HomeMy WebLinkAbout2019-06-25; City Council; ; Tentative Tract Map and Site Development Plan to construct an eight unit, residential air-space condominium project on a 0.25-acre site located at 2646 State Street. Proj8 .
CITY COUNCIL
Staff Report
Meeting Date:
To:
From:
Staff Contact:
June 25, 2019
Mayor and City Council
Scott Chadwick, City Manager
Shannon Harker, Associate Planner
shannon.harker@carlsbadca.gov or 760-602-4621
CA Review ~
Subject: A Tentative Tract Map and Site Development Plan to construct an eight-
unit, residential air-space condominium project on a 0.25-acre site located
at 2646 State Street.
Project Name: The Seaglass
Project No.: CT 2018-0004/SDP 2018-0021 (DEV2017-0236}
Recommended Action
That the City Council hold a public hearing and adopt a resolution approving Tentative Tract
Map No. CT 2018-0004 and Site Development Plan No. SDP 2018-0021 to construct an eight-
unit, residential air-space condominium project on a 0.25-acre site located at 2646 State Street.
Executive Summary
The applicant is seeking approval of a Tentative Tract Map and Site Development Plan to
construct eight townhouse-style residential air-space condominiums. Vehicular access is
proposed to be provided by a private driveway off State Street along the southern boundary of
the site. Pedestrian access will be provided by a sidewalk which borders the northern property
line. The units range in size from 2,637 to 3,242 square feet. With exception to one unit, each
unit has three bedrooms, three and one-half bathrooms and a two-car garage. The smallest
unit has one bedroom, two bathrooms and a one-car garage. The units are four stories tall with
a maximum building height of 45 feet. The proposed density is 32 dwelling units per acre
(du/ac), consistent with the density permitted for the site.
On April 17, 2019, the Planning Commission conducted a public hearing and unanimously
recommended approval of the project to the City Council (5-0-2, Commissioner Meenes absent,
Commissioner Stine abstaining).
Discussion
Project Description and Background:
The 0.25-acre site is located on the east side of State Street, between Laguna Drive to the north
and Beech Avenue to the south. The property is generally flat and is developed with a vacant
single-family home. The project is located within the Village Center (VC) District of the Village
and Barrio Master Plan (VBMP) and outside of the Coastal Zone. As the project is located
outside of the Coastal Zone, the project is subject to the Housing Accountability Act. As such, if
June 25, 2019 Item #12 Page 1 of 73
the project complies with objective General Plan, Zoning, and Subdivision Ordinance standards,
the city could only reduce density or deny the project if the city determines the project would
result in a specific adverse impact to public health and safety that cannot be mitigated. The
project complies with all applicable objective standards and will not have a specific adverse
impact to public health and safety.
As discussed in the VBMP, properties within the VC 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 VC District allows residential density at 28-35 du/ac; the proposed project has a
density of 32 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 VC 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 eight (8) units are proposed, not less than 15 percent ofthe total units or one (1)
unit shall be constructed and restricted both as to occupancy and affordability to lower-income
households. Pursuant to CMC Section 21.85.070, when new construction is determined to be
infeasible or present a hardship, the City Council may approve alternatives to the construction
of a unit onsite. The applicant is requesting to purchase one (1) affordable housing credit from
the Tavarua senior affordable apartments located in the Northwest Quadrant of the city. As
discussed in Section D of the Planning Commission Staff Report dated April 17, 2019 and
Planning Commission Resolution No. 7330, the project is conditioned to purchase one (1)
affordable housing credit from the Tavarua development ($84,000 per credit) prior to issuance
of the building permit.
The architectural design is characterized as contemporary. The primary building material is
stucco (beige, warm grey and off-white) with stone veneer and metal accents. Large window
expanses along the south elevation, as well as a terraced design create architectural interest as
viewed from the street and maximize the coastal views to the south and west.
As detailed in Attachment 4 of the Planning Commission Staff Report, the proposed project is
consistent with the design guidelines of the VBMP. Specifically, the proposed project reduces
the appearance of a tall building by stepping back the top two floors from the south, changes
textures and colors throughout the building, minimizes blank walls with the addition of
windows and accent materials, and is designed to accommodate photovoltaic panels on the
roofs. The garages are also located to minimize the visual impact as viewed from the street.
Planning Commission Hearing:
The Planning Commission considered the project on April 17, 2019. The Planning Commission
asked clarifying questions regarding the purchase of the affordable housing credit, the location
of the transformer, the feasibility of providing a pedestrian access connection through the
private property to the east, and fire access. Commissioner Anderson expressed concern
regarding the four-story height but recognized the project complied with the height
requirements of the VBMP. The project architect further clarified some of the Planning
June 25, 2019 Item #12 Page 2 of 73
Commission questions related to the fire access, transformer and the market for four-story
town homes. No members of the public spoke on the item. The Planning Commission
recommended approval of the project to the City Council (5-0-2, Commissioner Meenes absent,
Commissioner Stine abstaining). Per City Council direction and as set forth in the approved
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.
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. 7330.
4. Planning Commission Staff Report dated April 17, 2019 (without Planning Commission
Resolution).
5. Planning Commission minutes for The Seaglass project dated April 17, 2019.
June 25, 2019 Item #12 Page 3 of 73
RESOLUTION NO. 2019-109
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A TENTATIVE TRACT MAP AND SITE
DEVELOPMENT PLAN TO CONSTRUCT AN EIGHT-UNIT, RESIDENTIAL AIR-
SPACE CONDOMINIUM PROJECT ON A 0.25-ACRE SITE LOCATED AT 2646
STREET IN THE VILLAGE CENTER (VC) DISTRICT OF THE VILLAGE AND
BARRIO MASTER PLAN AND WITHIN LOCAL FACILITIES MANAGEMENT
ZONE 1.
CASE NAME: THE SEAGLASS
CASE NO.: CT 2018-0004/SDP 2018-0021 (DEV2017-0236)
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 17, 2019, hold a duly
noticed public hearing as prescribed by law to consider Tentative Tract Map No. CT 2018-0004 and Site
Development Plan No. SOP 2018-0021, as referenced in Planning Commission Resolution No. 7330; and
the Planning Commission adopted Planning Commission Resolution No. 7330 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 2018-0004 and Site Development Plan No. SOP 2018-0021, is approved, and that,
with exception to Condition No. 23 of Planning Commission Resolution No. 7330, the findings and
conditions of the Planning Commission contained in Planning Commission Resolution No. 7330 on file
with the City Clerk and incorporated herein by reference, are the findings and conditions of the City
Council.
3. That Condition No. 23 of Planning Commission Resolution No. 7330 is superseded by
Condition Nos. 4 and 5 below.
June 25, 2019 Item #12 Page 4 of 73
4. Prior to the approval of the final map for any phase of this project, or where a map is
not being processed, prior to the issuance of building permits for any lots or units, the Developer shall
enter into an Affordable Housing Agreement with the city to provide and deed restrict one (1) dwelling
unit as affordable to lower-income households, in accordance with the requirements and process set
forth in Chapter 21.85 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement shall
be submitted to the City Planner no later than 60 days prior to the request to final the map. The
recorded Affordable Housing Agreement shall be binding on all future owners and successors in
interest.
5. Developer shall construct one (1) inclusionary unit concurrent with the project's market
rate units, unless both the final decision-making authority of the city and the Developer agree within
an Affordable Housing Agreement to an alternate schedule for development.
6. This action is final the date this resolution is adopted by the City Council. The Provisions
of Chapter 1.16 ofthe Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply:
"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.
June 25, 2019 Item #12 Page 5 of 73
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 25th day of June, 2019, by the following vote, to wit:
AYES:
NAYS:
ABSENT:
Hall, Blackburn, Bhat-Patel, Schumacher, Hamilton.
None.
None.
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June 25, 2019 Item #12 Page 6 of 73
a. Land Use -The proposal to construct eight (8) 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, restaurants, recreation, and mass
transit functions. The project's proximity to existing bus routes and mass transit helps
further the goal of providing new economic development near transportation corridors.
Overall, the residential project would contribute toward 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 is 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-quarter 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 building's design, with the windows closed, mechanical ventilation and a minimum
STC rating of 30 for the windows, complies with the requirements of the noise analysis
report (Veneklasen Associates, dated April 15, 2018) and adequately attenuates the interior
noise levels for the new condominiums to 45 dB(a) CNEL or less (i.e., interior average noise
level). The project is conditioned to provide mechanical ventilation and windows with a
minimum STC rating of 30.
d. Housing -As eight (8) units are proposed, not less than 15 percent of the total units or one
(1) unit shall be constructed and restricted both as to occupancy and affordability to lower-
income households. Pursuant to CMC Section 21.85.070, when new construction is
determined to be infeasible or present a hardship, alternatives to the construction of a unit
onsite include a contribution to a special needs housing project or program. On February
13, 2018, the city's Housing Policy Team recommended approval of the applicant's request
to purchase one (1) affordable housing credit from the Tavarua senior affordable
apartments located in the Northwest Quadrant of the city. The project has been
conditioned to purchase one (1) affordable housing credit prior to issuance of the building
permit.
e. Public Safety-The proposed structural improvements would be required to meet all seismic
design standards. The Fire Department has approved an Alternative Materials and Method
Request (AM&M) which includes an upgraded fire sprinkler system in-lieu of providing a
Fire Department turn-around onsite. Therefore, 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.
f. VC District Standards -The project as designed is consistent with the development
standards for the VC District, the VBMP Design Guidelines and all other applicable
regulations set forth in the VBMP as discussed in the project staff report and Attachment 4.
PC RESO NO. 7330 -5-
June 25, 2019 Item #12 Page 12 of 73
The project is not 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 exa_ctions 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. 7330 -6-
June 25, 2019 Item #12 Page 13 of 73
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 Gove_rnment 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 l Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
PC RESO NO. 7330 -7-
June 25, 2019 Item #12 Page 14 of 73
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 driveway, utilities,
landscaping, lighting, enhanced paving, low impact design features 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 i.nclude rain gutters on the building plans subject to the city engineer's review and
appr_oval. Developer shall install rain gutters in accordance with said plans.
29. Developer shall prepare, submit and process for city engineer approval a final map to subdivide
this project. There shall be one Final Map recorded for this project. Developer shall pay the city
standard map review plan check fees.
30. Developer shall install s.ight distance corridors at all street intersections and driveways in
accordance with City Engineering Standards. The property owner shall maintain this condition.
Fees/ Agreements
31. Developer shall cause property owner to execute and submit to the city engineer for recordation,
the city's standard form Geologic Failure Hold Harmless Agreement.
