HomeMy WebLinkAboutV 88-03; St Tropez West; Variance (V)APPLICATION COMPLETE DATE: ; p ;:
STAFF REPORT
DATE :
TO:
FROM:
SUBJECT :
I.
JULY 19, 1989
PLANNING COMMISSION
PLANNING DEPARTMENT
CT 89-10/WD 89-2/HDP 89-23/V 88-3 ST. TROPEZ WEST/CALIFORNIA BUILDERS - Request for approval of a 6 condominium unit Tentative Tract Map and P1 anned Unit Development, Hi 11 side Development Permit, and Variance for building height and setbacks, tandem garage parking, reduced interior garage width, and reduced building setbacks from open parking areas, located at the southwest corner of Ocean Street and Grand Avenue, i n the R-3 Zone, and i n Local Faci 1 i ties Management
Zone 1.
RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution Nos. 2886, 2887
and 2888 DENYING CT 89-1O/PUD 89-2/HDP 89-23/V 88-3 based on the findings contained therein.
11. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of a Tentative Tract Map, Planned Unit
Development, Hillside Development Permit, and Variance to construct 6 attached condominium units on a 15,400 square foot (.354 acre) lot located along the west side of Ocean Street south of Grand Avenue. The proposed project is subject to the following standards and policies:
a. High Density Residential (RH) General Plan Designation. b. Multiple-family Residential (R-3) Zone.
c. Beach Area Overlay (BAO) Zone. d. Hillside Oevelopment Regulations and Guidelines.
e. P1 anned Development Ordinance. f. The Mello I1 Segment of the Local Coastal Plan.
g. Local Facilities Management Zone 1.
The project site consists of two lots. four apartment units with no off street
parking exist on the northern most lot, parcel 1. The southern lot, parcel 2 is undeveloped. A 40 foot wide coastal pedestrian access with a 5 foot wide public stairway exists immediately adjacent to the site on the north.To the south is a 21 unit condominium project. To the east is a variety of 1 and 2 story multi-family residential units. To the west is the beach and Pacific Ocean.
The proposed 6 units would have a density of 20.40 du/acre. This exceeds the
sites Growth Control Yield of 19 du/acre. The project exceeds the maximum density allowed for the site due to the application of the Hillside Development Regulations which reduce the total site area that can be used for calculating
density from .354 acres to .294 acres.
CT 89-1O/PUD 89-2/HDP 89-23/V 88-3 ST. TROPE2 WEST/CALIFORNIA BUILDERS JULY 19, 1989 PAGE 2
As shown on Exhibit "H" and "I", the project's architecture is reminiscent of the St. Malo project in Oceanside. The units range in size from a low of 2,352
square feet to a high of 2,943 square feet. Each unit has at least one deck on
the west side of the building with four of the units also having a deck on the
east side. All of the units have a storage area exceeding a minimum of 480 cubic feet as required by the P1 anned Development Regulations. The applicant proposes garage tandem parking for each unit which does not meet the requirements of the
Zoning Ordinance. Common recreational facilities are- proposed which include
passive open areas as well as a spa and permanent barbecues.
A total of 3,367 cubic yards of fill is proposed to create numerous floor levels
and to raise the western area of the site approximately 10 to 12 feet so as to
be above the established 100 year flood line which is at the 8 foot contour.
A seawall is also proposed which will have a height of 10 feet above beach level,
The building height proposed is 24 feet above Ocean Street on the east side and
51 feet above existing grade on the west side as measured pursuant to the
existing building height definition.
111. ANALY S I S
Planninq Ism
1. Does the proposed project comply with the development standards and intent
of the Beach Area Overlay Zone?
2. Is the project in conformance with the intent as well as the development
and design standards of the Hillside Development Regulations?
3. Does the proposed project conform to the development standards and design
criteria of the Planned Development Ordinance?
4. Is the proposed project consistent with the Mello I1 segment of Carlsbad's
Local Coastal Program?
5.
6.
Can the required findings for the requested variances be made?
