HomeMy WebLinkAboutSDP 07-07; 3053 Ocean Street; Site Development Plan (SDP)The City of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: November 5, 2008
Application complete date: June 26, 2008
Project Planner: Greg Fisher
Project Engineer: Steve Bobbett
SUBJECT: SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET - Request for
approval of a Site Development Plan, Coastal Development Permit, and Hillside
Development Permit to allow the demolition of an existing two-unit residential
apartment building and the construction of a two-unit residential airspace
condominium project on a .30 acre ocean front site generally located on the west
side of Ocean Street between Carlsbad Village Drive and Oak Avenue, in the
Mello II Segment of the Local Coastal Program and in Local Facilities
Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 6483, 6485, and
6486 APPROVING Site Development Plan (SDP 07-07), Coastal Development Permit (CDP
07-32), and Hillside Development Permit (HDP 07-04), based upon the findings and subject to
the conditions contained therein.
II.INTRODUCTION
The proposal includes the demolition of an existing two-unit residential apartment building and
the subdivision and construction of two residential air-space condominiums on a .30-acre site.
The proposed project includes a two-story building constructed at street grade with a basement,
and covered parking for five cars. The project was reviewed for consistency with the General
Plan, applicable development standards, neighborhood compatibility, and architectural design.
There are no significant issues outstanding and staff is recommending approval.
III. PROJECT DESCRIPTION AND BACKGROUND
Proposed Residential Construction: The applicant is requesting approval to demolish an existing
two-unit residential apartment building and the subdivision and construction of two residential
air-space condominiums on a .30-acre site. Each unit will have an attached 2-car garage with
direct access to each of the units. The one required visitor parking space will be provided in a
covered parking bay between the two garages. The units are 5,013 square feet and 5,101 square
feet in size. Each unit has a separate exterior side loaded pedestrian entrance, private rear yard
deck and patio area, and private storage space in the garages. The architectural design is
Mediterranean based with Tuscan influenced accents. The building will have stucco coated
walls, barrel tile roof and decorative iron railings common of Mediterranean design and heavy
masonry accents at the entries and lower levels typical of Tuscany architecture. The exterior
color of the building is off-white and the decorative railings will be black. The masonry veneer
o
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008
Page 2
is from cultured stone and the concrete tile roof will be Mission Santa Barbara (red in color).
The doors and windows will be a shade of brown.
Project Site/Setting: The rectangular shaped 0.30-acre site is located at 3053 Ocean Street
between Carlsbad Village Drive and Oak Avenue. The project site is surrounded by single
family to the north and south, multi-family residential to the east, and the Pacific Ocean to the
west. Directly to the north of the subject site is a staircase providing public access to the beach.
The project will take access off of Ocean Street and will be required to enter into a
Neighborhood Improvement Agreement (NIA), because Ocean Street is designated as an
Alternative Design Street. Topographically, the split-level ocean front site slopes slightly
downward from east to west to the edge of a modified coastal bluff and is currently developed
with a two-unit residential apartment building, attached two car garage, and sea wall. Westward
of the existing improvements, the remainder of the site consists of a vegetated slope (grass,
iceplant, and other non-native vegetation) leading to the coastal beach. The existing structures
will be demolished; however, the four foot high concrete sea wall will remain. The sea wall is
currently obscured by sand and was previously permitted by the California Coastal Commission
in 1983 (CCC Permit No. 6-83-184).
The coastal bluff in this area of Carlsbad has been previously modified by the construction of
residential buildings and beach access routes. As such, through the implementation of the City's
Local Coastal Program, all new development proposed seaward is restricted to a "stringline"
method of measurement to delineate the western limits of development of new structures and
associated improvements such as decks, patios and pools. The "stringline" method of
measurement is similar to a rear yard setback and is established based on the western extent of
existing structures on adjacent lots located to the north and the south of the subject site. Overall,
the project's ocean front site is constrained with a significant portion of the site restricted from
development due to the mandatory "stringline" method of measurement.
Required Permits: A Site Development Plan (SDP) is required since the project is located in the
Beach Area Overlay Zone (BAOZ). The project is located in the coastal zone and is subject to
the Mello II Segment of the Local Coastal Program and approval of a Coastal Development
Permit (CDP), which is appealable to the California Coastal Commission. A Hillside
Development Permit (HDP) is required as the project site contains slopes exceeding 15 percent
and slope elevation differences greater than 15 feet. The infill project is surrounded by a mix of
single-family and multi-family developments and qualifies as a CEQA Guidelines Section 15322
(In-Fill Development Projects) Class 32 Categorical Exemption.
The project also .requires a Minor Condominium Permit (CP 07-06) and a Minor Subdivision
(MS 07-11) to allow an air-space condominium subdivision. These administrative permits will
be acted upon by the Planning Director and the City Engineer respectively, subsequent to the
Planning Commission's action on the Site Development Plan, Coastal Development Permit, and
Hillside Development Permit. The project also requires an Administrative Variance (AV 07-10)
to reduce the front yard setback from 20-feet to 5-feet. The Administrative Variance was
approved by the Planning Director on August 22, 2008. The project meets all other applicable
regulations and staff has no issues with the proposal.
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008.
