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Home My WebLink About2013-10-02; Planning Commission; ; CT 13-02|PUD 13-04 – COASTAL 10 The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: June 10, 2013 P.C. AGENDA OF: October 2, 2013 Project Planner: Greg Fisher Project Engineer: Steven Bobbett SUBJECT: CT 13-02/PUD 13-04 – COASTAL 10 – Request for approval of a Tentative Tract Map and Planned Development Permit to develop a 10-unit multi-family residential air-space condominium project on a 0.49 acre infill site generally located on the south side of Navarra Drive, west of Viejo Castilla Way, and in Local Facilities Management Zone 6. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 “In-Fill Development Projects” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7012 APPROVING a Tentative Tract Map (CT 13-02) and Planned Development Permit (PUD 13-04), based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to develop a 10-unit multi-family residential air-space condominium project on a 0.49-acre infill site located on the south side of Navarra Drive, west of Viejo Castilla Way. The development of the proposed condominium project requires the processing and approval of a Tentative Tract Map and Planned Development Permit. Topographically, the site rises moderately from north to south with elevations ranging from approximately 64 feet at Navarra Drive to 95 feet at the southern property line. The undeveloped site has been previously rough graded and is devoid of any sensitive vegetation. The condominium units are arranged in a 7-plex and 3-plex configuration within two separate buildings around a private driveway. The 3-plex building is two stories (26.10 feet) tall and the 7-plex building is two stories (26.10 feet) and three stories (37.11 feet) tall with living areas located on each floor with the attached garages at street grade. The two story units (units 1, 8, 9 & 10) have spiral staircases leading to second floor and roof top decks while the three-story units (units 2-7) have elevators which lead to all levels including roof top decks. There are seven separate floor plans consisting of three and four bedroom units ranging in size from 1,818 square feet to 2,209 square feet. Each unit has its’ own front door and entry patio fronting on the private driveway. Private storage space will be located within each two car garage. Although not required for a 10-unit project, a 775 square foot centralized common recreation amenity area, that consists of a below ground pool and spa and at grade patio, is provided along the eastern property line. A private 24 foot wide driveway, enhanced with integral earth tone decorative paving, will provide access into the project from Navarra Drive. Along each side of the driveway are decorative pedestrian pathways providing walking paths from the street to each unit’s front door. All of the attached 20’ x 20’ resident garages and one of the required visitor parking spaces are accessed from the private driveway. 3 CT 13-02/PUD 13-04 – COASTAL 10 October 2, 2013 Page 2 The other two required visitor parking spaces are provided offsite along Navarra Drive in front of the project. The architectural style for the project is craftsman. The building materials include wood lap siding, brick columns, and a decorative brown colored tile 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, stuccoed foam trim above the windows, and wood railing. Rear elevations also feature large windows and decks to maximize golf course views. Table “A” below includes the General Plan designations, zoning, and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Residential High (RH) Residential Density-Multiple (RD-M) Vacant North Residential High (RH) Residential Density-Multiple (RD-M) Multi-Family Residential South Open Space (OS) Planned Community (PC) La Costa Golf Course East Residential High (RH) Residential Density-Multiple (RD-M) Multi-Family Residential West Residential High (RH) Residential Density-Multiple (RD-M) Multi-Family Residential Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed by both the General Plan’s Growth Management Control Point (GMCP) and the Regional Housing Needs Assessment (RHNA) Base density and the proposed projects number of dwelling units and density. TABLE B Gross Acres Net Acres DUs Allowed at RHNA Base Density DUs Proposed and Project Density 0.49 acres 0.49 acres 10 units* 10 units at 20.41 du/ac *The proposed 10-unit project at a density of 20.41 du/ac is within the Residential High (RH) density range of 15 – 23 du/ac yet exceeds the GMCP; however the project is consistent with the minimum RH RHNA Base Density of 20 du/ac as required by the City’s General Plan. For further information, refer to the General Plan Land Use designation discussion in the analysis section “A” below. In order to meet the City’s Inclusionary Housing requirement, the applicant will need to enter into an affordable housing agreement to purchase two housing credits within the Cassia Heights Affordable Apartment Project prior to final map approval or an alternative inclusionary housing solution will need to be authorized by the City Council prior to final map approval. Grading quantities include 3,800 cubic yards of cut, 2,100 cubic yards of fill, and 1,700 cubic yards of export. Retaining walls, ranging up to five feet in height will extend along the east and west property lines to accommodate the project and to create bioretention basins required to meet stormwater treatment requirements. The limited Geotechnical Evaluation prepared for the project, (January 10, 2013, East County Soil Consultation and Engineering, Inc.) concludes that the proposed building pads are CT 13-02/PUD 13-04 – COASTAL 