32. Developer shall cause property owner to execute and submit to the city engineer for recordation
the city's standard form Drainage Hold Harmless Agreement.
Grading
33. 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.
34. Prior to approval of the grading plan, the applicant 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, material deliveries,
bathroom facilities, parking of construction vehicles, employee parking, construction fencing
and gates, obtaining any necessary permission for off-site encroachment, addressing
pedestrian safety, a'nd identifying time restrictions for various construction activities. All
material staging, construction trailers, bathroom facilities, etc. shall be located outside the
public right-of-way unless otherwise approved by the city engineer or the Construction
Management & Inspection engineering manager.
Storm Water Quality
PC RESO NO. 7330 -11-
June 25, 2019 Item #12 Page 18 of 73
35. 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 practices,
maintenance procedures, and other management practices or devices to prevent or reduce the
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.
36. 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.
37. Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.} incorporate all source control, site design, pollutant control
BMP and applicable hydromodification measures.
38. 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 mar:iagement 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 drain and adding storm drain stenciling or
signage all to the satisfaction of the city engineer.
Dedications/Improvements
39. Developer shall cause owner to dedicate to the city an easement for public pedestrian access
purposes as shown on the tentative map. The offer shall be made by a certificate on the final map
or separate recorded document. All land so offered shall be free and clear of all liens and
encumbrances and without cost to the city. Streets that are already public are not required to be
rededicated. Additional easements may be required at final design to the satisfaction of the city
engineer.
40. Developer shall cause owner to dedicate to Carlsbad Municipal Water District an easement for
water purposes as shown on the tentative map. The offer shall be made by a certificate on the
final map or separate recorded document. All land so offered shall be free and clear of all liens
and encumbrances and without cost to the city. Streets that are already public are not required
to be rededicated. Additional easements may be required at final design to the satisfaction of the
city engineer.
41. 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.
42. Prior to any work in city right-of-way or public easements, developer shall apply for and obtain
a right-of-way permit to the satisfaction of the city engineer.
PC RESO NO. 7330 -12-
June 25, 2019 Item #12 Page 19 of 73
Utilities
46.
47.
48.
d.
e.
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.
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.
Developer shall meet with the fire marshal to determine if fire protection measures (fire flows,
fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if
proposed, shall be considered public improvements and shall be served by public water mains to
the satisfaction of the district engineer.
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.
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.
49. The developer shall design and agree to construct public water, sewer, and recycled water
facilities substantially as shown on the tentative map to the satisfaction of the district engineer
and city engineer.
50. The potable water service for this project shall be master-metered which shall be located within
a water easement subject to approval by the district engineer. Developer shall install private
sub-meters as necessary for all proposed units in the building. Final meter design, backflow
preventer, size and manufacturer shall be provided to the satisfaction of the district engineer
and shown on the grading plans.
Code Reminders
51. 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.
52. 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.
PC RESO NO. 7330 -14-
I
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June 25, 2019 Item #12 Page 21 of 73
(i) PLANNING COMMISSION .
· Staff Report EXHIBIT 4
ltemNo. 0
P.C. AGENDA OF: April 17, 2019
Application complete date: July 5, 2018
Project Planner: Shannon Harker
Project Engineer: Tim Carroll
SUBJECT: CT 2018-0004/SDP 2018-0021 (DEV2017-0236) -THE SEAGLASS -Request for a
recommendation of approval of a Tentative Tract Map and Site Development Plan to
construct an eight-unit, residential air-space condominium project on a 0.25-acre site
located at 2646 State Street in the Village Center (VC) 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.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7330 RECOMMENDING
APPROVAL of Tentative Tract Map CT 2018-0004 and Site Development Plan SDP 2018-0021 to the City
Council based on the findings and subject to the conditions contained therein.
11. PROJECT DESCRIPTION AND BACKGROUND
Project Setting:
The 0.25-acre site is located on the east side of State Street, between Lagun'a Drive to the north and Beech
Avenue to the south. The property is developed with a vacant single-family home constructed in 1928.
The site is generally flat and slopes from a high point of 40 feet above mean sea level (MSL) along the
eastern property line to 37 feet above MSL along the western property line. The project is located outside
of the Coastal Zone and within the Village Center (VC) District of the Village and Barrio Master Plan
(VBMP).
Table A below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE A-SITE AND SURROUNDING LAND USE
Location General Plan Designation Zoning Current Land Use
Village/Barrio (VB) Village/Barrio (V-B) -Vacant single-family home
Site Village Center (VC)
District
Village/Barrio (VB) Village/Barrio (V-B) -Recreational vehicle
North Village Center (VC) community
District
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Village/Barrio (VB) Village/Barrio (V-B) -
South Village Center (VC)
District
Village/Barrio (VB) Village/Barrio (V-B) -
East Village General (VG)
District
Village/Barrio (VB) Village/Barrio (V-B) -
West Village Center (VC)
District
Project Background:
Graphic design office
Property management
office
Hair salon and restaurant
On May 3, 2016, the City Council approved a project on the subject property entitled The Wave. The
proposal consisted of a Tentative Tract Map and Major Review Permit for an 18,355-square-foot, four-
story mixed-use building. The mixture of uses included eight (8) residential units, 13 time-share units, 781
square feet of ground-floor commercial space and a subterranean parking garage. A time extension was
approved to provide an additional two years (i.e., until May 3, 2020) to record the final map. Since the
original project approval, ownership has changed twice and the above-referenced project,' while currently
entitled, will not be constructed.
Project Description:
The project proposes a new Tentative Tract Map and Site Development Plan for the demolition of the
existing vacant single-family home and the construction of eight (8) residential air-space condominiums.
The units are townhouse style and will share common vertical walls. A detailed breakdown of each unit
is summarized in Table B below.
TABLE B -DETAILS FOR UNIT TYPE
Unit Size Bedroom/Bathrooms Garage Private Open
(Gross SF) Space/Balconies
A 3,242 SF 3/3.5 Two-car 487 SF
B 2,785 SF 3/3.5 Two-car 320 SF
C 2,785 SF 3/3.5 Two-car 320 SF
D 2,785 SF 3/3.5 Two-car 320 SF
E 2,785 SF 3/3.5 Two-car 320 SF
F 2,785 SF 3/3.5 Two-car 320 SF
G 2,785 SF 3/3.5 Two-car 320 SF
H 2,637 SF 1/2 One-car 337 SF
The units are four stories tall with a maximum building height of 45 feet and include private, southwest-
facing balconies off the second and third floors. With exception to Unit H, each unit is equipped with an
elevator located within the entry area. Vehicular access is proposed to be provided by a private driveway
off State Street. The driveway parallels the southern boundary of the site and will be enhanced with
permeable pavers. Pedestrian access to each of the units will be provided by a sidewalk which borders
the northern property line.
The underlying lot will be held in common interest divided between the eight air-space condominiums.
The common area includes, but is not limited to, the private driveway and landscaped areas. Grading for
the proposed project includes 300 cubic yards of fill and 300 cubic yards of cut, which will be balanced
onsite. A six-foot-tall wood fence, as well as pockets of landscaping, are proposed along the north, east
and south property lines.
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The architectural design is characterized as contemporary with a coastal influence. The primary building
material is stucco (beige, warm grey and off-white) with stone veneer and metal accents. Large window
expanses along the south elevation, as well as a terraced design create architectural interest as viewed
from the street and maximize the coastal views to the south and west.
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 Center (VC) District of the 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 Center (VC) District of the Village and Barrio Master Plan (VBMP). Properties within the VC 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
VBMP. Table C below identifies the permissible density range for properties within the VC District, as well
as the allowable density range based on the size ofthe project site and the proposed density and units.
TABLE C-PROPOSED DENSITY
Allowable Density Range; Project Density; Gross Acres Net Acres Min/Max Dwelling Units per
Village and Barrio Master Plan Proposed Dwelling Units
0.25 Same 28-35 dwelling units per acre (du/ac) 32 du/ac
8 dwelling units
Minimum: 7 dwelling units
Maximum: 8 dwelling units
As identified above, the project's density of 32 du/ac falls below the maximum density of 35 dwelling units
per acre and, therefore, complies with the allowed density for the VC District.
Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point
(GMCP) has not been established for residential development in the VC District, the residential units 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 as required pursuant to Carlsbad Municipal
Code (CMC) Section 21.85.070 and shall execute an affordable housing agreement (AHA) prior to approval
of the final map pursuant to CMC Section 21.85.140. As discussed in Section D below, the proposal to
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purchase one {1) inclusionary housing credit is consistent with the inclusionary housing requirement as
set forth in City Council Policy No. 43 and CMC Section 21.85.070. In addition, the project is conditioned
to require the execution of the AHA prior to approval of the final map.
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 shal(be found to be compatible with
adjacent land uses and the project shall be 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 D
below:
Element
Land Use
Mobility
TABLED -GENERAL PLAN COMPLIANCE
Use, Classification, Goal, Objective,
or Program Proposed Uses & Improvements Comply?
Goal 2-G.30 The proposal to construct eight (8) Yes
Develop a distinct identity for the residential condominiums would
Village by encouraging a variety of enhance the vitality of the Village by
uses and activities, such as a mix of providing new residential land uses near
residential, commercial office, the downtown core area. The project
restaurants and specialty retail reinforces the pedestrian orientation
shops, which traditionally locate in a desired for the downtown area by
pedestrian-oriented downtown area providing residents an opportunity to
and attract visitors and residents walk to shopping, restaurants,
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 help further the
goal of providing new economic
Policy 2-P.70 development near transportation
Seek an increased presence of both corridors. Overall, the residential project
residents and activity in the Village would contribute toward the
with new development, particularly 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.
Policy 3-P.5
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.
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,
the applicant is required to pay traffic
impact fees prior to the issuance of
building permits that would go toward
future road improvements.
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Element
Noise
Housing
Use, Classification, Goal, Objective,
or Program
Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote
livable streets.
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
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.
Proposed Uses & Improvements
The proposed project is located
approximately one-quarter 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 the
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
the Noise Element of the General Plan in
that the building's design, with the
windows closed, mechanical ventilation
and a minimum STC rating of 30 for the
windows, complies with the
requirements of the noise analysis report
{Veneklasen Associates, dated April 15,
2018) and adequately attenuates the
interior noise levels for the new
condominiums to 45 dB{a) CNEL or less
{i.e., interior average noise level). The
project is conditioned to provide
mechanical ventilation and windows
with a minimum STC rating of 30 .