Page 3
IV. ANALYSIS
The project is subject to the following regulations:
A. Residential High Density (RH) General Plan Land Use designation;
B. Multiple-Family Residential Zone (R-3) Chapter 21.16 of the Zoning Ordinance),
Beach Area Overlay Zone (BAOZ) Chapter 21.82 of the Zoning Ordinance), and
Planned Development Ordinance (Chapter 21.45 of the Zoning Ordinance);
C. Mello II Segment of the Local Coastal Program (LCP), Coastal Resource
Protection Overlay Zone and the Coastal Shoreline Development Overlay Zone
(Chapters 21.201, 21.203 and 21.204 of the Zoning Ordinance);
D. City Council Policy No. 66 (Principals for the Development of Livable
Neighborhoods);
E. Hillside Development Regulations and Guidelines (Chapter 21.95 of the Zoning
Ordinance);
F. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code);
G. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance); and
H. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and
Zone 1 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) density. The
RH Land Use designation allows for the development of two-family and multiple-family
residential 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. At the RH GMCP, 2.47 dwelling units (2 units
when rounded down) would be permitted on this 0.13 net developable acre property. The new 2-
unit project has a proposed density of 15.38 du/ac, which is within the RH density range of 15 —
23 du/ac, but is 0.47 dwelling units below the GMCP of 19 du/ac. The GMCP is used for the
purpose of calculating the City's compliance with Government Code Section 65863 (Discussed
below). However, consistent with Program 3.8 of the City's certified Housing Element, all of
the dwelling units, which were anticipated toward achieving the City's share of the regional
housing needs that are not utilized by developers in approved projects, will be deposited in the
City's Excess Dwelling Unit Bank. This project will deposit a fraction (0.47) of a dwelling unit
into the Dwelling Unit Bank and these excess dwelling units are then available for allocation to
other projects. Accordingly, there is no net loss of residential unit capacity and there are
adequate properties identified in the Housing Element allowing residential development with a
unit capacity, including second dwelling units, adequate to satisfy the City's share of the regional
housing need.
The project complies with the Elements of the General Plan as outlined in Table A below:
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008
Page 4
TABLE A - 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 GMCP of 19 du/ac.
Residential project
density at 15.38 dwelling
units per acre (2 DUs) is
within the RH density
range of 15 - 23 du/ac.
Yes
The project will pay an
affordable housing in-lieu
fee for the new dwelling
units in order to provide
their proportionate share
of affordable housing.
Housing Objective 3.5 (Lower Income)
Provide a range of new housing
opportunities for lower-income
households, in all areas of the
City.
Yes
Public Safety Reduce fire hazards to an
acceptable level.
Meets fire code.Yes
Open Space
&
Conservation
Goal A.I- An open space
system of aesthetic value that
maintains community identity,
achieves a sense of natural
spaciousness, and provides
visual relief in the cityscape
while minimizing 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 does not
impact any sensitive
resources as the site has
been previously disturbed
and is currently
developed with a two-
unit residential apartment
building.
The project will conform
to all NPDES
requirements and provide
a Storm Water Pollution
Prevention Plan
(SWPPP).
Yes
Yes
Noise Implementation Policy C.5
(Land Use) - To enforce the
policy of the City that the
residential exterior noise
standard of 60 dB(A) CNEL and
interior noise standard of 45
dB(A) CNEL be met.
The project will comply
with the exterior 60
dB(A) CNEL noise
standard and the interior
noise standard of 45
dB(A) CNEL.
Yes
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008
Page 5
TABLE A - GENERAL PLAN COMPLIANCE CONTINUED
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Circulation Implementation Policy C.I
(Streets and Traffic Control) -
To require new development to
comply with the adopted Growth
Management performance
standards for circulation
facilities.
Ocean Street is identified
as an alternative design
street and does not
require improvements.
Project is conditioned to
enter into a
Neighborhood
Improvement Agreement
(NIA).
Yes
B. Multiple-Family Residential Zone (R-3)(Chapter 21.16 of the Zoning Ordinance);
Beach Area Overlay Zone (BAOZ)(Chapter 21.82 of the Zoning Ordinance) and
Planned Development Regulations (PD) (Chapter 21.45 of the Zoning Ordinance).
The project is required to comply with all applicable regulations and development standards of
the Carlsbad Municipal Code (CMC) including the R-3 zone (CMC Chapter 21.16), BAOZ
(CMC Chapter 21.82), and the Planned Development regulations (CMC Chapter 21.45).
The R-3 zone allows for the development of two-family and multi-family residential housing.
The Beach Area Overlay Zone (BAOZ) regulations are applicable to all residential developments
within the Beach Area Overlay Zone and is intended to supplement the underlying zoning (R-3)
by providing additional development regulations to: 1) ensure that proposed development is
compatible with existing surrounding uses; 2) provide adequate parking for residential
developments; 3) ensure that public facilities exist to serve the beach area; and, 4) protect the
unique mix of residential development and aesthetic quality of the area. The Planned
Development regulations provide the development standards for a two-unit residential airspace
condominium (planned development) project.
Table B below illustrates the project's compliance with the various chapters of the Zoning
Ordinance. The development standard stated in Table B is the standard applicable to the project.
The two-unit residential air space condominium project meets or exceeds the requirements of the
R-3 (21.16), BAOZ (21.82), and Planned Development regulations (21.45) as outlined in Table
B below:
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008
Page 6
TABLE B - R-3, BAOZ, AND PLANNED DEVELOPMENT ORDINANCE
COMPLIANCE
R-3 Standards
Setbacks
Beach Area Overlay
Zone (BAOZ)
Building Height
Table C General
Development
Standards
Applicable to all
Planned
Developments
Visitor Parking
Screening of Parking
Areas
Storage space
Table D Small-Lot,
Single-Family and
Two-family
Dwelling
Development
Standards
Resident Parking
City Council Policy
No. 66 (Livable
Neighborhoods)
Table E Multiple-
Dwelling
Development
Standards
Maximum Lot
Coverage
Required
Front: 20'
Interior Side Yard: 7'6"
Rear: 15'
Required
30'; two stories with > 3:12 roof
pitch
Required
One space per two units
Screened from adjacent property.
480 cubic feet/unit or 392 cubic
feet/unit if in one location.
Required
Two-car garage per unit.
