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HomeMy WebLinkAboutCT 99-01; Carlsbad Beach Estates; Tentative Map (CT) (16)."' tX •^^- •^.•--jur City of Carlsbad Planning Department August 18, 1998 David Buckmaster 2171 El Camino Real, Suite 202 Oceanside, CA 92054 Qf SUBJECT: PRE 98-39 - CARLSBAD BEACH ESTATES APN: 206-080-10/11/12 A preliminary review of your project was conducted on August 13, 1998. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The preliminary review does not represent an in-depth analysis of your project. Additional issues of concern may be raised after your application is submitted and processed for a more specific and detailed review. Planning: 1. Required Entitlements: (1) Planned Unit Development (PUD) permit for the detached single family homes, (2) Condominium Permit (CP) for the stacked flat air space ownership attached units, (3) Carlsbad Tentative Tract Map (CT) for the subdivision of land into PUD units and for the subdivision of air into Condo units, (4) Site Development Plan (SDP) for processing the inclusionary affordable housing units (two Second Dwelling Units); and, (5) Coastal Development Permit (CDP) for the proposed coastal zone development. The Planning Commission would act as the final decision-maker for this project and would consider all of the above entitlements concurrently. 2. Land Use Compatibility: The issue of land use compatibility is critical for the development of the subject infill properties. The site design needs to deliver the project's density and development at a scale that fits into the context of the neighborhood. To assess this aspect of the project, a formal submittal shall include the following (most of these items should already be on the application checklist): show all property lines, location and height of structures and parking areas within 100 feet of all sides of the proposed project. Adjacent structure information should note one vs. two story structures; and single family vs. duplex vs. multi-family. Existing large trees within the 100 foot perimeter radius should also be noted as well as all on-site structures and trees with a note describing their removal or relocation. The site appears to be dominated by buildings or concrete except for the thin setback margins. Achieving land use 2075 La Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (760) 438-O894 PRE 98-39 - CARLSBAVfiEACH ESTATES ^ AUGUST 18, 1998 PAGE 2 compatibility may need to assess these factors. Section 21.45.072(b) is designed to empower the Planning Commission to ensure compatibility. 3. Affordable Housing Compliance: Since the project proposes seven or more dwelling units, it is required to construct affordable housing units (Section 21.85.040(a) of the zoning ordinance). Proposing 16 market rate units yields 2.4 affordable units based on the requirement that 15% of a project's base units be affordable (Section 21.85.090). Dealing with the fractional affordable housing requirement (.4) is outlined in section 21.85.040(c). The two affordable housing dwelling units may be provided as Second Dwelling Units for two of the four detached single family units located off of Chinquapin Street. Review section 21.10.015 and 21.45.090(p) for Second Dwelling Unit (SDU) provisions. The project's SDP would be conditioned to have an Affordable Housing Agreement approved prior to building permit issuance which secures the construction of the two SDU's. After approval of the Affordable Housing Agreement, the administrative permits for SDU's would have to be processed. The Affordable Housing Agreement will also address the fractional inclusionary requirement. 4. Planned Development Ordinance Compliance: Review all aspects of 21.45 (Planned Development Ordinance) including 21.45.090 which addresses development standards: a) Density: The proposed density of 1 5 dwelling units per acre (18 du's on 1.2 acres) consists of 16 market rate units plus two second dwelling units) and is within the allowable density for the project site given the RMH and RH General Plan designations that currently cover the three parcels that comprise the subject site. Per this section of the code, the existing parcel that contains the RMH designation can not be developed with a density exceeding the RMH range as part of the overall Planned Development project. b) Setbacks: The proposed street side setback of 20 feet off of Chinquapin is in compliance with the code. The proposed 5 and 10 foot side and rear yard setbacks are the minimum setbacks required by the code; however, in the context of a Planned Development project on an infill lot in the beach area with discretionary review and entitlements involved, the minimum setback requirements may not be adequate to achieve a supportable balance between the intensity of on-site development and land use compatibility (see comment #2 above). c) Resident Parking: The proposal for 16 non-studio market rate dwelling units requires 32 covered parking spaces @ 2 per unit. Parking space dimension requirements are contained in Chapter 21.44 of the zoning ordinance. See Engineering comments for additional guidance. Review SDU provisions referenced above for parking the Second Dwelling Units. PRE 98-39 - CARLSBAD-BEACH ESTATES —' AUGUST 18. 