. As eight {8) units are proposed, not less
than 15 percent of the total units or one
{l) unit shall be constructed and
restricted both as to occupancy and
affordability to lower-income
households. Pursuant to CMC Section
21.85.070, when new construction is
determined to be infeasible or present a
hardship, alternatives to the
construction of a unit onsite include a
contribution to a special needs housing
project or program. On . February 13,
2018, the city's Housing Policy Team
recommended approval of the
applicant's request to purchase one {1)
affordable housing credit from the
Tavarua senior affordable apartments
located in the Northwest Quadrant of the
city.
Comply?
Yes
Yes
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Element Use, Classification, Goal, Objective,
or Program Proposed Uses & Improvements
The project has been conditioned to
purchase one (1) affordable housing
credit prior to issuance of the building
permit.
Comply?
Public
Safety
Goal 6-G.1 The proposed structural improvements Yes
Minimize injury, loss of life, and would be required to meet all seism ic
damage to property resulting from design standards. The Fire Department
fire, flood, hazardous material has approved an Alternative Materials
release, or seismic disasters. and Method Request (AM&M) which
includes an upgraded fire sprinkler
Policy 6-P.6 system in-lieu of providing a Fire
Enforce the requirements of Titles Department turn-around onsite.
18, 20, and 21 pertaining to drainage Therefore, the proposed project is
and flood control when reviewing consistent with the applicable fire safety
applications for building permits and requirements.
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.
The project would be required to develop
and implement a program of "best
management practices" for the
elimination and reduction of pollutants
which enter and/or are transported
within storm drainage facilities.
Policy 6-P.39 The project has been conditioned to pay
Ensure all new development all applicable public facilities fees for
complies with all applicable Zone 1.
regulations regarding the provision
of public utilities and facilities.
B. Village-Barrio Zone (CMC Chapter 21.35) and Village Center District
The subject property is located within the Village Center (VC) District of the Village and Barrio Master Plan
(VBMP). Multiple-family dwellings such as the proposed townhouse-style condominium project, are
permitted by right. No variances or standards modifications are being requested for the project. The
project's compliance with the development standards specific to the VC District, as well as the area-wide
standards within the VBMP, are provided in Tables E and F below. Please see Attachment 4 for an analysis
of the project's compliance with the Design Guidelines of the VBMP.
Standard
Front Yard
Setback
TABLE E -COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN
VILLAGE CENTER (VC) DISTRICT
Required/ Allowed Proposed
Minimum of 0 feet; maximum of 5 feet to pt floor: 5' to 8' -2" *
building at the ground floor. *additional depth
proposed to
Additional depth permitted where area accommodate electrical
includes a plaza, courtyard, or outdoor dining.
Comply?
Yes
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Standard Required/ Allowed
Additional 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.
Side Yard No minimum setback
Setback
Rear Yard No minimum setback
Setback
Building Maximum 45 feet, 4 stories
Height
If a 4-story building is proposed:
a. A maximum of 30 percent of the 4th story,
street-facing fa~ade can have a O setback.
The remaining 70 percent shall be set back
a minimum of 10 feet.
b. The total square footage of enclosed 4th
story floor space shall not exceed 80
percent of the 3rd floor footprint of the
building (exclusive of balcony/patio)
Bu ilding No maximum
Coverage
Building Maximum wall plane and roofline variation:
Massing No building fa~ade visible from any public
street shall extend more than 40 feet in length
without a 5-foot minimum variation in the wall
plane, as well as a change in roofline.
Open Space Minimum of 60 square feet of private open
space per unit; minimum dimension of 6 feet in
any direction ,
No common open space required for projects
with 10 or fewer units.
Proposed Comply?
transformer as other
locations are infeasible. Yes
2nd floor: 3' to 8' -2"
3rd floor:
Balcony: 3'
Building: 3' to 8'-2"
4th floor:
Balcony: 3'
Building: 10'
No surface parking is
proposed.
North side: 0 to 5' -3" Yes
South side:
13'-6" to 28'-11"
0'-6" to 4'-2" Yes
45' maximum Yes
4 stories
a. 4th floor building
setback 10' for entire
length of the fa~ade.
b. 3rd floor area: 5741 SF
4th floor area : 4339 SF
4339 = 0.76 or 76 percent
5741
65 percent Yes
The 2nd floor is 43' -4" in Yes
length and is designed to
step back 5'. While there
is not a roof on the 2"d
floor, the building is
terraced which breaks up
the mass as viewed from
the street.
All open space is Yes
proposed as private
balconies that meet
minimum dimensions.
Unit A balconies:
487 SF
Units B-G balconies:
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.Standard
Parking
Standard
Ingress and
Egress
Property
Line
Walls/Fences
Building
Orientation
Roof
Protrusions
Required/ Allowed Proposed
Open space may be dedicated to landscape 320 SF each unit
planters, open space pockets and/or Unit H balconies:
connections, roof gardens/patios, balconies or 337 SF
other patios, and/or outdoor eating areas; no
parking spaces or aisles are permitted in the
open space.
Multiple-family dwellings Two-car garage proposed
One bedroom units: One covered space/unit for each unit, except Unit
Two or three bedroom units: H which proposes a one-
One and a half space/unit; one space required car garage for the one-
to be covered bedroom unit.
No guest parking required.
TABLE F -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 State
Street. The width of
A driveway curb cut shall not exceed 20 feet in the proposed
width and shall maintain a free line of sight. driveway curb cut,
exclusive of the
approach, is 20' and
provides a free line of
site.
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 Due to the narrow
frontage. width of the lot, as
well as access and
parking requirements,
the entries cannot be
oriented toward State
Street. However, the
southwest-facing,
terraced building
design with large
window expanses
enhances streetscape.
Roof-mounted mechanical equipment and The 3' -3" -tall air
freestanding screening that is not architecturally conditioning
integrated shall be set back from the building face equipment is set back
at least equivalent to the height of the screening. a minimum offive
feet from the building
Comply?
Yes
Comply?
Yes
Yes
Yes
Yes
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Standard Required/ Allowed
C. Subdivision Ordinance
Proposed Comply?
face. If it is
determined that the
mechanical
equipment is visible
from State Street, a
parapet screen will be
required. The project
is conditioned to
confirm compliance
prior to issuance of
occupancy.
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. 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
As eight (8) units are proposed, not less than 15 percent of the total units or one (1) unit shall be
constructed and restricted both as to occupancy and affordability to lower-income households. Pursuant
to CMC Section 21.85.070, when new construction is determined to be infeasible or present a hardship,
alternatives to the construction of a unit onsite include a contribution to a special needs housing project
or program. On February 13, 2018, the city's Housing Policy Team approved the applicant's request to.
purchase one (1) affordable housing credit from the Tavarua senior affordable apartments located in the
Northwest Quadrant of the city. The project is conditioned to purchase one (1) affordable housing credit
prior to issuance of the building permit.
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 G below.
TABLE G -GROWTH MANAGEMENT COMPLIANCE
Standard Impacts Compliance
City Administration 28.30 sq. ft. Yes
Library 15.09 sq. ft. Yes
Waste Water Treatment 8 EDU Yes
Parks 0.06 acre Yes
Drainage Basin A; 0.60 CFS Yes
Circulation 64ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
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Standard Impacts
Schools Carlsbad (E: 2.01, M: 0.65, H: 0.83)
SewerCollection System 8 EDU
Water 2,000 GPD
Compliance
Yes
Yes
Yes
Properties located within the VC District of the Village and Barrio Master Plan do not have a Growth
Management Control Point or an allocation for dwelling units. Therefore, as one (1) vacant unit is
proposed to be demolished and eight (8) residential units are proposed to be constructed, a total of seven
(7) dwelling units will be deducted from the city's Excess Dwelling Unit Bank (EDUB). Pursuant to Planning
Commission Resolution No. 7330, the allocation from the EDUB can be supported since 567 units are
available for allocation in the Village according to the city's Quadrant Dwelling Unit Report dated February
28, 2019, less allocations recently approved.
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 of the 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, including historical resources. Specifically, the existing 91-year-old home proposed to be
demolished is not identified on a local register of historical resources and a qualified professional has
determined that the structure does not meet the criteria for listing on the California Register of Historical
Resources. A Notice of Exemption will be filed by the City Planner upon final project approval.
The eight-unit residential condominium project will be required to comply with the recently adopted
Climate Action Plan Ordinances, including energy efficiency measures and solar photovoltaic systems
(Ordinance No. CS-347, estimated effective date June/July 2019) and electric vehicle charging
infrastructure (Ordinance No. CS-349, effective April 11, 2019). If building permits are not issued by
January 1, 2020, the project will also be subject to the new residential standards for water heating.
ATTACHMENTS:
1. Planning Commission Resolution No. 7330
2. Location Map
3. Disclosure Statement
4. Village and Barrio Master Plan Design Guidelines Analysis
5. Reduced Exhibits
6. Full Size Exhibits "A" -"X" dated April 17, 2019
June 25, 2019 Item #12 Page 33 of 73
Attachment 2
NOT TO SCALE
SITE MAP
The Seaglass
CT 2018-0004 I SOP 2018-0021
June 25, 2019 Item #12 Page 34 of 73
ATTACHMENT 4
VILLAGE AND BARRIO MASTER PLAN DESIGN GUIDELINES ANALYSIS
CT 2~18-0004/SDP 2018-0021 (DEV2017-0236) -THE SEAGLASS
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
A.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Site layout
Place buildings adjacent to, and oriented towards, the street. Locate prominent
architectural features near corners and intersections.
Orient storefronts and major building entries towards major streets, courtyards,
or plazas.
Minimize gaps between buildings in order to create a continuous, pedestrian-
oriented environment.
Place parking lots so as not to interrupt commercial street frontages.
Incorporate functional and aesthetic vehicular and pedestrian connections to
adjacent sites.
Creates mall pedestrian plazasalongthestreet wall through the use of
recesses in building form.
Provide easily identifiable pedestrian access from the street and/or sidewalk to
key areas within the site.
Incorporate plazas, landscaped areas, fountains, public art, textured pavement,
and vertical building features to create focal points that enhance a pedestrian's
experience.
Utilize atriums and outdoor courtyards to increase the variety and number of
views and to bring additional sunlight into large developments.
Give careful design consideration to corner lots, as they are typically a focal
point in the urban fabric.
Utilize courtyards or other methods to break up the building mass and provide
natural ventilation, wherever possible.
1
CONSISTENCY STATEMENT
The proposed site layout for the
eight-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 the
garage for each unit is provided by a
24-foot-wide private drive-aisle (20-
foot-wide curb cut) off State Street.
