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HomeMy WebLinkAboutPUD 94-03A; Poinsettia Shores PA A-1; Planned Unit Development - Non-Residential (PUD)The City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: June 18, 1997 Application complete date: February 14, 1997 Project Planner: Anne Hysong Project Engineer: Clyde Wickham SUBJECT: PUD 94-03(A) - POINSETTIA SHORES PLANNING AREA A-l MINOR AMENDMENT - Minor amendment to a Planned Development Permit to change the floor plans, building footprints, and architectural elevations of single-family homes, all on property generally located north of Avenida Encinas between 1-5 and the railroad right-of-way in the P-C Zone (Poinsettia Shores Master Plan) in Local Facilities Management Zone 9. I.RECOMMENDATION That the Planning Commission determine that the requested amendment is minor and ADOPT Planning Commission Resolution No. 4121, APPROVING the amended floor plans, building footprints, and architectural elevations. II. INTRODUCTION The Developer is proposing to change the approved floor plans, building footprints and architecture for the homes in Area A-l of the Poinsettia Shores Master Plan. In accordance with the Planned Development Ordinance, the proposed minor amendment does not exceed a 10% change in building coverage, building height, required yards, and landscaping for the entire project. Additionally, the new building elevations comply with the Council's policy regulating architecture for small lot single family homes. Although the Planned Development Ordinance does not require a public hearing for Planning Commission consideration of a PUD amendment determined to be minor, the Poinsettia Shores Master Plan overrides the ordinance and requires this project to be heard in a noticed public hearing context. This project is therefore being heard as a public hearing item. III. PROJECT DESCRIPTION AND BACKGROUND On March 25, 1995, the Planning Commission approved a Tentative Tract Map (CT 94-04) and Planned Development Permit (PUD 94-03) to subdivide an 8.4 acre parcel and construct 36 single family homes on small lots exceeding 5,000 square feet in Area A-l of the Poinsettia Shores Master Plan located north of Avenida Encinas between 1-5 and the railroad right-of-way. The current property owner, Poinsettia Homebuilding Partners, is requesting a minor amendment to change the building floor plans, footprints, and architecture. These changes would also result in minor changes to front yard setbacks and building separation. o PUD 94-03(A) - POINSETTIA SHORES PLANNING AREA A-l MWOR AMENDMENT 06-18-9 PAGE 2 As shown on Exhibits "A" through "M", the applicant is proposing three new single family one and two story floor plans (6 one story and 30 two story), each with two different facade treatments, which produces 6 architectural variations. Units range in size from 2,350 square feet to 2,798 square feet. The architectural style is Early California with earth tone and white stucco exteriors that are accented with wood trim and tile roofs. The structures provide good building articulation, roof line variation, and architectural variety. Building placement results in front yard setbacks which are varied to reduce the monotony of uniform 20' front yard setbacks. All front loaded garages are located a minimum of 20' from the front property line. Each plan is described below: 1. Plan 1 is single story with a two car front loaded garage; 2. Plan 2 is two story with a two car front loaded garage and a detached single story side loaded third car garage located 10' from the front property line. This design forms an enclosed front entry courtyard with walls attaching the main structure to the detached garage so that the garage appears to be a part of the main structure. An alternative third car front loading garage which is attached to the main structure but located separate from the other two car garage is also proposed for this plan (see Exhibit "I"). Twenty-two percent (22%) of the lots contain the Plan 2 side loaded garage with 10' front yard setback. 3. Plan 3 is two story with a two car front loaded garage and a detached single story habitable accessory structure which is also proposed as an optional third car front loaded garage (see Exhibit "L"). The third car garage would require a separate driveway which the applicant would design with paving strips, if required, to reduce the amount of driveway paving. The number of third car garages with separate driveways constructed in lieu of a habitable accessory structure will depend on consumer demand. This design also forms an enclosed front entry courtyard with walls attaching the main structure to the accessory structure so that it appears to be a part of the main structure. The approved project consists of three one and two story floor plans (8 one story and 28 two story) and ranging in size from 2,282 square feet to 2,760 square