HomeMy WebLinkAbout2017-07-19; Planning Commission; ; PUD 16-11/SDP 16-21/CDP 16-43/MS 16-09/AV 16-06 (DEV16050) – 167 CHERRY AVENUE DUPLEX
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: May 5, 2017
P.C. AGENDA OF: July 19, 2017 Project Planner: Chris Garcia
Project Engineer: Kyrenne Chua
SUBJECT: PUD 16-11/SDP 16-21/CDP 16-43/MS 16-09/AV 16-06 (DEV16050) – 167 CHERRY
AVENUE DUPLEX – Request for approval of a Planned Development Permit, Site
Development Plan, Coastal Development Permit, Tentative Parcel Map and Minor
Variance to demolish an existing single-family home and construct a two-family,
residential air-space condominium project on a 0.16 acre infill site located at 167 Cherry
Avenue, within the Mello II Segment of the Local Coastal Program and Local Facilities
Management Zone 1. The project site is not within the appealable area of the California
Coastal Commission. The City Planner has determined that this project is exempt from
the requirements of the California Environmental Quality Act (CEQA) pursuant to Section
15303, “New Construction or Conversion of Small Structures” of the State CEQA
Guidelines and will not have any adverse significant impact on the environment.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7255 APPROVING Planned
Development Permit PUD 16-11, Site Development Plan 16-21, Coastal Development Permit CDP 16-43,
Tentative Parcel Map MS 16-09, and Minor Variance AV 16-06, based upon the findings and subject to the
conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant proposes to demolish one existing single-family home and construct a two-family,
residential air-space condominium project on a 0.16 acre infill site within the Mello II Segment of the Local
Coastal Program and the Beach Area Overlay Zone (BAOZ). The development of the proposed
condominium project requires the processing and approval of a Planned Development Permit, Site
Development Plan, Coastal Development Permit, Tentative Parcel Map and Minor Variance. The Tentative
Parcel Map associated with the subdivision is considered minor because it involves the division of land
into four or fewer condominiums.
Topographically, the site is generally flat with an elevation approximately 61 feet above mean sea level
(MSL). The site is developed with one existing single-family home and does not contain any sensitive
vegetation.
The proposed project contains one, two-story building. The first floor contains two, two-car garages, and
living area for one of the two units. Access to the garages is located from a single driveway off of Cherry
Avenue. Guest parking is provided in front of each garage. Both units are single level with one unit
occupying each of the two floors. Unit 1 is located on the ground floor and contains 3 bedrooms, an office,
and is approximately 2,700 square feet. Unit 2 is located on the second floor and contains 4 bedrooms,
an office and is approximately 3,200 square feet. The units have their front entries on opposite sides of
the building. A pedestrian walkway from the street is provided to the front entry of each unit. The
underlying lot will be held in common interest divided between the two air-space condominiums.
3
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The project is designed with a Spanish architectural influence. Primary building materials include white
smooth finish stucco, stone veneer, decorative garage doors, exposed rafter tails, and stucco-wrapped
foam trim around the windows. Decorative wrought iron railings surround the balconies. Concrete tile
gabled roofs cover the building and incorporate multiple roof ridges.
The project has a height limit of 30’. The two-family air-space condominium project has an overall building
height of approximately 30’ tall as measured from the existing or finished grade, whichever is lower.
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
Site
R-23 Residential 15-23 du/ac
with a Growth Management
Control Point (GMCP) of 19
du/ac
Multiple-Family
Residential (R-3) Zone
with Beach Area Overlay
Zone (BAOZ)
One single-family home
North R-23 Residential 15-23 du/ac R-3 within BAOZ Single-family residential
South R-23 Residential 15-23 du/ac R-3 within BAOZ One single-family home
East R-23 Residential 15-23 du/ac R-3 within BAOZ Duplex. Site approved for
3 residential condos
West R-23 Residential 15-23 du/ac R-3 within BAOZ Two single-family homes
Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed
by the General Plan’s Growth Management Control Point (GMCP) density and the proposed project’s
number of dwelling units and density.
TABLE B – PROPOSED DENSITY
Gross Acres Net Acres DUs Allowed at GMCP
Density (19 du/ac)
DUs Proposed and
Project Density
0.16 acres 0.16 acres 3.04 units 2 units at 12.5 du/ac
In order to meet the City’s Inclusionary Housing requirements, the project is conditioned to pay an
affordable housing in-lieu fee for one unit unless building permits have not been applied for within two
years of demolishing the existing single-family home on-site. Then, the project shall be required to pay
housing in-lieu fees for two units. The in-lieu housing fees are conditioned to be paid prior to final map.
Grading quantities include 35 cubic yards of cut, 35 cubic yards of fill, and 120 cubic yards of remedial
grading.
The project meets the City’s standards for planned developments and subdivisions, and as designed and
conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning
regulations of the Carlsbad Municipal Code (CMC).
