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Home My WebLink About2002-04-03; Planning Commission; ; CT 01-11|CP 01-04|CDP 01-22 - OCEAN BREEZE CONDOMINIUMSThe City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No ® P.C. AGENDA OF: April 3,2002 Application complete date: June 26,2001 Project Planner: Chris DeCerbo Project Engineer: David Rick SUBJECT: CT 01-11/CP 01-04/CDP 01-22 - OCEAN BREEZE CONDOS - Request for approval of a Tentative Tract Map, Condominium Permit and Coastal Development Permit to develop a five-unit residential condominium on a site located along the east side of Garfield Street to the south of Chestnut Avenue within Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5166, 5167 and 5168 APPROVING CT 01-11, CP 01-04 and CDP 01-22 based upon the findings and subject to the conditions contained therein. II. INTRODUCTION The appUcant proposes to demolish an existing single-family residence, detached garage and storage shed and constract a new five-unit condominium project on a .31 acre infill site located along the east side of Garfield Street to the south of Chestnut Avenue. The development ofthe condominium project requires the processing and approval of a Tentative Tract Map, Condominium Permit and Coastal Development Permit. The project is located within the Beach Area Overlay Zone (BAOZ) and would normally require a Site Development Plan (SDP). However, because the project is concurrently processing a condominium permit (pursuant to Chapter 21.45 of the Zoning Ordinance), an SDP is not required. The site lies within the Mello II segment of the Local Coastal Program and therefore, a Coastal Development Permit will be issued by the City of Carlsbad. The project's proposed density of 15.9 dwelling units per acre is below the 19 dwelling units per acre allowed per the growth management confrol point for the property's Residential High (RH) General Plan designation. The proposed project has been determined not to have a significant effect on the environment, and is categorically exempt from the provisions of CEQA. The project conforms to all applicable City development standards and regulations; there are no outstanding project issues and findings can be made for the approval of the project. III. PROJECT DESCRIPTION AND BACKGROUND The .31 acre project site is rectangular in shape and located along the east side of Garfield Street to the south of Chestnut Avenue. The infill site has been previously graded and is relatively level. The site is currently developed with an existing single-family residence, detached garage and storage shed, concrete paving, non-native grasses and is void of any significant or sensitive vegetation. o )l52 CT OI-l 1/CP 01-04/CDP Ol52 - OCEAN BREEZE CONDOS Aprils, 2002 Page 2 The site is zoned R-3 and is within the Beach Area Overlay Zone. It has a General Plan designation of RH (Residential - High Density). Surrounding properties to the north, south, east, and west are also zoned R-3 and designated RH. The surrounding development consists of an attached multi-family apartment building to the east and older single-family dwellings to the north, south and west. Surrounding properties within the immediate neighborhood have aheady been developed with a variety of residential uses, including older single-family residences, and newer two family and multi-family projects. The appUcant is proposing to develop a five-unit residential condominium project on the subject site. The five condominium units are proposed in an "L" - shaped single building. The two-story units range between 1,843 and 2,528 square feet in area and are located above an underground parking garage. The single entry garage includes 13 parking spaces (2 resident parking spaces per unit and 3 guest parking spaces) and enclosed storage space for each unit. Each unit has an at-grade private patio and the project also includes a common patio and roof deck. The meditenanean style stmcture will have stucco siding with custom window molding and fascia trim and a decorative tile roof The proposed colors and materials for the building are Ught tan colored stucco walls with complementary colored trim. Other features of the proposed project include private patios, balconies with vsTought iron railings and roof decks. Building height for the proposed stmcture is 29 feet. IV. ANALYSIS The project is subject to the following regulations and requirements: A. General Plan R-H (Residential - High Density) designation; B. Beach Area Overlay Zone (BAOZ), R-3 (Multiple-Family Residential) Zone, and Condominium Permit (Planned Unit Development) regulations (Chapters 21.82, 21.16, and 