10 October 2, 2013 Page 3 underlain by topsoil and slopewash to depths ranging from approximately 6 – 11 feet below existing grades that will need to be excavated. The development is considered feasible provided the recommendations contained within the Geotechnical Evaluation are implemented in the design and construction. The project has been conditioned accordingly. The project meets the City’s standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code. III. ANALYSIS The project is subject to the following regulations: A. Residential High Density (RH) General Plan Land Use designation; B. Residential Density Multiple Zone (RD-M) and Planned Development regulations (Chapters 21.24, and 21.45 of the Carlsbad Municipal Code); C. City Council Policy No. 66 (Principals for the Development of Livable Neighborhoods); 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 project’s consistency with the applicable regulations and policies. The 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 for the development of two-family and multiple-family residential units within 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 0.49 acres. At the GMCP, 9.31 dwelling units (9 when rounded down) would be permitted on this 0.49 net developable acre property. Although the project exceeds the GMCP for the RH General Plan Land Use designation by the fractional unit allocation of 0.69 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 that the proposed residential development complies with certain findings as discussed below. The project’s proposed density of 20.41 du/ac (10 dwelling units) is within the RH density range of 15 – 23 du/ac, but is slightly above the RH GMCP of 19 du/ac. However the project is consistent with the minimum RH RHNA Base Density of 20 du/ac as required by the Land Use and Housing Elements of the City’s General Plan. At the RH RHNA Base Density of 20 du/ac, the project could achieve 9.8 dwelling units (.49 x 20 du/ac = 9.8) and the ability to round up permitting the proposed 10 units. Furthermore, as discussed above and within Table B, the project’s proposed density of 20.41 du/ac is consistent with the RH RHNA Base density of 20 du/ac used for the purpose of achieving compliance with Government Code Section 65863. This state law restricts a City from approving a project at a density below that used by the City and approved by the State to meet a City’s RHNA unless specific CT 13-02/PUD 13-04 – COASTAL 10 October 2, 2013 Page 4 findings are made. For the RH designation, the density specified was 20 du/ac as discussed in the current Housing Element. 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 0.69 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, and the City’s public facilities plans will not be adversely impacted as the allocation of 0.69 units has already been analyzed and anticipated within the southeast quadrant. Because the project density exceeds the GMCP, it is subject to City Council Policy No. 43 regarding the Excess Dwelling Unit Bank. The project proposes a withdrawal of 0.69 excess dwelling units from the bank to comply with the RHNA Base density. The policy recognizes bank allocations are necessary for projects that must meet minimum densities used to determine compliance with housing element law. Nevertheless, a request for an allocation requires findings to be made. In approving a request for an allocation of excess dwelling units, the following three findings must be made: 1) That the project location and density are compatible with existing adjacent residential neighborhoods and/or nearby existing or planned uses; 2) That the project location and density are in accordance with the applicable provisions of the General Plan and any other applicable planning document; and 3) That the project complies with the findings stated in the General Plan Land Use Element for projects that exceed the GMCP for the applicable density range. The proposed project is consistent with the above required findings for the allocation of excess dwelling units in that: 1) the project is located within a multi-family residential neighborhood which has a Residential High (RH) General Plan Land Use designation and R-D-M zone that consists predominantly of attached condominiums and apartment buildings that are approved at a similar density (15 – 23 du/ac) as the density of the proposed project (20.41 du/ac), and therefore the project is compatible with existing adjacent residential properties in the neighborhood, 2) that the project’s location and density described above are in accordance with the applicable provisions of the General Plan for the RH Land Use designation, and 3) that the project complies with the findings stated in the General Plan Land Use Element for projects that exceed the growth management control point (19 du/ac) for the RH Land Use designation as discussed above. The project complies with the Elements of the General Plan as outlined in Table C below: CT 13-02/PUD 13-04 – COASTAL 10 October 2, 2013 Page 5 TABLE C – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use Site is designated for Residential High density, (RH – 15-23 du/ac) with a RHNA Base of 20 du/ac.; 9.8 dwellings units (10 when rounded up) could be constructed on the site at the RHNA Base density (0.49 acres x 20 du/ac). The 10 unit residential project has a density of 20.41 dwelling units per acre which is within the RH density range of 15 – 23 du/ac and consistent with the RHNA Base density of 20 du/ac. Yes Housing Provision of affordable housing. The project is conditioned to enter into an affordable housing agreement to purchase two (2) housing credits within the Cassia Heights Affordable Apartment Project prior to final map approval. Yes Public Safety Reduce fire hazards to an acceptable level. The project meets the fire code. The project is required to provide an automatic sprinkler system within each dwelling unit and is located within a five minute response time 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 will not have any environmental impacts to the previously graded site. 