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III. ANALYSIS
The project is subject to the following regulations:
A. R-23 Residential General Plan Land Use designation;
B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations and Beach Area
Overlay Zone (BAOZ) (CMC Chapters 21.16, 21.45 and 21.82);
C. City Council Policies No. 44 and 66 (Neighborhood Architectural Design Guidelines and Livable
Neighborhoods);
D. Minor Variance (CMC Chapter 21.50);
E. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203);
F. Inclusionary Housing Ordinance (CMC Chapter 21.85);
G. Subdivision Ordinance (CMC Title 20); and
H. 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
is discussed in detail in the sections below.
A. R-23 Residential General Plan Land Use Designation
The General Plan Land Use designation for the property is R-23 Residential which allows residential
development at a density range of 15-23 dwelling units per acre (du/ac) with a Growth Management
Control Point (GMCP) of 19 du/ac. The project site has a net developable acreage of 0.16 acres. The
project’s proposed density of 12.5 du/ac is below the R-23 Residential density range of 15-23 du/ac.
However, pursuant to CMC Section 21.53.230, unit yields rounded-down that result in a density below
the minimum density shall be considered consistent with the general plan. Furthermore, consistent with
Program 3.2 of the City’s certified Housing Element, all of the dwelling units which were anticipated
toward achieving the City’s share of the regional housing needs that are not utilized by developers in
approved projects will be deposited in the City’s Excess Dwelling Unit Bank. This project will deposit one
dwelling unit into the Excess Dwelling Unit Bank and the excess dwelling unit is then available for
allocation to other projects. Accordingly, there is no net loss of residential unit capacity. There are
adequate properties identified in the Housing Element allowing residential development with a unit
capacity, including second dwelling units, adequate to satisfy the City’s share of the regional housing need.
Lastly, the project complies with the Elements of the General Plan as outlined in Table “C” below:
TABLE C – GENERAL PLAN COMPLIANCE
Element Use, Classification, Goal, Objective or
Program Proposed Uses & Improvements Comply
Land Use Policy 2-P.7
Do not permit residential development
below the minimum of the density
range except in certain circumstances.
Policy 2-P.8
Do not permit residential development
to exceed the applicable Growth
The two-unit residential project has a
density of 12.5 dwelling units per acre
which is below the R-23 Residential
density range of 15-23 du/ac.
However, pursuant to CMC Section
21.53.230, unit yields rounded-down
that result in a density below the
minimum density shall be considered
Yes
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Element Use, Classification, Goal, Objective or
Program Proposed Uses & Improvements Comply
Management Control Point (GMCP)
density unless certain findings are
made.
consistent with the General Plan. The
project is one dwelling unit below the
unit yield at the GMCP (19 du/ac) and,
therefore, one dwelling unit will be
deposited in the city’s Excess Dwelling
Unit Bank consistent with Housing
Element Program 3.2 and City Council
Policy 43.
Mobility 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 to meet all of the circulation
requirements, including a single
driveway access point from Cherry
Avenue. In addition, the applicant will
be required to pay traffic impact fees
prior to issuance of building permit
that will go toward future road
improvements.
Yes
Public
Safety
Goal 6-G.1
Minimize injury, loss of life, and
damage to property resulting from fire,
flood, hazardous material release, or
seismic disasters.
Policy 6-P.6
Enforce the requirements of Titles 18,
20, and 21 pertaining to drainage and
flood control when reviewing
applications for building permits and
subdivisions.
Policy 6-P.34
Enforce the Uniform Building and Fire
codes, adopted by the city, to provide
fire protection standards for all existing
and proposed structures.
Policy 6-P.39
Ensure all new development complies
with all applicable regulations
regarding the provision of public
utilities and facilities.
The proposed structural
improvements will be required to be
designed in conformance with all
seismic design standards. In addition,
the proposed project is consistent
with all of the applicable fire safety
requirements including fire sprinklers.
Further, the project has been
conditioned 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.
Yes
Noise 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.
The project consists of a two-family
dwelling and, therefore, a noise study
is not required. However, the project
has been conditioned to meet a 45
dB(a) CNEL interior noise level when
openings to the exterior of the
Yes
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Element Use, Classification, Goal, Objective or
Program Proposed Uses & Improvements Comply
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.”
residence are open or closed. If
openings are required to be closed to
meet the interior noise standard, then
mechanical ventilation shall be
provided.
Housing Program 3.1
For all ownership and qualifying rental
projects of fewer than seven units,
payment of a fee in lieu of inclusionary
units is permitted.
The project is conditioned to pay an
affordable housing in-lieu fee for one
unit unless building permits have not
been applied for within two years of
demolishing the existing single-family
home on-site. Then, the project shall
be required to pay housing in-lieu fees
for two units.