See Table E below
Required
60%
Provided
Front: 5'*
Interior Side Yard: 7'6"
Rear: 106'
Provided
30'; two stories with > 3:12 roof
pitch
Provided
One covered visitor parking space.
Guest parking is covered and not
visible from the adjacent
properties.
Storage exceeds the minimum 480
cubic feet/unit.
Provided
Each unit has a two-car garage.
See Table E below
Provided
30%
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008
Page 7
TABLE B - R-3, BAOZ, AND PLANNED DEVELOPMENT ORDINANCE
COMPLIANCE CONTINUED
Table E Multiple-
Dwelling
Development
Standards
Required Provided
Architectural Design
Elements
There shall be at least 3 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.
Building facades shall incorporate
a minimum of four design
elements
The building exceeds the minimum
of 3 building planes and the
minimum depth of 18 inches from
the front most plane to the rear
plane on all building elevations.
The project includes a variety of
architectural enhancements as
traditionally found in
Mediterranean Architecture with
Tuscan influence, such as arched
windows, masonry veneer accents,
variety of tile roof planes, and
recessed windows and doors.
Recreation space
(private)
15 foot by 15 foot patio or 120
square feet of balcony area per
unit.
The balconies exceed the
minimum 120 square feet per unit.
*An Administrative Variance (AV 07-10) was granted by the Planning Director on August
22, 2008 to reduce the front yard setback from 20 feet to 5 feet.
C. Mello II Segment of the Local Coastal Program, Coastal Resource Protection
Overlay Zone and Coastal Shoreline Development Overlay Zone
The project site is located within the Mello II Segment of the Local Coastal Program and within
the appeal area of the Coastal Zone. The site is also located within and subject to the Coastal
Resource Protection Overlay Zone (Chapter 21.203) and the Coastal Shoreline Development
Overlay Zone (Chapter 21.204) of the Carlsbad Municipal Code.
The proposed project is consistent with the Mello II Segment of the LCP which contains land use
policies for development and conservation of coastal land and water areas within its boundaries.
The policies of the Mello II Segment emphasize topics such as preservation of agriculture and
scenic resources, protection of environmentally sensitive resources, provision of shoreline access
and prevention of geologic instability and erosion.
The project is consistent with the Coastal Act policies as follows: A) no agricultural lands exist
on the project site, therefore no impacts to such will occur; B) the site does not contain or impact
environmentally sensitive habitats, water or marine resources; C) the site is geologically stable
and the proposed grading for the site has been limited to the area necessary to develop the site;
D) the project has been designed to reduce the amount of off-site runoff and has been
conditioned to implement the NPDES standards to ensure the quality of the water leaving the
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008
PageS
site; E) the project meets the parking requirements of the zoning ordinance; F) the project does
not preclude any recreational opportunities or shoreline access as the property is currently
developed with a two-unit residential apartment building; and, G) the two proposed residential
air-space condominiums will not obstruct views of the coastline as seen from public lands or to
the extent feasible from Ocean Street, nor otherwise damage the visual beauty of the coastal
zone.
The project site is located in the Coastal Resource Protection Overlay Zone. This overlay zone
allows development of natural steep slopes of 25% or greater that do not contain endangered
plant/animal species and/or coastal sage scrub or chaparral plant communities, subject to specific
findings. The previously developed/graded site consists of manufactured slopes and no
development is proposed into any natural slopes, therefore, the project complies with all
applicable requirements of the Coastal Resource Protection Overlay Zone.
As the project site is located within the Mello II Segment of the Local Coastal Program and is
located between the ocean and the first public road parallel to the ocean, it is subject to the
provisions of the Coastal Shoreline Development Overlay Zone. The proposed development
complies with all applicable requirements of the Coastal Shoreline Development Overlay Zone
as illustrated in Table C below:
TABLE C - COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE
COMPLIANCE
STANDARD PROVIDED
Lateral Access
25' dry sandy beach
The project has been conditioned to grant a lateral
access easement for a minimum of 25' of dry sandy
beach.
Bluff Top Access
Applies to lots where no beach is
present or where beach is not
accessible.
Access to the beach is accessible via two existing
public stairways located north of the subject site. One
staircase is located on the adjacent property and the
second staircase is located approximately 200 feet
away. There is also a paved pathway located one block
to the south with access to Carlsbad State Beach.
Since the access is available and the beach is present,
the requirement does not apply to the project.
Geotechnical Report
Analyze cliff erosion and geologic
conditions.
A geotechnical analysis and wave runup study for the
project was prepared. The analysis concluded that the
proposed development will have no adverse effect on
the stability of the coastal bluff and that the site is
suitable for the proposed development.
Appearance
Building developed on site with a
general attractive appearance related
to surrounding development and
natural environment.
The proposed residential structure has been designed
with attractive architectural features (fa9ade elements,
arched windows, stone accents, decorative iron
railings, and tile roof), which are compatible with the
surrounding development and natural environment.
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008
Page 9
TABLE C - COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE
COMPLIANCE CONTINUED
STANDARD PROVIDED
Ocean Views
Building designed to preserve to the
extent feasible ocean views.
The project design is consistent with the other adjacent
buildings along Ocean Street and the proposed
structure complies with applicable side yard setback
requirements, which will, to the extent feasible,
continue to preserve existing ocean views from the
street. Decorative open iron fencing will replace the
existing solid gates along the side property lines
increasing the ocean view to the west from Ocean
Street.
Natural Features
To the extent feasible, retain natural
features and topography.
The proposed project has been designed to step-down
the hillside, consistent with this requirement.
Grading
Grading executed so as to blend with
existing terrain.
The improved site has been previously graded to
accommodate the existing structure. Grading for the
proposed project is limited mostly to the excavation of
the basement area and the approximate 1,745 cubic
yards of cut will warrant a grading permit.