Is the project in conformance with the Local Facilities Management Plan for Zone l?
DISCUSSION
Beach Area Overlav Zone
The Beach Area Overlay (BAO) Zone has several intents and purposes. The two that
the proposed project does not comply with are to provide for adequate parking as needed by residential projects and to protect the aesthetic quality of the
area. In addition the project does not meet a number of development standards
of the BAO Zone.
CT 89-1O/PUD 89-2/HDP 89-23/V 88-3 ST. TROPE2 WEST/CALIFORNIA BUILDERS JULY 19, 1989
PAGE 3
In order to meet the required parking requirements for the project the applicant
is proposing tandem parking in a 10 foot wide by 37 foot long garage for each
unit. The Zoning Ordinance allows tandem parking only on lots with a width of
less than 50 feet. The project site has a width of 110 feet. The parking regulations also require a single car garage in multiple family zones to have
minimum dimensions of twelve feet by twenty feet measured form the interior wall
edges of the garage. Visitor parking is required at the rate of 1 space for every
2 dwelling units resulting in the need for 3 spaces. The applicant is proposing 4 spaces which exceeds the standard. However, no building setback from open
parking areas is being proposed for those 4 spaces. This does not comply with the BAO Zone and Planned Development Ordinance requirement of not less than a
5 foot building setback from open parking areas. The applicant has requested a variance form all of the parking related standards mentioned. This will be discussed under the variance section of this report.
The other BAO Zone issue for this project is the impact on the aesthetic quality
of the area. The project as viewed from the beach will reach a height of 51 feet as measured pursuant to existing standards, and will appear as four stories. Retaining wall heights ranging from 5 to 18 feet above existing grade would be visible along the north and south building elevations, The extensive length and height of the proposed walls would be directly adjacent to the public access stairway. Screening of the walls would be difficult as they come right up to
the property line. The building does not step down the slope resulting in a
building with a large mass and strong vertical appearance as viewed from the beach level and public access stairway. A variance has been requested to exceed the height limit.
Hillside Develoment Resulations
The project is in conflict with two of the specified intents of the Hillside Development Regulations. The first is to encourage creatively designed hillside
development requiring a minimal amount of grading. The project design proposes
grading 9,524 cubic yards per acre which is in the potentially acceptable range.
While staff recognizes the need to raise the western portion of the site a design
that stepped the building down the slope utilizing the existing topography could
reduce the amount of fill required. This would also serve to reduce the height
of the building and proposed retaining walls. The second intent which is an issue for this project is to reduce the intensity of development on hillside
areas to ensure that all development that does occur is compatible with the existing topography. As stated earlier the density calculations under the Hillside Development regulations allow only 5 units while 6 are proposed. Redesigning the project to 5 or fewer units would allow the applicant the ability
to reduce the intensity of the project to be compatible with the site so that
fewer variance requests would be necessary.
P1 anned DeveloDment Ordinance
The project complies with all but one of the development standards of the Planned Development Ordinance. The standard not met is the required building setback
of not less than 5 feet from open parking areas which was discussed under the
CT 89-1O/PUD 89-2/HDP 89-23/V 88-3 ST. TROPE2 WEST/CALIFORNIA BUILDERS JULY 19, 1989 PAGE 4
BAO Zone Section. Common active and passive recreational facilities are proposed including a spa, barbecues, and a common outdoor area. Two stairways are proposed from the site down to beach level. Balconies are proposed for each unit with 4 of the 6 units having two balconies. A separate storage space of at least
480 cubic feet is required for each unit and has been provided.
Local Coastal Proqram
As proposed the project is not consistent with all policies of the Mello I1 Local Coastal Program. Policy 7-12 relates specifically to development seaward of
Ocean Street. The policy requires new development to observe, at a minimum, an
ocean setback based on a "string1 ine" method of measurement. While the proposed building and decks appear to comply with the stringline setback, the seawall does not. Because of the potential beach erosion caused by wave deflection it is
important that the seawall follow the stringline so as not to'redirect and concentrate wave energy onto adjacent properties.
