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Home My WebLink About2004-11-17; Planning Commission; ; CDP 04-16 - LA SUVERAee City of Carlsbad Planning Departmeilt A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: November 17, 2004 ItemNo.@ Application complete date: August 23, 2004 Project Planner: Christer Westman Project Engineer: Jeremy Riddle SUBJECT: CDP 04-16 -LA SUVERA -Request for a determination that the project is ,vithin the scope of a previously adopted negative declaration and that the negative declaration adequately describes the activity for the purposes of CEQA; approval of a Coastal Development Permit for building floor plans, elevations, and plotting for the construction of twelve single-family residences located on Fisherman Drive on previously subdivided lots within the Mello II segment of the City's Coastal Zone and Local Facilities Management Zone 20. I. RECOl\[MENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5772 APPRO\'1NG Coastal Development Pem1it CDP 04-16 based upon the findings and subject to the conditions contained therein. II. INTRODUCTION Pursuant to Section 21.201.030 of the Carlsbad Municipal Code, the construction of a single fan1ily home within the City's Coastal Zone requires the processing and approval of a Coastal Development Pem1it (CDP). The CDP application was reviev,'ed for consistency ·with Local Coastal Program (LCP) policies and implementation. There are no unresolved issues. The staff recommended approval with conditions is supported by the analysis as follows. III. PROJECT DESCRIPTION AND BACKGROUND Background The 5.04-acre project site is located within the Zone 20 Specific Plan area and Local Facilities Management Zone 20. It is bordered to the north by the Redeemer by the Sea church campus, to the west by the Twin D reservoirs, to the south by single-fannly residential and small infill type properties, and undeveloped open space to the east. The residential lots are lower in elevation than the Redeemer by the Sea church campus and Twin D reservoirs. The lots were created through the approval of CT 00-22 and CDP 00-64 in January 2002. The individual residential lots do not have any sensitive vegetation or steep slope constraints. The follO\ving Table 1 provides a summary of square footage, garage parking, and elevation styles for each of the four plan types: 0 ' CDP 04-16 -LA SUVERA- November 17. 2004 Page2 - Table 1 -SUl\11\IARY OF FLOOR PLANS Plan 1st Floor 2nd Living Garage Total Bldg. No. Sq.Ft. Floor Area Sq. Sq. Ft. Sq. Ft. Sq.Ft. Ft. 1 2,712 to NIA 2.712 to 643 3,355 2,924 2,294 3 car (2 car front loaded w/ I tandem) 2 1.693 1.656 3,349 654 4,003 3 car (2 car front loaded w/ I I tandem) I I ., 1.696 to 1.943 3.639 to 658 4,614 _., 2,013 3,956 3 car (2 car front loaded w/1 tandem) 4 1,912 2,078 3,990 704 4,694 3 car (2 car front loaded w/1 tandem) Elevation Styles Contemporary Contemporary Contemporary Contemporary Although there are four basic floor plans. each plan, excluding #2, has at least two variations. These unique traits create 12 homes in which no two floor plans are alike. The architectural style is eclectic using building materials consisting of stucco, stone veneers, wood fascias, rafter tails and shutters, bricks, wrought iron, foam trim. decorative ··carriage house" garage doors, and concrete s-shaped tiles. Plans One and Three provide an entry courtyard, while Plans Two and Four have either a front porch as part of the entry to the home or a second story balcony. There are a variety of roof planes that provide tower elements, different roof heights. hips and gables. IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. Residential Low-Medium Density (RLl\f) General Plan Land Use Designation; B. R-1 One Family Residential Zone Regulation; C. Zone 20 Specific Plan (SP 203); D. Mello II Segment of the Local Coastal Program, the Coastal Agriculture Overlay Zone, and the Coastal Resource Protection Overlay Zone; E. lnclusionary Housing Ordinance (Carlsbad Municipal Code Chapter 21.85); F. City Council Policy 44 and 66; and CDP 04-16 -LA SUVERA - November 17, 2004 Page 3 - G. Growth Management Regulations (Local Facilities :Management Zone 20). The recommendation for approval of this project ,vas developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. Residential Low-1\Iedium Density (RLl\f) General Plan and Coastal Program Land Use Designation The General Plan designation for the project site is Residential Low-::\.Iedium (RLM). The surrounding properties in Zone 20 are General Plan designated RL::\.1. This designation allows single-family residential development at a range of 0-4 dwelling units per acre (du/ac). The RLM range has a Gro,,ih Control Point of 3.2 du/ac. The approved density of this single-fannly subdivision is 2.4 du/ac. Development