"Stringline"
Maintain a "stringline" setback for
structures, patios, decks, and other
similar structures.
The project adheres to all coastal "stringline" setback
requirements. The project consists of the demolition of
a two-family residential apartment building and the
construction of two residential air-space condominiums
that will adhere to the stringline setback requirement
for both the residential structure and
patio/decks/balconies.
Given the above, the project is consistent with the Mello II Segment land use policies and the
Coastal Resource Protection and Coastal Shoreline Development Overlay Zones.
D. City Council Policy No. 66 (Livable Neighborhoods)
The proposed project complies with the applicable guidelines of City Council Policy No. 66,
Livable Neighborhoods as shown in Table D below.
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008
Page 10
TABLE D: CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS
Principle Compliance Comments
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 project proposes a building
fa9ade with interest and character
by using varied building planes
and roof heights, and building
materials such as decorative
masonry veneer siding. The
project provides clearly
identifiable front gates from
Ocean Street, as well as second
floor balconies designed with
decorative guardrails.
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 has been designed to
feature the residence as the
prominent part of the structure in
relation to the street to the extent
possible. A variety of garage
door styles (single & double bay)
using decorative raised panel
wood doors are used with an
offset configuration to improve
the street scene along Ocean
Street.
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008
Page 11
TABLE D: CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS
CONTINUED
Principle Compliance Comments
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.
Ocean Street is identified as an
alternative design street and does
not require improvements.
This project does not involve any
new streets.
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.
Ocean Street is identified as an
alternative design street and does
not require improvements.
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.
Ocean Street is identified as an
alternative design street and does
not require improvements. Each
unit has separate access from Ocean
Street.
SDP 07-07/CDP 07-32/HDP 07-04
November 5, 2008
Page 12
3053 OCEAN STREET
TABLE D: CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS
CONTINUED
Principle Compliance Comments
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 project consists of only two
units and is not required to provide
community recreation areas.
E. Hillside Development Regulation and Guidelines
The project is subject to the Hillside Development Regulations because the site contains slopes
over 15% and slope elevation differences greater than 15 feet. The project meets all the
requirements of the Hillside Development Regulations and Guidelines. Hillside conditions of
the project have been properly identified on the constraints map, which show existing and
proposed conditions and slope percentages.
The development complies with the Hillside Ordinance and the Hillside Guidelines as discussed
below: a) the proposed project is consistent with the Land Use and Open Space/Conservation
Elements of the General Plan since the site has been previously graded and developed, there exist
no natural hillsides with the exception of a modified coastal bluff which is not proposed for
development, and the project site has no value as habitat for endangered, rare or threatened
species; b) The project proposes grading quantities to a "potentially acceptable" quantity of
9,694 cubic yards per acre (See Discussion Below), will incorporate an aesthetically pleasing
design with landscaping, and retaining/planting walls developed primarily on the perimeter of
the site and the new two-unit condominiums developed in approximately the same location as the
existing building; c) The existing hillside is manufactured and accordingly, there will be no
impacts to natural slope or resource areas, wildlife habitats or native vegetation; d) There will be
no impact on lagoons or riparian ecosystems in that the project has been conditioned to submit an
erosion control plan consistent with the NPDES permit requirements as required by the Regional
Water Quality Control Board and the City of Carlsbad.
Project grading will result in an estimated 1,745 cubic yards (CY) of cut, 54 CY of fill, and 1,691
CY of export. The resulting grading volume of 9,694 cubic yards per acre (CY/AC) is identified
by the Hillside Development Regulations as being within the "potentially acceptable" range
(8,000-10,000 CY/AC). Applications proposing grading volumes which are within the
"potentially acceptable" range are required to submit written findings justifying the reasons for
the amount of grading. A copy of the applicant's justification for grading volumes in excess of
7,999 CY/AC is attached as a part of this report. The majority of the grading quantity proposed
is due to the development of a 4,548 square foot basement, which accounts for approximately
1,474 CY of the proposed grading. As discussed in the Preliminary Geotechnical Evaluation
(Geotechnical Exploration, Inc., December 27, 2007), the project will not compromise the
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008
Page 13
stability of the hillside. Development of a basement is consistent with other recently approved
projects within the vicinity. Aesthetically, the basement will not be visible from Ocean Street or
the adjacent properties, and is consistent with surrounding development.
F. Subdivision Map Act
The Engineering Department has reviewed the proposed project and has concluded that the air-
space subdivision complies with all applicable requirements of the Subdivision Map Act and the
City's Subdivision Ordinance. The Engineering Department will take action on the Minor
Subdivision subsequent to the Planning Commission's action on the SDP, CDP, and HDP. The
project is consistent with and satisfies all applicable requirements of the General Plan, Title 20
and Title 21. All minor subdivision design criteria have been complied with and the project is
conditioned to install all infrastructure improvements concurrent with development. The
developer will be required to offer various dedications and install utility improvements,
including but not limited to curbs, gutters, sidewalks, sewer facilities, drainage facilities, and fire
hydrants. The proposed building setbacks will allow for adequate air circulation and the
opportunity for passive heating and cooling.
G. Inclusionary Housing Ordinance
The City's Inclusionary Housing regulations require that a minimum of 15% of all approved
units in any residential project be made affordable to lower income households. However,
because of the economics of scale, residential projects involving six or fewer dwelling units may
satisfy their lower income inclusionary housing requirement by paying an in-lieu fee or other in-
lieu contribution. Therefore, this project has been conditioned to pay an in-lieu fee per dwelling
unit prior to building permit issuance.
H. Growth Management Regulations
The proposed project is located within Local Facilities Management Zone 1 in the northwest
quadrant of the City. The impacts on public facilities created by the project, and its compliance
with the adopted performance standards, are summarized in the Table E below.
