residential Planned Development Permit, whichever pertains. If impact fees are required for this project, and they are not paid, this project will not be consistent with the General Plan and approval for this project will become null and void. 18. Prior to the approval of the final map for any phase of this project, or where a map is not being processed, prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement with the City to purchase three (3) affordable housing credit in the Cassia Heights Affordable housing project in accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior to the request to final the map. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. Engineering: General 19. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route. 20. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. 21. Developer shall submit to the city planner, a reproducible 24" x 36", mylar copy of the site plan, preliminary grading plan and preliminary utility plan reflecting the conditions approved by the final decision making body. The reproducible shall be submitted to the city planner, reviewed and, if acceptable, signed by the city's project engineer and project planner prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first. PC RESO NO. 6901 -8- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 22. Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private streets, utilities, street trees, sidewalks, landscaping, street lighting, enhanced paving, water quality treatment measures, low impact development features, storm drain facilities, etc. located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. 23. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The property owner shall maintain this condition. Fees/Agreements 24. Developer shall cause property owner to execute and submit to the city engineer for recordation, the city’s standard form Geologic Failure Hold Harmless Agreement. 25. Developer shall cause property owner to execute and submit to the city engineer for recordation the city’s standard form Drainage Hold Harmless Agreement. 26. Developer shall cause property owner to submit an executed copy to the city engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement. 27. Prior to approval of any grading or building permits for this project, developer shall cause owner to give written consent to the city engineer for the annexation of the area shown within the boundaries of the site plan into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 and/or to the formation or annexation into an additional Street Lighting and Landscaping District. Said written consent shall be on a form provided by the city engineer. Grading 28. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports for city engineer review, post security and pay all applicable grading plan review and permit fees per the city’s latest fee schedule. 29. Prior to the issuance of a grading permit, developer shall submit to the city engineer receipt of a Notice of Intent from the State Water Resources Control Board. 30. Developer shall complete and submit to the city engineer a Project Threat Assessment Form (PTAF) pursuant to City Engineering Standards. Concurrent with the PTAF, developer shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier level Storm Water Pollution Prevention Plan (SWPPP) as determined by the completed PTAF all to the satisfaction of the city engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the city’s latest fee schedule. PC RESO NO. 6901 -9- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 31. This project is subject to ‘Priority Development Project’ requirements. Developer shall prepare and process a Storm Water Management Plan (SWMP), subject to city engineer approval, to demonstrate how this project meets current storm water treatment requirements per the city’s Standard Urban Storm Water Management Plan (SUSMP), latest version. In addition to new treatment control BMP selection criteria in the SUSMP, the developer shall use low impact development (site design) approaches to ensure that runoff from impervious areas (roofs, pavement, etc.) are drained through landscaped (pervious) areas prior to discharge. Developer shall pay all applicable SWMP plan review and inspection fees per the city’s latest fee schedule. 32. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, treatment control BMP, applicable hydromodification measures, and Low Impact Design (LID) facilities. 33. Developer shall submit documentation, subject to city engineer approval, demonstrating how this project complies with hydromodification requirements per the city’s SUSMP, latest version. Documentation shall be included within the Storm Water Management Plan (SWMP). Dedications/Improvements 34. Developer shall design the private drainage systems, as shown on the site plan to the satisfaction of the city engineer. All private drainage systems (12” diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. 