of the lots with single-fan1ily homes complies with the General Plan as illustrated in Table A below: Table A -GENERAL PLAN COMPLIANCE ELEl\IENT USE, CLASSIFICATION., PROPOSED USES & COl\lPLY·? GOAL~ OBJECTIVE OR Il\lPROVEl\lENTS PROGRAl\l Land Use Site is designated for Residential Single-fannly homes at 2.4 Yes Low-Mediun1 at 3.2 du/ac. du/ac. B. R-1 One-Family Residential Zone The property is zoned as R-1. The proposed project meets or exceeds all applicable requirements of the R-1 Zone as demonstrated in Table B below. Table B: R-1 ZONE COl\lPLIANCE Standard Proposed Compliance Building Height: 30 feet Tallest model is 28' 2" to the peak of the Yes max1mun1 pitched roof. Front Yard Setback: 20 feet Front yards vary from 20-foot minimum to Yes m1mmum 30 feet. Rear Yard Setback: 20~;_. of lot Rear yards exceed 20% of lot width. Yes width nn11imum/20 foot maximum Side Yard Setback: 10 percent of Side yards meet or exceed 10 percent of Yes lot width minimum lot width requirement. Lot Coverage: 40 percent Lot coYerage maximun1 is 39.9% on Lot Yes maximun1 for each lot 3. All other lots are witlnn a range of 13.8% to 33.8%. Dwelling Unit \\'idth: 20 feet Units are no less than 45 feet wide. Yes mm1mum Garage Parking: Tv,10 enclosed Two enclosed parking stalls per residence Yes parking stalls per residence w/third car option. CDP 04-16-LA SUVERA- November 17, 2004 Paae4 - C. Zone 20 Specific Plan (SP 203) The project is within an area subject to the Zone 20 Specific Plan. The Zone 20 Specific Plan provides a framework for the development of the properties within Zone 20 to ensure the logical and efficient provision of public facilities and community an1enities for the future residents of Zone 20. The project complies with the following requirements of the Specific Plan as demonstrated in Table C below. Table C: ZO1'1E 20 SPECIFIC PLAN REQUIREl\lENTS STANDARD REQUIRED PROPOSED Required Zoning R-1 R-1 Local Coastal Plan Grading Grading prohibited between Grading limitation included as Requirements October 1 and April 1. CDP condition. RV parking 25% of lots (3) with adequate Lots 1, 6, and 12 can side yards to accommodate accommodate RV parking in RV parking. the side yard. The Zone 20 Specific Plan includes architectural standards. These standards are redundant to the City's Policy 44 Architectural Guidelines. Please refer to Section F below for the discussion on the projects compliance with the architectural standards. D. Local Coastal Program The project site is located within the Mello II Segment of the LCP. Development of the project is also subject to, and consistent with, the requirements of the Coastal Resource Protection Overlay Zone. Approval of a CDP is required for the project. The seasonal grading restrictions that apply in the coastal zone are proposed as conditions of the CDP. The project does not include disturbance to any sensitive coastal resources including slopes over 25% or native vegetation. The development does not obstruct vie\\'S of the coastline as seen from public lands or from the public right-of-way. Prior to the approval of the subdivision, the site was used for agricultural production. An agricultural conversion mitigation fee is required to be paid prior to the development of the property consistent with the LCP. As shown on the Coastal Development Compliance Table D below, the proposed development is in compliance with all applicable regulations. Building permits may be issued subject to the conditions contained in Planning Commission Resolution No. 5772. Table D: COAST AL DEVELOPl\lENT COl\lPLL\NCE TABLE LCP Land Use Plan Residential Low Medium General Plan Residential LO\v Medium Zoning R-1 Grading Permit Required No Hillside Development Permit Required No Native Vegetation Impacts None CDP 0-+-16-LA SUVERA - November 17, 2004 Paoe5 - Table D: COAST AL DEVELOPl\lENT COl\IPLL.\NCE TABLE CONTINUED STANDARD REQUIRED/ALLO"'ED PROPOSED Front Yard Setback 20 Feet Greater than 20 feet Side/Rear Yard Setback 5-10 feet/10-20 feet 5 feet or greater/20 feet or greater Max Building Height Up to 30 feet 28 feet 2 inches maximum proposed Lot Coverage Upto40% 39.9 % maximum proposed E. Inclusionary Housing Ordinance The City's Inclusionary Housing Ordinance (Chapter 21.85) requires that a minimum of 15% of all approYed units in any qualified residential subdivision be made affordable to lower income households. The Zone 20 Specific Plan allows for the purchase of offsite credits in the Villa Loma housing project as long as credits are available to satisfy the requirements of the Inclusionary Ordinance. Pursuant to the approvals granted by the subdivision map, CT 00-22, the offsite inclusionary housing requirement for this project is 2.11 dwelling units. The applicant has been conditioned to execute an affordable housing agreement to purchase 2.11 offsite affordable housing credits in the Villa Loma housing project to satisfy the project's affordable housing requirements. F. Policy 44 -Architectural Design Guidelines and Policy 66 -Livable Neighborhoods The proposed architectural elevations comply with City Council Policies 44 and 66 regarding architectural design and livable neighborhoods as shown in Tables E and F below. Table E -Policy 44: ARCHITECTURAL DESIGN GUIDELINES Guideline Proposed Complies? 