TABLE E - GROWTH MANAGEMENT COMPLIANCE
STANDARD
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection System
Water
IMPACTS
6.95 sq. ft.
3.70 sq. ft.
2EDUs
.01 acre
.74 CFS Basin A
16ADT
Station No. 1
0 acres
Carlsbad Unified (E=. 179/M=. 079/HS = .098)
2EDUs
220 GPD
COMPLIANCE
Yes
Yes
Yes
Yes
Yes
Yes
Yes
N/A
Yes
Yes
Yes
SDP 07-07/CDP 07-32/HDP 07-04 - 3053 OCEAN STREET
November 5, 2008
Page 14
The proposed project is 0.47 units below the Growth Management Control Point density for this
RH designated property. The project proposes 2 dwelling units whereas the maximum unit yield
at the GMCP of the property is 2.47 dwelling units. Consistent with the General Plan and Policy
No. 43, 0.47 DUs will be deposited into the City's excess dwelling unit bank.
V. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15322 (In-Fill Development Projects) 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 any 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 15322 of the State CEQA guidelines. A
Notice of Exemption will be filed by the Planning Director upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 6483 (SDP)
2. Planning Commission Resolution No. 6485 (CDP)
3. Planning Commission Resolution No. 6486 (HDP)
4. Location Map
5. Background Data Sheet
6. Local Facilities Impact Assessment Form
7. Disclosure Statement
8. Applicant's justification for grading volumes in excess of 7,999 CY/AC
9. Letter of support from Grand Pacific Resorts dated September 30, 2008.
10. Letter of support from Interested Carlsbad Property Owner.
11. Reduced Exhibits
12. Exhibits "A" - "N" dated November 5, 2008
SITEMAP
NOT TO SCALE
3053 Ocean Street
SDP 07-07 / CDP 07-32 / HDP 07-04
BACKGROUND DATA SHEET
CASE NO: SDP 07-07/CDP 07-32/HDP 07-04
CASE NAME: 3053 OCEAN STREET
APPLICANT: Hofman Planning and Engineering
REQUEST AND LOCATION: Request for approval of a Site Development Plan. Coastal
Development Permit, and Hillside Development Permit to allow the demolition of an existing
two-unit residential apartment building and the construction of a two-unit residential airspace
condominium project on a .30 acre coastal bluff (ocean front) site generally located on the west
side of Ocean Street between Carlsbad Village Drive and Oak Avenue, in the Mello II Segment
of the Local Coastal Program and in Local Facilities Management Zone 1.
LEGAL DESCRIPTION: That portion of the City of Carlsbad, in the County of San Diego.
State of California, according to map thereof no. 365, filed in the Office of the County Record of
San Diego County, February 2, 1887 and that portion of Ocean Street as shown on said map, as
closed to public use, described as follows:
Beginning at a point at the southwesterly line of State Highway Division VII, Route 2, Section
"B", sheet 18, approved October 17, 1912, as per map on file in the Office of the County
Surveyor of San Diego County, distant there along south 30° 56'20" east, 175.35 feet from a
point in the southwesterly prolongation of the northwesterly line of Block 14 of said City of
Carlsbad, distant thereon south thence 55°27' west, 45.09 feet from the northwesterly corner of
said Block 14; thence along said southwesterly line of State Highway, south 30° 56'20" east
75.15 feet; thence south 55°27' west to the mean high tide line of the Pacific Ocean: thence
northwesterly along said mean high tide line to a line which bears south 55°27' west from the
Point of Beginning; thence north 55°27' east to the Point Beginning.
Except there from that portion, if any, lying between the westerly line of State Highway,
Division VII, Route 2, Section "B", sheet 18, approved October 17, 1912 and the westerly line of
Ocean Street as shown on said map no. 365.
APN: 203-251-06 Acres: .30 acres Proposed No. of Lots/Units: 2
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: 15.38 du/ac
Existing Zone: Multiple Family Residential (R-3) Proposed Zone: N/A
Revised 01/06
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site
North
South
East
West
R-3
O-S
R-3
V-R
N/A
RH
OS
RH
V
N/A
Duplex (2 units)
Public Access Staircase
Single Family
Carlsbad Inn Hotel
Pacific Ocean
LOCAL COASTAL PROGRAM
Coastal Zone: IXI Yes I I No Local Coastal Program Segment: Mello II
Within Appeal Jurisdiction: [X] Yes I I No Coastal Development Permit: IXI Yes I I No
Local Coastal Program Amendment: I I Yes IXI No
Existing LCP Land Use Designation: RH Proposed LCP Land Use Designation: N/A
Existing LCP Zone: R-3 Proposed LCP Zone: N/A
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 2
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, Section 15322 (In-Fill Development Projects)
Negative Declaration, issued
I | Certified Environmental Impact Report, dated_
D Other,
Revised 01/06
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: 3053 Ocean Street - SDP 07-Q7/CDP 07-32/HDP 07-04
LOCAL FACILITY MANAGEMENT ZONE: I GENERAL PLAN: RH
ZONING: R-3
DEVELOPER'S NAME: Hofinan Planning and Engineering
ADDRESS: 3152 Lionshead Avenue, Carlsbad, CA 92010
PHONE NO.: 760-692-4017 ASSESSOR'S PARCEL NO.: 203-215-06
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): .30 acres
ESTIMATED COMPLETION DATE: N/A
A. City Administrative Facilities: Demand in Square Footage = 6.95
B. Library: Demand in Square Footage = 3.70
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 2
D. Park: Demand in Acreage = .01
E. Drainage: Demand in CFS = 1
Identify Drainage Basin = B
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 16 APT
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = I
H. Open Space: Acreage Provided = N/A
I. Schools: (E=. 179/M=.079/HS=.Q98)
(Demands to be determined by staff)
J. Sewer: Demands in EDU 2
Identify Sub Basin = A
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 220
L. The project is 0.47 units below the Growth Management Dwelling unit allowance.
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
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.
