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HomeMy WebLinkAbout2019-05-21; City Council; ; A Tentative Tract Map and Site Development Plan to construct a five-unit condominium project on a site located at 2569 Roosevelt Street. Project Name: Roosevelt Townhomes~ CITY COUNCIL ~ Staff Report Meeting Date: To: From: Staff Contact: May 21, 2019 Mayor and City Council Scott Chadwick, City Manager Chris Garcia, Associate Planner chris.garcia@carlsbadca.gov or 760-602-4622 CA Review ~ Subject: A Tentative Tract Map and Site Development Plan to construct a five-unit, residential air-space condominium project on a 0.22-acre site located at 2569 Roosevelt Street. Project Name: Roosevelt Townhomes Project No.: CT 2017-0006/SDP 2018-0013 (DEV#2017-0213) Recommended Action That the City Council hold a public hearing and adopt a resolution approving Tentative Tract Map No. CT 2017-0006 and Site Development Plan No. SDP 2018-0013 to construct a five-unit, residential air-space condominium project on a 0.22-acre site located at 2569 Roosevelt Street. Executive Summary The applicant, 2569 Roosevelt, LLC, is seeking approval of a Tentative Tract Map and Site Development Plan to construct five residential air-space condominiums, three detached and two of which are proposed to be attached as a duplex. Access is proposed to be provided by a private drive-aisle on the south side of the site from Roosevelt Street. Each home includes an attached two-car garage with a direct entrance into the unit. All five units contain two bedrooms and two and one-half bathrooms and range in size from 2,079 square feet to 2,129 square feet. The units are three stories tall with a maximum building height of 34'-10" as measured from the new finished grade. The proposed density for the project is 22.7 dwelling units per acre (du/ac), which is consistent with the density permitted for the site. On April 3, 2019, the Planning Commission conducted a public hearing and unanimously recommended approval of the project to the City Council (6-0, Commissioner Stine abstaining). Discussion Project Description and Background: The subject 0.22-acre site is located on the west side of Roosevelt Street, between Laguna Drive to the north and Beech Avenue to the south; it is not located within the Coastal Zone. The property is generally flat and is currently vacant after recent demolition of a single-family home and detached garage. The project is located within the Village General (VG) District of the Village and Barrio Master Plan (VBMP). May 21, 2019 Item #7 Page 1 of 68 As discussed in the VBMP, properties within the VG District do not have an assigned residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential development are established in the Village and Barrio Master Plan. The VG District allows residential density at 18-23 du/ac and the proposed project has a density of 22.7 du/ac. Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has not been established for residential development in the VG District, all residential units approved in the Village must be withdrawn from the city's Excess Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units or fee as required pursuant to Carlsbad Municipal Code (CMC) Section 21.85.110. As discussed in Section D of the Planning Commission Staff Report dated April 3, 2019 and Planning Commission Resolution No. 7326, the proposal to pay the in-lieu inclusionary housing fee is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. The project is conditioned to pay an affordable housing in-lieu fee for four units ($4,515 per unit x 4 units= $18,060), or five units ($4,515 per unit x 5 units= $22,575), if building permits for the five-unit project have not been applied for by February 28, 2021 (two years from demolition of the former single-family home). The applicant is not required to pay the affordable housing in-lieu fee for replacement of a home if the new home is permitted for construction within two years of the demolition of the original home. Otherwise, the project applicant must pay the in-lieu fee for all five units. The architectural design is characterized as contemporary with a coastal influence. Primary building materials include hardi-plank horizontal wood lap siding, hardi-panel vertical board and batten siding, and asphalt roof shingles. A mixture of window styles and roof pitches are proposed for each unit and the building materials are carried around all four sides. In addition, photovoltaic panels are proposed on the roof of each unit. As detailed in Attachment 4 of the Planning Commission Staff R~port, the proposed project meets the design guidelines ofthe VBMP. Specifically, the proposed project reduces the appearance of tall buildings by stepping back the top floor from the street, changes textures and colors throughout the project, minimizes blank walls by adding windows and accent materials, and is designed to accommodate photovoltaic panels on the roofs. Covered porches and balconies are provided to create pedestrian environments, and support the walkable, connected character of the Village and Barrio. Garages are also located so that they have a minimal visual impact on the street. Planning Commission Hearing: The Planning Commission considered the Roosevelt Town homes project on April 3, 2019. At the Planning Commission hearing, the Planning Commission heard the staff presentation and asked clarifying questions related to affordable housing in-lieu fees, project design, bicycle storage, and trash bin locations. The project architect further clarified some of the Planning Commission questions. No members of the public spoke on the item. The design of the project was positively received by the Planning Commission and minimal discussion took place. The Planning Commission recommended approval of the project to the City Council (6-0, Commissioner Stine abstaining). Per City Council direction and as set forth in the approved May 21, 2019 Item #7 Page 2 of 68 VBMP, the City Council is the final decision-making body for all new construction projects in the Village neighborhoods. Fiscal Analysis If approved, all required improvements to serve this project will be funded and/or constructed by the developer. Next Steps The City Council's action on this item is final. Environmental Evaluation {CEQA) The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 {In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. 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 five acres in size, and is surrounded by urban uses. There is no evidence that the site has 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. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. The five-unit residential air-space condominium project will be required to comply with the recently adopted Climate Action Plan Ordinances. Public Notification and Outreach The project is not subject to City Council Policy No. 84 -Development Project Public Involvement Policy, since the project was filed prior to the effective date of the policy. Information regarding public notification of this item such as mailings, public hearing notices posted in the newspaper and on the city website are available in the Office of the City Clerk. Exhibits 1. City Council Resolution. 2. Location Map. 3. Planning Commission Resolution No. 7326. 4. Planning Commission Staff Report dated April 3, 2019 (without Planning Commission Resolution). 5. Planning Commission minutes dated April 3, 2019. May 21, 2019 Item #7 Page 3 of 68 RESOLUTION NO. 2019-071 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP AND SITE DEVELOPMENT PLAN TO CONSTRUCT A FIVE-UNIT, RESIDENTIAL AIR- SPACE CONDOMINIUM PROJECT ON A 0.22-ACRE SITE LOCATED AT 2569 ROOSEVELT STREET IN THE VILLAGE GENERAL (VG) DISTRICT OF THE VILLAGE AND BARRIO MASTER PLAN AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: ROOSEVELT TOWNHOMES CASE NO.: CT 2017-0006/SDP 2018-0013 (DEV2017-0213) WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to the provisions of the Municipal Code, the Planning Commission did, on April 3, 2019, hold a duly noticed public hearing as prescribed by law to consider Tentative Tract Map No. CT 2017-0006 and Site Development Plan No. SOP 2018-0013, as referenced in Planning Commission Resolution No. 7326; and the Planning Commission adopted Planning Commission Resolution No. 7326 recommending to the City Council that it be approved; and WHEREAS the City Council of the City of Carlsbad, held a duly noticed public hearing to consider said Tentative Tract Map and Site Development Plan; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the City Council considered all factors relating to the Tentative Tract Map and Site Development Plan. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as follows: 1. That the above recitations are true and correct. 2. That the recommendation of the Planning Commission for the approval of Tentative Tract Map No. CT 2017-0006 and Site Development Plan No. SOP 2018-0013, is approved, and that the findings and conditions of the Planning Commission contained in Planning Commission Resolution No. 7326 on file with the City Clerk and incorporated herein by reference, are the findings and conditions of the City Council. 3. This action is final the date this resolution is adopted by the City Council. The Provisions of Chapter 1.16 of the Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply: May 21, 2019 Item #7 Page 4 of 68 "NOTICE" The time within which judicial review of this decision must be sought is governed by Code of Civil Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the appropriate court not later than the ninetieth day following the date on which this decision becomes final; however, if within ten days after the decision becomes final a request for the record is filed with a deposit in an amount sufficient to cover the estimated cost or preparation of such record, the time within which such petition may be filed in court is extended to not later than the thirtieth day following the date on which the record is either personally delivered or mailed to the party, or his attorney of record, if he has one. A written request for the preparation of the record of the proceedings shall be filed with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA 92008. PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the 21st day of May 2019, by the following vote, to wit: AYES: NAYS: ABSENT: Hall, Blackburn, Bhat-Patel, Schumacher. None. Hamilton. MATT HALL, Mayor (SEAL) May 21, 2019 Item #7 Page 5 of 68 PLANNING COMMISSION RESOLUTION NO. 7326 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A TENTATIVE TRACT MAP AND SITE DEVELOPMENT PLAN TO CONSTRUCT A FIVE-UNIT, RESIDENTIAL AIR-SPACE CONDOMINIUM PROJECT ON A 0.22-ACRE SITE LOCATED AT 2569 ROOSEVELT STREET IN THE VILLAGE GENERAL (VG) DISTRICT OF THE VILLAGE AND BARRIO MASTER PLAN AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: ROOSEVELT TOWN HOMES CASE NO .: CT 2017-0006/SDP 2018-0013 (DEV2017-0213) Exhibit 3 WHEREAS, 2569 Roosevelt, LLC, "Developer/Owner," has filed a verified application with the City of Carlsbad regarding property described as The Northwesterly half of the Northwesterly half of Lot 22 of Seaside Lands, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No.1722, filed in the Office of the County Recorder of San Diego County, July 28, 1921. Excepting therefrom that portion thereof described as follows: The most Easterly portion, 8 feet in width, along the Easterly Boundary of said lot bearing North 34 degrees, 33 minutes West and 62.165 feet in length, as granted to the City of Carlsbad on document recorded June 28, 1991 as Instrument No. 1991-0316665, of Official Records ("the Property''); and WHEREAS, said verified application constitutes a request for a Tentative Tract Map an~ Site Development Plan as shown on Exhibit(s) "A" -"R" dated April 3, 2019, on file in the Planning Division CT 2017-0006/SDP 2018-0013-ROOSEVELT TOWN HOMES, as provided by Chapters 20.12, 21.06, and 21.35 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on April 3, 2019, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the Tentative Tract Map and Site Development Plan. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. May 21, 2019 Item #7 Page 7 of 68 B) Findings: That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of CT 2017-0006/SDP 2018-0013 -ROOSEVELT TOWN HOMES, based on the following findings and subject to the following conditions: Tentative Tract Map CT 2017-0006 1. That the proposed map and the proposed design and improvement of the subdivision as conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable specific plans, Titles 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act, and will not cause serious public health problems, in that the proposed one lot tentative tract map for a five-unit residential air-space condominium subdivision is consistent with the General Plan as described below and satisfies all minimum requirements of the Village and Barrio Master Plan, and Titles 20 and 21 of the Carlsbad Municipal Code with respect to public facilities, access and parking as discussed below and in the project staff report dated April 3, 2019. 2. That the proposed project is compatible with the surrounding future land uses since surrounding properties are developed, are currently designated as Village-Barrio (VB) in the General Plan and are located in the Village General (VG} District or Village Center (VC) District of the Village and Barrio Master Plan. The subject property in the VG District is bordered to the north by a parking lot used for an existing commercial development, to the south by an existing auto repair business, to the west by a warehouse/photography studio, and to the east by a professional office building. The adjacent properties to the north, south and east are also located within the VG District of the Village and Barrio Master Plan (VBMP}. The property to the west is located within the Village Center (VC) District of the VBMP which allows a wide variety of uses. Residential uses are permitted by right in the VG District. Given the variety of uses allowed in the surrounding VG and VC districts, the proposed five-unit residential air-space condominium project is compatible with existing and fu ture land uses. 3. That the site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the density proposed, in that the VG District within the VBMP allows residential development at a density range of 18 to 23 dwelling units per acre. Based on a net acreage of 0.22 acres, the proposed five-unit residential condominium units have a density of 22.7 dwelling units per acre. As the proposed project falls within the allowable density range and meets all required development standards, the project site will accommodate the proposed density. 