Yes
B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations, and Beach Area Overlay
Zone (BAOZ)
The proposed project is required to comply with all applicable land use and development standards of the
Carlsbad Municipal Code (CMC) including the Multiple-Family Residential (R-3) Zone (CMC Chapter 21.16),
Planned Developments (CMC Chapter 21.45), and the Beach Area Overlay Zone (BAOZ)(CMC Chapter
21.82).
The two-family, residential air-space condominium project meets or exceeds the requirements of the R-3
Zone and the BAOZ as outlined in Table “D” below. The Planned Development regulations provide most
of the development standards with the exception of those listed in the table below. The project complies
with all applicable development standards for Planned Developments (CMC Chapter 21.45). Please refer
to Attachment No. 4 (Exhibit “A”) for an analysis of project compliance with Tables C & E of the Planned
Development regulations.
TABLE D – BAOZ AND R-3 COMPLIANCE
BAOZ Standards Required Proposed Comply
Building Height 30 feet with a minimum 3:12 roof
pitch provided or 24 feet if less
than a 3:12 roof pitch is provided
Roof Peak = 28′-6″ w/ 4:12 roof
pitch
Yes
R-3 Standards Required Proposed Comply
Setbacks Interior Side: 10% Lot Width – 5’
Rear: 20% Lot Width – 10’
Sides: 5’
Rear: 10’
Yes
Lot Coverage 60% 56% Yes
C. City Council Policies No. 44 (Neighborhood Architectural Design Guidelines) and 66 (Livable
Neighborhoods)
The project is subject to City Council Policy No. 44 – Neighborhood Architectural Design Guidelines and
City Council Policy No. 66 – Livable Neighborhoods.
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The proposed two-family residential air-space condominium project proposes a deviation to architectural
guideline #9 of City Council Policy No. 44 which states:
The remaining total number of homes shall comply with one of the following guidelines:
• The home shall have a single-story building edge with a depth of not less than 8 feet and shall run
the length of the building along one side except for tower elements. The roof covering the single-
story element shall incorporate a separate roof plane and shall be substantially lower than the
roof for the two-story element. Porches and porte-cochere elements shall qualify as a single-story
edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the
house and setback a minimum of 15 feet from the property line are not required to have a single-
story building edge.
• The home shall have a single-story building edge with a depth of not less than 5 feet and shall run
the length of the building along one side. The roof of the single-story element shall be
substantially lower than the roof for the two-story element of the building.
• The home shall have a single-story building edge with a depth of not less than 3 feet for 40 percent
of the perimeter of the building.
The policy is geared toward multiple, one-family or multiple two-family development projects where
multiple buildings are proposed in close proximity. The policy does not apply to one, single-family home.
However, it technically applies to one, two-family home. The policy would not apply to a multiple-family
building containing three or more units.
City Council Policy No. 44 allows an applicant to propose an architectural style that complies with the
purpose and intent of the policy which states: “The purpose and intent of the architectural guidelines is
to ensure that a variety of architectural elements are incorporated into single-family homes and two-
family structures so that they: a) are visually interesting, b) have sufficient building articulation to reduce
their bulk and mass, c) are in scale to their lot size, and d) strongly contribute to the creation of livable
neighborhoods.” A justification of how the proposed project complies with the purpose and intent of City
Council Policy No. 44 is provided in Table “E” below.
TABLE E – CITY COUNCIL POLICY NO. 44 INTENT AND PURPOSE COMPLIANCE
Goal Justification
Visually interesting. The proposed two-family building provides a front elevation offset
and covered second story balconies. The building has a variety of
materials consisting of white smooth finish stucco, stone veneer,
decorative garage doors, exposed rafter tails, and stucco wrapped
foam trim around the windows. Decorative wrought iron railings
surround the balconies.
Sufficient building
articulation to reduce bulk
and mass.
Although no single-story building edge is proposed along one side of
the building, the project provides articulation on each elevation. A
recessed two-story, stairway entry, and a second floor balcony are
located on the west elevation. The east elevation has a recessed first
floor entryway, a one-story element midway along the building, and a
ten-foot building setback at the southern end. The rear-yard balcony
is setback at the required ten feet. However, the rest of the building
is setback at least 18’ from the rear property line. Finally, the direct
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Goal Justification
entry garages at the front are located at the required 20’ setback, but
the main second floor is located an additional ten feet back with an
open-sided balcony area located above the garages. These
articulations and increased setbacks on all elevations reduce the bulk
and mass of the project.
In scale to their lot size. The project is permitted to have a lot coverage up to 60 percent. The
project proposes a lot coverage of 56 percent which is below the 60
percent allowed and the 7,000 square foot lot is less than the 7,500
square foot lot minimum size required by the R-3 zone. The project is
in scale with the lot size and consistent with other approved
developments in the surrounding Beach Area Overlay Zone.
Strongly contribute to the
creation of livable
neighborhoods.