A sidewalk with landscape planters
paralleling the northern property
line provides pedestrian access to
the units.
The applicant's design intent is to
create a bright and contemporary
building with large windows and
terraces oriented toward the street.
Landscaping along the frontage is
included to the maximum extent
feasible, despite the array of utilities,
driveway curb cut, and pedestrian
circulation requirements on a
narrow lot. The project design
attempts to maximize views and
light and provide large, usable
outdoor terraces for each individual
unit to create an informal
environment. The angled building
face, projecting volumes, and
terraces clearly define each unit
separately, and provide variety and
an interesting pattern on the fa~ade
as viewed from the street. In
addition, pedestrian and vehicular
June 25, 2019 Item #12 Page 37 of 73
access are anim·ated by textured
pavement and landscaped areas.
B. Parking and access Parking for each unit is provided by a
1. Locate parking behind buildings and away from the street, wherever possible. one or two-car garage off the private
2. Use pervious paving materials, whenever possible. drive-aisle. Due to the narrow street
frontage of 62 feet and 175-foot
3. Buffer residential uses from commercial parking lots by landscaping, fencing, depth of the lot, the garage
and/or walls. elevations are oriented toward the
4. When walls or fences are utilized to screen parking, provide breaks to allow for south or side property line, which
pedestrian circulation and limit height for safety and security purposes. reduces the visibility and
5. Divide large parking lots into smaller areas with landscaping and clearly prominence of the garages as
marked pedestrian paths. viewed from State Street. The
6. Highlight primary pedestrian access paths within parking areas with decorative garages ensure that the vehicles are
paving, trellises, canopies, lighting, and similar improvements. screened from public view. In
addition, the second floor living area
7. Create pedestrian paseos to parking lots of buildings. projects over the garages which
8. Locate parking below grade or in structures, where feasible. places the focus on the living space
9. Design parking structures so their height and bulk are consistent with instead of the garages.
adjacent buildings.
10. Provide bicycle parking at convenient locations such as entrances or other Below-grade parking is not feasible
visible and accessible areas. as the proposed units are designed
11. Provide electric vehicle charging stations and equipment Where feasible and as town homes, which highlight the
as otherwise required . individuality of each unit. A
subterranean parking structure and
the required ramping or lifts would
require a parking structure from lot
line to lot line, eliminating the
individuality of each unit, and
limiting the number of parking stalls
that could be feasibly parked.
Pervious pavers and green screens
for vines in between the garages are
included in the private drive-aisle, as
well as along the southern
. perimeter, to assist with storm water
compliance and to visually enhance
the project design. The pattern of
the pervious pavers changes in
between the garage door areas to
further enhance the
parking/driveway environment.
Visitor access to each of the units is
provided by a walkway with pockets
of landscaping adjacent to the north
property line. A six-foot-tall wood
privacy fence is proposed along the
north, east and south property lines
to screen the units from the
surrounding land uses.
2
June 25, 2019 Item #12 Page 38 of 73
Bicycle parking can be
accommodated within the individual
private garages. Because there is no
required guest parking, electric
vehicle charging stations are not
provided. However, the circuiting
necessary to allow vehicle charging
within the private garages will be
provided so that an owner may
install a charging station in the
future.
C. Plazas and open space The proposed eight-unit
1. Provide private or common open space and pedestrian connections to such condominium project complies with
spaces to enhance the living environment and contribute to a walkable the private open space requirements
neighborhood character. of the Village Center (VC) District of
2. Semi-public outdoor spaces, such as small plazas and courtyards are the Village and Barrio Master Plan
encouraged between private and public spaces to support pedestrian activity (VBMP), which requires a minimum
and connectivity. of 60 square feet per unit.
3. Design plazas and building entries to maximize circulation opportunities
between adjacent uses. Private terrace/balcony areas are
4. Provide landscaping and high-quality paving materials, such as stone, proposed for each unit (320 to 487
concrete or tile, for plazas and open spaces. square feet) and are located at
different levels above the ground
5. Place outdoor furniture, such as seating, low walls, trash receptacles, bike racks level. The front/western unit has a
and other elements, in outdoor pedestrian spaces. large terrace that is visible from the
6. Site buildings to define open space areas. Ensure that outdoor areas are visible public street. The terraces for each
from public streets and accessible from buildings, as well as, streets and unit enhance the living environment
pedestrian and bicycle networks. and complement the contemporary
design of the building.
To the maximum extent feasible,
landscaping is provided along the
project frontage, around the
transformer, backflow preventers,
and gas meters. Two queen palm
trees are also included along the
project frontage to soften the views
of the building from the street.
F. Mechanical Equipment and Service Areas Due to a narrow lot configuration,
1. Carefully design, locate, and integrate service, utility, and loading areas into the density, parking requirements, lack
site plan. These critical functional elements should not detract from the public of alley access, pedestrian
view shed area or create a nuisance for adjacent property owners, pedestrian circulation, driveway access and aisle
circulation, or vehicle traffic. widths, the transformer, backflow
2. Locate loading areas in the rear of a site where possible. preventers and gas meters are
located within the front yard. To the
3. Locate mechanical equipmerit and service areas along and accessed from alleys maximum extent feasible, the
or the rear of properties, wherever possible. ground-mounted mechanical
4. Place public utility equipment, meter pedestals, and transformers underground equipment is screened with
or away from sidewalks and pedestrian areas, where feasible. landscaping. The utilities cannot be
5. Screen all mechanical equipment from public view. screened on all sides as access is
6. Ensure roof mounted mechanical equipment and screening do not interfere needed for maintenance.
with required solar zones or installed solar photovoltaic or solar water heating
3
June 25, 2019 Item #12 Page 39 of 73
systems. The 3' -3" -tall air conditioning
7. Design trash and recycling enclosures to be consistent with the project and equipment is set back a minimum of
building architecture, and site and screen them to minimize visual impact. five feet from the building face. If it
is determined that the mechanical
equipment is visible from State
Street, a parapet screen will be
required. The project is conditioned
to confirm compliance prior to
issuance of occupancy.
Solar zone areas are provided on the
roof plan and, if provided, will not
interfere with the air-conditioning
equipment.
An area for trash and recycling bins
is provided individually in the private
garages.
G. Landscaping The landscape design complies with
Landscaping shall meet the policies and requirements set forth in the City of Carlsbad the city's Landscape Manual and the
Landscape Manual. Village and Barrio Master Plan.
1. Utilize landscaping to define building entrances, parking lots, and the edge of Generally, all plant material selected
various land uses. is drought tolerant and is size-
appropriate for an urban, compact 2. Utilize landscaping to buffer and screen properties. development. Throughout the site,
3. Consider safety, environmental impacts, and accent elements when selecting some native plants are planned, and
and locating landscaping elements. all other materials are non-invasive,
4. Landscaping, between the front property line and the building creates a visually with low water requirements. Vines
interesting transitional space. Select and place plants to enhance and soften on lattice structures and vertical
architectural elevations, screen undesirable building features and contribute to plantings are planned along three of
the overall quality of the streetscape. the four property edges. Permeable
5. Select species that are compatible with Carlsbad's semi-arid .Mediterranean pavers and water filtration through
climate, and that will grow to an appropriate size at maturity. plant material shall be incorporated
as required by the civil engineer-
6. When there are minimal landscape areas between the building and the street, prepared water quality report.
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 At the front yard, a recess in the
driveways to be no wider than necessary to provide access. Incorporate building at the base has been
permeable surfaces, such as interlocking pavers, porous asphalt, power blocks, provided to create a green area and
and lattice blocks/ grass-crete or ribbon driveways where feasible. vertical green wall within a portion
of the building mass. Decorative,
8. Utilize planting to screen less desirable areas from public view, i.e., trash, textured, plant material is proposed
enclosures, parking areas, storage areas, loading areas, and public utilities. to complement the building massing.
9. Provide landscaping between any parking lot and adjacent sidewalks or other The plant material also assists in
paved pedestrian areas, as well as, within surface parking lots. screening the mechanical
10. Incorporate native and drought tolerant vegetation whenever possible. Avoid equipment. Vines are proposed in
use of invasive or noxious plants. key locations to enhance and soften
11. Incorporate lattice work and landscaping onto existing blank walls to support architectural elevations.
flowering vines growing out of planters placed at their base.
12. Plant trees and fast growing and flowering vines along fences and walls to The pedestrian path along the north
soften the appearance of the fencing and screen views to functional on-site property line includes decorative
hedges, as well as bamboo to help
4
June 25, 2019 Item #12 Page 40 of 73
work and storage areas. soften the architecture and provide
13. Utilize vines, espaliers, and potted plants to provide wall, column, and post privacy screening between the RV
texture and color and to accentuate entryways, courtyards, and sidewalks. community to the north and the
14. Incorporate large planters into seating areas. Planters should be open to the soil proposed development. The trees at
the south and west sides will also below and should incorporate permanent irrigation systems. provide adequate shade on the
15. Maintain landscaping and yard areas regularly to keep a desirable, healthy south and west-facing building
appearance, eliminate trash, and control vermin. fac;ades as required.
16. Incorporate Low Impact Development (LID) strategies, site design, and source
control measures into projects. Examples include rain gardens, rain barrels, At the property driveway, view grassy swales, soil amendments, and native plants. corridors are taken into
17. Utilize seasonal shading from trees and shrubs when developing planting consideration with plant material
schemes for courtyards and streetscapes on south and west facing facades. that will not obstruct visibility of
oncoming vehicle traffic and
pedestrians. The entry to the
enclosed garages is enhanced with
vertical-growing trees and vines on
lattices to provide an urban-like
spatial definition. The driveway area
is reduced to the maximum extent
feasible and enhanced pavers are
planned throughout.
Maintenance of the landscaping, as
·well as pest and litter control, will be
controlled by a homeowner's
association.
H. Fences and walls Wood fences are proposed along the
1. Construct fences of quality and durable materials, such as, wood, vinyl or north, east, and south property lines.
wrought iron. All terraces/balconies will include
2. Architecturally treat all site walls to complement the building design. glass railing systems.
3. Chain link fences and other "see-through" fences are not appropriate for
screening. All fencing within the front setback is
4. Fences and walls directly adjacent to sidewalks and pedestrian plazas in 42" in height. All fencing outside the
commercial and mixed-use areas should be avoided unless designed as a front setback is 6' in height.
pedestrian amenity or a low wall landscape feature.
