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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.