The project site could accommodate up to three residential dwellings
given the existing zoning (R-3) and General Plan Land Use (R-23) and
is replacing one single-family home. The project site is bordered by
single-family, two-family and multi-family residential development
that is all within the Multiple-Family Residential (R-3) zone. The two-
unit project blends into the existing area and provides a single
driveway access, which reduces the need for multiple driveways and
provides off street parking for residents in two-car garages and guest
parking in the driveway. The second floor unit incorporates a large
outdoor deck over the garage that faces Cherry Avenue and creates a
stronger street presence and active frontage.
Please refer to Attachments No. 5 and 6 (Exhibits “B” and “C”) for a detailed analysis of project compliance
with the rest of City Council Policy No. 44 and full compliance with City Council Policy No. 66.
D. Minor Variance
The applicant has requested a minor variance for a reduced garage width from 20 feet to 19 feet. CMC
Chapter 21.44 requires that the interior dimensions of a two-car garage be 20 feet by 20 feet. The
applicant is proposing two side-by-side two-car garages that each have a width of 19 feet and depth over
20 feet. Pursuant to Chapter 21.50 of the Carlsbad Municipal Code, Minor Variances may only be granted
if five findings can be made. Each of the findings and the supporting analysis is described below.
1. That because of special circumstances applicable to the subject property, including size, shape,
topography, location or surroundings, the strict application of the zoning ordinance deprives such
property of privileges enjoyed by other property in the vicinity and under identical zoning
classification.
The existing legal lot is substandard according to the R-3 zone regulations in that it is only 50 feet wide
and 7,000 square feet in lot area. The R-3 zone requires a minimum lot width of 60 feet and a
minimum lot size of 7,500 square feet.
A two-family home, as proposed, requires a two-car garage for each unit. Given that the interior
dimension of a garage is required to be 20 feet wide, two, two-car garages side-by-side would not be
able to meet side yard setbacks based on the substandard lot width.
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The project has been designed with 19-foot garage widths instead of a reduced side yard setback. It
is important to maintain the five-foot minimum side yard setback, rather than reduce it to
accommodate interior garage width. Other properties in the area that have at least 60-foot lot widths
per the R-3 zone are able to accommodate two, two-car garages side-by-side. The allowance to
construct the proposed garages slightly under the required dimensions does not constitute a special
privilege that is not enjoyed by other properties in the general vicinity and under identical zoning
classifications.
2. That the minor variance shall not constitute a grant of special privileges inconsistent with the
limitations upon other properties in the vicinity and zone in which the subject property is located
and is subject to any conditions necessary to assure compliance with this finding.
Although there are no known variances for garage width in the immediate vicinity, existing properties
in the Beach Area Overlay Zone have developed with substandard parking and/or substandard
setbacks. The slight reduction of the garage width over reduced side yard setbacks which would be
reduced from five feet to four feet.
3. That the minor variance does not authorize a use or activity which is not otherwise expressly
authorized by the zone regulation governing the subject property.
The granting of a minor variance to reduce the required garage width from 20 feet to 19 feet does not
authorize a use which is not otherwise expressly permitted by the zoning regulations. Garages are
allowed by right within the Multiple-Family Residential (R-3) zone. Furthermore, a two-family home
is required to provide either one, two-car garage or two, one-car garages per unit. Therefore, a
deviation from the garage width standard does not authorize a use or activity which is not authorized
by the zone.
4. That the minor variance is consistent with the general purpose and intent of the general plan and
any applicable specific or master plans.
The proposed use is a two-family dwelling, consistent with the R-23 Residential designation as
discussed above. The proposed garage width does not preclude development of the two-family
dwelling.
5. The minor variance is consistent with the general purpose and intent of the certified local coastal
program and does not reduce or in any manner adversely affect the requirements for protection of
coastal resources.
The granting of a Minor Variance is consistent with and implements the requirements of the Local
Coastal Program. The variance will not have an adverse effect on coastal resources as discussed below
in Section “E” and will have no impacts on sensitive environmental resources. Therefore, granting
such a variance will not adversely affect the Local Coastal Program.
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E. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203)
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies
The proposed site is located in the Mello II Segment of the Local Coastal Program (LCP) and is not within
the appealable area of the California Coastal Commission. The project site has an LCP Land Use
designation of R-23 Residential and Zoning of R-3, which are consistent with the City’s General Plan and
Zoning. The project’s consistency with the R-23 General Plan Land Use designation is analyzed in Section
“A,” Table “C” above.
The project consists of a new two-story, two-family condominium building. The proposed project is
compatible with the surrounding development of one-story and two-story residential structures. The
two-story structure will not obstruct views of the coastline as seen from public lands or the public right-
of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist
on the previously graded site, nor are there any sensitive resources located on the developable portion of
the site. The proposed project is not located in an area of known geologic instability or flood hazard.
Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline
access are available from the subject site. Furthermore, the residentially designated site is not suited for
water-oriented recreation activities.
2. Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City’s Master Drainage Plan,
Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management
Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. The subject property does
not include steep slopes (equal to or greater than 25 percent gradient) nor native vegetation. In addition,
the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or
liquefaction.