4. That the design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that the project has been designed and conditioned such that there are no conflicts with established easements. 5. That the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). 6. That the design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, in that structures have been designed to include operable windows on all elevations and balconies to maximize exposure of each unit to natural light and ventilation from nearby coastal breezes. PC RESO NO. 7326 -2-May 21, 2019 Item #7 Page 8 of 68 7. That the Planning Commission has considered, in connection with the housing proposed by this subdivision, the housing needs of the region, and balanced those housing needs against the public service needs of the city and available fiscal and environmental resources in that the proposed five-unit residential project is conditioned to pay an inclusionary housing fee for four units, or five units if building permits for the five-unit project have not been applied for by February 28, 2021 (two years from demolition of the former single-family home). 8. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat, in that the previously developed lot is devoid of sensitive vegetation and any natural water features. Therefore, the proposed project does not impact any fish, wildlife or habitat. 9. That the discharge of waste from the subdivision will not result in violation of existing California Regional Water Quality Control Board requirements, in that the project has been designed in accordance with the Best Management Practices for water quality protection in accordance with the City's sewer and drainage standards and the project is conditioned to comply with the National Pollutant Discharge Elimination System (NPDES} requirements. Site Development Plan SDP 2018-0013 10. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that the proposed one lot tentative tract map for a five-unit residential air-space condominium subdivision is consistent with the General Plan as described below and satisfies all minimum requirements of the Village and Barrio Master Plan, and Titles 20 and 21 of the Carlsbad Municipal Code with respect to public facilities, access and parking as discussed below and in the prc;,ject staff report dated April 3, 2019. 11. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or .to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that the project consists of the construction of a five-unit residential air-space condominium project on a 0.22 acre infill site located at 2569 Roosevelt Street within the VG District of the VBMP. The adjacent properties to the north, south and east are also located within the VG District of the VBMP. The property to the west is located within the VC District of the VBMP which allows a wide variety of uses. Residential uses are permitted by right in the VG District. Given the variety of uses allowed in the surrounding VG and VC districts, the proposed five-unit residential air-space condominium project is compatible with existing and future land uses. The five-unit residential air-space condominium project will not adversely impact the site, surroundings, or traffic circulation in that the existing surrounding streets have adequate capacity to accommodate the 40 Average Daily Trips (ADT) generated by the project. The project complies with all minimum development standards of the VG District and the VBMP, and the project is adequately parked on-site and does not result in any significant environmental impacts. 12. That the site for the intended development or use is adequate in size and shape to accommodate the use, in that the VG District within the VBMP allows residential development at a density. range of 18 to 23 dwelling units per acre. Based on a net acreage of 0.22 acres, the proposed five-unit residential condominium units have a density of 22.7 dwelling units per acre. As the PC RESO NO. 7326 -3-May 21, 2019 Item #7 Page 9 of 68 proposed project falls within the allowable density range and meets all required development standards, the project will accommodate the proposed density. 13. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained, in that as demonstrated in the project staff report, the five-unit residential air-space condominium project complies with all development standards (i.e. setbacks, lot coverage, parking, and height restrictions) of the VG District and the VBMP. Landscaping along the outer edge of the property, including the areas along Roosevelt Street, will be provided consistent with the requirements of the city's Landscape Manual. In addition to the above, privacy walls/fences on the property will be provided or maintained. 14. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use, in that the five-unit residential air-space condominium . project will take access from Roosevelt Street, which is identified as a local street, and is designed to adequately handle the 40 Average Daily Trips (ADT) generated by the project. Roosevelt Street is already improved with pavement, curb, gutter and sidewalks. The project will reconstru~t portions of the curb, gutter and sidewalk along the project frontage due to the modification of the driveway. City Council Policy No. 43, Allocation for Excess Dwelling Units 15. That the project location and density are compatible with the existing adjacent residential neighborhoods and/or nearby existing or planned uses in that the surrounding properties are developed, are currently designated as VB in the General Plan and are located in the VG District or VC District, of the Village and Barrio Master Plan. The subject property in the VG District is bordered to the north by a parking lot used for an existing commercial development, to the south by an existing auto repair business, to the west by a warehouse/photography studio, and to the east by a professional office building. The adjacent properties to the north, south and east are also located within the VG District of the VBMP. The property to the west is located within the VC District of the VBMP which allows a wide variety of uses. Residential uses are permitted by right in the VG District. Given the variety of uses allowed in the surrounding VG and VC districts, the proposed five-unit air-space condominium project is compatible with existing and future land uses. 16. That the' project location and density are in accordance with the applicable provisions ·of the General Plan and any other applicable planning document, in that the VG District within the VBMP allows residential development at a density range of 18 to 23 dwelling units per acre. Based on a net acreage of 0.22 acres, the proposed five-unit residential condominium units have a density of 22.7 dwelling units per acre. As the proposed project falls within the allowable density range and meets all required development standards, the project is consistent with the General Plan and VBMP. 17. That there are an adequate number of units in the Excess Dwelling Unit Bank in the Village to allocate four (4) units (net unit increase on-site). Per the city's Quadrant Dwelling Unit Report dated January 31, 2019, 571 units remain available for allocation in the Village. PC RESO NO. 7326 -4-May 21, 2019 Item #7 Page 10 of 68 General 18. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the city's General Plan, and the development standards of the Village and Barrio Master Plan, based on the facts set forth in the staff report dated April 3, 2019 including, but not limited to the following: . . a. Land Use -The proposed project, which includes the construction of five new residential condominiums, would enhance the vitality of the Village by providing new residential land uses near the downtown core area. The project reinforces the pedestrian orientation desired for the downtown area by providing residents an opportunity to walk to shopping, recreation, and mass transit functions. The project's proximity to existing bus routes and mass transit would help to further the goal of providing new economic development near transportation corridors. Overall, the residential project would contribute to the revitalization of the Village area. b. Mobility-The proposed project has been designed to meet circulation requirements, which include maintaining or enhancing frontage improvements consisting of sidewalks and landscaping. In addition, the applicant would be required to pay traffic impact fees prior to the issuance of building permits that would go toward future road improvements. The proposed project is located approximately one-third mile from the Carlsbad Village train station which provides rail and bus service throughout the day. The project's proximity to the transit station would provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled {VMTs) and their carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the Village. c. Noise -The proposed project is consistent with the Noise Element of the General Plan in that the project's building design, with windows closed, adequately attenuates the noise levels for the new condominiums as described in the noise analysis report (ABC Acoustics, Inc., dated August 28, 2017). Since the windows are required to be closed to meet a 45 dB(a) CNEL interior noise level, mechanical ventilation is conditioned to be required. d. Housing -The inclusionary housing requirement may be satisfied through the payment of an in-lieu fee for projects that have less than seven units. Therefore, the project has been conditioned to require the payment of the housing in-lieu fee for four (4) units prior to issuance of a building permit, or payment for five units if building permits are not applied for by February 28, 2021 (two years from demolition of the former single-family home). e. Public Safety-The proposed structural improvements would be required to meet all seismic design standards. In addition, the proposed project is consistent with the applicable fire safety requirements. The project would be required to develop and implement a program of "best management practices" for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. The project has been conditioned to pay all applicable public facilities fees for Zone 1 and meet with the fire marshal to determine if public fire hydrants are required. f. VG District Standards -The project as designed is consistent with the development standards for the VG District, the VBMP Design Guidelines and all other applicable regulations set forth in the VBMP as discussed in the project staff report. The project is not PC RESO NO. 7326 -5-May 21, 2019 Item #7 Page 11 of 68 requesting any deviations to the development standards and all required parking is located on-site. 19. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all city public facility policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding sewer collection and treatment; water; drainage; . circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be collected prior to issuance of building permit. c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. d. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. 20. The project has been conditioned to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. 21. · This project has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 1. 22. That all necessary public facilities required by the Growth Management Ordinance will be constructed or are guaranteed to be constructed concurrently with the need for them created by this project and in compliance with adopted city standards. 23. That the project is consistent with the city's Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 24. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of a grading or building permit, or approval of the Final Map, whichever occurs first. 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained PC RESO NO. 7326 -6-May 21, 2019 Item #7 Page 12 of 68 according to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the city's approval of this Tentative Tract Map and Site Development Plan . 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Tentative Tract Map and Site Development Plan documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 3. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, -and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the city arising, directly or indirectly, from (a) city's approval and issuance of this Tentative Tract Map and Site Development Plan, (b) city's approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation-survives until all legal proceedings have been concluded and continues even if the city's approval is not validated. 6. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Tentative Map, conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision making body. The copy shall be submitted to the City Planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. 7. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District that this project has satisfied _its obligation to provide school facilities. 8. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. PC RESO NO. 7326 -7-May 21, 2019 Item #7 Page 13 of 68 9. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. 10. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the city that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. A note to this effect shall be placed on the Final Map. 11. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFO #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 12. Prior to the issuance of the approval of the Final Map, Developer shall submit to the city a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a(n) Tentative Tract Map and Site Development Plan by Resolution(s) No. 7326 on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 13. The project is subject to the Prescriptive Compliance Option (PCO) of the City of Carlsbad's Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the PCO plan approved as part of this project and on file in the Planning Division. Prior to issuance of a building permit, Developer shal,I submit an application pursuant to the landscape plancheck process on file in the Planning Division; however, no landscape plans are required, and Developer shall only be responsible to pay the landscape inspection fee, with said application. The approved PCO plan will be utilized by the city as part of the project's final inspection process. 