feet. This project provided a single facade treatment for each floor plan so that architectural variation is limited to three styles. Each of the three approved floor plans provide three car front loaded garages with uniform 20' front yard setbacks. IV. ANALYSIS Staffs recommendation of approval for this minor amendment was developed by analyzing the project's consistency with the applicable City regulations and policies. This analysis will present in text and tables the project's consistency with the applicable policies and regulations listed below: A. Planned Development Ordinance, Chapter 21.45 of the Carlsbad Municipal Code; B. City Council Policy for Small Lot Single Family Homes; and Mm(PUD 94-03 (A) - POINSETTIA SHORES PLANNING AREA A-l MWOR AMENDMENT 06-18-9 PAGES C. Poinsettia Shores Master Plan - MP 175(D). D. West Batiquitos Lagoon LCP Regulations. A. PLANNED DEVELOPMENT ORDINANCE Section 21.45.160(a)(3) states that a minor amendment to a Planned Development Permit shall not change the densities or boundaries of the subject project or involve an addition of a new use or group of uses not shown on the original permit, or the rearrangement of uses within the development, or changes of greater than ten (10) percent in approved yards, coverage, height, open space or landscaping provided no changes shall be less than required by this chapter. This minor amendment is a request to change the floor plans, building placement, and building elevations of the approved homes, therefore, the proposed changes would not affect: (1) project density; (2) land use; (3) project boundaries; or (4) open space lots. The proposed changes would have an effect on (1) building coverage, (2) building height, (3) approved yards and landscaping. Proposed changes to building coverage, and building height on an overall project wide basis complies with the minor amendment section of the Planned Development Ordinance as follows: TABLE A: MINOR AMENDMENT - 10% CHANGE VERIFICATION STANDARD Building Coverage Approved Yards: Front Yard Building Height Distance between structures APPROVED Average Lot Coverage - 2,3 1 0 sq. feet Average per lot = 20 feet Average per lot = 24.63 feet Average per lot = 14.4 feet PROPOSED Average Lot Coverage -2,275 square feet Average per lot = 18.24 feet Average per lot = 25. 19 feet Average per lot = 13.80 feet PERCENT CHANGE 1.48% Reduction 8.81% Reduction 2.31% Increase 4. 14% Reduction The proposed plotting of the homes and the changes to the building elevations and floor plans are consistent with the applicable Planned Development Ordinance standards as illustrated in the following table: TABLE B: PLANNED DEVELOPMENT ORDINANCE COMPLIANCE STANDARD Front Yard Setback Building Separation Building height Front Yard Landscaping REQUIRED 10 to 20 Feet 10 Feet 30 Feet/Two Stories 40% Minimum PROPOSED 10 to 27.6 Feet 10 to 22 Feet 2 1.5 Feet to 27 Feet One and Two Stories 40% Minimum PUD 94-03(A) - POINSETTIA SHORES PLANNING AREA A-l MWOR AMENDMENT 06-18-9 PAGE 4 B. CITY COUNCIL POLICY FOR SMALL LOT SINGLE FAMILY HOMES The City's small lot architectural guidelines encourage quality development on small lots (less than 7,500 sq. ft.) single family projects. The intent of the guidelines is to ensure that the homes have building articulation on all four sides and will not appear as "row" housing. They are primarily designed to apply to projects where there is a predominance of two-story units. The proposed changes to the approved project comply with those guidelines as illustrated on Exhibit "B" dated June 18,1997. C. POINSETTIA SHORES MASTER PLAN The proposed changes to architecture and building footprints are consistent with the Master Plan development standards for Area A-l. Applicable development standards include a minimum 20' setback from Avenida Encinas with a 25' average setback from all units in the Master Plan abutting Avenida Encinas, a maximum building height of 30 feet and two stories, and compliance with the Planned Development Ordinance development standards including the City's Small Lot Architectural Guidelines. The proposed project provides a minimum setback of 20' and the average setback along Avenida Encinas for all units is 26.23'. Compliance with the applicable Planned Development Ordinance development standards including the City's small lot architectural guidelines is provided in Table B and Section B above. D. WEST BATIQUITOS LAGOON LCP REGULATIONS The project site is located within the West Batiquitos Lagoon segment of the City's Local Coastal Program. A coastal development permit (CDP) for PUD 94-03 was approved by the California Coastal Commission along with the Tentative Map (CT 94-04) in May 1995 (Application No. 6-95- 51). Since the original CDP was issued by the Coastal Commission, it retains permit jurisdiction for this subsequent minor amendment to the project. The project has been conditioned