2.8.3 BUILDING FORM AND MASSING GUIDELINES CONSISTENCY STATEMENT
A. Building Form and Articulation The building, while 4 stories tall and
1. Reduce the imposing appearance of tall buildings by stepping back from street 45 feet in height, occupies 50
level on elevations above the ground floor. percent of the frontage, as the
2. Utilize horizontal and vertical articulation to break up monolithic street walls and driveway and pedestrian circulation
facades. occupy the remaining area.
3. Utilize techniques to reduce massing, such as variation in wall plane and height The proposed building consists of
eight (8) individual units. The and variation in roof form and levels. architecture of each unit is
4. Surface detailing may be used, but does not serve as a substitute for distinctive individually expressed as the scale of
massing. the building is broken down into an
5. Consider adjacent low density uses when designing and orienting a building. individual "row home" typology. The
For example, avoid balconies overlooking rear yards. building design incorporates multiple
6. Minimize the vertical emphasis of architectural design elements by incorporating materials, changes in wall planes,
features such as horizontal bands, reveals, trims, awnings, eaves, and overhangs projections, bay windows, recesses,
5
June 25, 2019 Item #12 Page 41 of 73
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
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
6
vertical bands of glazing, stepped
terraces, and a series of reveals.
These features help reduce the
massing of the building and create
interesting and varied elevations. In
addition, the articulation creates
shadow patterns and depth on the
wall surfaces.
The scale of the building is further
reduced by the stepping of the
outdoor terraces and the 4th floor set
back from the 3rd floor. The terraces
are oriented toward the southwest
and State Street, so as not to
overlook rear yards of adjacent
properties. Additionally, trees and
bamboo are proposed around the
perimeter which will further soften
the mass of the building.
Windows and doors varied in size
and shape are carefully sized to
complement the building scale. The
building materials include a mixture
of warm-colored stone, accent metal
panels, and three warm, earth tone
stucco colors.
On the north side, the fa<;:ade and
building scale is broken down by
angled wall projections on the 3rd
and 4th floor levels, vertical bands of
glazing, and a series of reveals. To
differentiate from the roof line, the
projections are at a different height
from the main body. Additionally,
each unit entry on the north
elevation is enhanced with a
decorative awning.
On the east side, the fa<;:ade and
building scale is enhanced by the
changes in stucco color and the
addition of reveals, as well as by the
stepped terraces. As the building is
located six (6) inches from the
property line, the number of
allowable openings per the
California Building Code is limited.
Therefore, the glazing at the east
side is also limited.
June 25, 2019 Item #12 Page 42 of 73
c. Glass block (transom)
d. Tile On the south side, the fa<;ade and
e. Brick building scale is broken down by the
stepped terraces, maximized glazing
f. Concrete system, balconies, and a series of
g. Stone reveals.
h. Awnings
i. Plaster (smooth or textured) On the west side, the fa<;ade and
2S. Use building materials and finishes that are true to the structure's architectural building scale is further broken down
by the stepped terraces, addition of style. bay windows, changes in wall planes,
26. Windows, doors, and entries should be design'ed to capture the desired a vertical band of glazing at corner,
architectural style of the building. and a step back at 4th level. Due to
27. Generally, use no more than three different materials on exterior wall surfaces. the requirement for a transformer,
While certain styles may successfully incorporate multiple surface materials, the wall area behind it is not allowed
caution must be used as too many materials can result in a less than aesthetically to have openings such as windows,
pleasing building. doors, etc. Thus, stone is
28. Ensure material changes occur at intersecting planes, preferably at inside corners incorporated on this elevation and
of changing wall planes or where architectural elements intersect, such as a vines and climbing plants have been
chimney, pilaster, or projection. added to soften the wall.
29. Utilize light and neutral base colors. Generally muted color schemes will
promote visual unity and allow awnings, window displays, signs and A mixture of these design features
landscaping to be given proper emphasis. on every side and proposed tree
30. Ensure lighting is architecturally compatible with the building. planting areas on all property edges
31. Articulate storefronts with carefully arranged doors, windows, arches, trellises, or will soften the transitions between
awnings, rather than blank walls. the adjacent existing developments.
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. Given the narrow lot width,
33. Window type, material, shape, and proportion should complement the pedestrian and vehicular access
architectural style of the building. requirements, as well as the
requirement for the various utilities,
34. Utilize recessed windows where appropriate to the architectural style, to provide an entrance and porch facing the
depth. street was not proposed. The
applicant preferred to maximize the
greenery along the frontage, did not
want to have two paved walkways,
and felt the entrance would be
uninviting with the utilities.
The roof is designed to
accommodate a future solar
photovoltaic system.
C. Balconies Usable terrace/balcony areas are
1. Place balconies adjacent to operable doorways. Faux balconies or those that do provided for each unit at different
not appear usable are discouraged. levels above the ground level. The
2. Visually support all balconies, either from below by decorative beams and/or terraces step back so that areas are
brackets, from above by cables, or by other parts of the building. supported by the living area below.
The terrace/balcony area at the
3. On corners, balconies may wrap around the side of the building. front and rear units wraps around
the side of the building.
7
June 25, 2019 Item #12 Page 43 of 73
D. Roof Forms Angled building faces and multiple
1. Ensure that roof materials and colors are consistent with the desired architecture plane changes continue up to the
or style of the building. roof to provide architectural interest
2. Utilize multi-roof forms, hips, gables, shed roof combinations, and sufficiently and reduce the mass of the structure
articulated flat roofs to create interesting and varying roof forms that will reduce as viewed from several vantage
building mass, add visual appeal, and enhance existing Village and Barrio points. The proposed flat roof is
character and massing. consistent with the proposed
contemporary architectural style.
3. Avoid long, unbroken, horizontal roof lines.
4. Avoid 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 Exterior sconce lighting fixtures will
1. Provide exterior building lighting, particularly in commercial and high-be located on each unit and
pedestrian areas. consistent with other typical
2. Design or select light fixtures that are architecturally compatible with the residential lighting.
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 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. Residential Design The proposed building is placed
1. Design with architectural features such as porches, balconies, chimneys, door close to the primary street with
placement, window proportions, dormers, wood detailing, fencing, siding, landscaped areas that soften the
and color scheme to complement the overall building design, site and setback area between the street and
neighborhood context. the dwellings. Further, a variety of
2. Incorporate porches, trellises, landscaping, and other features to extend the proposed landscaped areas with tall
living area toward the street, soften the transition between the street and the trees around the property line soften
the transition between the site and dwelling, and encourage community. adjacent neighbors. Due to the
3. Design and site units as much as possible to front primary streets to provide narrow width of the property,
"eyes on the street," create pedestrian environments, and support the walkable, density requirements, limited
connected character of the Village and Barrio. building setbacks and required
4. Articulate windows with accent trim, sills, kickers, shutters, window flower boxes, building service equipment, porches
balconies, awnings, or trellises authentic to the architectural style of the building. facing the street cannot be provided.
5. Incorporate safe, efficient, and convenient access to usable open space within
multifamily developments. The upper levels are animated with
6. Locate garages and parking areas to have the least amount of visual impact on the bay window, corner window and
the street. stepped terraces to provide "eyes on
7. Design garages so that they are subordinate to the main living area, when the street" and safe pedestrian
viewed from the street. Where possible, recess the garage behind the dwelling environments. The pedestrian
8
June 25, 2019 Item #12 Page 44 of 73
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 part of the
architecture of the project. They should be similar in materials, color, and detail
to the principal structures of a development.
9
pathway to the unit entrances is
landscaped, is visible to the public
street and is designed to provide a
safe environment.
All parking is provided in the private
garages and screened from the view
of the public. In addition, the
garages are subordinate to the living
area as the 2nd floor living area
projects over the garages. In
addition, the drive aisle is integrated
with the building design so as not to
provide a visual impact on the street.
June 25, 2019 Item #12 Page 45 of 73
Planning Commission Minutes
MOTION:
April 17, 2019
EXHIBIT 5
Page 2
ACTION: Motion by Commissioner Anderson and duly seconded by Commissioner Geidner to continue
the item to a date uncertain.
VOTE:
AYES:
NOES:
6-0-1
Chair Luna, Commissioners Anderson, Geidner, Lafferty, Merz, and Stine
None
ABSENT: Commissioner Meenes
Chair Luna closed the public hearing on Agenda Item 1.
Chair Luna opened the public hearing on Agenda Item 2.
2. ~CT 2018-_0004/SDP 2018-0021 (DEV2017-0236} -THE SEAGLASS -Request for a
recommendation of approval of a Tentative Tract Map and Site Development Plan to construct
an eight-unit, residential air-space condominium project on a 0.25-acre site located at 2646
State Street in the Village Center (VC) 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 thatthe 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 Harker would make the staff
presentation (on file in the PlanningDivision) .
. DISCLOSURES:
Commissioner Stine recused himself due to a conflict of interest. He stated he owns property within a
500-foot radius.
Commissioner Lafferty stated she drove by the site.
Commissioner Geidner stated she drove by the site, drove around the block and got out and walked
around.
Commissioner Anderson stated she drove by the site .
.. STAEE PRESENTAllON:
Associate Planner Harker gave the presentation.
Commissioner Anderson asked if the affordable housing credit being purchased in the same quadrant is a
new requirement.
Associate Planner Harker stated the preference is for the credit to be purchased in the same quadrant.
June 25, 2019 Item #12 Page 70 of 73
Planning Commission Minutes April 17, 2019 Page4
Ms. Safdie stated there will not be drive access for fire trucks. She stated there is room for fire ladder
access in various parts of the property. She stated there will be fire ladder rescue access down the side
of every unit.
Commissioner Anderson asked if they have any experience marketing four-story town homes.
Ms. Safdie stated she has done quite a few vertical houses and townhouses in San Diego. She stated the
ones they have designed have sold very well.
Commissioner Geidner stated she would like to see a condition added that addresses pedestrian access
between the current site and the undeveloped site behind the property.
Ms. Safdie stated the owner would be open to that.
Commissioner Lafferty asked what the size of the transformer is.
Ms. Safdie stated the pad is 7 by 9 ½ and the transformer is significantly smaller then the pad.
Chair Luna asked City Planner Neu for additional information on the condition Commissioner Geidner is
asking for.
City Planner Neu stated in the Village and Barrio Master Plan there is language that talks about public right
of ways and bike paths .. He stated there may be issues with pedestrians crossing through private property.
He stated if there was a master developer, who was developing both properties, there would be a more
straight forward opportunity to create a public easement connecting the two properties.
Chair Luna asked for input from Assistant City Attorney Kemp on the subject.