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 in private recreation areas and interior noise standard of 45 dB(A) CNEL. The proposed 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 for residential uses. Yes CT 13-02/PUD 13-04 – COASTAL 10 October 2, 2013 Page 6 TABLE C – GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Circulation Construct roadway improvements needed to serve proposed development. All public facilities including curb, gutter and sidewalk exist along the property frontage (Navarra Drive). Yes B. Residential Density-Multiple Zone (RD-M)/Planned Development Regulations The proposed 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 Regulations (CMC Chapter 21.45). The RD-M zone allows for the development of multi-family residential housing and the Planned Development Ordinance allows for the development of a condominium ownership project in the RD-M zone. The PD Ordinance provides most of the development standards with the exception of those standards included in Table D below for a 10-unit residential airspace condominium project. The project complies with all applicable development standards of the PD Ordinance. Refer to Attachment No. 4 (Exhibit “A”) for an analysis of the project compliance with Tables C & E of the Planned Development Ordinance. The proposed project, which consists of 2, two and three-story structures with attached garages, a maximum building height of 37.11 feet with a roof pitch of 5:12, is compatible with the existing surrounding and proposed multi-family condominium and apartment projects. All public facilities including curb, gutter and sidewalk have been constructed along the property frontage. The building elevations have been designed to include elements currently found in the neighborhood in order to blend into the surrounding development. TABLE D – RD-M ZONE COMPLIANCE RD-M Standards Required Provided Setbacks Interior Side Yard: 5 feet Rear: 10 feet minimum Interior Side Yard: 5 feet Rear: 10 feet Minimum Lot Area 10,000 square feet .49 acre (21,344 square feet) C. City Council Policy No. 66 (Livable Neighborhoods) The project complies with City Council Policy No. 66 (Livable Neighborhoods). Refer to Attachment No. 5 (Exhibit “B”) for an analysis of project compliance with City Council Policy No. 66, Livable Neighborhoods. D. Subdivision Ordinance The project includes ten (10) residential air-space condominium 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 Land Development Engineering Division 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. Navarra Drive is a publicly dedicated CT 13-02/PUD 13-04 – COASTAL 10 October 2, 2013 Page 7 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 The proposed project involves the creation of ten residential units through a subdivision and, therefore, must provide affordable housing to lower-income households as specified in the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development 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. This 10 unit project is therefore responsible for providing two inclusionary 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 support of the applicant entering into an affordable housing agreement prior to final map approval to purchase two housing credits within the Cassia Heights Affordable Apartment Project or an alternative solution will need to be authorized to satisfy their inclusionary housing obligations prior to final map approval. Therefore, the applicant has been conditioned to satisfy the inclusionary housing requirement for lower-income households by entering into an Affordable Housing Agreement to purchase two (2) credits of affordable housing in the Cassia Heights Affordable Apartment Project prior to final map approval or an alternative solution will need to be authorized, subject to City Council approval. By entering into the agreement prior to final map approval the Coastal 10 residential condominium development is providing its fair share of housing affordable to lower income households and, therefore, is consistent with the Inclusionary Housing Ordinance. F. Growth Management 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 project, and its compliance with the adopted performance standards, are summarized in Table E below. TABLE E – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 34.76 sq. ft. Yes Library 18.54 sq. ft. Yes Waste Water Treatment 10 EDU Yes Parks .069 acre Yes Drainage 2 CFS Yes Circulation 80 ADT Yes Fire Station No. 6 Yes Open Space 0 acres N/A Schools Encinitas/San Dieguito (E=1.09/M=1.1/HS = 1.1) Yes Sewer Collection System 10 EDUs Yes Water 2,500 GPD Yes CT 13-02/PUD 13-04 – COASTAL 10 October 2, 2013 Page 8 The project proposes 10 dwelling units whereas the maximum unit yield at the GMCP of the property is 9.31 (9 units when rounded down) dwelling units. The proposed 10-unit project is 0.69 units above the Growth Management Control Point density for this RH designated property. Consistent with the General Plan and Policy No. 43, 0.69 DUs will be withdrawn from the City’s excess dwelling unit bank. IV. 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 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. 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. 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. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7012 2. Location Map 3. Disclosure Statement 4. Exhibits “A” - Planned Development Tables C & E 5. Exhibits “B” – City Council Policy No. 66 6. Reduced Exhibits 7. Full Size Exhibits “A – M” dated October 2, 2013 BADAJOZ PLLA C O S T A A V PIRINEOS WY NAVARRA DR VIEJO CASTILLA WYCT 13-02 / PUD 13-04 Coastal 10 SITE MAPEL CAM REALC A R LSB AD VILL AGE DR CARLSBA D BLL A COSTA AV PALOM AR AIRP ORT R D MELR OSE DRAVIARA PY RAN CHO S AN TA FE RDCOLL EGE BLEL CAMI NO REALLA COSTA GOLF COURSE SITE «~ ~ CITY OF DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 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. ;Not£>:,c,;,; ),, .. }>,;;',' c .. ··.'.> i;;;:;c,,;, .. ··.·.~,, ....... ,;, .. , ..••.. •·•.'•·•·0,/<'.·.· .•. •.•••·•·······.··.····•··· •••·····•···.·············' '··· ·Pe~onJ~'ililfiiJ~p·a~··''ltiiY••ill~iyl~~al;jprry;I,J~-p~rtn~r~liip,;ioipJov¢nf2t~.a~sp91<itlpri;'sopial si.Ubtf~(etn~l. ptgan)zatip.iJ;'~qi'pqr;;~t)pn,S~.s~at~rlrQ~( ~i'\£iJiY~;Jrf $ync;li.cf!le,i6·,!hi~ ;;tnq.··.filn~. otHer ppl!fltY1.·cizy ·an(! ¢oarlty, cityqjU.ni<;ipality,di~lric.f.pJ··.gtl]~rpplitip~ff;ub,diiJisiqnor;;~ny;()ther'?:~p.upor,ccJ.mbipation.a(:tir)g,a,si;·unit.''···· %~:(JW~~~~c~E~~~ciJ~~h~i~.?;r~~r\'ih,~~~~~~ ha~~.~r~~.~ytr6.; lh£l ~~P~~.;;?rah'd P!fpr~ 6~~~t 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 PR.If<l.l. \k.um= Corp/Part ___________ _ Title MEKPb-R. Title ____________ _ Address I&fo'O 'k.CAM.tYle>~l--lo~·lOB Address __________ _ CAR-Lb -e.~ CA:. q 200"' 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 SAM£ f<.S f\"'&ov ~ Corp/Part. ___________ _ Title __________ _ Title. _____________ _ Address. _________ _ Address. ___________ _ Page 1 of2 Revised 07/10 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? D Yes [jj' No If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. I certify that a~h~ove information is true and correct to the best of my knowledge . . dk£2~ ~ S1gi?ature of owner/date ·sigflatUfe oapp;ca;;tlctate g:g~~~~dl Print or type name of owner 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) Page 2 of 2 Revised 07/10 ATTACHMENT 4 EXHIBIT “A” PLANNED DEVELOPMENTS (CMC 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. The project density is 20.41 du/ac which is within the General Plan range of 15-23 du/ac. 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 N/A 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 N/A 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. N/A 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. N/A C.4 Streets Private Minimum right-of-way width 56 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right-of-way width 60 feet Existing Street (Navarra Drive) 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. N/A Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. Complies except where prevented by driveways. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Queen Palms consistent with the neighborhood. ATTACHMENT 4 EXHIBIT “A” PLANNED DEVELOPMENTS (CMC 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. N/A – Project has 10 units 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. 24 feet All projects No parking shall be permitted within the minimum required width of a drive-aisle. No parking is proposed within the drive-aisle. 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). A minimum of 24-feet for vehicle back- up has been provided. Additional width may be required for vehicle/emergency vehicle maneuvering area. N/A Parkways and/or sidewalks may be required. All public facilities including curb, gutter and sidewalk have been constructed along the property frontage. No more than 24 dwelling units shall be located along a single-entry drive-aisle. The project consists of 10 dwelling units. All drive-aisles shall be enhanced with decorative pavement. The drive-aisles consist of a decorative stamped and colored pervious concrete material. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit. 3 required 3 provided 2 full size on Navarra Drive 1 full size adjacent to unit #8 Projects 11 units or more A .25 space per each unit. 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. ATTACHMENT 4 EXHIBIT “A” PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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 2 on-street visitor parking spaces are proposed along the abutting side of Navarra Drive that is contiguous to the project boundary. Navarra Drive is a public street with a minimum 34 foot width and there are no restrictions that prohibit on-street parking except where curbs are painted red. 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. N/A 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. The two proposed on-street visitor parking spaces comply with the minimum 20 and 24 lineal feet development standards. Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. N/A On Drive-aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Complies 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. N/A 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. N/A 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. N/A 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). N/A 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. N/A 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. N/A 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). N/A 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. The visitor parking spaces are located within 120 feet or closer from the units they serve. ATTACHMENT 4 EXHIBIT “A” PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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. All on-site open parking will be screened by landscaping. 