F. Subdivision Ordinance
The Land Development Engineering Division has reviewed the proposed Tentative Parcel 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 Minor Subdivisions. The subdivision is considered minor
because it involves the division of land into four or fewer condominiums (two condominiums proposed).
The project has been conditioned to install all infrastructure-related improvements and the necessary
easements for these improvements concurrent with the development.
G. Inclusionary Housing Ordinance
For all residential development less than seven units, the inclusionary housing requirement may be
satisfied through the payment of an inclusionary housing in-lieu fee. However, pursuant to Carlsbad
Municipal Code Section 21.85.030D.3, the construction of a new residential structure which replaces a
residential structure that was destroyed or demolished within two years prior to the application for a
building permit for the new residential structure is exempt from affordable housing requirements. The
proposal to demolish one existing single-family home and construct a two-unit residential condominium
project has been conditioned to pay the applicable housing in-lieu fee for the one additional unit, or two
units if building permits for the two-unit project have not been applied for within two years of demolishing
the existing home.
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H. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of
the City. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table “F” below.
TABLE F – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts Comply
City Administration 6.95 sq. ft. Yes
Library 3.71 sq. ft. Yes
Waste Water Treatment 2 EDU Yes
Parks 0.014 acre Yes
Drainage 1.0 CFS Yes
Circulation 16 ADT Yes
Fire Station No. 1 Yes
Open Space 0 acres N/A
Schools Carlsbad (E=.3416/M=.1682/HS = .1466) Yes
Sewer Collection System 2 EDU Yes
Water 1100 GPD Yes
The project proposes two dwelling units, whereas the unit yield at the GMCP of the property is three
dwelling units. The proposed two-unit project is one unit below the Growth Management Control Point
density for this R-23 Residential designated property. Consistent with the General Plan and Policy No. 43,
one dwelling unit will be deposited in the City’s Excess Dwelling Unit Bank.
IV. 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 15303, (New Construction or Conversion of Small Structures) Class 3 Categorical Exemption of the
State CEQA Guidelines which exempts a residential duplex. 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.
ATTACHMENTS:
1. Planning Commission Resolution No. 7255
2. Location Map
3. Disclosure Statement
4. Planned Development Tables C & E
5. City Council Policy No. 44 Compliance Table
6. City Council Policy No. 66 Compliance Table
7. Reduced Exhibits
8. Full Size Exhibits “A – K” dated July 19, 2017
C
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REDWOOD AVMAPLE AVACACIA AVCHERRY AVJUNIPER AVHEMLOCK AVPUD 16-11 / SDP 16-21 / CDP 16-43MS 16-09 / AV 16-06 / 16-06 (DEV16050)
167 Cherry Ave Duplex
SITE MAP
PA L OMAR AIRPO R T RD
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ATTACHMENT 2
ATTACHMENT 3
ATTACHMENT 4
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.1 Density
Per the underlying General Plan designation. When two or more general plan land
use designations exist within a planned development, the density may be
transferred from one general plan designation to another with a general plan
amendment.
N/A
C.2 Arterial
Setbacks
All dwelling units adjacent to any arterial road shown on the Circulation Element of
the General Plan shall maintain the following minimum setbacks from the right-of-
way:
Prime Arterial 50 Feet
Major Arterial 40 Feet
Secondary Arterial 30 Feet
Carlsbad Boulevard 20 Feet
N/A
Half (50%) of the required arterial setback area located closest to the arterial shall
be fully landscaped to enhance the street scene and buffer homes from traffic on
adjacent arterials, and:
•Shall contain a minimum of one 24” box tree for every 30 lineal feet of street
frontage; and
•Shall be commonly owned and maintained
N/A
Project perimeter walls greater than 42 inches in height shall not be located in the
required landscaped portion of the arterial setback, except noise attenuation walls
that:
•Are required by a noise study, and
•Due to topography, are necessary to be placed within the required
landscaped portion of the arterial setback.
N/A
C.3
Permitted
Intrusions
into
Setbacks/
Building
Separation
Permitted intrusions into required building setbacks shall be the same as specified in
Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120
shall be permitted into required building separation.
No intrusions into
required building setbacks
are proposed. Project
complies.
C.4 Streets
Private
Minimum right-of-way width 56 feet
N/A
Minimum curb-to-curb width 34 feet
Minimum parkway width
(curb adjacent) 5.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from property
line)
Public
Minimum right-of-way width 60 feet
N/A
Minimum curb-to-curb width 34 feet
Minimum parkway width
(curb adjacent) 7.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from property
line)
Street
Trees
One-family dwellings and
twin homes on small-lots
A minimum of one street tree (24-inch
box) per lot is required to be planted in
the parkway along all streets.
N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
within
parkways
Condominium projects
Street trees shall be spaced no further
apart than 30 feet on center within the
parkway.