35. Developer shall design all proposed public improvements including but not limited to sewer laterals, pedestrian ramps, driveways, sidewalk, water services/meters, curb drains, etc. as shown on the site plan. These improvements shall be shown on one of the following, subject to city engineer approval: A. Grading plans processed in conjunction with this project; or B. Construction Revision to an existing record public improvement drawing 36. Developer shall pay plan check and inspection fees using improvement valuations in accordance with the city’s current fee schedule. Developer shall apply for and obtain a right-of-way permit prior to performing work in the city right-of-way. Utilities 37. Developer shall meet with the fire marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the district engineer. 38. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for connection to public facilities. PC RESO NO. 6901 -10- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 39. Developer shall install potable water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. 40. Developer shall meet with and obtain approval from the Leucadia Wastewater District regarding sewer infrastructure available or required to serve this project. 41. Developer shall install sewer laterals and clean-outs at locations approved by the city engineer and Leucadia Wastewater District. Code Reminders: The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 42. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the site plan are for planning purposes only. 43. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. 44. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. 45. Any signs proposed for this development shall at a minimum be designed in conformance with the City’s Sign Ordinance and shall require review and approval of the City Planner prior to installation of such signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 NOTICE Please take NOTICE iliat approval of your project includes ilic "imposition" of fees, dedications, reservations, or oilier exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow ilie protest procedure set forth in Government Code Section 66020(a), and file the protest and any oilier required information wiili the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or anaulilicir imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection wiili iliis project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously oilierwise expired. PASSED, APPROVED, Al\TD ADOPTED at a regular meeting of the planning Commission of the City of Carlsbad, California, held on July 3, 2012, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Chairperson Schumacher, Commissioners Arnold, Black, L'Heureux and Siekmann Commissioners Nygaard and Scully (7·.s::(.~ ~o~ MICHAEL SCHUMACHER, Chairperson CARLSBAD PLANNING COMMISSION DONNEU City Planner PC RESO NO. 6901 -11- <-m ;o m 1-----1 N ~ SITE MAP • N NOT TO SCALE Vista La Costa Apartments SOP 12-01 Revised 01/06 BACKGROUND DATA SHEET CASE NO: SDP 12-01 CASE NAME: VISTA LA COSTA APARTMENTS APPLICANT: Brian Merritt REQUEST AND LOCATION: Request for approval of a Site Development Plan to allow for the development of a 19-unit residential apartment project on a 0.88-acre infill site generally located on the north side of Gibraltar Street, south of the La Costa Golf Course, between Jerez Court and Romeria Street, and in Local Facilities Management Zone 6 LEGAL DESCRIPTION: Parcel No. 2, In Certificate of Compliance Recorded on August 27, 1984 as File No. 84-325375 of the Official Records of San Diego County APN: 216-290-20, 21 & 47 Acres: 0.88 Proposed No. of Lots/Units: 19 units GENERAL PLAN AND ZONING Existing Land Use Designation: Residential High Density (RH) Proposed Land Use Designation: N/A Density Allowed: 15 - 23 du/ac Density Proposed: 21.59 du/ac Existing Zone: Residential Density Multiple Zone (RD-M) Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site RD-M RH Vacant North P-C OS La Costa Golf Course South RD-M RH Multi-Family East RD-M RH Multi-Family West RD-M RH Multi-Family LOCAL COASTAL PROGRAM Coastal Zone: Yes No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No Local Coastal Program Amendment: Yes No Existing LCP Land Use Designation: Proposed LCP Land Use Designation: Existing LCP Zone: Proposed LCP Zone: Revised 01/06 PUBLIC FACILITIES School District: Encinitas/San Dieguito Water District: Carlsbad Sewer District: Leucadia Equivalent Dwelling Units (Sewer Capacity): 19 ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, Section 15332 (In-Fill Development Projects) Negative Declaration, issued Certified Environmental Impact Report, dated Other, 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: Vista La Costa Apartments – SDP 12-01 LOCAL FACILITY MANAGEMENT ZONE: 6 GENERAL PLAN: RH ZONING: RD-M DEVELOPER’S NAME: S.J. Asset Management Inc. ADDRESS: 7668 El Camino Real, Suite 104-280, Carlsbad, CA 92009 PHONE NO.: 951-691-0544 ASSESSOR’S PARCEL NO.: 216-290-20, 21, & 47 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 0.88 AC. ESTIMATED COMPLETION DATE: ASAP A. City Administrative Facilities: Demand in Square Footage = 66.05 B. Library: Demand in Square Footage = 35.23 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 19 EDU D. Park: Demand in Acreage = .132 E. Drainage: Demand in CFS = 3.687 Identify Drainage Basin = D (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 152 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 6 H. Open Space: Acreage Provided = N/A I. Schools: E:=2.07 M:=2.09 HS:=2.09 6.25 (Demands to be determined by staff) J. Sewer: Demands in EDU 19 Identify Sub Basin = N/A (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 4,750 L. The project is 2.59 units above the Growth Management Dwelling unit allowance. ' ( . . ---.