14. Developer shall establish a homeowner's association and corresponding covenants, conditions and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the City Planner prior to final map approval. Prior to issuance of a building permit, the Developer shall provide the Planning Division with a recorded copy of the official CC&Rs that have been approved by the Department of Real Estate and the City Planner. At a minimum, the CC&Rs shall contain the following provisions: a. General Enforcement by the City: The City shall have the right, but not the obligation, to enforce those Protective Covenants set forth in this Declaration in favor of, or in which the City has an interest. b. Notice and Amendment: A copy of any proposed amendment shall be provided to the City in advance. If the proposed amendment affects the City, City shall have the right to disapprove. A copy of the final approved amendment shall be transmitted to City within 30 days for the official record. PC RESO NO. 7326 -8-May 21, 2019 Item #7 Page 14 of 68 c. Failure of Association to Maintain Common Area Lots and Easements: In the event that the Association fails to maintain the "Common Area Lots and/or the Association's Easements" as provided in Article---~ Section _____ the City shall have the right, but not the duty, to perform the necessary maintenance. If the City elects to perform such maintenance, the City shall give written notice to the Association, with a copy thereof to. the Owners in the Project, setting forth with particularity the maintenance which the City finds to be required and requesting the same be carried out by the Association within a period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association's Easements within the period specified by the City's notice, the City shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. d. Special Assessments Levied by the City: In the event the City has performed the necessary maintenance to either Common Area Lots and/or Association's Easements, the City shall submit a written invoice to the Association for all costs incurred by the City to perform such maintenance of the Common Area Lots and or Association's Easements. The City shall provide a copy of such invoice to each Owner in the Project, together with a statement that if the Association fails to pay such invoice in full within the time specified, the City will pursue collection against the Owners in the Project pursuant to the provisions of this Section. Said invoice shall be due and payable by the Association within twenty (20) days of receipt by the Association. If the Association shall fail to pay such invoice in full within the period specified, payment shall be deemed delinquent and shall be subject to a late charge in an amount equal to six percent (6%) of the amount of the invoice. Thereafter the City may pursue collection from the Association by means of any remedies available at law or in equity. Without limiting the generality of the foregoing, in addition to all other rights and remedies available to the City, the City may levy a special assessment against the Owners of each Lot in the Project for an equal pro rata share of the invoice, plus the late charge. Such special assessment shall constitute a charge on the land and shall be a continuing lien upon.each Lot against which the special assessment is levied. Each Owner in the Project hereby vests the City with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article ____ of this Declaration. e. Landscape Maintenance Responsibilities: The HOAs and individual lot or unit owner landscape maintenance responsibilities shall be as set forth in Exhibit ____ _ f. Balconies, trellis, and decks: The individual lot or unit owner allowances and prohibitions regarding balconies, trellis, and decks shall be as set forth in Exhibit ___ _ 15. This project is being approved as a condominium permit for residential ownership purposes. If any of the residential units in the project are rented, the minimum time increment for such rental shall be not less than 31 days. The CC&Rs for the project shall include this requirement. Should the City Council adopt an ordinance that would permit rental of the units for less than 31 days, this condition shall be null and void. 16. Prior to issuance of building permits, the Developer shall submit to the City Planner a recorded · copy of the Condominium Plan filed with the Department of Real Estate which is in conformance with the City-approved documents and exhibits. PC RESO NO. 7326 -9-May 21, 2019 Item #7 Page 15 of 68 17. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Community Development and Planning. 18. If satisfaction of the school facility requirement involves a Mello-Roos Community Facilities District or other financing mechanism which is inconsistent with City Council Policy No. 38, by allowing a pass~through of the taxes or fees to individual home buyers, then in addition to any other disclosure required by law or Council policy, the Developer shall disclose to future owners in the project, to the maximum extent possible, the existence of the tax orfee, and that the school district is the taxing agency responsible for the financing m~chanism. The form of notice is subject to the approval of the City Planner and shall at least include a handout and a sign inside the sales facility, or inside each unit, stating the fact of a potential pass-through of fees or taxes exists and where complete information regarding those fees or taxes can be obtained. 19. Developer shall display a current Zoning and Land Use Map, or an alternative, suitable to the City Planner, in the sales office or inside each unit, at all times. All sales maps that are distributed or made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets. 20. Developer shall post a sign in the sales office, or inside each unit, in a prominent location that discloses which special districts and school district provide service to the project. Said sign shall remain posted until all of the units are sold. 21. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of an Outdoor Storage Plan, and thereafter comply with the approved plan. 22. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. 23. Prior to issuance of building permits, the Developer shall pay to the city an inclusionary housing in-lieu fee as an individual fee on a per market rate dwelling unit basis in the amount in effect at the time, as established by City Council Resolution from time to time. If building permits are not applied for by February 28, 2021 (two years from demolition of the former single-family home), credit will no longer be given for the former single-family home and an in-lieu fee shall be paid for all five (5) units instead of for four (4) units. 24. Mechanical ventilation for each unit shall be shown on the plans submitted for building permit since windows are required to be closed to meet the maximum 45 dB(a) CNEL interior noise level. Engineering General 25. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route. PC RESO NO. 7326 -10-May 21, 2019 Item #7 Page 16 of 68 26. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. 27. Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private driveways, utilities, street trees, sidewalks, landscaping, lighting, enhanced paving, water quality treatment measures, and storm drain facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. 28. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The property owner shall maintain this condition. Fees/ Agreements 29. Developer shall cause property owner to execute and sul:i'mit to the city engineer for recordation, the city's standard form Geologic Failure Hold Harmless Agreement. 30. Developer shall cause property owner to execute and submit to the city engineer for recordation the city's standard form Drainage.Hold Harmless Agreement. 31. Developer shall cause owner to execute, for recordation, a city standard Local Improvement District Agreement to pay fair share contributions for undergrounding of all existing overhead utilities and installation of street lights, as needed, along the subdivision frontage, should a future district be formed. Grading 32. Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports as required by city engineer, post security and pay all applicable grading plan review and permit fees per the city's latest fee schedule. 33. Prior to issuance grading plan approval, the contractor shall submit a Construction Plan to the city engineer for review and approval. Said Plan may be required to include, but not be limited to, identifying the location of the construction trailer, material staging, bathroom facilities, parking of construction vehicles, employee parking, construction fencing and gates, obtaining any necessary permission for off-site encroachment, addressing pedestrian safety, and identifying time restrictions for various construction activities. Storm Water Quality 34. Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational prac~ices, maintenance procedures, and other management practices or devices to prevent or reduce the PC RESO NO. 7326 -11-May 21, 2019 Item #7 Page 17 of 68 discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. · 35. Developer shall complete and submit to the city engineer a Determination of Project's SWPPP Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer shall also submit the appropriate Tier Level Storm Water Compliance form and appropriate Tier Level Storm Water Pollution Prevention Plan (SWPPP) to the satisfaction of the city engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. 36. Developer shall complete the City of Carlsbad Standard Stormwater Requirement Checklist Form. Developer is responsible to ensure that all final design plans, grading plans, and building plans incorporate applicable best management practices (BMPs). These BMPs include site design, source control and Low Impact Design (LID) measures including, but not limited to, minimizing the use of impervious area (paving), routing run-off from impervious area to pervious/landscape areas, preventing illicit discharges into the storm dr;:iin and adding storm drain stenciling or signage all to the satisfaction of the city engineer. Dedications/Improvements 37. Developer shall design the private drainage systems, as shown on the tentative map to the satisfaction of the city engineer. All private drainage systems (12" diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. 38. Developer shall design all proposed public improvements including but not limited to sewer lateral, driveways, sidewalk and water services/meters as shown on the tentative map. These improvements shall be shown on one of the following, s_ubject to c_ity engineer approval: a. Grading plans processed in conjunction with this project; or b. Construction Revision to an existing record public improvement drawing Developer shall pay plan check and inspection fees using improvement valuations in accordance with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit prior to performing work in the city right-of-way. 39. Developer shall design, and obtain approval from the city engineer, the structural section for the access aisles with a traffic index of 5.0 in accordance with city standards due to truck access through the parking area and/or aisles with an ADT greater than .500. Prior to completion of grading, the final structural pavement design of the aisle ways shall be submitted together with required R-value soil test information subject to the. review and approval of the city engineer. 40. Developer shall provide all-weather maintenance access roads to the public drainage facilities (e.g.: headwalls, rip-rap field, etc.) for this project to the satisfaction of the city engineer. Where maintenance access roads are not practical and/or permitted, developer shall incorporate low- maintenance design features to the satisfaction of the city engineer. Non-Mapping Notes PC RESO NO. 7326 -12-May 21, 2019 Item #7 Page 18 of 68 41. Add the following notes to the final map as non-mapping data: Utilities a. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the tentative map. These improvements include, but are not limited to: i. Water services. ii. Sewer service. iii. Driveway approach and sidewalk. b. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. c. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. d. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans standards. e. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any diversion of waters, the alteration of the normal flow of surface waters or drainage, or the concentration of surface waters or drainage from the drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other improvements identified in the city approved development plans. f. There are no public park or recreational facilities to be located in whole or in part within this subdivision. The subdivider is therefore obligated to pay park-in-lieu fees in accordance with section 20.44.050 of the Carlsbad Municipal Code and has either paid all of said park in-lieu fees or agreed to pay all of said park-in-lieu fees in accordance with section 20.16,070 of the Carlsbad Municipal Code. 42. Developer shall install potable water and/or recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. · 43. The developer shall agree to install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. PC RESO NO. 7326 -13-May 21, 2019 Item #7 Page 19 of 68 Code Reminders 44. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer. 45. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the tentative map are for planning purposes only. 46. Subdivider shall comply with Section 20.16.040(d) of the Carlsbad Municipal Code regarding the undergrounding of existing overhead utilities. 47. Developer shall pay park-in-lieu fees in accordance with Section 20.44 of the City of Carlsbad Municipal Code to the satisfaction of the City Engineer. 48. . Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by Council Policy No. 17. 49. Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management fee for Zone 1 as required by Carlsbad Municipal Code Section 21.90.050. 50. Developer shall pay a landscape inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. 51. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable city ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. 52. This project shall comply with the latest nonresidential disabled access requirements pursuant to Title 24 of the California Building Code. 53. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. 54. Any signs proposed for this development shall at a minimum be designed in conformance with the city's Sign Ordinance and shall require review and approval of the City Planner prior to installation of such signs. NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. PC RESO NO. 7326 -14-May 21, 2019 Item #7 Page 20 of 68 (i). PLANNING COMMISSION . Staff Report . Exhibit 4 ltemNo.G) P.C. AGENDA OF: April 3, 2019 Application complete date: April 23, 2018 Project Planner: Chris Garcia. SWBJECT: Project Engineer: David Rick CT 2017-0006/SDP 2018-0013 (DEV2017-0213) -ROOSEVELT TOWNHOMES -Request for a recommendation of approval of a Tentative Tract Map and Site Development Plan to construct a five-unit, residential air-space condominium project on a 0.22-acre site located at 2569 Roosevelt Street in the Village General (VG) District of the Village and Barrio Master Plan and within Local Facilities Management Zone 1. The City Planner has determined that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) ofthe State CEQA guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7326 RECOMMENDING APPROVAL of Tentative Tract Map CT 2017-0006 and Site Development Plan SDP 2018-0013 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The subject 0.22-acre site is located on the west side of Roosevelt Street, between Laguna Drive to the north and Beech Avenue to the south. The property is generally flat and is currently vacant after recent demolition of a single-family home and detached garage. The project is located within the Village General (VG) District of the Village and Barrio Master Plan (VBMP). Table 1 below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE 1-SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Village/Barrio (VB) Village/Barrio (V-B) -Vacant Site Village General (VG) District Village/Barrio (VB) Village/Barrio (V-B) -Commercial parking lot North Village Center (VC) District Village/Barrio (VB) Village/Barrio (V-B) -Auto repair South Village General (VG) District May 21, 2019 Item #7 Page 22 of 68 CT 2017-0006/SDP 2018-0013 (DEV2017-0213)-ROOSEVELTTOWNHOMES April 3, 2019 Pa e 2 Village/Barrio (VB) Village/Barrio (V-B) - East Village General (VG) District Village/Barrio (VB) Village/Barrio (V-B) - West Village Center (VC) District Professional office building Photography studio/ Warehouse The project proposes the construction of five residential air-space condominiums, three detached and two of which are proposed to be attached as a duplex. Access is proposed to be provided by a private drive-aisle on the south side of the site from Roosevelt Street. Each home includes an attached two-car garage with a direct entrance into the unit. All five units contain two bedrooms and two and one-half bathrooms and range in size from 2,079 square feet to 2,129 square feet. The units are three stories tall with a maximum building height of 34'-10" as measured from the new finished grade. The finished grade for measuring building height at the rear half of the property is proposed to be established at a slightly higher grade (approximately two to three feet) than the existing grade to provide a uniform design and to facilitate drainage on the property. All units include a private balcony off the second floor, as well as an exclusive use yard area at the ground level. The· underlying lot will be held in common interest divided between the five air-space condominiums. The common area includes, but is not limited to, the private drive aisle and landscaped areas. Grading for the proposed project includes 78 cubic yards of fill and 356 cubic yards of remedial grading. Retaining walls up to three feet in height are proposed along the north, south and west property lines, with wood fences on top not to exceed a combined height of six feet. The entrance for Unit 1, which includes a covered porch, is oriented toward Roosevelt Street. Pedestrian access to the remaining four units is provided by a common sidewalk which parallels the northern (side) property line. The architectural design is characterized as contemporary with a coastal influence. Primary building materials include hardi-plank horizontal wood lap siding, hardi-panel vertical board and batten siding, and asphalt roof shingles. A mixture of window styles and roof pitches are proposed for each unit and the building materials are carried around all four sides. In addition, photovoltaic panels are proposed on the roof of each unit. Ill. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village-Barrio (VB) General Plan Land Use Designation; B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village General District (Village and Barrio Master Plan); C. Subdivision Ordinance (CMC Title 20); D. lnclusionary Housing Ordinance (CMC Chapter 21.85); and E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1. 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 and policies is discussed in the sections below. A. Village-Barrio (VB) General Plan Land Use Designation The subject property has a General Plan Land Use designation of Village-Barrio (VB) and is within the Village General (VG) District of the Village and Barrio Master Plan (VBMP). As discussed in the VBMP, May 21, 2019 Item #7 Page 23 of 68 CT 2017-0006/SDP 2018-0013 (DEV2017-0213)-ROOSEVELTTOWNHOMES April 3, 2019 Pa e 3 properties within the VG District do not have an assigned residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential development are established in the Village and Barrio Master Plan. Table 2 below identifies the permissible density range for properties within the VG District, as well as the allowable density range based on the size of the project site and the proposed density and units. TABLE B -PROPOSED DENSITY Allowable Density Range; Project Density; Gross Acres Net Acres Min/Max Dwelling Units per VG District Proposed Dwelling Units Village and Barrio Master Plan 0.22 0.22 18-23 dwelling units per acre (du/ac). 22 .7 du/ac Five dwelling units Minimum: Four dwelling units Maximum: Five dwelling units As identified above, the project's density of 22.7 du/ac falls below the maximum density of 23 dwelling units per acre and, therefore, complies with the allowed density for the VG District. Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has not been established for residential development in the VG District, all residential units approved in the Village must be withdrawn from the city's Excess _Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43 . Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units or fee as required pursuant to CMC Section 21.85.110. As discussed in Section C below, the proposal to pay the in-lieu inclusionary housing fee is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. The project is conditioned to pay an affordable housing in-lieu fee for four units, or five units if building permits for the five-unit project have not been applied for by February 28, 2021 (two years from demolition of the former single-family home). In order to approve an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As the proposed project requires action by the City Council, the City Council is the final decision-making authority for the allocation from the EDUB. Lastly, the project is subject to compliance with the Elements of the General Plan as outlined in Table C below: TABLE C-GENERAL PLAN COMPLIANCE Element Use, Classification, Goal, Objective, Proposed Uses & Improvements Comply? or Program Land Use Goal 2-G.30 The proposed project, which includes the Yes Develop a distinct identity for the construction of five new residential Village by encouraging a variety of condominiums, would enhance the uses and activities, such as a mix of vitality of the Village by providing new residential, commercial office, residential land uses near the downtown restaurants and specialty retail core area. The project reinforces the shops, which traditionally locate in a pedestrian orientation desired for the May 21, 2019 Item #7 Page 24 of 68 CT 2017-0006/SDP 2018-0013 {DEV2017-0213) -ROOSEVELT TOWN HOMES April 3, 2019 Pa e 4 Element Use, Classification, Goal, Objective, or Program pedestrian-oriented downtown area and attract visitors and residents Proposed Uses & Improvements downtown area by providing residents an opportunity to walk to shopping, from across the community by recreation, and mass transit functions. creating a lively, interesting social The project's proximity to existing bus environment. routes and mass transit would help to further the goal of providing new Policy 2-P.70 economic development near Seek an increased presence of both transportation corridors. Overall, the residents and activity in the Village residential project would contribute to with new development, particularly the revitalization of the Village area. residential, including residential as part of a mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. Comply? Mobility Policy 3-P.5 The proposed project has been designed Yes to meet circulation requirements, which include maintaining or enhancing frontage improvements consisting of sidewalks and landscaping. In addition, Noise Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. Goal 3-G.3 the applicant WOl:Jld be required to pay traffic impact fees prior to the issuance of building permits that would go toward future road improvements. Provide inviting streetscapes that The proposed project is located encourage walking and promote approximately one-third mile from the livable streets. Carlsbad Village train station which Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. Policy 5.P.2 provides rail and bus service throughout the day. The project's proximity to the transit station would provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled {VMTs) and their carbon footprint. Furthermore·, the project supports walkability and mobility by locating the project near existing goods and services within the Village. The proposed project is consistent with Yes the Noise Element of the General Plan in that the project's building design, with windows closed, adequately attenuates the noise levels for the new condominiums as described in the noise analysis report (ABC Acoustics, Inc., dated August 28, 2017). Since the windows are required to be closed to May 21, 2019 Item #7 Page 25 of 68 CT 2017-0006/SDP 2018-0013 (DEV2017-0213)-ROOSEVELTTOWNHOMES April 3, 2019 Pa e 5 Element Housing Public Safety Use, Classification, Goal, Objective, or Program Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than "normally acceptable." Policy 10-P.15 Pursuant to the lnclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. Proposed Uses & Improvements meet a 45 dB(a) CNEL interior noise level, mechanical ventilation is conditioned to be required. Comply? The inclusionary housing requirement Yes may be satisfied through the payment of an in-lieu fee for projects that have less than seven units. Therefore, the project has been conditioned to require the payment of the housing in-lieu fee for four units prior to issuance of a building permit, or payment for five units if building permits are not applied for by February 28, 2021 (two years from demolition of the former single-family home). The proposed structural improvements Yes would · be required to meet all seismic design standards. In addition, the proposed project is consistent with the applicable fire safety requirements. The project would be required to develop and implement a program of "best management practices" for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. The project has been conditioned to pay all applicable public facilities fees for Zone 1 and meet with the fire marshal to determine if public fire hydrants are required. May 21, 2019 Item #7 Page 26 of 68 CT 2017-0006/SDP 2018-0013 (DEV2017-0213)-ROOSEVELTTOWNHOMES April 3, 2019 Pa e 6 B. Village-Barrio Zone (CMC Chapter 21.35) and Village General District The subject property is located within the Village General District (VG) of the Village and Barrio Master Plan (VBMP). One-family dwellings are permitted in the VG District when developed as two or more detached units on one lot. Two-family dwellings (i.e., duplex) are also permitted. No variances or standards modifications are being requested for the project. The project's compliance with the development standards specific to the VG District, as well as the area-wide standards within the Village and Barrio Master Plan, are provided in Tables D and E below. Please see Attachment 4 for an analysis of the project's compliance with the Design Guidelines of the VBMP. Standard Front Yard Setback Side Yard Setback Rear Yard Setback Building Height Building Coverage Building Massing Open Space TABLED -COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN VILLAGE GENERAL (VG) DISTRICT Required/ Allowed Proposed Minimum of five feet; maximum of ten feet to ist floor: 10' building. 2nd floor: 10'; balcony 8' Additional depth permitted where area includes 3rd floor: 13'-6"; a plaza, courtyard, or outdoor dining. Additional balcony 8' depth is also permitted to accommodate electrical transformers, utility connection, meter pedestals, and similar equipment only if other locations are infeasible as determined by the decision-maker. Awnings, canopies, upper floor balconies, plazas, courtyards, and outdoor dining are permitted to encroach within the setback up to the property line. Minimum'ten-foot landscape setback where surface parking areas are located adjacent to a public street. Minimum of five feet North Side: 6'-3"; South Side : 18' -5"; 13' - 8" to balcony Minimum of ten feet Main building: 10' Projections: 8' Maximum 35 feet, 3 stories 34'-10" maximum, 3 stories 80% maximum 44.4% Maximum wall plane and roofline variation: N/ A-the length of the No building fac;:ade visible from any public street front elevation of Unit shall extend more than 40 feet in length without 1 is 32 feet. a 5-foot minimum variation in the wall plane, as well as a change in roofline. 