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 consists of 10 units. However, the project includes a 775 square foot centralized common recreation amenity area that consists of a below ground pool and spa and at grade patio. Minimum community recreational space required Project is NOT within RH general plan designation 200 square feet per unit Project IS within RH general plan designation 150 square feet per unit Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A 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. N/A 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). N/A 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. N/A 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. N/A Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A 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). N/A 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. N/A 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). N/A 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. Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. ATTACHMENT 4 EXHIBIT “A” PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. All required lighting for pedestrian and vehicular safety will be provided. C.11 Reserved 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. N/A: The project consists of 10 units. 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.). N/A 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. N/A C.13 Storage Space 480 cubic feet of separate storage space per unit. N/A 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. N/A 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). N/A A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. Each unit has a two car garage with minimum 20’x20’ interior dimensions. This requirement is in addition to closets and other indoor storage areas. The project complies with this requirement. (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). ATTACHMENT 4 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 5 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 in planes 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 wood siding. E.3 Maximum Coverage 60% of total project net developable acreage. 48% coverage E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) N/A Projects within the RH general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater The residences consist of two and three story structures that range in height from 26.10 to 37.11 feet tall. All residences have a roof pitch of 5:12 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 10’ minimum from Navarra Drive 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) N/A Residential structure –directly above a garage 0 feet when projecting over the front of a garage. N/A Garage 3 feet N/A 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) 3 ½ feet (residence) and 1 foot (garage). Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. The garages face directly to a drive-aisle and will be equipped with an automatic garage door opener. 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 4 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 24’ 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) 20 spaces required 20 spaces provided All are located within individual two car garages with minimum 20” x 20” dimensions. 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. N/A 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 within garages attached to each unit they serve. ATTACHMENT 4 EXHIBIT “A” PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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. Each deck and/or balcony are functional, usable and easily accessible from within each unit. Required private recreational space shall be located adjacent to the unit the area is intended to serve. The required private recreational space (decks and balconies) is provided within each unit. 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. The required private recreational space is not located within any front yard setback area, driveway, parking areas, storage areas, or common walkways. 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 (measurepd 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. N/A 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 multiple balconies/decks ranging from 82 SF to 260 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 5 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. The building facades include a variety of roof heights, off-set building projections and interesting materials including wood and stone siding, stone columns, and a decorative tile roof that create visual interest to pedestrians. The project provides clearly identifiable front entry ways for both buildings which are visible from the private driveway. Each unit has an entry patio, and windows that face the driveway. The units located along Navarra Drive also include windows and decks that face the 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 two, 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 along a private driveway so that the garages are not readily visible from Navarra Drive. 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. ATTACHMENT 5 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. Navarra Drive 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. Decorative pedestrian walkways are located on both sides of the drive-aisle providing direct access to the front of the units as well as the community pool area from Navarra Drive. 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. Although the project consists of 10 dwelling units and is not required to provide community recreation area, a pool and spa (755 square feet in area) are provided near the rear of the site.