~---------------------------------------------------------------------------, ./~ ' ·....:: .~ CITY 0 F CARLSBAD DISCLOSURE STATEMENT P-1{A) Development Services Planning Division 1635. Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. 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-partnership, joint venture, association, social club, fraternal organization, corporation, estate, ln.lsl, 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. 2. P-1(A) APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of & persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, 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 publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) . . Person S4t_rY~dJV M Q €. C.tthJ ff IY\-{/ir Corp/Part S::J · ~S <L.( f1'!¥M141f.v7 (..,r,__ Title 6wi1-<!A Is U1A SPr\""?a g--d!ft,.,.-... Titfe, __ ::::--.,.,----------- Address IYITMo·.fi~~b~,FA""I'-1~vJ1Address ~ ry 5: W£ S-t?:,rr1G /lV€, # (Lr 6'4<:...{ <"( <--.P4t•lAP~t vt 'f:/.<n-71-?, A, c.A (oo l"" OWNER (Not the owner's agent) . · / 1 . 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, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN Jlt'IORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) c ftUoi Person c5£'1lfrl -A:tJo (Hilttt,q Corp/Part AUitz! fA,v;t( t7&urz Title #f· Title. ___ ~-------- Address Z 2-fi" '7 2... Oi£fi.AI tf.(fjfzt Address __________ _ WAf,t £ftc,_ vtv'f'r /V'r6. fl"'"-/ 41 '7'2.67_7 __________ _ Page1 of2 Revised 07110 \ ' ( ( 3. 'NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list 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 ProfiUTrust Non ProfiUTrust. _________ _ Title. __________ _ Title. ____________ _ Address. _________ _ Address ___________ _ 4. . Have. you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? 0 Yes J;lf No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. Print or type name of owner .e;a~~ -~~&-:? Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P·1(A) Page2 of2 Revised o1i10 ( ( LETTER OF AUTHORIZATION TO RECEIVE ,CONVEY, PROCESS AND SUBMIT. This letter is to authorize, S J Asset Management Inc. or it's Authorized Representative., the prospective buyer of 7541-7547 Gibraltar Street, Carlsbad, California, 92009, ( APN# 216-290- 20-00,216-290-21-00,216-290-47-00}, to process the building, development and entitlements plans with the City of Carlsbad, california, USA. This also authorizes the prospective buyer to contact current and future consultants including but not limited to all Governmental Agencies, Utility providers, Sdg&e, Time Warner, AT&T, Water and Sewer Agencies, Planners, Architects, Landscape Architects, Engineers, Civil Engineers, Soil Engineers, Structural Engineers, Acoustical Engineers, Environmental Consultants, Utility consultants, and Entitlement Consultants. The prospective buyer is to pay all City Fees, Public agencies Fees, and Private consulting fees incurred by prospective buyer to all consultants with no cost to the seller. ~I -{ Seller~ Jl!V7 Date l · I "r / I (._ Abedi Family Trust, By : ( Dr Esrafil Abedi MD} Address: 22892 Oceanbreeze Way, Laguna Niguel, CA 92677. Tel: (949) 830-5501 Fax: {949) 830-1096 VISTA LA COSTA !i\!;:N!;:RAL NOT!;:S ..... ~--·~ ~ .. ~-~~=--W.<MI ""0'4(;~ ""'"'...r,t....,I.IM! ~V----l<><·tf--~l"'. .... tl~-·~--- ~~('I. .... Qti-~1"""-·--·-~ • ., ... 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PROJECT DATA ·""'·~"""""·'""'41<l,.A"w·~' ........ -~.""' .. ...-""'-""""'"'""'""""'"' "'""'~'"""'-.""'*"""·--u-"""'""'~~-~ -~---~· -~~~-..~Oiilo't""'*l't<Ocltu:-t ~-4.~ ..... .....e,_"'ll>I'!"..JIIl'I.<>CUXU.,__ _....,,_ ..•.••.••. ,__.._~-&ll'll!!tl!!lttd!l!>I.-.:.:.:UW ---"""""'"';·~· ~""~-~ ~~~~~~~~I!'M!l..II6M>I'<M'1lii"N. ..... ..,.._.....,... l>. J>!NoFoJ~.:a-..A!;To:><--"'!~AtiQN!l ----""l>IOI>!IW~-­~~· .m~;n c~~~- <oa:6ow:>t>G.--.~~----...-..e' ............... >0·" '~"'"""""" *"'"'-t'4rlt4-li;U'61<>?".-t\I<I:'O'$ ""'~"""""'''"""'"'"~~·t>ll·~·"""' ~~-~""......,._,""'""'~~~'~"""....,... ,.,...,tt.o~u.~,t.~mY. ""'~ .... m:>t""""------·~ -~~J~oM~.'"~"'"""-'""""''",.ou. =o=~~-""'""-~r="""""{ll; ....:. ..... ~....::>~!! to. -~~'--A-b~P""-·;t< •OI>I!:><"!I!M!'--~-----~ '"""""~~,."""-'4--..-C<J:~'-"....,... """"""'..-..... -~, .... ,._ ...... ~l'CRt...-. b. -"'""-""'"M"'i\--QI'1"~ ................. i..et>ot-.<~><.<-·"'¢>~~. ~ '"l.lie __ .,., _____ ~ ~ .. --~..,-~ .,.,...,_ICC" 1!.'10._ -Q..m!"t<--W 'f'A""f.,...o6t'.N<'<" 1Xf"U""-*~-- Ol\J>f!T1lUI:I<"""""""",_,-,-~'""""'"-"""""""" .I.IID"' .. :I~---···-<-"<"It.