20% x 9,612 square feet (site size) 31.6% = 3,045 square = 1,922 square feet feet provided at ground level. Comply? Yes Yes Yes Yes Yes N/A Yes May 21, 2019 Item #7 Page 27 of 68 CT 2017-0006/SDP 2018-0013 (DEV2017-0213)-ROOSEVELTTOWNHOMES April 3, 2019 Pa e 7 Standard Parking Standard Ingress and Egress Property Line Walls/Fences Building Orientation Required/ Allowed Proposed Minimum of 80 square feet of private open space per unit; minimum dimension of 6 feet in any All open space direction. proposed is private. Open space may be dedicated to landscape Unit 1 balconies {2}: planters, open space Jpockets and/or 124 square feet connections, roof gardens/patios, balconies or other patios, and/or outdoor eating areas; no Units 2-5 grivate yards: parking spaces or aisles are permitted in the Exceeds 80 square feet open space. each and provided at ground level adjacent No common open space required for projects to each unit. with 10 or fewer units. **Units 2-5 also include a balcony for each unit. However, the area does not meet minimum specifications. Two garaged spaces. Tandem parking is Two-car garage permitted. proposed for each unit. No guest parking required. TABLE E -COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN AREA-WIDE STANDARDS Required/ Allowed Proposed Development shall be permitted a maximum of One access point is one access point from the public street. proposed off Roosevelt Street. The A driveway curb cut shall not exceed 20 feet in width of the proposed width and maintain a free line of sight. driveway, exclusive of the approach, is 20' and it provides a free line of sight. Maximum height in front yard setback: 3.5' Front yard setback: Maximum height in side/rear yard setback: 6' 3.5 feet Wall/fence height shall be measured from the Side/rear yard lowest side of finished grade. setback: 6 feet Buildings shall be oriented toward primary street The entrance to Unit frontage. 1, which includes a covered front porch and two balconies, is oriented toward Roosevelt Street. Due to the limited width of the lot, the remaining Comply? Yes Comply? Yes Yes Yes May 21, 2019 Item #7 Page 28 of 68 CT 2017-0006/SDP 2018-0013 (DEV2017-0213}-ROOSEVELTTOWNHOMES April 3, 2019 Pa e 8 Standard Required/ Allowed Proposed units are located behind Unit 1 and the entries cannot be oriented toward Roosevelt Street. Roof All roof structures/protrusions shall complement Photovoltaic panels Protrusions and be consistent with the design of the building are proposed on the and not taller than necessary to accommodate, roof areas and do not screen, or enclose the intended use. project more than necessary to accommodate the use. No other roof- mounted equipment or protrusions are proposed. C. Subdivision Ordinance Comply? Yes The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the city's Subdivision Ordinance (Title 20} for Major Subdivisions. The subdivision is considered major because it involves the division of land into five or more condominiums (five residential condominiums). The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. D. lnclusionary Housing For all residential development less than seven units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct five residential condominium units has been conditioned to pay the applicable housing in-lieu fee for four units prior to building permit issuance or five units if building permits for the five-unit project have not been applied for by February 28, 2021 (two years from demolition of the former single-family home). E. Growth Management 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 Table F below. TABLE F -GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance City Administration 17.69 sq. ft. Yes Library 9.43 sq. ft. Yes Waste Water Treatment 5 EDU Yes Parks 0.04 acre Yes Drainage Basin A; <1 CFS Yes Circulation 40ADT Yes Fire Station 1 Yes May 21, 2019 Item #7 Page 29 of 68 CT 2017-0006/SDP 2018-0013 (DEV2017-0213)-ROOSEVELTTOWNHOMES April 3, 2019 Pa e 9 Standard Impacts Open Space N/A Schools Carlsbad (E:1.17, M:0.59, H:0.72 Sewer Collection System 5 EDU Water 1,250 GPD Compliance N/A Yes Yes Yes Properties located within the boundaries of the,Village General District of the Village and Barrio Master Plan do not have a Growth Management Control Point or an allocation for dwelling units. Therefore, as the construction offive residential units are proposed following the recent demolition of one single-family home, a total of four (4) dwelling units will be deducted from the city's Excess Dwelling Unit Bank. Pursuant to Planning Commission Resolution No. 7326, the allocation from the EDUB can be supported since 571 units are available for allocation in the Village according to the city's Quadrant Dwelling Unit Report dated January 31, 2019. V. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. 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 five acres in size, and is surrounded by urban uses. There is no evidence that the site has value as habitat for endangered, rare, or threatened species. Approval ofthe project will not result in significant effects relating to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. The five-unit residential air-space condominium project is not subject to Climate Action Plan measures because the project is below the 70-unit multi-family housing screening threshold listed in the city's Climate Action Plan (Section 5.3). ATTACHMENTS: 1. Planning Commission Resolution No. 7326 2. Location Map 3. Disclosure Statement 4. Village and Barrio Master Plan Design Guidelines Analysis 5. Reduced Exhibits 6. Full Size Exhibits "A" -"R" dated April 3, 2019 May 21, 2019 Item #7 Page 30 of 68 VILLAGE AND BARRIO MASTER PLAN DESIGN GUIDELINES CT 2017-0006/SDP 2018-0013 (DEV2017-0213)-ROOSEVELT TOWNHOMES INTENT The Design Guidelines (guidelines) intend to implement and enhance the existing character within the Village and Barrio as new development and property improvements occur. Together, the Village and Barrio are a unique, mixed-use environment. They serve as both a shopping and entertainment destination as well as a place to live and work. The guidelines aim to improve the character of the Village and Barrio while improving livability. Guidelines address many components of building style and orientation, including site layout, building massing, roof form, building fa~ades, and appurtenances. Images are intended to provide a visual example of a targeted topic described in the caption and may not represent all aspects and direction provided within this document. Through these areas of focus, the guidelines strive to foster authentic designs with straightforward and functional construction. All development should align with the spirit and intent of the design guidelines presented in this chapter. Designers and developers should consider at a minimum that these guidelines are a starting point for quality development, and do not comprise every possible strategy for achieving high quality design. Therefore, it is prudent that designers use their own techniques for achieving authentic, high quality design. The following guidelines apply to all new and remodeled development within the entire Master Plan Area unless exempt as determined by Section 6.3.2. 2.8.2 SITE PLANNING GUIDELINES CONSISTENCY STATEMENT A. Site layout 1. Place buildings adjacent to, and oriented towards, the street. Locate prominent architectural features near corners and intersections. 2. Orient storefronts and major building entries towards major streets, courtyards, or plazas. 3. Minimize gaps between buildings in order to create a continuous, pedestrian- oriented environment. 4. Place parking lots so as not to interrupt commercial street frontages. s. Incorporate functional and aesthetic vehicular and pedestrian connections to adjacent sites. 6. Create small pedestrian plazasalongthestreet wall through the use of recesses in building form. 7. Provide easily identifiable pedestrian access from the street and/or sidewalk to key areas within the site. 8. Incorporate plazas, landscaped areas, fountains, public art, textured pavement, and vertical building features to create focal points that enhance a pedestrian's experience. 9. Utilize atriums and outdoor courtyards to increase the variety and number of views and to bring additional sunlight into large developments. 10. Give careful design consideration to corner lots, as they are typically a focal point in the urban fabric. 11. Utilize courtyards or other methods to break up the building mass and provide natural ventilation, wherever possible. B. Parking and access 1. Locate parking behind buildings and away from the street, wherever possible. 2. Use pervious paving materials, whenever possible. 3. Buffer residential uses from commercial parking lots by landscaping, fencing, and/or walls. 1 The proposed site layout for the five- unit condominium project takes advantage of the configuration of the lot, which has a limited street frontage width of 62 feet and no · alley access. Vehicular access to each unit is provided by a 24-foot-wide private drive-aisle off Roosevelt Street. The entrance to Unit 1 is oriented toward Roosevelt Street and includes a covered porch and front-facing balconies to activate the street frontage a_nd enhance the residential context. A sidewalk with landscape planters paralleling the northern property line provides pedestrian access to the units. The detached condominium design breaks up the massing of the project and allows for private courtyards for each unit. Parking for each unit is provided by a two-car garage off the private drive- aisle. Due to the narrow street frontage of 62 feet and 154-foot depth of the lot, the garage elevations are oriented toward the May 21, 2019 Item #7 Page 34 of 68 4. When walls or fences are utilized to screen parking, provide breaks to allow for pedestrian circulation and limit height for safety and security purposes. 5. Divide large parking lots into smaller areas with landscaping and clearly marked pedestrian paths. 6. Highlight primary pedestrian access paths within parking areas with decorative paving, trellises, canopies, lighting, and similar improvements. 7. Create pedestrian paseos to parking lots of buildings. 8. Locate parking below grade or in structures, where feasible. 9. Design parking structures so their height and bulk are consistent with adjacent buildings. 10. Provide bicycle parking at convenient locations such as entrances or other visible and accessible areas. 11. Provide electric vehicle charging stations and equipment where feasible and as otherwise required. c. Plazas and open space 1. Provide private or common open space and pedestrian connections to such spaces to enhance the living environment and contribute to a walkable neighborhood character. 2. Semi-public outdoor spaces, such as small plazas and courtyards are encouraged between private and public spaces to support pedestrian activity and connectivity. 3. Design plazas and building entries to maximize circulation opportunities between adjacent uses. 4. Provide landscaping and high-qualitypaving materials, such as stone, .concrete or tile, for plazas and open spaces. - 5. Place outdoor furniture, such as seating, low walls, trash receptacles, bike racks and other elements, in outdoor pedestrian spaces. 6. Site buildings to define open space areas. Ensure that outdoor areas are visible from public streets and accessible from buildings, as well as, streets and pedestrian and bicycle networks. F. Mechanical Equipment and Service Areas 1. Carefully design, locate, and integrate service, utility, and loading areas into the site plan. These critical functional elements should not detract from the public view shed area or create a nuisance for adjacent property owners, pedestrian circulation, or vehicle traffic. 2. Locate loading areas in the rear of a site where possible. 3. Locate mechanical equipment and service areas along and accessed from alleys or the rear of properties, wh.erever possible. 4. Place public utility equipment, meter pedestals, and transformers underground or away from sidewalks and pedestrian areas, where feasible. 5. Screen all mechanical equipment from public view. 6. Ensure roof mounted mechanical equipment and screening do not interfere with required solar zones or installed solar photovoltaic or solar water heating systems. 2 south or side property line, which reduces the visibility and prominence of the garages as viewed from Roosevelt Street. Pervious pavers are included in the private drive-aisle to assist with storm water compliance and to visually enhance the project design. Visitor access to each of the units is provided by a walkway adjacent to the north property line. A combination fence/retaining wall up to six feet in height is proposed along the north, south and west property lines to facilitate drainage and to provide privacy screening between the subject residential project and commercial uses to the north and south. The proposed five-unit condominium project complies with the private open space requirements of the Village General (VG) District of the Village and Barrio Master Pfan (VBMP), which requires a minimum of 80 square feet per unit. Each unit has a private ground floor area that exceeds 80 square feet in addition to private balconies. Four of the five units have their ground-mounted air conditioning units screened by buildings. Unit l's ground-mounted air conditioning unit will be screened from Roosevelt Street by landscaping. Each unit will have its own trash and recycling bins within the exclusive use area. Roof plans demonstrate adequate solar zones for the proposed photovoltaic systems. May 21, 2019 Item #7 Page 35 of 68 7. Design trash and recycling enclosures to be consistentwith the project and building architecture, and site and screen them to minimize visual impact. G. Landscaping Landscaping shall meet the policies and requirements set forth in the City of Carlsbad Landscape Manual. 1. Utilize landscaping to define building entrances, parking lots, and the edge of various land uses. 2. Utilize landscaping to buffer and screen properties. 3. Consider safety, environmental impacts, and accent elements when selecting and locating landscaping elements. 4. Landscaping, between the front property line and the building creates a visually interesting transitional space. Select and place plants to enhance and soften architectural elevations, screen undesirable building features and contribute to the overall quality of the streetscape. 5. Select species that are compatible with Carlsbad's semi-arid Mediterranean climate, and that will grow to an appropriate size at maturity. 