Agents fnay;sigh tHisi-ddcUrhenti • however; the: legal name and entity of the applicant and property
fcoftJ^I&Sy^^ .: -.,
1 .
2.
owner must be
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, title,
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_sfparate gage may be attached if necessary.)
Person_
Title Title
Address
OWNER (Not the owner's agent)
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, title, 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 d b 1 1n
Title
Address 5l?> Ol&U
Corp/Part_
Title
Address
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us
3. NON-PROFIT ORGANIZATION OR TRUST
Jf any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. Jist 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?
X
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.
SignajdpeSignaWp/of owner/dateSignatureofapplicant/dat
Print or type name of owner Print or type name of appficant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:ADMIhm:OUNTER\DISCLOSURE STATEMENT 12/06 Page 2 of 2
Hofman Planning
A sso c i a t e s
Planning Fiscal Services Environmental
October 15, 2008
Greg Fisher
Planning Department
1365 Faraday Avenue
Carlsbad, CA 92008
Subject: 3053 Ocean Street Grading
Dear Greg:
This letter provides justification for the proposed grading quantity of the
two-unit condominium at 3053 Ocean Street. The proposed project on the .21-
acre site includes a basement and as a result, the total grading volume of 9,694
CY/AC falls into the "Potentially Acceptable" range.
Our justification for exceeding the "Acceptable" range of 7,999 CY/AC grading
quantity are summarized below:
1. The intent of the hillside development regulations, per 21.95.010 is to
"preserve and/or enhance the aesthetic qualities of natural hillsides and
manufactured slopes by designing projects which relate to the slope of
land, minimizing the amount of project grading, and incorporating
contour grading into manufactured slopes which are located in highly
visible locations".
No visible cut or fill will be evident after completion of the structure. The
largest volume of grading quantity is due to the development of the
basement area. The basement accounts for 1,474 CY. The proposed
grading is entirely beneath the structure and will not be visible from the
beach frontage.
2. The site is essentially an "in fill" site and no significant additional aesthetic
or geological impacts will be created. The project site is developed by an
existing two-unit condominium to be demolished and removed. The
extent of grading (Sheet Cl) includes area that will be disturbed during
construction and returned to existing grade after completion.
3. The project will not compromise the stability of the hillside. The Preliminary
Geotechnical Investigation prepared by CTE dated December 27, 2007
5900 Pasteur Court • Suite 150 « Carlsbad - CA 92008 « (760)438-1465 • Fax: (760)438-2443
concludes that based on geologic observation and laboratory testing of
onsite soils, the fill materials generally exhibit low to moderate
compressibility and low expansive characteristics. These materials are
considered suitable for support of proposed structure and improvements.
4. The natural slopes of lots west of Ocean Street require grading to
accommodate basements, drive areas, utilities, stairways and
landscaping areas. The proposed project is similar in scale and size of
other recently approved beachfront projects along Ocean Street.
5. It is our desire to build a project that is in harmony with the surrounding
neighborhood. We were made aware of concerns of nearby property
owners of our building height. The concern is that our building would
block the existing views of the residents across from us on Ocean Street.
To alleviate this concern, we lowered the building a total of 8 feet to
preserve existing views from across the street. This necessitated lowering
our lower floors slightly into the existing grade that resulted in a higher
grading quantity. None of this additional grading will be visible to the
public either from Ocean Street or the beach. Preserving these views
keeps the building more in harmony with the existing neighborhood,
which can be considered further justification for the grading quantities.
In closing, the proposed grading will not be visible either to the public right of
way or adjacent properties, is within an "in fill" area of the city, is geologically
stable and will ensure that the building is more in harmony with the existing
neighborhood. For these reasons, the grading amount can be justified.
Michelle Alves
Hofman Planning & Engineering
GRAND PACIFIC RESORTS
Time Away...Time Together-
September 30, 2008
Bill Hofman
Hofman Planning and Engineering
3152 Lionshead Avenue
Carlsbad, CA 92010
SUBJECT: Proposal for a residential duplex located at 3053 Ocean Street
(CDP 07-32, SDP 07-07; HDP 07-04; CP 07-06; MS 07-11)
Dear Mr. Hofman:
As you know, the Carlsbad Inn Vacation Condominium Owners Association became
aware of this application and had concerns with potential view blockage of its Carlsbad
Inn units. These concerns were expressed to you in a phone conversation in early
September. Since that time, we understand that the applicant/owner for this project took
into account our concerns and has proposed an alternative design that lowers the
maximum height of the building to an elevation of 21.5 feet above the street level of
Ocean Street. We have reviewed the cross section diagram sent to us by your office on
September 19, 2008 indicating the proposed new height of the building.
Our Condo Board reviewed this issue at its meeting on Saturday, September 27, 2008 and
concurred that this new elevation satisfies our concerns, and represents a good
compromise. The Board would like to express its appreciation to the applicant/owner for
his willingness to work with us to resolve our concerns. We are hopeful for a successful
outcome at the upcoming Planning Commission hearing.
Sincerely,
Timothy J. Stt
Agent for Carlsbad Inn Beach Resort
Cc: Greg Fisher, Planning Department
59OO PASTEUR COURT. SUITE 2OO * CARLSBAD. CA 92OO8 * TELEPHONE 76O-43I-85OO * FACSIMILE 76O-43I-458O * wvAv.grandpacificresorts.com
To: Planning Commission
Carlsbad, CA.
Re: 3053 Ocean Street Project
From: Interested Carlsbad property owner.
IN FAVOR OF APPROVAL OF 3053 OCEAN STREET PROJECT
I. Present existing property has two rental units and two parking stalls.
New project will have same two units and five parking stalls.