<Yfl.'f»TCT""""'-"""' l~l·Ufl~"''ll'\l'"'""""""""" .. _ _..._ tNt"""'~"-"""i!:>r.. -NO>Io4J..flio:>J:!;R;•PQO."I!";:;>"'"r""'-~'-V­.;cmli'IK:U""-I"'I~ • .,.,"QII,.,e;>_~>:>< FIRE PROTECTION NOTES #.~'"4···~1tt'f*II!H. ""'""'"""'"""""" ...,.,~~....,.,........._""' Mo"'A1.>.1WM,...,.,.JO'A"""""·"""""'~OO..,..,_~T""',.,..~.Pfr>O'< ~M'IIiiW-M<:IfY~-p~,..,;,.·,;lf&-P.-rAUr>-"""""~~~~~~'1W>C~·"'='~""""""""""'"""...,.~"""--1':> --"""""'""'F-"'l't'l!!CJ<<I<>•• .. .........,..,~"""""""...,."""""""~ c.;_,.,..,.~,..,- *'>< _....._-.J.,III!;<;I.!I.'A'<T'I!'!IL~"""'1.-ti!~IT<tif~-·>lilf,~ -·"""'-""""'~·"'Pc-.>~'<G><>::><:>.~~ ... _.~~ ..... = .. ,-~_,.-PI•l•'£1>0.'?~&1>¥HMJ""~'f. ...,.._ l~Z):>m!.M_....., .........,_!'II" OI!A.A~·? QO! Mil ~-NNhl11'1! ., .. ,,,..,.,_,..~~,_.,_ -.. !.F'llf01C""1!-CO-•..,...,..-or~..--·wlt-... l!l.,......:6.._.,\11QII..,. '''"''''""''"'""''~Q"n.!!:l'l:"'-~-1>'<:'!1\e".:.li.IC'X<J, ~.,,_,......,.~~1'4Jt-"'.""<':>l'!l>'f1't­W_Y......._..II<loi. !:><lliNCWRI'Y~ •• \oi!ll<i --· ·*'1•' l,~-:=:~;u;~oc. C'CC'C~ ... rl -:;:, -1>1:U'tf't.:.:t<l). -oll!.41'0-. '"''"'"""~···· -~Mil;>.. .~.J: --.llolor. l.lti.::!:;._........... f)W!4' ~"VV>>... lO<)) ... ~~.IRJ --· ........ ll!~r. !H!Jt., cna.._, ~1"1.-'1<.. I$CVoJ: l:ffi'Rl'~""""· ........ "~~~'""""""""· ·""'-" It!!!•· "'a-!"-' """"""'''··'>'-. ...\W~<-~~....., ••••.• I:!U. ~M,:.iii":.---.. -. "·'"· ,\!_!:.,, '"'"""""""...,.,.""'='·· >:U>J'. ........ .,.Q< . SHEET TITLE AO COVER SHElii:l:T A1 ARCHITECTURAL GrTE PLAN A2 DUU ... OING ONE• SASEMENT PARKING GARAGE AS BUILD1NGI ONE• FIAST FLOOA PLAN A4 !aUILDING ONE• SECOND FLOOR PLAN A.eli BUILDING! ONe• Tl-iiAD FLOOA PLAN AE'I BUILDING ONE• ROOF PLAN A7 BUILDING ONE• EXTERIOR I!!!LI!!VATIONS AU BUILDING ONE• EXTERIOR ELEVATION$ AO BUIL.DING TWO• BASEMENT PARKING "'''""'""" MO An A'O Ma A'4 MG BUILDING BUILDING! BUILDING! BUILDlNG BUILDING BUILDING TWO• TWO• TWO• TWO• TWO• TWO• FIF<Il$1T PLOOR PLAN Sliii:CONI:'> FLOOR PLAN THIRD FLOOA PI..AN ROOF PLAN EXTI:SRtOR ELEVATIONS EiXTSf'UOR EI..EVATIONS A115 BUILDINGS ONE & "rWO• BASEMENT .. F>ROFILR SBOTIONS L1-L LANDSCAPE PLANS FLOOD ZONE DESIGNATION• ,;on--""~',....""""""' _,JC.-'if'?'>liD.AM """""' !C><E><·~-Oi11-11tll<ll:l-f\.O<!P~....,.""""'JIU. WILDLIFE & VEGETATION NOTE• l'lll~18"'1"1¥-'t~0l<"f.'"'?-f.,""~--;.ono; ""'"''""'11'<f. ••-•o~~~HArQI' ""'~"¢;NO!i><o1!fetlll<i':~~ _._,_,..10-IC~$!1l. CODES &. GOVERN'G AGENCIES. _,..,_.,..,JI.J.it.<Yfl.T .. -.-..THI<l_<:'l-._;<""'-"-=!.000-'<.1. ~~<:41'\'11"~111:1..:> c.;:;Qf;~""""""""~· FIRES. PRINKLER NOTE• 4'<44-""'""~'""'"''""'~~"fi>.A><t>~k<lltt,.;f ............ __.....,.,. ... -.....~"""""""' <( ..... en 8ti2 ~d{ <(:;;«{ 0 ~>:\J 1i _j :'.o' 0 ~<{ 0 Glill Ill~ ' ·« 'ij' <( ,., tl " ..... • en > A-0 I I SITE NOI§S '""'""'"""' _____ .,." _ _.. -4-H ___ ........._." ,_~--:~~~=-­ .. ~~~~~~ ____ ""'"' ____ ......_ "'~-~...:.~ -..-..... - lt.~--... --w-=-~-A_,..,...__ .. ~~r~r~ .. : ........ __ -~-\=<11-...... -.-,......-- ... -~""""""-................. -........ :=:.::=-*~--· .. _'NI __ .,_Q» ~=::';~ fa;~-.... -~=--... --~.,., ... --"1)1 =--~~~-,.... ............... ., ... ~ ..,_.......,._ ~~=..:rt."""'_._.,.., t~~ .~ SITE PLAN KEYNOTES 0-.... @~'"'""~"'~"" r.-..__.,...~"'"'"""""'""' ':!I""""""""_ .. _....,_.,.. __ ""'"""""' ... ~ ...... -,__ 0 ..... ·..-..-~ ....... 0~""""~~ e~""~""' 0~~':l.~Hr~-0· ~----6-"""'"""~ ® """""""""""'"""'"" PROPOSED: ARCHITECTURAL SlTE PLAN <( 1- (/) 0~~ u~~ 0 <!:"~ ~ ..Jb 0 ~ 0 <(~~ ' 0 c 1-• (/) > A-1 ' !l " ~' ' ·' !' ~ r- = --·-· ==p ' : II~;·.:: llr' 'i = = .. ~~9. ~ = = = = = = = = ~ ~ .. ~ --· .. ~ -~· ~ ·-· ·-· "'"""""""" ·-· I , .. .,. I OhWlmG ... =- •.. .,. I El --· -~· --· --·-· ·-~ ·-~ ·-· .. ~. \ ~ = = = = = -'~ ~ ~ ~ ~-~''" ,~;'!~, ~= ~ .. : =·"'··~·-·· ·~~!!-~ ,,_,._,.,"-"> ·~~~~'if" _.,._,.,._ ...,._~"'rr. ~~~~__,. ~ I :~c? .. ; .··-·~· lA~, Y~_ "'"""'"'' wi::TE ~· .. ~ ~· ~· = ' t= ' ' t= ' ~-i~l Cl.~t: 1 t 1 I 0 __liil BUILDING ONE BASEMENT/PARKING GARAGE PLAN <( I- (/) 0,~ u~~ ' <{ :tl-:( 1i •" _Jf.!O 0 ~· " ~ffi ' <:( ~~ ., c I-" (/) -> ~ ~ ~ 0 0 ~ ~ g ~~ "' ~ ~.2 ~ ~ o E"-- " 0 • S:;l g~~ I ~ ·ci"'" <:!-,.; Q n.-N <> -g "1 E 00 U<O i:f. • ' 0 " ' ~ ~ ' £ i ' i ' ' j i ~ ~ ~ ' ' ] ' . l 8 Sh .. t Nu,..bu A-2 BEDROOM 1>! CLGJ.<T.o'!l' !5'•!6'3 BEQROOM <1? Cl.c&J.!T.·~· w.n·a '.~ UNIT 1·· ~ 2146 sJ. (total! I lYING; 5'00M Cl.c&J.IT.o'!l' BEDROOM"' (:L<HIT.•9' 1Yo1~"2 UNIT ~··~ v UNIT 3 2002 Sf. liVING ROOM C:LC.-"T-•'!1' L!IIJNG ROOM Ct..a.J..I'To'1' IB'Il<24'4 BfQROOM <>3 CL<iJ.fl.•'!l IJ'4o!O' BEDROOM 1>! CI.C&J.lT.o'!l' 15'•15'J J2EQRQQM ,z CL<iJ.fl.•"' 15".1!'8 BUILDING ONE : FIRST FLOOR PLAN i ' r l \ ; l i ~ ' i ! ! . A-3 BEDROOM"' CI.GJ.If,o'!>' 15'•16'J '~ UNIT 1·· .. ~ 2146 sJ. !total! LIVING f?OOM c:LG><'T.•~' BEDROOM ttl CLru<f_,,., 13".16'2 UNIT 2~ vuNIT 3 20025f. I IVII'.'G ROOM Cl.c>>'f-·~· LIVING ROOM Q.(;J.<l_, ... 18'8<24'4 AEpf?OOM u3 CL<loJ.<T.•'!>' 1Y4•f0' BEQiO'OOM ul CL.c.!<T.•'!>' 15'd6'.J BEQIO'OOM "2 CI.CoJ.lT.