1. Fifteen percent of homes single Three units = 25% Yes story. 2. A Maximum of20% not 8.3% ( 1 floor plan) does not provide a Yes required to have single story edge. single story edge. 3. Sixty-five percent shall have a 91. 7% of units have single story edge Yes single story edge or courtyard. and/or courtyard. 4. Sixty-six percent of homes shall All of the homes have at least four Yes have four street side building building planes on street side. planes. 5. Sixty-six percent of homes shall All of the homes haYe at least four rear Yes have rear eleYations with four building planes. building planes. 6. Sixty-six percent of homes shall All homes have side yard aYerage of 8.5 Yes have a minimum side yard average feet or greater. of 8.5 feet. CDP 04-16 -LA SUVERA - November 17, 2004 Page6 - Table E -Policy 44: ARCHITECTURAL DESIGN GUIDELINES CONTINUED Guideline Proposed Complies? 7. Sixty-si.x percent of windows All of the homes have 2 inch recessed or Yes shall be recessed or projected a protruding windows for more than 66% of minimum of 2 inches. the windows. S. Fifty percent of homes shall have All homes have either a courtyard, covered Yes a covered porch, open courtyard, or porch or balcony (min. 60 sq. ft.) in the balcony (min 60 sq ft) in front of front of the home. home. 9. Provide a variety of roof ridges Varied roof heights and ridges provided. Yes and heights. 10. Seventy-five percent of homes All homes but the Plan One on Lot 3 Yes must have front entry visible from (91.7~ o) ha,·e a visible front entry. street 11. Three different floorplans for Project is less than 30 units but includes Yes projects o,·er 30 four floor plans. 11. Chimney in scale with home. Chimneys are in scale with home. Yes 13. Four design elements Homes have arched elements, towers, Yes incorporated into front of home varied window shapes, wood elements, and accent materials. Table F -Policy 66: LIV ABLE NEIGHBORHOODS Guideline Proposed Complies? Varied and articulated facade with Varied and articulated facade with Yes identifiable entries and porches identifiable entries, porches, and balconies have been proposed. Residence should be prominent Only front loaded garages are proposed, Meets Intent with a variety of garage no more than double door visible, configurations: side-, front-, alley-upgraded door design. Discussion below* loaded or recessed Street interconnectivity Discussion below* Yes Par:kways Curb adjacent Par1.·ways. Discussion No below* Pedestrian wall..,,·ays Project provides sidewalks and near a Yes portion of the citywide trail system along Poinsettia Lane. Centralized Community Zone 20 Specific Plan -Poinsettia Park Yes recreation and A viara Park. *This project is the development of floorplans to be built on a previously approved subdivision. The subdivision was not subject to City Council Policy 66 at the time it was approved and therefore some of the policy principles do not apply. However. when possible, the homes have been designed or located on the lots to either comply with the letter of the policy or the intent of the policy. CDP 04-16 -LA SUVERA- November 17, 2004 Page 7 The project does not comply with the letter of the policy regarding varied garage configurations. However, the project has mitigated this shortfall by designing homes that have greater residence frontage (,vidth) than garage frontage. The residence thereby has equal or greater presence to the street and meets the intent of the policy. Varied garage configurations are not achievable for this subdivision because of the pie-shaped cul-de-sac lots that result in narrower lot widths. G. Growth :Management Regulations (Local Facilities l\lanagement Zone 20) The proposed project is located within Local Facilities Management Zone 20 in the southwest quadrant of the City. The impacts on public facilities created by the previous subdivision (CT 00-22), were previously assessed and all applicable conditions applied to that subdivision. V. ENVIRO1'~1El\1T AL REVIE\V The proposed project has been revie,, ed pursuant to the California Environmental Quality Act (CEQA). Staff has concluded that no potentially significant impacts would result with the implementation of this project that were not previously examined and evaluated in the Negative Declaration for the Redeemer bv the Sea project CT 00-22 and CDP 