6. When there are minimal landscape areas between the building and the street, incorporate planters onto porches, recessed building entrances, and planters on decks and balconies. 7. Minimize paved vehicle areas such as driveways and parking areas. Design driveways to be no wider than necessary to provide access. Incorporate permeable surfaces, such as interlocking pavers, porous asphalt, power blocks, and lattice blocks/ grass-crete or ribbon driveways where feasible. 8. Utilize planting to screen less desirable areas from public view, i.e., trash, enclosures, parking areas, storage areas, loading areas, and public utilities. 9. Provide landscaping between any parking lot and adjacent sidewalks or other paved pedestrian areas, as well as, within surface parking lots. 10. Incorporate native and drought tolerant vegetation whenever possible. Avoid use of invasive or noxious plants. 11. Incorporate lattice work and landscaping onto existing blank walls to support flowering vines growing out of planters placed at their base. 12. Plant trees and fast growing and flowering vines along fences and walls to soften the appearance of the fencing and screen views tofunctional on-site work and storage areas. 13. Utilize vines, espaliers, and potted plants to provide wall, column, and post texture and color and to accentuate entryways, courtyards, and sidewalks. 14. Incorporate large planters into seating areas. Planters should be open to the soil below and should incorporate permanent irrigation systems. 15. Maintain landscaping and yard areas regularly to keep a desirable, healthy appearance, eliminate trash, and control vermin. 16. Incorporate Low Impact Development (LID) strategies, site design, and source control measures into projects. Examples include rain gardens, rain barrels, grassy swales, soil amendments, and native plants. 17. Utilize seasonal shading from trees and shrubs when developing planting schemes for courtyards and streets capes on south and west facing facades. H. ·Fences and walls 1. Construct fences of quality and durable materials, such as, wood, vinyl or 3 The proposed landscape plan complies with the city's Landscape Manual. Landscaping is provided between the back of the sidewalk and the front of the building facing Roosevelt Street which creates a visually interesting transitional space while screening the utility transformer. Planters are incorporated in the porch areas of each unit. Interlocking pavers are provided in the drive-aisle with trees located along the south side of the drive- aisle where they do not conflict with vehicle turning movements. To facilitate drainage on the property, retaining walls up to three (3) feet are proposed along the May 21, 2019 Item #7 Page 36 of 68 wrought iron. 2. Architecturally treat all site walls to complement the building design. 3. Chain link fences and other "see-through" fences are not appropriate for screening. 4. Fences and walls directly adjacent to sidewalks and pedestrian plazas in commercial and mixed-use areas should be avoided unless designed as a pedestrian amenity or a low wall landscape feature. 2.8.3 BUILDING FORM AND MASSING GUIDELINES A. Building Form and Articulation 1. Reduce the imposing appearance of tall buildings by stepping back from street level on elevations above the ground floor. 2. Utilize horizontal and vertical articulation to break up monolithic street walls and facades. 3. Utilize techniques to reduce massing, such as variation in wall plane and height and variation in roof form and levels. 4. Surface detailing may be used, but does not serve as a substitute for distinctive massing. 5. Consider adjacent low density uses when designing and orienting a building. For example, avoid balconies overlooking rear yards. 6. Minimize the vertical emphasis of architectural design elements by incorporating features such as horizontal bands, reveals, trims, awnings, eaves, and overhangs or other ornamentation, along different levels of the wall surface. 7. Minimize blank walls by: a. Adding window openings and/or entrances and other relief. b. Providing recessed glazing and storefronts. c. Adding vertical pilasters which may reflect internal building structure. d. Changing color and texture along the wall surface. e. Varying the planes of the exterior walls in depth and/or direction. f. Adding trims, projections, and reveals along different wall surfaces. 8. Articulate the building fa<;:ade by varying building elements to create contrast. Integrate all architectural elements into the building design to avoid the look of "tacked on" architectural features. 9. Utilize facade projections and recesses such as bay windows, planter boxes, roof overhangs, and entry way recesses. 10. Arrange columns such that they appear to support the weight of the building or feature above and are balanced in height, weight, and depth. Spindly columns can appear out of proportion with the element it is supporting. 11. Size shutters appropriately, when used to cover the window opening. 12. Avoid exterior sliding or fixed security grilles over windows along street frontages. 13. Discourage and avoid "chain" corporate architecture and generic designs. Each project should strive to achieve the unique architectural style or character. 14. Design roofs to accommodate a solar photo-voltaic system and/or solar water heating system, as required by California Building Code. 15. Utilize details such as wall surfaces constructed with patterns, changes in 4 north, south and west property lines. Wood fences are provided in combination with retaining walls along the perimeter of the property. Wood fences are also provided between the units which define exclusive use areas. CONSISTENCY STATEMENT The third floor of the unit facing Roosevelt Street is stepped back from the street helping to reduce bulk and mass. The elevation facing Roosevelt Street has been designed with an entry door and two balconies to activate the street frontage. Balconies of the remaining four units are located overlooking the drive-aisle and set back from the adjacent property to the south. The pitched roofs are designed to incorporate solar panels for each unit. May 21, 2019 Item #7 Page 37 of 68 materials, building pop-outs, columns, and recessed areas to create shadow patterns and depth on the wall surfaces. 16. Ensure that proportions are consistent with selected architectural styles. 17. Incorporate the characteristic proportions of traditional facades in new infill development. 18. Balance the ratio of height, width, and depth of arches and columns to emphasize strength and balance. 19. Ensure consistency between the height of a column and its mass or thickness with the weight of the overhead structure the column supports. 20. Infill buildings that are much wider than the existing facades should be broken down into a series of appropriately proportioned structural bays or components. 21. Consider transitions between the height of new development and the height of adjacent existing development. 22. Utilize vertical building focal elements. Towers, spires, or domes may foster community identity and serve as landmarks. 23. Utilize windows and open wrought iron balconies to provide opportunities for residents to passively observe and report suspicious activity. 24. , Utilize accent materials to highlight building features and provide visual interest. Accent materials may include any of the following: a. Wood b. Glass C. Glass block (transom) d. Tile e. Brick f. Concrete g. Stone h. Awnings i. Plaster (smooth or textured) 25. Use building materials and finishes that are true to the structure's architectural style. 26. Windows, doors, and entries should be designed to capture the desired architectural style of the building. 27. Generally, use no more than three different materials on exterior wall surfaces. While certain styles may successfully incorporate multiple surface materials, caution must be used as too many materials can result in a less than aesthetically pleasing building. 28. Ensure material changes occur at intersecting planes, preferably at inside corners of changing wall planes or where architectural elements intersect, such as a chimney, pilaster, or projection. 29. Utilize light and neutral base colors. Generally muted color schemes will promote visual unity and allow awnings, window displays, signs and landscaping to be given proper emphasis. 30. Ensure lighting is architecturally compatible with the building. 31. Articulate storefronts with carefully arranged doors, windows, arches, trellises, or awnings, rather than blank walls. 5 Horizontal and vertical siding is provided to break up the exterior walls and to provide visual interest. Open wood balcony railings are provided so that residents can observe the property below. Accent materials such as decorate support columns, awnings above the second-floor balcony doors, and textured siding panels provide visual interest. No more than three main exterior materials are provided creating a cohesive and aesthetically pleasing project. The project is conditioned to provide an exterior lighting plan. May 21, 2019 Item #7 Page 38 of 68 32. Ensure that the main entrance to a building is clearly identifiable and unique, as it is the primary point of arrival and should be treated with significance. 33. Window type, material, shape, and proportion should complement the architectural style of the building. 34. Utilize recessed windows where appropriate to the architectural style, to provide depth. C. Balconies 1. Place balconies adjacent to operable doorways. Faux balconies or those that do not appear usable are discouraged. 2. Visually support all balconies, either from below by decorative beams and/or brackets, from above by cables, or by other parts of the building. 3. On corners, balconies may wrap around the side of the building. D. Roof Forms 1. Ensure that roof materials and colors are consistent with the desired architecture or style of the building. 2. Utilize multi-roof forms, hips, gables, shed roof combinations, and sufficiently articulated flat roofs to create interesting and varying roof forms that will reduce building mass, add visual appeal, and enhance existing Village and Barrio character and massing. 3. Avoid long, unbroken, horizontal roof lines. 4. Avoip flat roofs unless sufficient articulation of detail is provided, such as precast treatments, continuous banding or projecting cornices, lentils, caps, corner details, or variety in pitch (sculpted), height, and roofline. 5. Avoid the "tacked on" appearance of parapets, and ensure their appearance conveys a sense of permanence. If the interior side of a parapet is visible from the pedestrian and/or motorist area of the project, utilize appropriate detail and properly apply materials. E. Lighting 1. Provide exterior building lighting, particularly in commercial and high- pedestrian areas. 2. Design or select light fixtures that are architecturally compatible with the building. 3. Integrate light fixtures that are downcast or low cut-off fixtures to prevent glare and light pollution. 4. Design lighting in such a way as to prevent the direct view of the light source from adjacent properties or uses, particularly residential properties or uses. 5. Utilize lighting on architectural details, focal points, and parking areas to increase safety, help with orientation, and highlight aRa site attributes and the identity of an area. 6. Use energy-efficient lamps such as LED lights for all exterior lighting along with adaptive lighting controls to contribute to energy conservation and potentially reduce long-term costs. F. 1. Residential Design Design with architectural features such as porches, balconies, chimneys, door 6 Unit 1 has the main entry directly facing Roosevelt Street. Additionally, balconies on the second and third floor are visible at the front of the building. All other entries are located along a clearly identifiable pedestrian walkway on the north side of the property. Usable second floor balconies are provided for each unit. The balconies are supported by decorative wood beams and utilize decorative wood safety railings. In addition, the front unit has second and third floor balconies that wrap around the southeast corner of the building. The proposed roof plan provides multiple roof forms and varied roof pitches. The composite roof i.s consistent with the desired architecture and consistent with the traditional Village and Barrio character. Exterior sconce lighting fixtures will be located on each unit and consistent with other typical residential lighting. The five-unit residential condominium project has been designed with porches and May 21, 2019 Item #7 Page 39 of 68 placement, window proportions, dormers, wood detailing, fencing, siding, and color scheme to complement the overall building design, site and neighborhood context. 2. Incorporate porches, trellises, landscaping, and other features to extend the living area toward the street, soften the transition between the street and the dwelling, and encourage community. 3. Design and site units as much as possible to front primary streets to provide "eyes on the street," create pedestrian environments, and support the walkable, connected character of the Village and Barrio. 4. Articulate windows with accent trim, sills, kickers, shutters, window flower boxes, balconies, awnings, or trellises authentic to the architectural style of the building. s. Incorporate safe, efficient, and convenient access to usable open space within multifamily developments. 6. Locate garages and parking areas to have the least amount of visual impact on the street. 7. Design garages so that they are subordinate to the main living area, when viewed from the street. Where possible, recess the garage behind the dwelling unit and do not locate it between the main living area and the street. 8. Recess garage doors into the exterior wall, rather than keeping them flush. 9. Design detached garages and accessory structures to be an integral pa rt of the architecture of the project. They should be similar in materials, color, and detail to the principal structures of a development. 7 balconies. The exterior siding and trim materials and colors complement the overall building design. Unit 1 fronts on Roosevelt Street. Landscaping is provided consistent with the city's Landscape Manual and designed appropriately for the residential site. Exclusive use yards are located directly adjacent to each unit. Garages are located off a side drive-aisle and do not face directly onto the street. May 21, 2019 Item #7 Page 40 of 68 37, IRRIGATION SYSTEM SHALL BE DESIGNED fOR TiiE USEOFPOTABLEWATEROHLY, A5 PER TliE CMWO,TlilSPROJECTISt-lOTACAHOIOIITEFORFI.ECYCl£DWATER. lB. ATT>tETIMEOFfJIUJ.IHSPECTION,THEPERMITAPPLIU.NTMUSTPROVIOETHEOWNEROFTHE PROPEl\1'YWITHACERTIFICATEOFC:OMPLIT1DH. CERTIFlCATEOFIHSTM.1..ATION, IRRIGATION SCHEDULEAHDASCHEOULEOflAHDSCAPEAHOIMIGAllONIMIHTDIANCE. 