Increase of three parking stalls.
II. Existing property has 20 feet high garage area at same street property line
as the new project. New project has 19 feet at street property line set back.
Therefore, there should not be any objection to the new project replacing
the existing height at the street property line set back.
III. There are 16 property owners on Ocean Street with buildings 20 feet or
higher on street property lines.
IV. Carlsbad Inn is directly across street from project with 40 feet high
buildings.
V. The reason for the shortage of parking on Ocean street is due primarily to
the many property owners who have 2 or 3 rental units and no parking
stalls or only one or two parking stalls; many in apparent violation of city
regulations. In the approximate area of the above project there are many
owners with no parking stalls or only one or two parking stalls and they
have three rental units and in some cases with property classified as single
family residences by the city of Carlsbad planning department.
VI. The above project is very conservative with just two units on a large 75 foot
lot with five parking stalls; three more parking stalls than currently exist
for the same two units that are presently on the lot.
PROJECT DATA,
SITE ir*«ra-tATiC!N,
ORO66 AREA OF &TE 13j«&
GROSS SITE ACREAGE XI ACRES
NET AWEA OF 6<TF 4MB &3. PT.
NET SITE ACREAGE 71 ACRES
ZONING: INFORMATION:
GENERAL PLAN RU
ZONING R-3, OfiAcH AREA OVERLAY ZONEDENSITY 6-25 DU/ACRSGRCUrTW MANAGEMENT CCNTROL POINT 13
PROPOSED DENSITY as DtfACRE
RgSIDENTlAL
FRONT YARD
SHEET SCHEDULEi
A-1 COVER SHEET
SITE PLAN
9UILOING PLANS (BASB-ENT LEVEL!
A-4 BUILDING PLANS CUPPER LEVS.SJ
A-S EXTERIOR ELEVATIONS
A-t> BUILDING SECTIONS
A-1 EXHIBIT A - HEIGHT COMPLIANCE
A-B EXHIBIT B • BASEMENT
A.? EXHIBIT C - CALCCNY STRMGLINE
PROJECT ADDRESS,
CARLSBAD, CA V008
A.P.N..
PROPOSED 2-UNIT OULDNti COVERAGE 3ff*
OR 3j6T1 6Q- PT.
PROPOSED SQUARE FOOTAGE.
"•"gTOTAL
UMCU IT OPENS - CBC ALLOWS AREA TO B
CARLSBAD, CALIFORNIA UMIT B MEZZANINE 28* 6QPT. (IM.J OF 01 SO, FT.
REQUIRED STORAGE GpACE IN PRIVATE GARAGE6
LMT A 4% CU. PT.
UNIT B 4^1 CU. FT.
OFF-6TREET PARWNG REQUIRED.
2-BEDROOM CONDOMINU-1 2 STALLMlWr
(MINIMUM ONE 6TALLAMIT TO BE »
OJEST •» STALLS P
TOTAL. 5 6TALLS
APPLICATIONS SUBMITTED,SITE DEVELOPMENT PLAN SOP-ai-ClHILLSIDE DEVELOPMENT PLAN HDP-C1-O4COASTAL DEVELOPr-eNT PLAN CDP-CT-3JCCNDOMN1UM DEVELOPMENT PLAN CP-«T-e*ADMINISTRATIVE VARIANCE AV-O1-IC
SERVICE DISTRICTS,
FIRE, CITT OF CARLSBAD
SCHOOL: CARLSBAD UNWED SCHOOL DI5TRCT
UTILITIES: SAN DCGO GA6 AhD ELECTRIC COMPANY
TUAT PORTION OF UC TOWN OF CARLSBAD. IN
Tl-e COLNTY Of SAN DIEGO. STATE OFCALIFORNIA ACCORDING TO MAP Tweraop iw365. FILED IN THE OFFICE OF WE COUNTY
RECORDER OF SAN DIEGO COUNTY. FEBRUARY 2.eai
= DESCRIPTION OF WORK,
SITE
LOCATION MAP,
CARLSBAD. CALIFORNIA
CIVIL ENGINEER.
CTE
CONSTRUCTION TESTING * ENGNEERNG. II
DAVID V. CAROH PE.1441 MONTfEL ROAD. SUITE USESCOND'DO, CA 02026
LANDSCAPE,
OWNER/DEVELOPER.
3C53 OCEAN STREET. LLC
MR JOE COLINA
MR. TONY CASSOLATO
513 OCEAN BUJFF UJAY
ENCNITAS, CA U074
ARCHITECT.
+ DE&4GN ARCHITECTURE * PLANNINGKENMITH L. CORISS. AROIITEC-
PO. BOX B4«
OCEAN&DE. CA WB5*
a<mtn
o
UJUJDC
UJOo
o
10oo
PLANNER,
SIM LKMSUEAD AVE.CAKLseAD. CA. 3:010pucr^i rT*«;*32-4«0
COVER SHEET
p
if
Isi?
Ss
II
APPLICATIONS SUBMITTED!
SITE NOTES.
Q] EXISTTNG. STRUCTURE TO BE REMOVED
2. EXISTING ADJACENT STRUCTURE / TTTJ
NBU DECORATIVE CONCRETE WALK.C^ TUW
r H-IPW3VB-1E14T5 PER CI
A. EXISTING. 6TAIRS TO REMAIN
I. EXISTlKi SEA UJALL AND FENCE TO R01AN
». LOCATION Of PRIVATE BALCONY ABOVE. 61e-ALCOfi- STWN5LINE EXMCU, 6»JEET A-?.
1 41' UKM DECORATIVE FENCE
10. 36* MOM DECOKAnvE 3AFETT RAILING CM TiCC RETAIKIM^ tUALL PER CIVIL PLANS. SEE
LANDSCAPING PO« DETAIL.