Variances
The applicant is requesting a total of five variances.
are as follows:
1.
The variances requested
Allow building height greater than two stories or 25 feet in height, whichever is less to permit four stories at a height of 51 feet.
2. Reduce side yard building setbacks from the required width of 10 feet from property line to a minimum of 6 feet.
3. Allow tandem garage parking for a lot that is not substandard in
width.
4. Reduce the interior garage width required from 12 feet to 10 feet
and allow a depth of 37 feet.
5. Reduce building setbacks from open parking areas from 5 feet to 0
feet. '
The applicant has taken the position that the west side of Ocean Street creates
a unique set of circumstances not found anywhere else in the City; and therefore, the variances requested are justifiable. The Planning Department records show that a number of variances have been granted on Ocean Street. Those variances
approved have been primarily for building setbacks.
A height variance may be justifiable due to the slope of the property, however, the building height near the center and western portion of the site is excessive. This is a result of the amount of fill proposed and the design not stepping the building down the slope. Staff cannot support the proposed height of 51 feet on the western portion of the site which appears as four stories. By redesigning
to reduce the intensity of the project several of the proposed variances would no longer be necessary. Given the proposed design staff cannot support the
CT 89-1O/PUD 89-2/HDP 89-23/V 88-3 ST. TROPEZ WEST/CALIFORNIA BUILDERS
JULY 19, 1989 PAGE 5
requested variances which are needed largely as a result of self-imposed design
constraints.
Growth Manaclemen t
The subject property is located within Local Facilities Management Zone 1, northwest quadrant. As identified earlier the project's density of 20.40 du/acre is not consistent with the City's Growth Control Yield of 19 du/acre.
Summarv
The project does not comply with the intent and development standards of the BAO Zone and the Hillside Development Regulations. In addition, it does not comply with all of the standards of the Planned Development Ordinance or with the Mello I1 segment of the Local Coastal Program. A total of five variances have been requested which demonstrates that the proposed project is to intense for the subject site. Staff is not able to make the required findings necessary to grant the variances. The project also exceeds the City's Growth Control Yield. Therefore, staff recommends denial of CT 89-1O/PUD 89-2/HDP 89-23/V 88-3.
1v. ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA) does not apply to projects which
a public agency rejects or disapproves (Section 21080(b)(5) of the Public
Resources Code).
ATTACHMENTS
1. Planning Commission Resolution Nos. 2886, 2887 and 2888
2. Location Map 3. Background Data Sheet 4. Local Facilities Impact Assessment Form 5. Disclosure Form 6. Reduced Site Plans 7. Exhibits "A" - 'J', dated July 19, 1989
DN:af
June 20, 1989
CASE NO: CT 8 9-1O/PUD 89-2/HDP 89-23/V 88-3
APPLICANT: ST. TROPE2 WEST/CALIFORNIA BUILDERS
REQUEST AND LOCATION: APPROVAL OF A TENTATIVE TRACT MAP, PLANNED
CONSTRUCT A 6 UNIT CONDOMINIUM AT 2901 OCEAN STREET.