21.45 respectively of the Carlsbad Municipal Code); C. Local Coastal Program (Mello II segment); D. Subdivision Ordinance (Titie 20 of the Carlsbad Municipal Code) E. Inclusionary Housing (Chapter 21.85 of the Carlsbad Municipal Code); and F. Growth Management (Chapter 21.90 ofthe Carlsbad Municipal Code). The recommendation for approval for this project was developed by analyzing the project's consistency with the applicable City regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan The proposed project is consistent with the poUcies and programs of the General Plan. The property has a General Plan designation of RH (Residential - High Density). The RH designation allows the development of multi-family residential units at a density of 15 - 23 dwelling units per acre. The growth confrol point is 19 dwelling units per acre. The proposed project involves five condominium units being developed on a 13,695 square foot (.31-acre) rectangular shaped lot. Development at the growth control point would allow 5.9 units on the property. The proposed project is for five condominium units at a density of 15.9 dwelling units CT 01-11/CP 01-04/CDP 01^2 - OCEAN BREEZE CONDOS April 3,2002 Page 3 per acre. The project compUes with all the Elements of the General Plan as outlined in the table below: GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use Site is designated for Residential High at 19 du/ac. Multi-family residential units at 15.9 du/ac. Yes Housing In-Ueu contribution for the inclusionary requirement per Objective 3.6 Project conditioned to pay an in-lieu contribution on a per unit basis per Program 3.6c Yes PubUc Safety Provide project review that allows consideration of seismic and geologic hazards. Project improvements will not significantly impact or be impacted by geologic or seismic conditions. Yes Open Space & Conservation Minimize environmental impacts to sensitive resources within the City. UtiUze Best Management Practices for confrol of storm water and to protect water quality. Project will not have any environmental impacts to the existing developed site. Project will conform to aU NPDES requirements. Yes Circulation Requires new development to constract improvements needed to serve proposed development. All pubUc facilities including curb, gutter and sidewalk exist along the property frontage. Yes B. Beach Area Overlay Zone/R-3 Zoning/Condominium (Planned Unit Development) The proposed project is subject to the Beach Area Overlay Zone (BAOZ) regulations, the R-3 Zone regulations, and the Planned Unit Development (PUD) regulations. (The PUD regulations are the development standards for condominium projects.) Projects located within the Beach Area Overlay Zone (BAOZ) require the processing of a Site Development Plan (SDP) or a Planned Development to ensure consistency with the BAOZ standards per Section 21.82.040 of the Carlsbad Mimicipal Code. The BAOZ is intended to supplement the underlying zoning by providing additional development regulations to: 1) ensure that proposed development is compatible with existing surrounding uses; 2) provide adequate CT 01-11/CP 01-04/CDP 01 April 3,2002 Page 4 o 1T2 2 - OCEAN BREEZE CONDOS parking for residential developments; 3) ensure that public facilities exist to serve the beach area; and 4) protect the unique mix of residential development and aesthetic quality ofthe area. The proposed two-story stracture, with a building height of 29 feet, will be compatible with existing and proposed developments and compUes with the BAOZ regulations. The underground parking garage (2 spaces per unit and 3 guest parking spaces) provides enough parking to satisfy the BAOZ requirements. All pubUc faciUties including curb, gutter and sidewalk exist along the property frontage. The proposed project will have building elevations to include elements currently found in the neighborhood attempting to blend into the surrounding development. The proposed five-unit condominium project is also subject to the regulations of the R-3 Zone and the PUD (condominium standards) regulations. Table A (below) illusfrates how the project complies with the applicable BAOZ, R-3 zoning, and PUD development regulations. Table A: BAOZ, R-3 ZONING, AND PUD (CONDOMINIUM) STANDARDS COMPLIANCE STANDARD PERMITTED/ REQUIRED PROPOSED Min. Lot Size 7,500 sf 13,695 sf Max. Lot Coverage (R-3) 60% 44% Min. Front Setback (PUD) 20' (public sfreet) measured from ROW 20' Min. Side Setback (R-3) 10' 10' Max. Building Height (BAOZ) 30'/2 stories 29'/2 stories Resident Parking (PUD) 10 covered spaces (2 fiill-sized covered spaces/du) 10 covered spaces Visitor Parking (PUD) 1 space (1 sp/2 du) 3 spaces Recreational Space (PUD) 1. Private 2. Common passive I. Total: 1,000 sf(200 sf/du) 1. 