IL S'-O- X V-& DECORATIVE &ATE lUIW FENCE
II. PORTION OF exl5TTN& STAIRS TO BE REMOVED
T3. STEPS AT CMAOE.
I* BALCONT" S
GENERAL NOTES.
LEGEND.
TOPO3RAPWY PER CML
SITE PLAN
mtn_itc<o
UJUJccI-
(O
APPLICATIONS SUBMITTEDi
nil
El
UNIT A | UNIT B1060 6O. FT . KE&IDENCe '0» 6O- FT. • RESIDENCS1» 9O. PT. - CU1RAQE 5*3 &C. FT. - CulRAjE3lt.50.Pr. -DECK 23C SQ.FT. -DECK*56 CU. PT. . STOROSE -*^l OJ. FT. - STORAGE
FIRST FLOOR
TOTAL. JIM 5Q. PT.
BUILDING FLOOR PLANS
6CALE: VB' • I'-a'
BASEMENT LOFT
y tgEFEPg^E^ MORTM
BASEMENT LEVEL
CD(0_ltc,
<o
I-
Ul111tct-
V)
Uloo
o
10oo
BUILDING FLOOR PLANS
A-3
APPLICATIONS SUBMITTED!
if
P
I
12
i
UNIT A I UNIT B
\b*$ 6O, FT. - RESIDENCE1 IfcCJ 6O. FT- - RE&DENCEu0 so. PI. - BALCCNT na aa. FT. - BALCCNT
ROOF PLAN SECOND FLOOR
331» SO. PT. - RESIDENCE
BUILDING FLOOR PLANS
mtn
o
I
I-
UJ
UJocI-
(0
111oo
o
10oo
BUILDING FLOOR PLANS
APPLICATIONS SUBMITTED!
SO'-O' «IGUT LIMITEXIBTINi CiRADe ATNORTH ELEVATfON
ae'-e* UEIQUT LiniT HBCrt
EXISTING GRADE AT
60UTU ELEVATION
CB~evriTicus TRIM
GRADE
SLOPED f5£TAININCi
•INI6U ANO
CONCREIfi CAF-
NORTH EAST
J^'.p- HEIGHT LEXI&T(NO GRADE AT &OUTUELEVATION
SOUTH WEST
EXTERIOR ELEVATIONS
ELEVATION DESIGN ELEMENTS,
(AS REQUIRED PER OIC SECTION 2U5J9a0»
L vARIETr OF ROOP PLAHE6
?. «NtXX» AMD DOORS RECESSED A M
hi AR3UMD UJNOCUS AND
ELEVATION LEGEND,fAS f^OUIRED PER cnc SECTION
m<o_ioc<o
I-
IU
UJcc
111oo
CO
10oo
EXTERIOR ELEVATIONS
APPLICATIONS SUBMITTED^
ii
I56
81
Isp
SECTION A-A
SECTION B-B
BUILDING SECTIONS
BUILDING SECTIONS
I!I
pis
ifn|2
I
0
1p
VERTICAL DIMENSIONS -REPRE8EKT UEKH-TT FROMPROPOSED GRADE AT I'-O1
ttE3T BASOTENT EXTERIOR
SOUTH
EXHIBIT A - HEIGHT COMPLIANCE
A-7
EXHIBIT A
APPLICATIONS SUBMITTED!
BASEMENT I
SO THAT TUC v
PROM THE EXTERIOR &RADE TO
INTERIOR *LOOW
BELCBJ IS nORE THAN THE
EXTERIOR GRADE to TME CEUJN6.
EANS TUAT PORTION OP A
& OETUEEN FLOOR ttO CEILtNS UIS PARTLT BELOUJ AND PARTLT AOOvE G
AS MEASURED ALONG THE EXTERIORT OUTSIDE OF -
COVERAGE1; PEKJMETER OF THE frBUT BO LOCATED TUAT
DISTANCE FROM THE EXTERIOR GRADE TO TWE
ADJACENT INTERIOR FLOOR BEUOU/ IS nOHE
VERTICAL OISTA^C£ FROM THE
EXTERIOR GRADE TO Tug ADJACENT INTERIOR
CEILINS-
TWIS DEFINITION MUST APPLT TO A MINIMUM OF1»* OF TIC PERrlETER OF BULDING
COVERA&E FOR A STRUCTURE TO CUAL*=T AS
A BASEMENT.
BASEMENT COVERAGE
CALCULATIONSi
REQUIRED BA&B-eNT U1ALL LINEAL LEN&Tu
COVERAGE PER GECTION JU&41&4J
TOTAL BASEMENT EXTERIOR UWLL
LINEAL LENGTH
BASEMENT EXTERIOR U1ALL LiNEALLENGTH MEETING SECTION ZI£W^4S
TS»
3^2'-3'
ier-5- OR TB*
mw
rr<o
UJoc
H<0
Uloo
«IOoo
EXHIBIT B
ERRATA SHEET FOR ITEM #3
November 5, 2008
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT - SDP 07-07/CDP/07-32/HDP 07-04 - 3053 OCEANS STREET
Please add the following condition to Resolution No. 6485
12. The project site is located in an area that may contain soil material that is
suitable for beach sand replenishment as defined in the Carlsbad
Opportunistic Beach Fill program (COBFP) adopted by the Planning
Commission on May 17, 2006 (SUP 04-13). Prior to the issuance of a
grading permit, and as a part of the grading plan preparation, the developer
shall test the soil material to be exported from the project site to determine the
materials suitability for sand replenishment pursuant to the requirements of
the COBFP. If the material is deemed suitable for beach replenishment the
developer is encouraged to comply with the process outlined in the COBFP to
transport and place the beach quality material on the beach site identified in
the COBFP.