to require Coastal Commission approval of CDP amendment or provide evidence that a CDP amendment is not required. SUMMARY To offset the proposed decrease in building coverage, increase in height, and reduction in yards, the proposed project would provide greater variation in front yard setbacks, a reduction in three car garage doors located at the 20' front yard setback line, and three different floor plans with a minimum of six different front facade treatments. These changes would result in greater architectural interest and variety to the street scene than the approved project which includes only three architectural styles, uniform 20' front setbacks, and three car garage doors fronting on the street for all units. The proposed PUD amendment complies with the Planned Development Ordinance criteria for a minor amendment in that it: 1) does not exceed an aggregate change of 10%; and 2) meets or exceeds all applicable development standards. The amended architecture and building placement is also consistent with the small lot single family architectural guidelines and the Poinsettia Shores PUD 94-03(A) - POINSETTIA SHORES PLANNING AREA A-l IVrKoR AMENDMENT 06-18-9 PAGES Master Plan development standards. Therefore, if the Planning Commission agrees that the proposed amendment is minor, then the Planning Commission may approve the proposal by adopting the attached resolution. Although staff recommends that the proposed amendment is minor, the Planning Commission may require the amendment to process as a major amendment if it disagrees. Staff would then be required to return with a separate resolution with the necessary findings and conditions for a major PUD amendment. V. ENVIRONMENTAL REVIEW The Planning Director has found that this Subsequent Project was described in the previous Mitigated Negative Declaration prepared for MP 175(D) and CT 94-01; AND there will be no additional significant effect, not analyzed therein; AND that no new or additional mitigation measures or alternatives are required; AND that therefore this Subsequent Project is within the scope of the prior Mitigated Negative Declaration; and no new environmental document nor Public Resources Code 21081 findings are required. ATTACHMENTS: 1. Planning Commission Resolution No .4121 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits "A " - "M " dated June 18, 1997 BATIQUITOS LAGOON POINSETTIA SHORES P.A. A-1 PUD 94-03(A) Oitv of Carlsbad Plannin DISCLOSURE STATEMENT APPLICANTS STATEMENT OFDISCLOSURE OR CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATION! WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR APPOINTED BOARD, COMMISSION OR COMMITTEE (Please Print) The following information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial interest in the application. Poinsettia Homebuilding Partners L-fl " 4141 Jutland Drive, Ste. 200 San Dieoo, CA 921 iT Owner List the names and addressees of all person having any ownership interest in the property involvt Poinsettia Honebuildinq Partners *•• f ___ 4141 Jutland Drive. Ste. 200 San Dieqo, CA 92117 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the nan and addresses of all individuals owning more than 10% of the shares in the corporation or own any partnership interest in the partnership. 4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list names and addresses of any person serving as officer or director of the non-profit organizatior. as trustee or beneficiary of the trust. _ P.AftF 1 nf? 2OT5 Las Paimas Dr. - Carisoad. CA 920O9-1 576 • t6T9> 43B-H61 • FAX t6i9> 43B-OB9J. Disclosure Statement (Over) Page 2 5. Have you had more than S250.00 worth of business transacted with any member of City staff. Boards, Commissions, Committees and Council within the past twelve months? Yes No y If yes, please indicate person(s) Person is defined as "Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary) POINSEITIA BMHJILDIN3 PARTNERS, L.P. POBBEJTTA HCMEBU3LDING gABMRS, L.P. Signature of Owner/date Print or type name of owner Signature of applicant/date Print or type name of applicant DISCLOS.FRM 2/96 PAGE 1 of 2 iiz ECt s2 s o: a. LUuz _zOU D 5! U u 5 I LLJ ^Q si O < EXHIBIT "Bf onnuconn ]nn|innf aw iffi *JJL §offi < H 4) 9 "C" PL, -^^L•^-^bi^-fe PQ oI— II C/3 o EXHIBIT "Df s O ffi CJ £J Q rt '§ « '^o li . P-i o U .: EXHIBIT "E" CO £Oi — i H W \fjso'ffi ww U P^ 5 oEXHIBIT "F" s u A3 co £OH—( H vs^I hH HH CO COeu inw o 00 K TH f~\ >3 S i EXHIBIT "Gf \- i/i <!^ g 3 H af—i ^ c rn ° «W tj O j 53 _ B ^ ;PH u U EXHIBIT "H' C/D £oI—IH HK O 3 a :n ^ :PH 3 U : EXHIBIT "I" a <N CO£o1-H H H-lw W <£ <! I '3 i 1 H < § W o ^ 9-3§ s-a SJ W PMO 2 "3 PH S U EXHIBIT "Jf •r 00 •ffi 00 HH oo CO PH 3 UEXHIBIT 'K" PQ C/3 £o1— IH W 00 I ffi cc VI < •» <! H'3S P 3 g-r-1 m "-is-s PH 3 U EXHIBIT "!_' o s p EH I C/5 O ffi MCO-«.S . PH SUEXHIBIT "Mrr • m 11 — * PLAN! 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