200s£'du 2. 200 sf (total) 1. Total: 1,504 sf (Balconies, decks & patios) 200+ sf/du 200 sf (total) C. Local Coastal Program compliance The proposed project site is located outside the appeal area ofthe City's Coastal Zone and lies within the Mello II segment of the Local Coastal Program (LCP). Mello II Segment The proposed project is consistent with the Mello II segment ofthe LCP which contains land use policies for development and conservation of coastal land and water areas within the Segment boundaries. The poUcies of the Mello II segment emphasize topics such as preservation of o CT Ol-I I/CP 01-04/CDP 01-22 - OCEAN BREEZE CONDOS April 3,2002 Page 5 agriculture and scenic resources, protection of environmentally sensitive resources, provision of shoreline access and prevention of geologic instability and erosion. The project is consistent with the coastal act policies as follows: A) no agricultural lands exist on the project site, therefore no impacts to such will occur; B) the site does not contain environmentally sensitive habitats, water or marine resources; C) the site is geologically stable and the proposed grading for the site has been limited to the area necessary to develop the site; D) the project has been designed to reduce the amount of off-site runoff by surface drains and has been conditioned to implement the NPDES standards to ensure the quality of the water leaving the site; E) the project meets the parking requirements of the zoning ordinance; F) the project does not preclude any recreational opportunities or shoreline access as the property is not a shorefront property; G) and the development does not obstract views of the coastline as seen from public lands or pubUc right-of-way. Given the above, the project is consistent with the Mello II segment land use policies. D. Subdivision Ordinance The Engineering Department reviewed the proposed tentative map and concludes that the subdivision complies with all appUcable requirements ofthe Subdivision Map Act and the City's Subdivision Ordinance. The project is conditioned to install all infrastracture improvements concurrent with development. Access to the site will be from a private driveway off of Garfield Sfreet. The proposed building setbacks will allow for adequate air circulation and the opportunity for passive heating and cooling. E. Inclusionary Housing The City's Inclusionary Housing regulations require that a minimum of 15% of all approved units in any residential project be made affordable to lower income households. The inclusionary housing requirement for this project would be 0.75 dwelling units. However, residential projects involving six or fewer dwelling units may satisfy their lower income inclusionary housing requirement by paying an in-lieu fee or other in-lieu contribution. Therefore, this project has been conditioned to pay an in-lieu fee prior to building permit issuance. F. Growth Management The proposed project is located within Local FaciUties Management Zone 1 in the Northwest quadrant ofthe City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table B below. CT OI-II/CP 01-04/CDP 01 April 3,2002 Page 6 Q 1^2 2 - OCEAN BREEZE CONDOS Table B: GROWTH MANAGEMENT STANDARD IMPACTS COMPLIANCE City Administration 17.38 sf Yes Library 9.89 sf Yes Waste Water Treatment n/a Yes Parks .034 ac Yes Drainage Basin A Yes Circulation 40 ADT Yes Fire Stations No. 1 & 3 Yes Open Space n/a Yes Schools CUSD Yes Sewer Collection System 5 EDU Yes Water 1,100 GPD Yes The project is .96 dwelling units below the Growth Management Dwelling Unit allowance of 5.96 dwelling units for the subject property. V. ENVIRONMENTAL REVIEW This project is exempt from CEQA per the exemptions listed below: Section 15303(b) of CEQA exemptions (Class 3) exempts the constmction of apartments, duplexes, and similar stractures, with no more than six dwelling units in urban areas. A Notice of Exemption will be filed by the Planning Director upon project approval. ATTACHMENTS; 1. Planning Commission Resolution No. 5166 (CT) 2. Plaiming Commission Resolution No. 5167 (CP) 3. Planning Commission Resolution No. 5168 (CDP) 4. Location Map 5. B ackground Data Sheet 6. Local FaciUties Impact Assessment Form 7. Disclosure Statement 8. Reduced Exhibits 9. Exhibit "A" - "E" dated April 3,2002 CD:cs SITE OCEAN BREEZE CONDOS CT 01-11/CP 01-04/CDP 01-22 o BACKGROUND DATA SHEET CASE NO: CTOl-11/CP 01-04/CDP 01-22 CASE NAME: OCEAN BREEZE CONDOS APPLICANT: Garth Packard REQUEST AND LOCATION: 5 Condominium Units along the east side of Garfield Sfreet to the south of Chestnut Avenue. LEGAL DESCRIPTION: Portion of Lots 3. 