•"'' rs:.!fB ~ :l±W =:: ~ffilll I BUILDING ONE : SECOND FLOOR PLAN ' ~ ' <( I- (/) 0"~ u~~ 0 <( 11>-1 ' •" _j:'.!6 0 ~· " ~ffi ' <(~~ ., " I-~ (/) > ! l t ~ 1 i ' ; ' ' 1 ; ' ] 8 0 Shut ......... b •• A-4 &!O~FI.-OCf':R.AN -Hll :;EC ,-or 0 ,-rZ oC> 0 :uo .,z rm ~-!l> j I •CJl ' ""'"" ,_,, Mo<»"ar< D~o <:ha~~ad ""' o, ... , "~-~-~ s~"'"' "'6'·t·.c· Job """'""" C<>d ~lie• l4•U.•"""rt•A5 ~ g g B g h ~ 0 ~~ ¥' ~~~ 0.~ ' MOONLIGHT DESIGNS P.O. BOX 300743 Escondido, Cclllornla 92030 Phone 760.525.2541 Fa~ 760.650.9115 e-mail: rnoonllghld<ulgns-rle.cox.net " " " r-"1 " !! Project Doto -.. ~· ~l\lJ 5~ < ' -"0 ~tiAJ i;5, ~ m ". '< § ~ H c.~ ' ~ ' !i ~ IIIII .N *lc ~z ,-. ~I-I ~ ~ " " " ' " ; '" "jl I I II I I I 0 ~10 I I I !l'o;cOI:;::::::!=O:"'~'l'=ll ' I II I I ~ I •1 I I I I ''"''''"'~' ""'"""':::o::!I::.O:"' ''" ''''"'"'.' ,.,,,,,,~,,;:. ~g=:'fff;f?: I 111111110111 I "''"-:li::I:::!I:!Ctott.:l:l IIIIIIBIOIII I ''"''''"'''' NC cz 0-N-1 (J> :-n N ·-' = ~ ~N ~ ~ c z -1 VI II Ill ~ Ou~cl~tlon VISTA LA COSTA GIBRALTAR STREET CARLSBAD, C.! ~~ ;()OJ oc 0--nr "~ rz ~Gl 0 z m il> ' I '0' Shut lnfcr""""on Drown "" '""'''""9"'-D~• Ch•~><•d by< cot•: <'o!·D!>·t: seot•• )J1""·•·-c• Ccd r"•' :4,»-~it-""" Ji.9* r ~-' :1 " ;m v 'il 2 " ,-'" " -~· ' ' ' ' 'tJt~J r \ ~ . A C: "1...r .\:: \ ~ ~-t;l _, ' ' . 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SOX 300743 Escondido, Callfomlo 92030 Phone 760.525.2541 Fox 760,650,9115 a-moll: moonl!ghldaslgns-rt<'!teo~.n<ll 61BRAL TAR STR:OET CARLSBAD, CA 9:/oe:l o .. errptoon ~ il~ &~:., o'i'.;; ~~!; b I: "' ' ' ltl ;j ~~ f-~'~ ~ ·~ ~<· z ~~ ~~ !" :::l !i ~ BUILDING TWO BUILDING THREE '. ;·, ;;~ 3~ ' ' ~~j -<cl Z;! :::l!- BUilDING TWO/THREE THIRD FlOOR PLAN <( I- (/) o.§ u~· ~~ ' <(~~ 1i ...J ~ti 0 ~ill ~ 0 <(~~ • ·e I-a (/) > A-12 4},1 ' !H ! :]); BUILDING TWO c;: "I >I ~ "' "' "' ffi' 0 !I'~ ,., 0 0 tl't :I. I R t': .-" "' ~~ ,, " ' BUILDING THREE BUILDING TWO/THREE ROOF PLAN 6CAL.E• 3/lb'•I'·O' ~ • ") ~ ~ o ,5; X ". 0 S'i ::lo 0 oo<D t h~ " ' ' ~1~ ~ ~ -0 i:i~~ ~ Ol)U-t Cl ~ • = c! .g~ ~ .,_~~ E 00 c::i .. ~' ~ 0 ~ i t 2 l i i ' ' l ! 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The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior to the request to final the map. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. ATTACHMENT 8 PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. NA C.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet Project Complies. Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and: Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and Shall be commonly owned and maintained Project Complies. Greater than half (50%) of the required arterial setback located closest to the arterial is fully landscaped. Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that: Are required by a noise study, and Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. Project Complies. The wall located along the Rancho Santa Fe Road frontage and within the 50 ft. arterial setback is a noise wall, which is required by a noise study. C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. Project Complies. All intrusions into the required setbacks and building separation meet Section 21.46.120. C.4 Streets Private Minimum right-of-way width 56 feet Project Complies. (Applies to Private Street A) Minimum curb-to-curb width 34 feet Project Complies. (Applies to Private Street A) Minimum parkway width (curb adjacent) 5.5 feet, including curb Project Complies. (Applies to Private Street A) Minimum sidewalk width 5 feet (setback 6 inches from property line) Project Complies. (Applies to Private Street A) Public Minimum right-of-way width 60 feet NA. There are no public streets proposed within this project. Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. Project Complies. Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. NA Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Project Complies. ATTACHMENT 8 PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.5 Drive- aisles 3 or fewer dwelling units Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. NA If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. Private Drive B provides a 25 ft. wide drive aisle with curb adjacent sidewalk proposed along one side. Project complies. All projects No parking shall be permitted within the minimum required width of a drive-aisle. Project complies. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). Private Drive B provides 25 ft. of vehicle back-up/maneuvering area behind each of the eight (8) visitor parking spaces proposed in perpendicular bays, while Private Drive C provides the minimum 24 ft. of vehicle back-up/maneuvering area for the three (3) visitor parking spaces proposed in perpendicular parking bays. Project complies. Additional width may be required for vehicle/emergency vehicle maneuvering area. Project complies. Parkways and/or sidewalks may be required. Project is providing a curb adjacent sidewalk along one side of Private Drive B. No more than 24 dwelling units shall be located along a single-entry drive-aisle. Project complies. All drive-aisles shall be enhanced with decorative pavement. All drive-aisles (including Private Street A) include enhanced decorative paving at each entrance. Project complies. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit. NA Projects 11 units or more A .25 space per each unit. 25% of 32 units = 8 spaces. The project provides 11 visitor parking spaces located in parking bays perpendicular to Private Drives B and C. In addition, Private Street A proposes 13 parallel parking spaces that could also accommodate visitor parking for the project. Project complies. When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. C.7 Location of Visitor Parking On Private/ Public Streets On-street visitor parking is permitted on private/public streets, subject to the following: The private/public street is a minimum 34-feet wide (curb-to-curb) There are no restrictions that would prohibit on-street parking where the visitor parking is proposed The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary The project’s required eight (8) visitor parking spaces are located along Private Drives B and C within 11 perpendicular parking bays. In addition, Private Street A includes 13 parallel parking spaces that could also accommodate parking for visitors. Private Street A has the required minimum curb-to-curb width of 34 feet and there are no restrictions that would prohibit these extra on-street parallel parking spaces. Project complies. In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. NA ATTACHMENT 8 PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT On Drive-aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Project complies. Visitor parking is provided in 11 perpendicular parking bays outside of the required 20 ft. minimum drive-aisle widths along Private Drive B and C. On a Driveway Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. NA For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. NA Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. NA If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following: All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). NA All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side-loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. Project complies. Compact Parking For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. NA. None of the parking stall are identified or labeled on the proposed plans as being compact. For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). NA Distance from unit Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. Project complies. C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. Project complies. C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: The project is proposing 32 single-family homes. Therefore, the proposed project is required to provide Community Recreation Space in accordance with the applicable sections below. Minimum community recreational space required Project is NOT within RH general plan designation 200 square feet per unit Project complies. The project is required to provide a minimum 6,400 sq. ft. (32 units x 200 sq. ft.) of Community Recreation Space. The project is providing a 5,200 sq. ft. active recreation in the form of a grassy play area with BBQs and picnic tables; and 6,271 sq. ft. of passive recreation in the form of a community garden and walking area. ATTACHMENT 8 PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Project IS within RH general plan designation 150 square feet per unit NA Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. NA Projects with 26 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. Project complies. 4,800 sq. ft. of the required 6,400 sq. ft. of recreation space must be active. The project is providing a 5,200 sq. ft. active recreation in the form of a grassy play area along with BBQs and picnic tables. Projects with 50 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). NA For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space must be provided as pocket parks. Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially “T-intersections”) and where open space vistas may be achieved. NA All projects (with 11 or more dwelling units) Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. Project complies. Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. NA. Project is fulfilling its community recreational space requirements with outdoor recreational facilities. Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). Project complies. Recreation Area Parking In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area. NA The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). NA Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities. The Grassy play area is located on land with slopes less than 5%, has a minimum area greater than 5,000 sq. ft. and a minimum dimension of 50 ft. Project complies. Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. Project complies. C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Project complies. C.11 Reserved ATTACHMENT 8 PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.12 Recreational Vehicle (RV) Storage (1) Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the RMH or RH land use designations. NA 20 square feet per unit, not to include area required for driveways and approaches. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). NA The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. NA C.13 Storage Space 480 cubic feet of separate storage space per unit. NA If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. NA Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). NA A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. Project complies. Each of the proposed single-family homes includes a two-car garage with 20 ft. x 20 ft. interior dimension. This requirement is in addition to closets and other indoor storage areas. NA (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). ATTACHMENT 8 EXHIBIT “A” PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.1 Livable Neighborhood Policy Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. See Attachment 9 E.2 Architectural Requirements One-family and two-family dwellings Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines N/A Multiple-family dwellings There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. All of the elevations have a minimum of three separate building planes with an offset of 18 inches or greater. All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to: A variety of roof planes; Windows and doors recessed a minimum of 2 inches; Decorative window or door frames; Exposed roof rafter tails; Dormers; Columns; Arched elements; Varied window shapes; Exterior wood elements; Accent materials such as brick, stone, shingles, wood, or siding; Knee braces; and Towers. All of the buildings have a variety of roof planes, decorative window and door frames, exposed rafter tails at the trellis’, dormers, columns, varied window shapes, exterior wood elements, accent materials of stone and siding, and towers. E.3 Maximum Coverage 60% of total project net developable acreage. 45% coverage E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) RH Projects within the RH general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater Buildings 1 and 2 are three stories (38’) tall and building 3 is 29 feet tall. All buildings have a roof pitch of 3:12 or greater. No building is over three stories. 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories E.5 Minimum Building Setbacks From a private or public street(2)(3) Residential structure 10 feet 15’ minimum N/A Direct entry garage 20 feet From a drive-aisle(4) Residential structure (except as specified below) 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) The residential structure has a 15.2” front yard setback that is landscaped. Residential structure –directly above a garage 0 feet when projecting over the front of a garage. 0’ Garage 3 feet The garages are underground and do not face directly to a drive-aisle. Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Projects of 25 units or less within the RMH and RH general plan designations 0 feet (residential structure and garage) 0’ Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. All of the resident parking spaces are located within underground parking garages. Balconies/decks (unenclosed and uncovered) 0 feet N/A - No balconies or decks cantilever over a drive-way. May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as: Setbacks from property lines Building separation Fire and Engineering Department requirements From the perimeter property lines of the project site (not adjacent to a public/private street) The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. The project meets the 5 foot side yard and 10 foot rear yard setback requirements of the RD-M zone. ATTACHMENT 8 EXHIBIT “A” PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.6 Minimum Building Separation 10 feet 21’ min E.7 Resident Parking (6) All dwelling types If a project is located within the RH general plan designation, resident parking shall be provided as specified below, and may also be provided as follows: 25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet). Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. See Below under Multi-Family dwellings One-family and two- family dwellings 2 spaces per unit, provided as either: a two-car garage (minimum 20 feet x 20 feet), or 2 separate one-car garages (minimum 12 feet x 20 feet each) In the R-W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) N/A Multiple-family dwellings Studio and one-bedroom units 1.5 spaces per unit, 1 of which must be covered (5) N/A When calculating the required number of parking spaces, if the calculation results in a fractional parking space, the required number of parking spaces shall always be rounded up to the nearest whole number. Units with two or more bedrooms 2 spaces per unit, provided as either: a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or (5) a two-car garage (minimum 20 feet x 20 feet), or 2 separate one-car garages (minimum 12 feet x 20 feet each) In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) 38 spaces required 38 spaces provided All are in underground parking garage Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following: Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump-out located at the end of any stall series. All of the required parking spaces are provided within underground parking garages that comply with the minimum stall sizes. Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance of the units it could be considered to serve. All required resident parking spaces are located 150 feet or closer to the units they serve. E.8 Private Recreational Space One-family, two-family, and multiple-family dwellings Required private recreational space shall be designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve. N/A Required private recreational space shall be located adjacent to the unit the area is intended to serve. N/A Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. N/A One-family and two-family dwellings Minimum total area per unit Projects not within the RMH or RH general plan designations 400 square feet N/A Projects within the RMH or RH general plan designations 200 square feet May consist of more than one recreational space. N/A May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. N/A If provided at ground level Minimum dimension Not within the RMH or RH general plan designations 15 feet N/A Within the RMH or RH general plan designations 10 feet Shall not have a slope gradient greater than 5%. N/A Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: The depth of the projection shall not exceed 6 feet N/A ATTACHMENT 8 EXHIBIT “A” PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). N/A If provided above ground level as a deck/ balcony or roof deck Minimum dimension 6 feet N/A Minimum area 60 square feet Multiple-family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet Each unit has a private entry patio and a balcony ranging from 102 SF to 220 SF in size. Minimum dimension of patio, porch or balcony 6 feet The minimum dimension exceeds six feet. Projects of 11 or more units that are within the RH general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. N/A (1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. (2) See Table C in Section 21.45.060 for required setbacks from an arterial street. (3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building. (4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking located in a driveway in front of a unit’s garage). (5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). (7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. ATTACHMENT 9 EXHIBIT “B” CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1 Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. There are a variety of roof heights and off-set building projections that create interest and character. The project provides clearly identifiable front entry ways for building one enhancing the street scene. Buildings 2 and 3 are located off of interior courtyards which are visible from the private driveway. The architectural style for the project is craftsman. The design uses building materials including wood siding, stucco walls, brick columns, and a decorative composition shingle roof. The building colors and accent trim consists of warm brown and beige/cream tones. Each building has a court yard entry while some of the units have balconies that face Gibraltar Street. 2 Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side-loaded garages, front-loaded garages, alley- loaded garages and recessed garages. The project consists of three, two and three story tall residential multi-family buildings designed to be the prominent part in relation to the street. The street scene is enhanced due to the absence of garage doors as parking has been provided within subterranean garages that are not readily visible from Gibraltar Street ATTACHMENT 9 3 Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de- sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. The project is not of scale to implement this policy. 4 Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Gibraltar Street is a publicly dedicated roadway and no additional improvements including parkways with landscaping are required. The existing sidewalk also precludes the parkway landscape design. 5 Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. A series of sidewalks and accessible pathways provide pedestrian circulation throughout the site and have been provided along and visible from Gibraltar Street. 6 Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. The proposed project includes a 2,950 square foot centralized yet private community recreation area that includes a grassy play area, below ground pool/spa and concrete patio. This area can be used for outdoor gathering for common recreation activities. There is also a 400 SF exercise room located within the parking garage for buildings 2 and 3. ;; ~ " !' .,., " '1"~ '11 g?~ ,~ ~1~i~ ~,;~ ~ili:P~ jj '1, .... ,,, •• !o .,,. [", '.E jl!l.!' ~z !~''l m .. '" ~'· ' 0 ,, •• ,, ., "• . ,. 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