The lot only has 50 feet of
frontage on Cherry
Avenue and therefore is
required to install one
street tree as approved
with a final landscape
plan.
Tree species should be selected to create a unified image for the street,
provide an effective canopy, avoid sidewalk damage and minimize water
consumption.
The street tree shall be
consistent with the city’s
Landscape Manual.
C.5 Drive-aisles
3 or fewer
dwelling
units
Minimum 12 feet wide when the drive-aisle is not required for
emergency vehicle access, as determined by the Fire Chief.
N/A. The project is
designed with two side by
side driveways. No drive
aisles are proposed.
If the drive-aisle is required for emergency vehicle access, it shall be a
minimum of 20 feet wide.
4 or more
dwelling
units
Minimum 20 feet wide. N/A
All
projects
No parking shall be permitted within the minimum required width of a
drive-aisle. N/A
A minimum 24-foot vehicle back-up/maneuvering area shall be provided
in front of garages, carports or uncovered parking spaces (this may
include driveway area, drive-aisles, and streets).
N/A
Additional width may be required for vehicle/emergency vehicle
maneuvering area. N/A
Parkways and/or sidewalks may be required. N/A
No more than 24 dwelling units shall be located along a single-entry
drive-aisle. N/A
All drive-aisles shall be enhanced with decorative pavement. N/A
C.6
Number of
Visitor
Parking
Spaces
Required (1)
Projects with 10 units or fewer A 0.30 space per each unit. Project proposes two (2)
units. At 0.30 spaces per
unit, a two unit project
would require .6 space or
1 space based on
rounding up to the
nearest whole number.
Project provides one (1)
visitor parking space in
front of each garage.
Project complies.
Projects 11 units or more A 0.25 space per each unit.
When calculating the required number of visitor parking spaces, if the calculation
results in a fractional parking space, the required number of visitor parking spaces
shall always be rounded up to the nearest whole number.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.7
Location of
Visitor
Parking
On
Private/
Public
Streets
On-street visitor parking is permitted on private/public streets, subject to
the following:
• The private/public street is a minimum 34-feet wide (curb-to-curb)
• There are no restrictions that would prohibit on-street parking where
the visitor parking is proposed
• The visitor parking spaces may be located:
o Along one or both sides of any private/public street(s) located
within the project boundary, and
o Along the abutting side and portion of any existing public/private
street(s) that is contiguous to the project boundary
N/A
In parking bays along public/private streets within the project boundary,
provided the parking bays are outside the minimum required street
right-of-way width.
N/A
When visitor parking is provided as on-street parallel parking, not less
than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances
and aprons, shall be provided for each parking space, except where
parallel parking spaces are located immediately adjacent to
driveway/drive-aisle aprons, then 20 lineal feet may be provided.
N/A
Within the Beach Area Overlay Zone, on-street parking shall not count
toward meeting the visitor parking requirement.
Project is located within
the BAOZ.
All required visitor
parking is being provided
onsite. Project complies.
On Drive-
aisles
Visitor parking must be provided in parking bays that are located outside
the required minimum drive-aisle width.
N/A
On a
Driveway
Outside
the Beach
Area
Overlay
Zone
One required visitor parking space may be credited for each
driveway in a project that has a depth of 40 feet or more.
N/A
For projects with 10 or fewer units, all required visitor
parking may be located within driveways (located in front of
a unit’s garage), provided that all dwelling units in the
project have driveways with a depth of 20 feet or more.
N/A
Within
the Beach
Area
One required visitor parking space may be credited for each
driveway in a project that has a depth of 40 feet or more. N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Overlay
Zone
If the streets within and/or adjacent to the project allow for
on-street parking on both sides of the street, then visitor
parking may be located in a driveway, subject to the
following:
•All required visitor parking may be located within
driveways (located in front of a unit’s garage), provided
that all dwelling units in the project have driveways with a
depth of 20 feet or more.
•If less than 100% of the driveways in a project have a
depth of 20 feet or more, then a .25 visitor parking space
will be credited for each driveway in a project that has a
depth of 20 feet or more (calculations resulting in a
fractional parking space credit shall always be rounded
down to the nearest whole number).
Both (all) units have a
driveway with a depth of
20 feet to accommodate
visitor parking. Project
complies.
All
projects
The minimum driveway depth required for visitor parking (20
feet or 40 feet) applies to driveways for front or side-loaded
garages, and is measured from the property line, back of
sidewalk, or from the edge of the drive-aisle, whichever is
closest to the structure.
N/A
Compact
Parking
For projects of more than 25 units, up to 25% of visitor parking may be
provided as compact spaces (8 feet by 15 feet). No overhang is
permitted into any required setback area or over sidewalks less than 6
feet wide.
N/A
For all projects within the Beach Area Overlay Zone, up to 55% of the
visitor parking may be provided as compact spaces (8 feet by 15 feet). N/A
Distance
from unit
Visitor parking spaces must be located no more than 300 feet as
measured in a logical walking path from the entrance of the unit it could
be considered to serve.