Assistant City Attorney Kemp asked Commissioner Geidner for additional input on what she is asking for.
Commissioner Geidner stated she would like to see the two properties work together to figure out if her
suggestion makes sense to them. She stated she would like to encourage more ways for pedestrians to
get through the block.
Assistant City Attorney Kemp stated if the city were to add the condition as part cif the approval, it would
then become a de facto public easement.
Commissioner Geidner stated she is okay with the discussion about the pedestrian access through the
two properties being reflected in the minutes and not added as a condition.
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.
PLANNING COMMISSION DISCUSSION:
Commissioner Anderson stated she is concerned with the project being 4 stories but understands it meets
the objectives and guidelines in the Village Master Plan.
June 25, 2019 Item #12 Page 72 of 73
Tammy Cloud-McMinn
From:
Sent:
To:
Cc:
Subject:
City Council Members,
Council Internet Email
Wednesday, June 26, 2019 9:36 AM
City Clerk
Don Neu; Shannon Harker
FW: Item 12 / Seaglass Court, Carlsbad Village. 2018-0004/SDP. Tentative Tract Map -
Deny
This email came in late yesterday regarding Agenda Item 12.
Andi
From: Patricia Amador
Sent: Tuesday, June 25, 2019 4:28 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>; mayor@carlsbadca.gov
Subject: Item 12 / Seaglass Court, Carlsbad Village. 2018-0004/SDP. Tentative Tract Map -Deny
Request to Deny Final Approval
For Several years, residents of Carlsbad Village and Barrio have expressed their concerns regarding the gentrification of
the area and the construction of exclusive housing developments.
Seaglass owners' request to pay "In-lieu fees" to prevent the inclusion of low-income housing units in his building
violates the basic premise of inclusive housing for all.
His request is racist and exclusionary. I heard him openly speak at a Council meeting last year that he "didn't want low
income people in "his" building.". And, that he can easily pay the" In-lieu" fees.
Is this type of residence what Carlsbad council members want in our Village?
The owner's comment is exclusionary and racist.
Please Do Not allow him to buy his way into Carlsbad.
Please deny the request for the payment of exclusionary fees in the development.
Thank you
Patricia
Patricia Amador
*Your right to vote is your freedom
1
Kaylin McCauley
From:
Sent:
To:
Subject:
Dear Council,
Lizzee
Tuesday, June 25, 2019 3:39 PM
Council Internet Email
Seaglass / Carlsbad agenda 12
This is my concerns about the 7 luxury condos called Seagrass on State St.
First -Developers have said they need 4 stories to be affordable, that's why 4 stories have been approved, they get their
4 stories, yet of those 7 units none are affordable.
This concerns me because Sacramento keeps creating bills to force cities to create more affordable housing. It is because
cities themselves don't push for more affordable housing in all zones. This location near the transit center would be a
choice area for affordable (to clarify, not necessarily low income) housing.
Luxury dwellings quickly turn into short term rentals, which makes the housing crisis even worse.
second-I work on the Boulevard & when I'm walking from the park towards the train station I look east and all I see is
big boxes.
Nothing interesting, just flat faced squares, right next to each other.
I see Seagrass is a modern architectural design. It is interesting, but the design would be more fitting in Carlsbad's
business parks.
Modern design, is not in keeping with the charm of the village & it certainly doesn't reflect any historical elements of the
village, which I thought was a core value in the Village Plan.
State Street is a gateway into Carlsbad. It deserves to have interest & charm.
Seagrass does not provide that.
I hope you will send the developers back to the drawing board. Approving this project as it is sets a very bad building
precedent for the Village.
Thank you for your concern for our town.
Elizabeth Banks
92008
Sent from my iPhone
TO:
DATE OF PUBLIC HEARING:
SUBJECT:
AFFIDAVIT OF MAILING
NOTICE OF PUBLIC HEARING
CITY CLERK
LP/ds/1?
LOCATION: _!_/-1.L....--=-i..~.....1.::.L.J~~=------1..L_J_J.._!~~--.r.=~---+-~~::::::...l!,~~-
DA TE NoT1cEs MAILED To PROPERTY owNERs: _ _____._.(o"'-----L..-/l_'-f'-----'-l--=--l_9 ___ _
NUMBER MAILED: -~/_5_" _Lj~_
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
~QA (h,/!rtL~
(Signature) (Date)
SENT TO FOR PUBLICATION VIA E-MAIL TO: 0 Union Tribune
~Coast News
PUBLICATION DATE: Union Tribune --------------
CoastNews _ ___._lofC-1--'/J.._____L/'-L-/_._/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. 1
Date: LJ1 ;;:i} I] \.~.1vY\,>A;,, i?:J(l1Ji~ ·
(Signature)
Attachments: 1) Mailing Labels
2) Notice w/ attachments
0 V CITY OF CARLSBAD
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, June 25, 2019
to consider approving a Tentative Tract Map and Site Development Plan to construct an
eight-unit, residential air-space condominium project on a 0.25-acre site located at 2646
State Street in the Village Center (VC) District of the Village and Barrio Master Plan
and within Local Facilities Management Zone 1, and more particularly described as:
The Southwesterly 175 feet of .the Northwesterly half of Lot 25 of Seaside
Lands, in the City of Carlsbad, County of San Diego, State of California, ac-
cording to Map thereof No. 1722, filed in the Office of the County Recorder of
San Diego County,July 28, 1921
Whereas, on April 17, 2019, the City of Carlsbad Planning Commission voted 5-0-2 to
approve of a Tentative Tract Map and Site Development Plan to construct an eight-unit,
residential air-space condominium project on a 0.25-acre site located at 2646 State
Street in the Village Center (VC) 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 sec-
tion 15332 (In-fill Development Projects) of the State CEQA guidelines.
Those persons wishing to speak on this proposal are cordially invited to attend the pub-
lic hearing. Copies of the staff report will be available on and after Thursday, June 20,
2019. If you have any questions, please contact Shannon Harker in the Planning Divi-
sion at (760) 602-4621 or shannon.harker@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 2018-0004/SDP 2018-0021 (DEV2017-0236)
THE SEAGLASS
FRIDAY, JUNE 14, 2019
CITY OF CARLSBAD
CITY COUNCIL
SITE.IIAI'
The Seaglass
CT 2018-0004 I SOP 2018-0021
06/14/19 CN 23357
3 col x 8"
24" X $14
$336
PEACOCK AND PEACOCK
403 PARKWOOD LN
ENCINITAS CA 92024
ONE RAILYARD LOFTS LLC
PO BOX 7050
RANCHO SANTA FE CA 92067
WEINBERGER LAWRANCE AND
LAURIE
211 MAPLE AVE
SEA CLIFF NY 11579
CANTABRANA 2005 TRUST
2639 STATE ST
CARLSBAD CA 92008
ERE PROPERTIES LLC
1054 LA SOMBRA DR
SAN MARCOS CA 92078
2659 STATE PARTNERS LLC
375 VIA LINDA DEL SUR
ENCINITAS CA 92024
ARTUKOVIC FAMILY TRUST
1815 IVY RD
OCEANSIDE CA 92054
ILG RAYMOND P AND OLENA
591 CAMINO DE LA REINA
STE 300
SAN DIEGO CA 92108
ELLER TOM AND REBECCA L
2509 STATE ST
CARLSBAD CA 92008
MARSHALL WILLIAM J AND DAWN
2503 STATE ST
CARLSBAD CA 92008
QUONSET DEVELOPMENT LLC
125 MOZART AVE
CARDIFF BY THE SEA CA 92007
WHITAKER DON CDP JR
2685 STATE ST
CARLSBAD CA 92008
VENSTROM FAMILY TRUST
2933 LANCASTER RD
CARLSBAD CA 92010
SPEERT ELLEN FAMILY TRUST
2633 STATE ST
CARLSBAD CA 92008
CARLSBAD STATE STREET LLC
2739 STATE ST
CARLSBAD CA 92008
SCHROEDER THOMAS S LIVING
TRUST
3518 CALLE GAVANZO
CARLSBAD CA 92009
ARMY AND NAVY ACADEMY