1998 PAGE 3 d) Visitor Parking: The project generates a visitor parking requirement of 7 spaces of which 55% (3) may be compact size (21.82.060(b)(2)). Compact spaces are regulated by 21.44.110 of the code. No vehicle parking or parking overhang will be supported in required setback areas. e) Building setbacks from open parking areas shall not be less than five feet. f) Screening of open parking areas from the public right of way will be a project objective. g) Recreational Space: A requirement of 200 square feet per unit yields a total recreation requirement of 3600 square feet for this 18 unit project. The two affordable housing units (two SDU's) are part of this calculation. Both common active and private passive amenities are required. A project submittal shall demonstrate compliance with section 21.45.090(g)(1-10). h) Private street widths are proposed at 30 feet with no guest parking allowed. See Engineering comments for street related comments. i) Lighting: A formal project submittal should include a detailed lighting plan showing heights, locations, illumination intensities, fixture styles and shall be designed to not impact adjacent properties. j) Utilities: Each unit requires a separate utility system. Show utility equipment locations to prevent future conflicts with landscaping, fences, buildings, etc. k) RV storage: The requirement of 20 square feet per unit (18 units) yields a total requirement of 360 square feet; 300 square feet is shown. In addition, vehicle parking/storage will not be supported in setback areas. A formal submittal will need to show compliance with all aspects of 21.45.090(k)(1- 2). I) Storage Space: Show compliance with the requirement of 480 cubic feet of storage space per unit by providing a typical detail of the storage areas, located in the underground parking structure, showing height, width and length dimensions. m) Refuse Areas: Prior to a formal submittal, the applicant should review the refuse provisions with Coast Waste Management and incorporate their comments. See Refuse Bin Standard (GS-7) from Engineering Department. n) Antennas: If a master antenna or cable hook-up is proposed, indicate its location and dimensions. Failure to incorporate this aspect of the project into its design may restrict how and where it may be placed onto the project retroactively in the future. o) Planned Unit Development Lots: This section of the code needs to be reviewed in conjunction with the definition of PUD lot as contained in section 21.04.256 of the code. It requires a 3500 square foot minimum lot size for single family detached homes. Using these criteria, the four single family detached units fronting Chinquapin must be located on 3500 square foot minimum sized lots. PRE 98-39 - CARLSBAV6EACH ESTATES AUGUST 18, 1998 PAGE 4 p) Second Dwelling Units in PUD's: review this section of the code to ensure compliance. 5. Building Height: The Beach Area Overlay Zone limits the height of all structures to 30 feet/2 stories if a 3/12 minimum roof pitch is provided. Otherwise, 24 feet is the height limit. Since underground parking is proposed, use cross- sections and grade information to show compliance with the height limit and basement definitions (review sections 21.04.045/.065/.330/.370). 6. Lot Coverage: The maximum lot coverage per the site's RD-M zoning is 60%. A formal submittal shall demonstrate compliance with this standard. 7. Grading: A grading concept was not submitted; see Engineering comments regarding drainage. 8. Submittal Requirements: All of the necessary entitlements have corresponding checklists to use in preparing your submittal. Note that a materials and color samples board is required as a submittal item. Engineering: 1. How will drainage flow from the lower graded areas for the townhouse garages and guest parking areas? Will a pump be used? If so, a backup pump will be required. The location of the drain outlet is critical. It must empty on to an approved drainage course such as Chinquapin Avenue. 2. At each end of the underground parking aisles next to the walls, the parking spaces must be 10 7z feet wide (two feet wider than the standard) to accommodate for the opening of the doors and maneuvering in and out of the parking space. 3. The compact parking space located next to the RV Parking space must have space in which to back out. Provide a 5' pocket for backup. Also, a 5' distance from the end of curb to the beginning of the standard parking space and disabled parking space is required to accommodate vehicle backup. 4. We discourage placing the parallel guest parking space at the location proposed as the ability to maneuver out of the space would be difficult. Please redesign the space into a front loaded space. 5. Because the proposal consists of at least four PUD lots and another lot consisting of 1 2 condominium units, process the entire project as one tentative subdivision map establishing the largest parcel as a condominium complex. The PRE 98-39 - CARLSB^WBEACH ESTATES AUGUST 18, 1998 PAGES type of condominium project may be limited due to the underground garage/storage area. 6. All of the curb transitions on the driveway approaches need to be located three feet from their side property lines. The approach to the condominiums does not comply with this requirement as the beginning of the curb transition extends past the proposed side property line of the lot located at the northwest corner of the property. 7. Street improvements do exist along the property's frontage. Any damage or wear to the existing improvements at the time of project development may need to be repaired at the direction of the City. No dedication of right-of-way is necessary as Chinquapin Ave. is fully improved with an ultimate R.OW. of 50 feet. 8. The 20 foot distance on the driveway between the edge of sidewalk and the top of ramp transition must fall at a 2% grade toward the street. 9. Based on a site visit, it appears that some vegetation along the side of the property would interfere with the visibility of motorists exiting the site. Safe site distance must be obtained on the property. Please contact Eric Munoz at (760) 438-1161, extension 4441 if you have any questions; or extension 4324 to discuss engineering comments with staff engineer David Rick. fas/ivy?** "GARY E. WAYNE/ Assistant Planning Director GEW:ENM: mh c: Michael J. Holzmiller Don Rideout David Rick Mike Smith Bill Plummer Bobbie Hoder File Copy Data Entry