Visitor parking is located
directly in front of each
unit. Project complies.
C.8
Screening
of Parking
Areas
Open parking areas should be screened from adjacent residences and public rights-
of-way by either a view-obscuring wall, landscaped berm, or landscaping, except
parking located within a driveway.
The visitor parking spaces
are located in driveways
in front of the garages.
Historically, parking in the
driveway has been used
for off-street parking.
Project complies.
C.9
Community
Recreational
Space (1)
Community recreational space shall be provided for all projects of 11 or more
dwelling units, as follows:
N/A Minimum community
recreational space
required
Project is NOT within
R-23 general plan
designation
200 square feet per unit
Project IS within R-23
general plan
designation
150 square feet per unit
Projects with 11 to
25 dwelling units
Community recreational space shall be provided as either (or
both) passive or active recreation facilities. N/A
Projects with 26 or
more dwelling units
Community recreational space shall be provided as both
passive and active recreational facilities with a minimum of
75% of the area allocated for active facilities.
N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Projects with 50 or
more dwelling units
Community recreational space shall be provided as both
passive and active recreational facilities for a variety of age
groups (a minimum of 75% of the area allocated for active
facilities).
N/A
For projects consisting of one-family dwellings or twin homes
on small-lots, at least 25% of the community recreation
space must be provided as pocket parks.
• Pocket park lots must have a minimum width of 50 feet
and be located at strategic locations such as street
intersections (especially “T-intersections”) and where
open space vistas may be achieved.
N/A
All projects
(with 11 or more
dwelling units)
Community recreational space shall be located and designed
so as to be functional, usable, and easily accessible from the
units it is intended to serve.
N/A
Credit for indoor recreation facilities shall not exceed 25% of
the required community recreation area. N/A
Required community recreation areas shall not be located in
any required front yard and may not include any streets,
drive-aisles, driveways, parking areas, storage areas, slopes
of 5% or greater, or walkways (except those walkways that
are clearly integral to the design of the recreation area).
N/A
Recreation Area
Parking
In addition to required resident and visitor parking,
recreation area parking shall be provided, as follows: 1
space for each 15 residential units, or fraction thereof, for
units located more than 1,000 feet from a community
recreation area.
N/A
The location of recreation area parking shall be subject to
the same location requirements as for visitor parking, except
that required recreation area parking shall not be located
within a driveway(s).
N/A
Examples of recreation facilities include, but are not limited to, the following:
Active
Swimming pool area
Children’s playground equipment
Spa
Courts (tennis, racquetball, volleyball, basketball)
Recreation rooms or buildings
Horseshoe pits
Pitch and putt
Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a
minimum dimension of 50 feet)
Any other facility deemed by the City Planner to satisfy the intent of providing active
recreational facilities
Passive
Benches
Barbecues
Community gardens
Grassy play areas with a slope of less than 5%
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided.
Appropriate lighting for
the two-family project will
be evaluated with the
final building plans.
Project complies.
C.11 Reserved
C.12
Recreational
Vehicle (RV)
Storage (1)
Required for projects with 100 or more units, or a master or specific plan with 100
or more planned development units. Exception: RV storage is not required for
projects located within the R-15 or R-23 land use designations.
N/A 20 square feet per unit, not to include area required for driveways and approaches.
Developments located within master plans or residential specific plans may have
this requirement met by the common RV storage area provided by the master plan
or residential specific plan.
RV storage areas shall be designed to accommodate recreational vehicles of various
sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A
The storage of recreational vehicles shall be prohibited in the front yard setback and
on any public or private streets or any other area visible to the public. A provision
containing this restriction shall be included in the covenants, conditions and
restrictions for the project. All RV storage areas shall be screened from adjacent
residences and public rights-of-way by a view-obscuring wall and landscaping.
N/A
C.13 Storage
Space
480 cubic feet of separate storage space per unit.
N/A If all storage for each unit is located in one area, the space may be reduced to 392
cubic feet.
Required storage space shall be separately enclosed for each unit and be
conveniently accessible to the outdoors. N/A
Required storage space may be designed as an enlargement of a covered parking
structure provided it does not extend into the area of the required parking stall, and
does not impede the ability to utilize the parking stall (for vehicle parking).
N/A
A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage
space per unit.
Although the interior
width of each two-car
garage is only 19 feet, the
garage depths of 22.5 feet
and 24 feet make up the
required storage space.
Project complies.
This requirement is in addition to closets and other indoor storage areas.
Each unit provides a two
(2) car garage that
satisfies the storage space
requirement. Project
complies.
(1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
E.1
Livable
Neighborhood
Policy
Must comply with City Council Policy 66, Principles for the Development
of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART
E.2 Architectural
Requirements
One-family and
two-family
dwellings
Must comply with City Council Policy 44, Neighborhood
Architectural Design Guidelines SEE SEPARATE COMPLIANCE CHART
Multiple-family
dwellings
There shall be at least three separate building planes on
all building elevations. The minimum offset in planes
shall be 18 inches and shall include, but not be limited
to, building walls, windows, and roofs.