CARLSBAD CAL
PO BOX 3000
CARLSBAD CA 92018
MARSON MARKE
2513 STATE ST
CARLSBAD CA 92008
POVAR PAULETTE H LIVING TRUST
2507 STATE ST
CARLSBAD CA 92008
HEFFNER ERIC AND DIANNA
. 2521 STATE ST
CARLSBAD CA 92008
SAN DIEGO GAS mm ELECTRIC co
PUBLIC AGENCY
C~RLSBAD C~ 92008
BRASHER BLAKE E AND DEBBIE G
883 W GOODRICH PL
PALATINE IL 60067
NORTH SAN DIEGO COUNTY
TRANSIT D
2647 STATE ST
CARLSBAD CA 92008
J KS G EDWARDS FAMILY TRUST
3980 ADAMS ST
CARLSBAD CA 92008
TH STATE STREET LLC
PO BOX 7050
RANCHO SANTA FE CA 92067
NORTH SAN DIEGO comlTY
TRl',NSIT D
PUBLIC AGENCY
CARLSB~D CA 92008
BRADLEY NEIL J AND KATRINA E
2517 STATE ST
CARLSBAD CA 92008
LYLE FAMILY TRUST
PO BOX 2148
CARLSBAD CA 92018
SALTON FAMILY TRUST
2505 STATE ST
CARLSBAD CA 92008
SWEENEY FAMILY TRUST
2525 STATE ST
CARLSBAD CA 92008
JAMTAAS KRISTOFER AND JOAN B
2529 STATE ST
CARLSBAD CA 92008
SASSCER RYAN J
2541 STATE ST
CARLSBAD CA 92008
PADILLA FAMILY TRUST
6708 CAMPHOR PL
CARLSBAD CA 92011
INGLE ERICA LAND DANIEL R
REVOC T
2547 STATE ST
CARLSBAD CA 92008
MACHADO ELIZABETH
2535 STATE ST
CARLSBAD CA 92008
EATON FUCSHIA INVESTMENTS LLC
1106 2ND ST
PMB 282
ENCINITAS CA 92024
FIK CHRISTOPHER LAND TORIE N
2593 STATE ST
CARLSBAD CA 92008
WRIGHT SARA J
2599 STATE ST
CARLSBAD CA 92008
MCDONOGH KACIE E 2012 TRUST
ETAL
2565 STATE ST
CARLSBAD CA 92008
LUSSENDEN JEFFREY AND KELLY
2577 STATE ST
CARLSBAD CA 92008
NASON FAMILY TRUST
2533 STATE ST
CARLSBAD CA 92008
DELHOMME JOSHUA
2545 STATE ST
CARLSBAD CA 92008
LOT 31 TRUST
2555 STATE ST
CARLSBAD CA 92008
NAVEIRA FAMILY REVOC LIVING
TRUS
2543 STATE ST
CARLSBAD CA 92008
BELTRAN ANTONIO
2531 STATE ST
CARLSBAD CA 92008
NEWMAN JANET L
2589 STATE ST
CARLSBAD CA 92008
FERNANDEZ HENRY J JR
2595 STATE ST
. CARLSBAD CA 92008
CATLAGIRONE CHRISTOPHER D AND
HIKA
PO BOX 234100
ENCINITAS CA 92023
HAWKES WILLIAM D JR
2569 STATE ST
CARLSBAD CA 92008
CARPENTER THERESA
2581 STATE ST
CARLSBAD CA 92008
CLAWSON MITCHELL AND
JACQUELYNE
2537 STATE ST
CARLSBAD CA 92008
DAVIS MARC RAND HEATHER M
2549 STATE ST
CARLSBAD CA 92008
STEWART FAMILY TRUST
2551 STATE ST
CARLSBAD CA 92008
SKINNER GEORGE AND CAROL P
2539 STATE ST
CARLSBAD CA 92008
LUKAS RIMAS T
2527 STATE ST
CARLSBAD CA 92008
JANSEN JAMES H
2591 STATE ST
CARLSBAD CA 92008
BASTA NICHOLAS AND ROSE
2597 STATE ST
CARLSBAD CA 92008
HOLT FAMILY TRUST
2561 STATE ST
CARLSBAD CA 92008
GREY BRIAN AND ANDREE
2573 STATE ST
CARLSBAD CA 92008
HORVITZ FAMILY TRUST
14125 CAMINITO VISTANA
SAN DIEGO CA 92130
BILLANTE FAMILY LIVING TRUST
2583 STATE ST
CARLSBAD CA 92008
YATES MATT C
2571 STATE ST
CARLSBAD CA 92008
HESFORD DARRELL AND DEANNA J
2559 STATE ST
CARLSBAD CA 92008
SMITH EDMUND AND EDITH TRUST
3271 WESTWOOD DR
CARLSBAD CA 92008
STRAESSER RALPH A AND CJ
FIELDS R
1518 AVOCADO RD
OCEANSIDE CA 92054
EISLER FAMILY TRUST
6631 LITTLER DR
SAN DIEGO CA 92119
CHAMBERLAIN MICHAEL A AND
KIMBERLY
2653 ROOSEVELT ST
STE D
CARLSBAD CA 92008
JONES RICHARD TRUST
2608 STATE ST
CARLSBAD CA 92008
LANCER INDUSTRIES INC 3/7
1547 AVENIDA LA POSTA
ENCINITAS CA 92024
2569 ROOSEVELT LLC
PO BOX 448
CORONA DEL MAR CA 92625
SELLERS JASON T AND MELISSA K
2579 STATE ST
CARLSBAD CA 92008
KC URBAN RENEWAL GROUP INC
PO BOX 339
CARLSBAD CA 92018
TAYLOR MORRISON OF CALIFORNIA
LL
100 SPECTRUM CENTER DR
STE 1450
IRVINE CA 92618
BWR 16 LLC
2922 DAIMLER ST
SANTA ANA CA 92705
OWNER NAME UNAVAILABLE
2747 ROOSEVELT ST
CARLSBAD CA 92008
TREJO FAMILY TRUST
3383 ADAMS ST
CARLSBAD CA 92008
HUSTON FAMILY TRUST
PO BOX 547
CARLSBAD CA 92018
CSTATE LLC
2244 S SANTA FE AVE
STE 82
VISTA CA 92084
HESS AND HARTMAN TRUST
28348 ROADSIDE DR
STE 204
AGOURA HILLS CA 91301
SYCKS FAMILY TRUST
539 LAGUNA DR
CARLSBAD CA 92008
NORDBURG JUDITH A LIVING
TRUST
2575 STATE ST
CARLSBAD CA 92008
GOETZ MARY
2563 STATE ST
CARLSBAD CA 92008
SEAGROVE HOMEOWNERS
ASSOCIATION
25531 COMMERCENTRE DR
STE 100
LAKE FOREST CA 92630
BLACKBURN 2000 TRUST
202 RAINBOW LN
OCEANSIDE CA 92054
BEECHTREE OFFICE BUILDING
PARTNE
2653 ROOSEVELT ST
STE D
CARLSBAD CA 92008
2646 SEA GLASS LLC
2646 STATE ST
CARLSBAD CA 92008
2621 ROOSEVELT LLC
PO BOX 1707
FALLBROOK CA 92088
CABO ANNA M TRUST
PO BOX 583
PAUMA VALLEY CA 92061
PATERSON KENT R
'5315 AVENIDA ENCINAS
STE 130
CARLSBAD CA 92008
WOODD TERRI G TRUST
541 LAGUNA DR
CARLSBAD CA 92008
BLANTON COOPER AND MARYE
49155 RANCHO POINTE
LA QUINTA CA 92253
WESTFALL JEREMY SAND
TAMARA D
PO BOX 18167
PHOENIX AZ 85005
HULBERT MICHAEL J REVOC TRUST
563 LAGUNA DR
CARLSBAD CA 92008
HORNER CARLA A
571 LAGUNA DR
CARLSBAD CA 92008
BUSSEY KATHRYN I REVOC
LIVING TR
581 LAGUNA DR
CARLSBAD CA 92008
PORCHIA FAMILY REVOC TRUST
591 LAGUNA DR
CARLSBAD CA 92008
NUDEL DENIS
597 LAGUNA DR
CARLSBAD CA 92008
JOHNSON FAMILY TRUST
4513 COVE DR
APT 12
CARLSBAD CA 92008
ROOSEVELT CARLSBAD LP
1707 E HIGHLAND AVE
STE 100
PHOENIX AZ 85016
JACKSON FAMILY LIVING TRUST
5511 STROHM AVE
NORTH HOLLYWOOD CA 91601
HEATER JAMES AND DEBORAH
2241 2ND AVE NW
CALGARY AB 2TN 0Hl
CANADA
GLAZE CHARLOTTE M
555 LAGUNA DR
CARLSBAD CA 92008
565 LAGUNA LLC
6904 DOVER CT
HIGHLAND CA 92346
· TEMPLETON TRACY S
577 LAGUNA DR
CARLSBAD CA 92008
EARDLEY MARGARET
583 LAGUNA DR
CARLSBAD CA 92008
SOUMBASAKIS JOHN
23 TENNESSEE
IRVINE CA 92606
CARLSBAD LAND PARTNERS LLC
264 PACIFIC AVE
SOLANA BEACH CA 92075
WULLENJOHN CHARLES AND
LORRAINE
1259 DISCOVERY ST
SAN MARCOS CA 92078
MADISON SQUARE CONDOMINIUMS
LLC
PO BOX 669
POWAY CA 92074
JARMOLOWICZ JEANMARIE AND
EDWARDS
46 PERRY HENDERSON DR
FRAMINGHAM MA 01701
FARES DAVID AND KATHLEEN
551 LAGUNA DR
CARLSBAD CA 92008
EDNOFF DAVID WAND JANICE P
REVOC
557 LAGUNA DR
CARLSBAD CA 92008
DUSOLD FAMILY REVOC LIVING
TRUST
38686 FLORENCE ST
BEAUMONT CA 92223
HERRING RICHARD W
579 LAGUNA DR
CARLSBAD CA 92008
, OLLIVIER MIKE AND LORIE TRUST
2479 W FIR AVE
FRESNO CA 93711
GHARABIKLOU FARHAD AND RENEE
M REV
595 LAGUNA DR
CARLSBAD CA 92008
MAR VISTA TRUST
PO BOX 1481
CARLSBAD CA 92018
TREJO FAMILY TRUST
2687 MADISON ST
CARLSBAD CA 92008
BARLOW KAREN J TRUST
5315 AVENIDA ENCINAS
STE 130
CARLSBAD CA 92008
KATZ STANS
PO BOX 235481
ENCINITAS CA 92023
SEVILLE HOLDINGS LLC
1630 VALDES DR
LA JOLLA CA 92037
SOTO SOLEDAD M TRUST
2615 MADISON ST
CARLSBAD CA 92008
LLEWELLYN RYAN
2562 ROOSEVELT ST
CARLSBAD CA 92008
ROBBINS KAREN C
2568 ROOSEVELT ST
CARLSBAD CA 92008
STAVRON BEVERLY A
2574 ROOSEVELT ST
CARLSBAD CA 92008
BOLAND JENNIFER
2576 ROOSEVELT ST
CARLSBAD CA 92008
TASTE AND SEA VACATIONS LLC
605 LAGUNA DR
CARLSBAD CA 92008
FRANKLIN FAMILY TRUST
2712 MADISON ST
CARLSBAD CA 92008
STROTHER 1996 TRUST
3811 MARGARET WAY
CARLSBAD CA 92008
KUDREN FAMILY REVOC TRUST
2660 MADISON ST
CARLSBAD CA 92008
APODACA JOE P AND FRANCES L
FAMILY
327 HILL DR
VISTA CA 92083
SHEA PATRICK O AND SUE J 0
2605 MADISON ST
CARLSBAD CA 92008
ALCANTAR MARTIN V AND MARIA I
2560 ROOSEVELT ST
CARLSBAD CA 92008
LOPEZ LUISA
2570 ROOSEVELT ST
CARLSBAD CA 92008
DWYER CHRISTA
2580 ROOSEVELT ST
CARLSBAD CA 92008
ERGIN HS
PO BOX 218
CARLSBAD CA 92018
OWNER NAME UNAVAILABLE
2650 ROOSEVELT ST
CARLSBAD CA 92008
BALAKER VICTOR AND ANGELA
3811 ALDER AVE
CARLSBAD CA 92008
HIMATHONGKHAM VARA TRUST
2672 MADISON ST
CARLSBAD CA 92008
MORISON SOMOR K
2664 MADISON ST
CARLSBAD CA 92008
BROWAR MS FAMILY TRUST
PO BOX 81007
SAN DIEGO CA 92138
VASQUEZ ANGELINA
2564 ROOSEVELT ST
CARLSBAD CA 92008
RECINOS PEDRO E AND MYRNA Y
2566 ROOSEVELT ST
CARLSBAD CA 92008
PAGE THOMAS
2572 ROOSEVELT ST
CARLSBAD CA 92008
SCHEXNAYDER JEANIE
2578 ROOSEVELT ST
CARLSBAD CA 92008
SD C PROPERTIES LLC
2155 RAMONA LN
, VISTA CA 92084
WILSON JANE RESIDENCE TRUST
2710 MADISON ST
CARLSBAD CA 92008
FARLEY TIMOTHY R
PO BOX 1622