UTJ
LEGAL DESCRIPTION: LO T 1 OF BLOCK "b" OF THE HAYS LAND COMPANY
hDDITION; IN THE CITY OF CARLSBAD ACCORDING TO MAP THEREOF NO. 1221
APN: 203-234-01 AND 02
Acres ,354 Proposed No. of Lots/Units 6
XG
Land Use Designation RH
Density Allowed 15-19 DU/AC Density Proposed 20.40
Existing Zone R-3 Proposed Zone N/A Surrounding Zoning and Land Use:
Zoninq Land Use
Site R-3 4 UNIT APARTMENT f VACANT
North R-3 COASTAL PUBLIC ACCESS
STAIRWAY
South R-3 21-UNIT CONDOMINIUM PROJECT
East R-3 MULTI-RESIDENTIAL UNITS
West 0-s PACIFIC OCEAN
PUBLIC FACILITIES
School District CARLSBAD Water CARLSBAD Sewer CARLSBAD
EDU's 6 Public Facilities Fee Agreement, Date 3/24/89
ENVIRONMENTAIn I MPACT ASSESSMENT
Negative Declaration, issued
E.I.R. Certified, dated
Other, CEOA DOES NOT APPLY TO PROJECTS RECOMMENDED FOR DENIAL
SECTION 21080(bI (51
CITY OB CARLSBAD
LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO.: ST. TROPE2 WEST CT 89-10/PUD 89-2/HDP 89-23/V 88-3
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RH
ZONING: R -3
DEVELOPER'S NAME: CALIFORNIA BUILDERS
ADDRESS: P.O. BOX 142, CARLSBAD. CA 92008
PHONE NO.: 434-3125 ASSESSOR'S PARCEL NO.: 203-234-01 & 02
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): .354 AC.,
23.144 SO. FT.. 6 DU
ESTIMATED COMPLETION DATE:
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
City Administrative Facilities; Demand in Square Footage = 22.239
Library ; Demand in Square Footage = 11.868
Wastewater Treatment Capacity (Calculate with J. Sewer)
Parks : Demand in Acreage = .044478
Drainage; Demand in CFS = N/A
Identify Drainage Basin = N/A
(Identify master plan facilities on site plan)
Circulation; Demand in ADTs = 36
(Identify Trip Distribution on site plan)
Fire ; Served by Fire Station No. = 1
Open Space: Acreage Provided - N/A
- Schools ; (Demands to be determined by staff) Sewer; Demand in EDUs - 6
Identify Sub Basin - 1G
(Identify trunk line(s) impacted on site plan)
K. Water; Demand in GPD - 1.320
-
DISCLOSURE FORM
APPLICANT: St. T roDez Westl a Jo int Venture Name
Business Address
(individual, partnership, joint venture, Corporation, syndication)
P.O. BOX 142, Carlsbad, CA 92008
434-3125 Telephone Number
AGENT: Charles F. Rowe, dba California Builders
P.O. Box 142, Carlsbad, CA 92008
Name
Business Address
Telephone Number 434-3125
MEM B ER S : Dr. Earl Shultz, Karen Shultz P.O. Box 2394, Rancho Santa Fe
Name (individual, partner, joint Home Address LA YLUb 1 venture, corporation, syndication)
See attached Business Address
942-9243
Telephone Number Telephone Number
Name Home Address
Business Address
Telephone Number Telephone Number
(Attach more sheets if necessary)
l/We understand that if this project is located in the Coastal Zone, I/we will apply
for Coastal Commission Approval prior to development.
!/We acknowledge that in the process of reviewing this application, it may be necessary for members of City Staff, Planning Commissioners, Design Review Board
members, or City Council members to inspect and enter the property that is the
subject of this application. I/We consent to entry for this purpose,
I /We declare under penalty of perjury that the information contained in this disclosure
is true and correct and that it will remain true and correct and may be relied upon
as being true and correct until amended.
.Y J
APPLl CANT
II
BY h&LfL
Agent, Owner, Partner
ATTACHMENT 1
St. Trope2 West - A Joint Venture
Robert and Linda Wueste
340 E. 64th St. Apt.20L, N.Y.,N.Y. 10021
Business Phone: 212-354-0528 Home:212-935-2985
Charles F. Rowe
P.O. Box 142, Carlsbad, CA 92008
Business Phone: 619-434-3125 Home:619-729-9545
Bill and Julie Deen
4027 West G Street
Brawley, CA 92227 Business Phcne: 619-344-1177 Home:619-434-3567
Gloria J. Vanderlaan
P.O. Box 4351, Carlsbad,CA 92008
Business Phone: 619-729-2301 Home:619-944-6479
Robert L. and Lynda Cheek Erickson
730 Neptune Ave., Leucadia, CA 92024
Business Phone: 714-660-1096
Gary L. and Glenda J. Foster
444 W. G St., Brawley, CA 92227
Business Phone: 619-352-4171
Home: 619-753-6713
Home:619-344-0052
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