00-64, dated January 02, 2002 (Planning Commission Resolution No. 5119). The Negative Declaration evaluates the potential environmental effects of the development. The proposed project would have no effects beyond those analyzed in the Negative Declaration. This project is within the scope of the previously adopted Negative Declaration and no further CEQA compliance is required. The previously adopted Negative Declaration for the Redeemer by the Sea project CT 00-22 and CDP 00-64 is available at the Planning Department. ATTACHl\lENTS: 1. Planning Commission Resolution No. 5772 (CDP) 2. Location Map 3. Background Data Sheet 4. Local Facilities Impact Assessment Form 5. Disc lo sure Statement 6. Full Size Exhibits "A" -.. II" dated November 17, 2004 - LASUVERA CDP 04-16 CASE NO: -BACKGROUNDDATASHEET - CDP 04-16 CASE NAME: La Suvera =-=-""'---'---"''-=------------------------- APPLICANT: Craftsman Development REQUEST .Al'1TJ> LOCATION: Architecture and plotting for 12 single-family homes on Fisherman Drive in Zone 20. LEGAL DESCRIPTION: Lots 1 through 13 of the City of Carlsbad Tract No. 00-22, in the Citv of Carlsbad, County of San Diego, State of California, according to :Map thereof No. 14625, filed in the Office of the County Recorder of San Diego County July 9, 2003. APN: 215-080-22 Acres: 5.04 Proposed No. of Lots/Units: _12_h_om_e_s ________ _ GENERAL PLAN .Al'1TJ> ZO1'TJNG Land Use Designation: Residential Low Medium Density Allowed: 3.2 du/ac Density Proposed: =2-::....:4c...:d=u/=a=c=----------- Existing Zone: R-1 Proposed Zone: =R=--=--1 ___________ _ Surrounding Zoning, General Plan and Land Use: Zoning Site R-1 North R-1 South R-1 East L-C West L-C General Plan RLM RLM RLM OS RLM Current Land Use Graded pads Redeemer by the Sea Church Campus Single Family Homes Vacant Water tanks PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad ~------ Equivalent Dwelling Units (Sewer Capacity): -=12=------------------ ENVIRONl\lENTAL IMP ACT ASSESS:MENT C8J Negative Declaration, issued =--'Jan=u=ary=-'--'2=,<....c2""'0'--"0-=2-=:6=or=-C~T-'0'--'0'-'-..... =">2=------------ D Certified Environmental Impact Report, dated ______________ _ D Other, ____________________________ _ -CITY OF CARLSBAD - GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMP ACT ASSESS:MENT: FILENAMEANDNO:CDP04-16-LASUVERA LOCAL FACILITY MANAGEl\IBNT ZONE: 20 GENERAL PLAN: RL=M"-'=--------- ZONJNG: R-1 =-"-"----------------------------- DEVELOPER'S NAME: ~C~ra=ft~s~m=an=-"D~e~v~e=lo_p=m~e=nt~--------------- ADDRESS: 1195 Linda Vista Road. San Marcos CA 92069 PHONE NO.: (760) 510-4619 ASSESSOR'S PARCEL NO.: ~21~5--0~8_0_-2_2 ______ _ QUAf-.T'IITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 5.04 ac./12 DU A. City Administrative Facilities: Demand in Square Footage= --4~1.-"-'72=------ B. Library: Demand in Square Footage = __ 22_._25~---- C. Wastewater Treatment Capacity (Calculate with J. Sewer) _12 ______ _ D. Park: Demand in Acreage= -=-0;:.;:.0:..::;_9 _____ _ E. Drainage: Identify Drainage Basin= -=C-"'an=d=-=D ___ _ F. Circulation: Demand in ADT = 120 ='-------- G. Fire: Served by Fire Station No.= --4 _____ _ H. I. J. K. Open Space: Schools: Sewer: Water: Acreage Provided = Elementary School Junior High School High School Demands in EDU Demand in GPD = 1.5 3 students 2 students 2 students 12 2640 L. The project is 4.12 units below the Growth ivfanagement Dwelling unit allowance. • 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 defmed as "Any individual, firm, co-partnership. joint venture, assoc1at10n. social club, :fraternaJ organization. corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality. district or other political 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. addresses of all individuals mvning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person: Gregory Shull Title ------------- Address: ·------------ 2. OWNER (Not the owner's agent) Corp/Part: Craftsman Development Company Address: 1195 Linda Vista Road, Suite G San Marcos. CA 92069 Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person: Gregory Shull Title: ____________ _ Address: ___________ _ Corp/Part: Craftsman Development Company Address: 1195 Linda Vista Road, Suite G San Marcos, CA 92069 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 TU> 3. ' NON-PROFIT OR~TION OR TRUST - If any person identified pursuant to (1) or (2) above is a nonprofit orggiptinn or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profitffrust _________ _ Title _____________ _ Address ------------- 4. 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? D Yes ~ No If yes, please indicate person(s): _____________ _ NOTE: Attach additional sheets if necessary. rmation is true and correct to the best of my knowledge. ~4 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