4. and 5. block P of PaUsades Map No. 1747. Citv of Carlsbad. Counfy of San Diego. State of Califomia. filed in the Office of the County Recorder on March 13.1985. APN: 204-150-03 Acres: ,31 Proposed No. of Lots/Units: 5 units GENERAL PLAN AND ZONING Land Use Designation: RH Densify Allowed: 19 du/ac Density Proposed: 15.9 du/ac Existing Zone: R::3 Proposed Zone: Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-3 R-H Single family unit North R-3 R-H Single family unit South R-3 R-H Single family unit East R-3 R-H Multi family West R-3 R-H Single family unit PUBLIC FACILITIES School Distiict: CUSD Water Distiict: Carlsbad Sewer Distiict: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 5 ENVIRONMENTAL IMPACT ASSESSMENT I I Negative Declaration, issued r~l Certified Environmental Impact Report, dated, ^ Other, Exempt Q Q CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development AppUcation) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Ocean Breeze Condos CT 01-11/CP 01-04/CDP 01-22 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RH ZONING: R-3 DEVELOPER'S NAME: Garth Packard ADDRESS: PO Box 1724. Carlsbad. CA 92018 PHONE NO: 760-802-5107 ASSESSOR'S PARCEL NO: 204-150-03 QUANTITY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 5 DU ESTIMATED COMPLETION DATE: A. City Administrative Facilities: Demand in Square Footage = 17.38 sf_ B. Library: Demand in Square Footage = 9.89 C. Wastewater Treatment Capacity (Calculate with J. Sewer) n/a D. Park: Demand in Acreage = .034 E. Drainage: Demand in CFS = Identify Drainage Basin = Basin A (Identify master plan faciUties on site plan) F. Circulation: Demand in ADT = 40 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = I and 3 H. Open Space: Acreage Provided = n/a. I. Schools: 1.265 (Elem.). .36 (Jr.). .68 (Sr.) J. Sewer: Demands in EDU 5 Identify Sub Basin = (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 1.100 L. The project is .96 imits below the Growth Management Dwelling unit allowance. Citv of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all.applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fratemal organization, corporation, estate, trust, receiver, syndicate, in this and any other coimty, city and coimty, city municipality, district or other poUtical subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, adA-esses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW If a publiclv-ov^Ticd corooration. include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part_ Title Address Tide (rt^erJ Cotcff^xshr Address ^^X. /7J / OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% ofthe shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Title ^Gt^t^rJl ^A^Aer Title Address XfSf ^/-^ttoWfty Corp/Part_ Tide Address 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 ^ 3. NON-PROFIT ^CANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trastee or beneficiary of the. Non ProfitTrust. Title Non Profit/Tmst_ Tide Address Address Have you had more than $250 worth of business transacted with any member of City staff Boards, Commissions, Committees and/or Council within the past twelve (12) months? • Yes mmissio; No If yes, please indicate person(s):. NOTE: Attach additional sheets if necessary. I certify that all the above information is tme and correct to the best of my knowledge. 5-22-01 Signature of owner/date Print or type name of owner Signature of applicant/date ' / Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 NNQ PUM BROUN tmjNK E UOUHMMBM SmuClfU* 21-SOX s-3'•«URNUMJ'>POMICA SMUON 5-* ROSA vwieo HYBtwareces (mcMDBOfirawte'*) 5-7 nuCHELSPERWUM >S«K)OeE LANDSCAPE INDEX eik5rv«w.t5-iQMUM OROUND covat I L.ONICBtAi'KMCA'HJU.IMM' WILL'S HOICYSUCM-E iro.c COVOTEBUBM WO.C TRMUNOUtNTMU trOC 4 H€DBi* »ej:>: WME' H'OC TiMUNo aMMHA iroc- T MNUOt. COLOR 4-nnSa 0 C fM SE'SDK 1 M.t-IRRIGA110N.LIUIDSC«fCI«WrEM'C£1MUBE POUCIES MO DETMLS I JILL WfWBS TO BE PWJNED TO \«g<lLC0WT)ICT LANDSCAPE OATA LANDSCAPE PLAN acAUiii'ate.a' LAIffiSCAFE U.0 M/1,WRFUW FLOOR PLAN KEYED NOTES tl FLO(« PLAN GENERAL NOTES JMSi fill 0 y - 5 1 ^1 li FIRST FLOOR PLAN Al.l FLOOR PLAN KEYED NOTES FLOOR PLAN OENERAL NOTES DOOR AND WINDOW NOTES o 0 S ? I I If () BASEMENT PLAN Al.O FLOOR PLAN KEYED NOTES FLOOR PLAN GENERAL NOTES ' tUKtWUMMMMtMHSf" ^ 1 3 I as*! r (J 1 SECOND FLoraiPLAN A1.2 ROOF NOTES ATnC VENTILATION ATM MOE » WMTI Q i ? 1 ^ i ^ 3 I 3 1 3 "^4 o il ROOF PLAN •SOTmiRLFVATION F.A.STRT.RVATION ELEVATION KEYED NOTES 1=-- a ? 3 e^lllilli EXTERIOR ELEVATIONS A4.1 Q 0 w - 1 ? s ! 1 I ifilJllUI ^4w il SITE ELEVATlOi SECTION A5.0