CARLSBAD CA 92018
STROTTO JUANITA M
2678 MADISON ST
CARLSBAD CA 92008
MR CARLSBAD 11 LLC
1818 1ST AVE
STE 100
SAN DIEGO CA 92101
BLEICH FAMILY TRUST
13176 W SKINNER DR
PEORIA AZ 85383
BEAZLEY BRENT AND DENISE
FAMILY TR
16633 VENTURA BLVD
STE 1030
ENCINO CA 914 36
VINE CHURCH
7040 AVENIDA ENCINAS
STE 104-3
CARLSBAD CA 92011
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 3
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT
SPC 6
CARLSBAD CA 92
INFORMATION 0
2631 ROOSEVE
SPC 9
SPC
CARLSBAD CA 92008
INFORMATION OiL
2631 ROOSEVELT T
SPC 21
CARLSBAD CA 9 008
OWNER NAME UNAVAILABLE
3425 SEACREST DR
CARLSBAD CA 92008
NORTH SAN DIEGO COUNTY
TRANSIT D
399 CARLSBAD VILLAGE DR
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT S
1
INFORMATION ON
2631 ROOSEVEL
SPC 4
CARLSBAD CA 9 008
SPC
. CARLSBAD
INFORMA
2631 RO SEVELT ST
SPC 13
CA 92008
ROOSEVELT ST
19
SPC
CARLSBAD
ST
OSTRIE FAMILY INC
PO BOX 8
RANCHO SANTA FE CA 92067
NORTH COUNTY TR..7',NSIT DISTRICT
.PY
PUBLIC .''£ENCY
CARLSBAD C~ 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 2
CARLSBAD CA 2008
INFORMATION
2631 ROOSEV
SPC 5
CARLSBAD C
INFORMATIO
2631 ROOS
SPC 8
CARLSBAD A 92008
INFORMATI N ONLY
2631 ROOS VELT ST
SPC 11
CARLSBAD A 92008
SPC
SPC
ON ONLY
EVELT ST
CA 92008
INF RMATION ONLY
263 ROOSEVELT ST
SPC 20
CAR SBAD CA 92008
INFORMATION O LY
T ST
SPC
CT 2018-0004/SDP 2018-0021
The Seaglass
City Council, Item #12
June 25, 2019
Staff: Shannon Harker, CED
Location Map
Village Center
District
DISTRICTS
-Village Center (VC) D Village General (VG)
D Hosptality (HOSP)
-Freeway commercial (FC) D Pine-Tyler Mixed-use (PT)
-Barrio Perineter (BPI
Barrio Center ( BCI
Village-Barrio Other (VBOI r _:J Village and Barrio Master Plan Area
_,_,. coastal Zone Boundary
II ~ -
• ~11011
111= B 1, I i, 111 ·' al ... I
,l!I!!!!!! 1 !1 ••11,i
·• .efllll'"·~.! . f ffll •HI I . •• ~g}i! §fJ ■I
'f 111 . "'"·' !I j' -■, li>:it!
.! -··~. f!~i
HI ... II■ • ,._,
•• , ·-·------""= -::-... ~ - -
1.000
Feel
Existing
Setting
Development
to the West
Background
May 3, 2016:
•City Council approved 4-
story mixed use project
•Mixture of time share
units, condominiums and
commercial use on
ground floor.
May 15, 2018:
•Time extension approved
extending approval to
May 3, 2020.
Site Plan
3 !~! ~!~ !~!~ !~!□o !□1 !□2 ! ! j ! ! ! ! ! ! I ! !
I ! '! ! ! ! ! ! ! ! !
~----------
1
__________ ! ~----------1
__________ l __________ 1
__________ l __________ 1
__________ L _________ 1
__________ !
45 feet
Transformer
4th floor relief/setback
from 3rd floor
'•• r
-
• ... ! ~ . __ j..---n _.J .... /: -
l _.e;~l:,-;;.----rr-;-::-:-:--· ;-' . I -, ~_,,__ I ,..._ . . r., I
Inclusionary
Housing15% of units required to be designated as
inclusionary units
When new construction is infeasible or presents a
hardship, a contribution to an affordable housing
project is an option that may be considered.
Housing Policy Team recommended approval to
purchase one (1) affordable housing credit from
Tavarua senior affordable apartments.
Tavarua is a special needs population at a lower
affordability rate than would be provided in a
development like Seaglass.
$84,000 fee to be paid prior to issuance of building
permit.
Planning Commission
•Recommended approval (5-0-2) April 17, 2019
•Discussed affordable housing request,
location of the transformer, building height,
and pedestrian/fire access.
Project Consistency
•General Plan –Village-Barrio (VB)
•Village and Barrio Master Plan
•Subdivision Ordinance
•Inclusionary Housing Ordinance
•Growth Management
•California Environmental Quality Act (CEQA)
Recommendation
ADOPT a Resolution APPROVING Tentative
Tract Map CT 2018-0004 and Site Development
Plan SDP 2018-0021.
Back-up Slides
West Elevation~ ' \
\.
' .,
I ,,, I I I I /
..
I
I
/
I
\ \. ..
\ \
,.
/ / ; " .,.
" ' ' ..
North Elevation
---------~ .!.--~---
I
I~
I - I I
I I 1 ■1 ·•-• I• I -I
1-i. •-1 1111 e=I ! . 1-• -i■l ■i■ --i ~■I -■· -~ I-I I I 11 Ill J II I
,-------- ---,---
Screening of Rooftop Equipment
Cross Section
I
I --------t--
1
I !" 1:
~ ~+-t.---_., __ ..,... __ !!"""ll!i_=-.. lt--------+-z -
Open Space
-,ooSF ---,e-5sF -1e5_SF ___ ie5sF-
(INDIVIDUAL (INDIV IDUAL
U JT TERRACE UNIT TEIRRACE
AREA) AREAi
0 A EA PLAN -LEVEL 3
l" = 20'-0"
242SF
(INDIVIDUAL
UNIT TERRACE
AREA)
LIVING
AREA
155SF
(INDIVIDUAL
UNIT TERRACE
AREA)
AREA PLAN -LEVEL 4
PNDIVIDUAL [INDIVIDUAL PI-IDIVIDUAL
UNIT TERRACE UNIT TERRACE UNIT ERRACE
AREA) AREAi AREA)
155SF 156SF 155SF
(INDIVIDUAf [INDIV~ (INDIVIDUAL
UNIT TERRACE UNIT TEIRRACE UNIT TERRACE
AREA) AREAi AREAi
pNDIVIDUAL pNDIVIDUAL (INDIVIDUAL
UNIT TERRACE UNIH ERRACE UNIT TERRACE
AREA) AREA) AREA)
155SF 155 SF Hl3SF
[INDIVIDUAL (INDIVIDUAL (INDIVIDUAL
UNIT TERRACE UNIT TERRACE U ITTER'.RACE
AREAi AREA) AREA)
Onsite Inclusionary Housing Conditions
•Prior to the approval of the final map for any phase of this project, the Developer
shall enter into an Affordable Housing Agreement with the City to provide and
deed restrict one (1) dwelling units as affordable to lower-income households for
55 years, in accordance with the requirements and process set forth in Chapter
21.85 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement
shall be submitted to the City Planner no later than 60 days prior to the request
to final the map. The recorded Affordable Housing Agreement shall be binding
on all future owners and successors in interest.
•Developer shall construct one (1) inclusionary housing unit concurrent with the
project’s market rate units, unless both the final decision-making authority of the
City and Developer agree within an Affordable Housing Agreement to an
alternate schedule for development.
SeaGlass and The WAVE ComparisonCity of Carlsbad, City Council Meeting
Tuesday, June 25th, 2019
SAFDIE RABINES ARCHITECTS
SeaGlassand The WAVE Comparison
City of Carlsbad, City Council MeetingPerspective Views
The WAVE (Approved Design)SeaGlass (Proposed Design)
SAFDIE RABINES ARCHITECTS
Ground Floor Level SeaGlassand The WAVE Comparison
City of Carlsbad, City Council Meeting
The WAVE (Approved Design)
SeaGlass (Proposed Design)
LAl<>SGAPf 'fl,',!C: NELL.
J-w w oc I-u)
w )-
<( J-I.fl
/
\
_)
\
j
_I -----
/
FLOOR PLAN · LEVEL 1
SAFDIE RABINES ARCHITECTS
] MS
FIRST FLOOR PLAN
,d-. '1Y
/
::1h'-2"
'"" /'' ', // /< ~~
0------~ / C.AA!.FT "~ J ::14'-o" / 1e•-4•
MIXED USE COMPLEX -4 STORY -21 UNIT
lb UPPER LEVEL PARKNG SPACES
-----~
t 21'-h" 2-e·J
'I ;,; 11' LOV-.ER LEVEL PARKINS SPACES
34 TOTAL PARKING SPACES i c.c,,1PACT = St,'-0" 4 STANVAAD 41•-2 3/e" 4'-0"
L /
'
11&' NOR.TH
!'.~-:. .. """. ii
-. ---. -.----,. ' -.. -----·-,-,--, _____ .,
-'
}~'~nw, Jf'~nw, !]=p-~,-
3rd Floor Level SeaGlassand The WAVE Comparison
City of Carlsbad, City Council Meeting
The WAVE (Approved Design)
SeaGlass (Proposed Design)
SAFDIE RABINES ARCHITECTS
THIRD FLOOR PLAN
NOT!;, ,t,,,U. I.NT;, R-2 OCC,,
"l-0' Cf:ILIN6 l-!:16HT T'f'Pf 1116 CON5TR:CTION
--------------------------------~~-~--~
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FLOOR PLAN · LEVEL 3 ,., •.• , .••. I~
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West Elevation SeaGlassand The WAVE Comparison
City of Carlsbad, City Council Meeting
The WAVE (Approved Design)
SeaGlass (Proposed Design)
SAFDIE RABINES ARCHITECTS
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South Elevation SeaGlassand The WAVE Comparison
City of Carlsbad, City Council Meeting
The WAVE (Approved Design)
SeaGlass (Proposed Design)
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SAFDIE RABINES ARCHITECTS