39. 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"AS BUil T" ll<E--""·--•• ,. ........ .,, NPtCT0R ~ i::r:11 CITY.]l.C,!!SBAD II~ jW11iCD1 WWI MDI M I 1---:~~~k-f~~~§~~f~~~~~~~~~~~~~~~~~~~J~~~f~~f~~~§~3 Roosevelt Village Residences ~===t::t:::::::::::::::::::j:::t:::t:::t:::l -~;;:;:;:::;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;J Rn1SON DESCRIPTION :=.,:: :,..:: llji===II C:o:6 llritA-4 RP2017·0012 May 21, 2019 Item #7 Page 58 of 68 (i) PLANNING COMMISSION M . 1nutes . Exhibit 5 City Council Chamber 1200 Carlsbad Village Drive Carlsbad, CA 92008 Wednesday, April 3, 2019 CALL TO ORDER: Chair Luna called the Regular Meeting to order at 6:00 p.m. ROLL CALL: Chair Luna, Commissioners Anderson, Geidner, Lafferty, Meenes, Merz, and Stine Assistant City Attorney Kemp, City Planner Neu, Senior Planner Goff, Associate Planner Garcia, Associate Planner Drew, Engineering Manager Geldert, Associate Engineer Chua and Administrative Secretary Flores STAFF PRESENT: PLEDGE OF ALLEGIANCE: Commissioner Merz led the Pledge of Allegiance Chair Luna directed everyone's attention to the slide on the screen to review the procedures the Commission would be following for that evening's public hearing. PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA: Chair Luna asked if there were any requests from the public to speak on items not listed on the agenda. Seeing none, she opened the public hearing. · PLANNING COMMISSION PUBLIC HEARING: Chair Luna opened the public hearing for Item 1. 1. CDP 2018-0020/V 2018-0013/NCP 18-0005 (DEV2018-0036) -BUCCOLA ADDITION -Request for approval of a Coastal Development Permit, Minor Variance and Nonconforming Construction Permit to l} allow for a 3,325-square-foot one-and two-story addition to an existing 3,499-square-foot one-story single-family home with basement; and 2) allow for a reduced front yard setback from 20 feet to 10 feet on property located at 5031 Tierra Del Oro within the Mello II segment of the city's Local Coastal Program and Local Facilities Management Zone 3. The project site is within the appealable area of the California Coastal Commission. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Sections 15301(e}{2} - Existing Facilities; and Section 15305(a)-Minor Alterations in Land Use Limitations of the state CEQA Guidelines. City Planner Neu introduced Agenda Item 1 and stated Senior Planner Goff would make the staff presentation (on file in the Planning Division}. STAFF PRESENTATION: Senior Planner Goff gave the presentation. Chair Luna asked if there were additional questions of staff. Commissioner Lafferty asked forfurther information on the property almost doubling in size. May 21, 2019 Item #7 Page 59 of 68 Planning Commission Minutes April 3, 2019 Page 2 Senior Planner Goff stated the non-conforming construction ordinance was expanded awhile back and as long as the setbacks are met, the amount a property can expand is not limited. Commissioner Lafferty asked if the size ofthe expansion will increase facility demand. Senior Planner Goff stated no, it does not. Commissioner Lafferty asked if fire sprinklers would be required due to the size of the expansion. Senior Planner Goff stated he does not have the answer to that question. He stated the City Building Official would make that determination, however the building would have to meet all California building codes. Commissioner Lafferty asked how the property design is consistent with the neighborhood. Senior Planner Goff stated the general design is compatible with the surrounding neighborhood. Commissioner Geidner asked if there was a geotechnical study conducted since the building will become heavier with the addition. Senior Planner Goff stated there was a study done in relation to the property and the bluff. He stated the report came back stating the addition will not have a significant geotechnical impact to the bluff. Chair Luna asked if the applicant would like to make a presentation. APPLICANT PRESENTATION: James Chinn, Architect, Del Mar CA, made a presentation and stated he would be available to answer questions. Commissioner Geidner asked how storm water will be handled on the site. Mr. Chinn stated the storm water will come through the landscaped areas and percolate through the ground. Commissioner Lafferty stated her concern that because this is an addition the project will most likely not be required to install sprinklers. Mr. Chinn stated if sprinklers are required they will install them. City Planner Neu stated if the project is approved, the next step for the applicant would be a plan check review by the Fire Prevention and Building departments to determine if sprinklers will be required. Assistant City Attorney Kemp stated the Planning Commission does not determine if sprinklers are required that will happen in the building and plan check area. Chair Luna asked ifthere were additional questions for the applicant. Seeing none, she asked if there were any members of the public who wished to speak on the project. Seeing none, she opened and closed public testimony. MOTION: May 21, 2019 Item #7 Page 60 of 68 Planning Commission Minutes April 3, 2019 Page 3 ACTION: Motion by Commissioner Anderson and duly seconded by Commissioner Meenes to Adopt Planning Commission Resolution No. 7325 APPROVING Coastal Development Permit 2018- 0020, Minor Variance V 2018-0013, and Nonconforming Construction Permit NCP 18-0005, based upon the findings and subject to the conditions contained therein. VOTE: 6-1 AYES: Chair Luna, Commissioners Anderson, Geidner, Meenes, Merz, and Stine NOES:. Commissioner Lafferty Chair Luna closed the public hearing on Agenda Item 1. Chair Luna opened the public hearing on Agenda Item 2. 2. CT 2017-0006/SDP 2018-0013 (DEV2017-0213) -ROOSEVELT TOWNHOMES -Request for a recommendation of approval of a Tentative Tract Map and Site Development Plan to construct a five-unit, residential air-space condominium project on a 0.22-acre site located at 2569 Roosevelt Street in the Village General (VG) District of the Village and Barrio Master Plan and within Local Facilities Management Zone 1. The City Planner has determined that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 {In- fill Development Projects) of the State CEQA guidelines. City Planner Neu introduced Agenda Item 2 and stated Associate Planner Garcia would make a staff presentation (on file in the Planning Division). DISCLOSURES: Commissioner Stine recused himself due to a conflict of interest. Commissioner Lafferty stated she drove by the site. Commissioner Merz stated he drove by the site. Commissioner Meenes stated he drove by the site. Chair Luna stated she drove by the site. STAFF PRESENTATION: Associate Planner Garcia gave the presentation. Commissioner Meenes asked why one of the buildings is a duplex and the others are stand alone. Associate Planner Garcia stated the original design came in as standalone units however the space between the units were very small providing little usable yard. He stated it was recommended by staff to attach at least two of the units to create usable yards between the structures at ground level. Commissioner Anderson asked where the trash receptacles would be stored. May 21, 2019 Item #7 Page 61 of 68 Planning Commission Minutes April 3, 2019 Associate Planner Garcia stated storage is located within the exclusive use area. Commissioner Lafferty asked for an explanation on the in-lieu fee for the inclusionary housing. Page4 Associate Planner Garcia stated the City's requirement for projects under seven units, this one is five, qualifies for the in-lieu housing fee which is currently $4515 per unit for four units. He stated they get credit for the existing single-family home on site unless they do not build the project within two years of demolishing that home. Commissioner Lafferty stated that seems to be a low fee to be exempt from creating inclusionary housing. She stated the area is situated near transit and has there been any discussion about bicycle storage on the site. Associate Planner Garcia stated bike storage is currently not a code requirement, however each two-car attached garage will have adequate storage inside or in the front entry on the ground level. City Planner Neu stated the way the in-lieu fee is currently set up it is to allow smaller projects to have a reduced impact to their finances by complying with the inclusionary ordinance. He stated City Council has asked housing staff to review the fee since it is quite dated. Commissioner Lafferty stated her concern is that the area is readily accessible to transit and would like to see inclusionary units in the area. Commissioner Geidner asked if the project was submitted.under the new village and barrio master plan. Associate Planner Garcia stated the project was submitted under the old village and barrio master plan, however, the new master plan was approved during project review. Therefore, the project was reanalyzed to ensure it was consistent with the new master plan. Commissioner Anderson asked if the project was at the highest possible density for the site. Associate Planner Garcia stated yes, the site allows for a minimum of four units and a maximum of five. He stated the project is five units. APPLICANT PRESENTATION: Scott Frontis, Architect, San Diego CA, made the presentation and stated he would be available to answer questions. Chair Luna asked if there were questions for the applicant. Commissioner Anderson stated the design is very nice. Commissioner Lafferty stated the design is well articulated. Chair Luna asked if there were additional questions for the applicant. Seeing none, she asked if there were any members of the public who wished to speak on the project. Seeing none, she opened and closed public testimony. MOTION: May 21, 2019 Item #7 Page 62 of 68 Planning Commission Minutes April 3, 2019 Page 5 ACTION: Motion by Commissioner Meenes and duly seconded by Commissioner Merz to Adopt Planning Commission Resolution No. 7326 RECOMMENDING APPROVAL of Tentative Tract Map CT 2017-0006 and Site Development Plan SDP 2018-0013, based upon the findings and subject to the conditions contained therein. VOTE: 6-0-1 AYES: Chair Luna, Commissioners Anderson, Geidner, Meenes, Merz, and Lafferty NOES: None ABSTAIN: Commissioner Stine Chair Luna closed the public hearing on Agenda Item 2. Chair Luna opened the public hearing on Agenda Item 3. 3. AMEND 2018-0007/AMEND 2018-0008 (DEV2018-173) -ENCINA WATER POLLUTION CONTROL FACILITY-Request for a recommendation of approval of a Precise Development Plan Amendment and a Coastal Development Permit Amendment to allow for the: 1) construction of a new grit and screenings annex including applicable equipment; 2) repair, rehabilitation and replacement of existing aging infrastructure through the preliminary and primary areas; 3) construction of 21 new parking spaces to the east of the existing administration building; and 4) construction of a waste hauling truck turn-around area, all within the Mello II Segment of the city's Local Coastal Program and located at 6200 Avenida Encinas within Local Facilities Management Zone 3. The project is appealable to the California Coastal Commission per Section 30603(a)(5) of the Public Resources Code of the California Coastal Act, which states any development which constitutes a major public works project or major energy facility costing $100,000 or more is appealable to the Commission. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15301 (Existing Facilities). City Planner Neu introduced Agenda Item 3 and stated Associate Planner Drew would make the staff presentation (on file in the Planning Division). DISCLOSURES: Commissioner Stine stated he drove by the site. Commissioner Lafferty stated she went by the site. Commissioner Meenes stated he drove by the site. Commissioner Geidner recused herself due to a conflict of interest. STAFF PRESENTATION: Associate Planner Drew gave the presentation. Chair Luna asked if there were additional questions of staff. May 21, 2019 Item #7 Page 63 of 68 Planning Commission Minutes April 3, 2019 Page 6 Commissioner Stine asked if after the project is complete, will staff of Encina Wastewater be better protected from exposure to odors. Associate Planner Drew stated yes, that is her understanding. Commissioner Meenes asked what the current parking is on site. Associate Planner Drew stated the parking is spread out around the building. She deferred to the plant manager for a better explanation. Commissioner Meenes asked if there was a noise study done. Associate Planner Drew stated there was not a noise study done, there was an environmental study done. She stated the equipment is housed inside the building and no additional noise pollution would occur. Commissioner Anderson asked about the electrical vehicle charging station requirement. She stated that the plant is already highly energy efficient and that she feels they are being penalized. She asked if there is an alternative to the electric vehicle charging station such as solar panels due to the estimated cost of the charging station. Associate Planner Drew stated the ordinances that were recently approved by city council are in effect. She stated there were other energy efficiency conditions that were removed due to the current energy efficiency of the plant. She stated the Transportation Management Plan was kept on and the charging stations are required. She stated that is not necessarily related to energy efficiency but to the City's Climate Action Plan ordinance. Commissioner Anderson asked if there was any leeway since the applicant is a public utility. Associate Planner Drew stated that each development is treated the same. She stated staff is working with the applicant to determine what thei.r options are such as the charging station being placed in an adjacent property where employees or visitors could have access to use it. She stated that if it is determined that it is infeasible, then they do not have to install the charging stations however, the applicant has not had time to research the installation of the charging station. Assistant City Attorney Kemp stated they would be required by State EV Codes and that the City's ordinance is an enhancement of State codes. Commissioner Anderson asked if the city could cut back the requirement for the stations to be EV ready and not install them. Assistant City Attorney kemp stated that the Planning Commission does not have that authority because it is an ordinance that was passed by the City Council. Commissioner Merz asked how the feasibility of cost on the EV requirement is made. Assistant City Attorney kemp stated the State code doesn't define how feasibility is determined. He stated we will have to look at that on a case by case basis. Commissioner Lafferty asked what other municipalities or jurisdictions are reviewing the project. Associate Planner Drew stated she was not sure. She deferred to the applicant. May 21, 2019 Item #7 Page 64 of 68 Planning Commission Minutes April 3, 2019 ' Page 7 Assistant City Attorney Kemp stated the ordinance contains two conditions related to infeasibility. He stated one would be insufficient electrical supply and the second is where there is evidence suitable to the local enforcing agency substantiating the additional local utility infrastructure design requirements directly related to the implementation may adversely impact the construction cost of the project. Chair Luna asked if there were any additional questions of staff. Seeing none, she asked if the applicant would like to make a presentation. APPLICANT PRESENTATION: Scott Mclellan, Managing Director of Encina Wastewater Authority, Carlsbad CA, made the presentation and stated he would be available to answer questions. Chair Luna asked if there were additional questions for the applicant. Commissioner Stine asked if any other member agency cities have reviewed the project through their planning commission. Mr. Mclellan stated the project does not go directly to those governing bodies. He stated it only comes to Carlsbad since they are the host city when it comes to land use. Commissioner Lafferty asked if the plant generates its own power. Mr. Mclellan states yes, approximately 86 percent of the power used by the plant is self-generated. Commissioner Meenes asked what has prompted the improvements to the facility. Mr. Mclellan stated the project is a repair project and an upgrade to the equipment on the site. Commissioner Meenes asked how they determined the project will take two years to complete. Mr. Mclellan stated the project timeline was designed to allow the plant to continue functioning while the work is being done. Chair Luna asked if there were any further questions of the applicant. Seeing none, she asked if there were any members of the public who wished to speak on the project. Seeing none, she opened and closed public testimony. MOTION: ACTION: Motion by Commissioner Stine and duly seconded by Commissioner Meenes to Adopt Planning Commission Resolution No. 7327 and 7328 RECCOMMENDING APPROVAL of Precise Development Plan Amendment AMEND 2018-0007 and Coastal Development Permit Amendment AMEND 2018-0008, based upon the findings and subject to the conditions contained therein. VOTE: AVES: NOES: 6-0-1 Chair Luna, Commissioners Anderson, Meenes, Merz, Lafferty and Stine None ABSTAIN: Commissioner Geidner May 21, 2019 Item #7 Page 65 of 68 Planning Commission Minutes April 3, 2019 Page 8 Chair Luna closed the public hearing on Agenda Item 3. A five-minute recess was called. Meeting called back to order at 7:26 p.m. 4. DISCUSSION OF RESIDENTIAL DESIGN STANDARDS: City Planner Neu made a staff presentation on residential design standards {on file in the Planning Department). PLANNING COMMISSION DISCUSSION: Commissioner Anderson stated she would like to craft a specific plan for residential design standards. She stated she would like to see the standards that address all four sides of a building, or four-sided articulation. She stated she is in favor of creating objective guidelines. Commissioner Stine asked ifthere are applicants or developers who are not clear on current standards or is it an issue for staff. City Planner Neu stated it has been a mix. He stated some applicants like freedom in their design and others like to have specific standards laid out with expectations they will get a positive response on their design. He stated from the perspective of staff, having a clear set of standards is helpful. Commissioner Geidner stated having specific design guidelines would be beneficial in the larger density projects to get a good-looking project. She stated the presentation given by the City of Livermore broke design standards down by building type and focused on the new building being in context with the existing ones. Commissioner Stine asked if the standards would mostly be geared towards new condominium and apartment developments. City Planner Neu stated yes, mostly towards apartments. He stated the city does not currently have specific design standards for apartments. Commissioner Stine asked if a consultant would need to be hired to accomplish this project. City Planner Neu stated yes, a consultant would need to be involved and does not currently have a specific cost. Commissioner Lafferty asked if any properties in Carlsbad were registered as historical sites. City Planner Neu stated he believes parts of Carrillo Ranch are nationally registered. Commissioner Lafferty stated that perhaps the City of Carlsbad can look at what community character looks like in relation to historical buildings. She suggested that design guidelines incorporate historical buildings. She suggested getting historical preservation involved or someone serving as a liaison between the Planning Commission and the Historical Preservation Commission. She stated her big concern is the height of new development. May 21, 2019 Item #7 Page 66 of 68 Planning Commission Minutes April 3, 2019 Page 9 Commissioner Geidner stated many design guidelines she reviewed from other cities strongly encouraged certain standards, not required them. She stated this is really needed in the larger density projects. Commissioner Stine stated the city already has many master planned communities, design standards in the village and barrio area and he does not think the time and cost it would take to develop new design standards are currently justified. Chair Luna stated the commission should consider where funds would be best spent if they were to request them for any project. She stated there are many master plans that have design guidelines and if there is an issue with one then the commission can request to amend them. Commissioner Merz stated most master plans design standards are broken up geographically. He suggested having objective guidelines towards a product type, specifically multifamily residential, and not necessarily by geographical location. Commissioner Geidner suggested re-writing a portion of the city's municipal code. Assistant City Attorney Kemp stated they could look at where in the code something could be changed and make a recommendation. He stated any changes would need to be approved by the Coastal Commission. Commissioner Anderson stated she would like the Planning Commission to make a recommendation to the City Council for the commission to explore developing Citywide design standards. Commissioner Meenes stated he would like the commission to wait on making a recommendation until a work plan for the Planning Commission is developed. Commissioner Stine stated he would like the commission to wait as well until the work plan is developed. Commissioner Geidner asked when the workplan would come to the Planning Commission. City Planner Neu stated the proposal would come to the Planning Commission between June and July. MOTION: ACTION: Motion by Commissioner Anderson and duly seconded by Commissioner Lafferty to make a recommendation to the City Council that the Planning Commission create residential design standards. VOTE: 2-5 AYES: Commissioners Anderson and Lafferty . NOES: Chair Luna, Commissioners Geidner, Meenes, Merz and Stine MOTION: ACTION: Motion by Commissioner Meenes and duly seconded by Commissioner Stine to table the recommendation to the City Council, request that City Planner Neu look at the most time efficient way to add or create residential design guidelines, request that City Planner Neu consider the item as part of the work plan and that the Planning Commission discuss the item at that time. May 21, 2019 Item #7 Page 67 of 68 Planning Commission Minutes April 3, 2019 Page 10 VOTE: 6-1 AYES: Chair Luna, Commissioners Geidner, Meenes, Merz, Lafferty and Stine NOES: Commissioner Anderson PLANNING COMMISSION REPORTS: None CITY PLANNER REPORTS: City Planner Neu stated there was an appeal filed on the Romeria Pointe Apartments project that will go to City Council. CITY ATTORNEY REPORTS: None ADJOURNMENT: The Regular Meeting of the Planning Commission of April 3, 2019, was adjourned at 8:56 p.m. Don Neu -City Planner Melissa Flores -Minutes Clerk May 21, 2019 Item #7 Page 68 of 68 AFFIDAVIT OF MAILING NOTICE OF PUBLIC HEARING TO: CITY CLERK DATE OF PUBLIC HEARING: _5i=---.....#,./ ...... J-~>-L~J__,_7 _________ _ SUBJECT: kt)°'-S?i ~',, hsnbox:f\R s. w/ map LocAT10N J2c:o C¼.A a J::x,.Q tL ila 95,L Q/l . DATE NOTICES MAILED TO PROPERTY OWNERS: :S/Jo /J 9 l ~, NUMBER MAILED: _ Q --------<,_____'--I,'------ I declare under penalty of perjury under the laws of the State of California that I am employed by the City of Carlsbad and the foregoing is true and correct. CITY CLERK'S OFFICE \~~w~ Signature) s/td19 (Date) SENT TO FOR PUBLICATION VIA E-MAIL TO: 0 Union Tribune ~ Coast News PUBLICATION DATE: Union Tribune -------------- CoastNews _ ___,5-=----,,_/...__.(plo<-,/~/'---,;,_2 _______ _ I declare under penalty of perjury under the laws of the State of California that I am employed by the City of Carlsbad in the City Clerk's Office and the foregoing is true and correct. • Date: 5/tvfl9 \jtumql\u,/Zr(t 111,,.,..,,__, (Signature) Attachments: 1) Mailing Labels 2) Notice w/ attachments NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council of the City of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m. on Tuesday, May 21, 2019 to consider approving a Tentative Tract Map and Site Development Plan to construct a five-unit, residential air-spc1ce condominium project on a 0.22-acre site located at 2569 Roosevelt Street and more particularly described as: The Northwesterly half of the Northwesterly half of Lot 22 of Seaside Lands, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 1722, filed in the Office of the County Recorder of San Diego County, July 28, 1921. Excepting therefrom that portion thereof described as follows: The most Easterly portion, 8 feet in width, along the Easterly Boundary of said lot bearing North 34 degrees, 33 minutes West and 62.165 feet in length, as granted to the City of Carlsbad on document recorded June 28, 1991 as Instrument No. 1991-0316665, of Official Records Whereas, on April 3, 2019, the City of Carlsbad Planning Commission voted 6-0-1 to recommend approval of a Tentative Tract Map and Site Development Plan to construct a five-unit, residential air-space condominium project on a 0.22-acre site located at 2569 Roosevelt Street in the Village General (VG) District of the Village and Barrio Master Plan and within Local Facilities Management Zone 1. The City Planner has determined that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) of the State CEQA guidelines. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies of the staff report will be available on and after Thursday, May 16, 2019. If you have any questions, please contact Chris Garcia in the Planning Division at (760) 602-4622 or chris.garcia@carlsbadca.gov. If you challenge the Tentative Tract Map and Site Development Plan in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing. CASE FILE: CASE NAME: PUBLISH: CT 2017-0006/SDP 2018-0013 (DEV2017-0213) ROOSEVELT TOWN HOM ES FRIDAY, MAY 10, 2019 CITY OF CARLSBAD CITY COUNCIL BUENA VISTA LAGOON SITE MAP NOT TO SCALE Roosevelt Townhomes CT 2017-0006 I SOP 2018-0013 (DEV2017-0213) PUR CARLSBAD LLC 777 CALIFORNIA AVE PALO ALTO CA 94304 CITY OF CARLSB!\D PUBLIC AGENCY C~RLSB~D C~ 92008 PENMAN MICAH A 2431 BUENA VISTA CIR CARLSBAD CA 92008 KNOWLES JEFF AND KARI FAMILY TRUST 5210 MILTON RD CARLSBAD CA 92008 KAIRATH JOHN E AND ANDRA A 2450 BUENA VISTA CIR CARLSBAD CA 92008 MANZANO MARIO B 3830 VALLEY CENTRE DR STE 705-4 SAN DIEGO CA 92130 UNIAT TRUST 11 771 OPAL AVE REDLANDS CA 92374 GRENGS GEORGE AND KAREN TRUST 20430 VIA CELLINI NORTHRIDGE CA 91326 SANDERS RICHARD AND JANE FAMILY 19 672 LAGUNA DR CARLSBAD CA 92008 GONZALES JANICE C TRUST 684 LAGUNA DR CARLSBAD CA 92008 ST!\TE OF CALI FOmH!'r PUBLIC .'\GENCY C~RLSB~D CA 92008 M J F N HOLDING LLC 2501 STATE ST CARLSBAD CA 92008 BENCHMARK PACIFIC LTD II 550 LAGUNA DR STE 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Project Consistency •General Plan –Village-Barrio (VB); •Zoning –Village-Barrio (V-B); •Subdivision Ordinance; •Inclusionary Housing Ordinance; •Growth Management;and •California Environmental Quality Act (CEQA) Recommendation That the City Council ADOPT the resolution APPROVING Tentative Tract Map CT 2017-0006 and Site Development Plan SDP 2018-0013, based upon the findings and subject to the conditions contained therein. Backup Slides Inclusionary Housing The proposed five-unit project will be required to pay a housing in-lieu fee for four units;or fiveunits if building permits are not issued by February 28,2021 (two years from demolition oftheformersingle-family home). References: CMC Section 21.85.030(D)(3). CMC Section 21.85.110(A). CMC 21.85.110(A) “For any qualifying residential development or development revision pursuant to Section 21.85.030(A)of less than seven units, the inclusionary requirements may be satisfied through the payment to the city of an in-lieu fee”. CMC 21.85.030(D)(3) This chapter shall not apply to: “The construction of a new residential structurewhichreplacesaresidential structure that wasdestroyedordemolished within two years prior tothe application for a building permit for the newresidential structure, provided that the number ofresidential units is not increased from the numberofresidential units of the previously destroyed ordemolished residential structure”. City Council Policy 43 The number of excess dwelling units allocated shall be at the sole discretion of the decision- maker designated by the Carlsbad Municipal Code. 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