N/A
All building elevations shall incorporate a minimum of
four complimentary design elements, including but not
limited to:
•A variety of roof planes;
•Windows and doors recessed a minimum of 2 inches;
•Decorative window or door frames;
•Exposed roof rafter tails;
•Dormers;
•Columns;
•Arched elements;
•Varied window shapes;
•Exterior wood elements;
•Accent materials such as brick, stone, shingles, wood,
or siding;
•Knee braces; and
•Towers.
N/A
E.3 Maximum
Coverage 60% of total project net developable acreage.
Proposed building coverage is 56%
of the net lot area (0.16 acres).
Project complies.
E.4 Maximum
Building Height
Same as required by the underlying zone, and not to exceed three stories
(1)(7)
The project is located within the
BAOZ, and therefore pursuant to
Footnote #1 below, building height
shall be subject to the requirements
of C.M.C. Chapter 21.82. Pursuant
to C.M.C. Section 21.82.050, no
residential structure shall exceed 30
feet when providing a minimum
3:12 roof pitch, or 24 feet when
providing less than a 3:12 roof pitch.
The project is proposing a building
height of 28'-6" with a 3:12 roof
pitch. Project complies.
Projects
within the R-
23 general
plan
designation
(1)(7)
40 feet, if roof pitch is 3:12 or greater N/A. Project is located within the
BAOZ. Therefore, pursuant to
Footnote #1 below, building height
shall be subject to the requirements
of C.M.C. Chapter 21.82. As
discussed above, project complies.
35 feet, if roof pitch is less than 3:12
Building height shall not exceed three stories
E.5
Minimum
Building
Setbacks
From a
private or
public
street(2)(3)
Residential
structure 10 feet The residential structure and direct
entry garages are setback 20 feet as
measured from the outside edge of Direct entry
garage 20 feet
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
the required street right-of-way
width. Project complies.
From a drive-
aisle(4)
Residential
structure
(except as
specified
below)
5 feet, fully landscaped (walkways
providing access to dwelling entryways
may be located within required
landscaped area)
N/A. Project is less than 25 units
and located within the R-23 General
Plan designation (see section below
for compliance).
Residential
structure –
directly
above a
garage
0 feet when projecting over the front of a
garage.
N/A. Project is less than 25 units
and located within the R-23 General
Plan designation (see section below
for compliance).
Garage
3 feet N/A. Project is less than 25 units
and located within the R-23 General
Plan designation (see section below
for compliance).
Garages facing directly onto a drive-aisle
shall be equipped with an automatic
garage door opener.
Projects of 25
units or less
within the R-
15 and R-23
general plan
designations
0 feet (residential structure and garage) N/A
Garages facing directly onto a drive-aisle
shall be equipped with an automatic
garage door opener.
N/A
Balconies/
decks
(unenclosed
and
uncovered)
0 feet
N/A
May cantilever over a drive-aisle,
provided the balcony/deck complies with
all other applicable requirements, such
as:
• Setbacks from property lines
• Building separation
• Fire and Engineering Department
requirements
From the perimeter property
lines of the project site (not
adjacent to a public/private
street)
The building setback from an interior side
or rear perimeter property line shall be
the same as required by the underlying
zone for an interior side or rear yard
setback.
The underlying zone for the project
is R-3. The required interior side
yard setback for R-3 is 10% of the lot
width or 5 feet for this property.
The project has an interior side yard
setback of 5 feet along both sides.
The required rear yard setback for R-
3 is double the interior side yard or
10 feet for this property. The
project provides a rear yard setback
of 10 feet. Project complies.
E.6
Minimum
Building
Separation
10 feet N/A
E.7 Resident
Parking (6)
All dwelling
types
If a project is located within the R-23 general plan
designation, resident parking shall be provided as
specified below, and may also be provided as follows:
• 25% of the units in the project may include a tandem
two-car garage (minimum 12 feet x 40 feet).
• Calculations for this provision resulting in a fractional
unit may be rounded up to the next whole number.
N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
One-family
and two-
family
dwellings
2 spaces per unit, provided as either:
• a two-car garage (minimum 20 feet x 20 feet), or
• 2 separate one-car garages (minimum 12 feet x 20
feet each)
• In the R-W Zone, the 2 required parking spaces may
be provided as 1 covered space and 1 uncovered
space (5)
Two, two-car garages are provided
with interior dimensions of 19 feet
by 22.5 feet and 19 feet by 24 feet.
A variance for reduced garage width
has been applied for as part of this
project (AV 16-06).
Multiple-
family
dwellings
Studio and
one-bedroom
units
1.5 spaces per unit, 1 of which must be
covered (5)
N/A
When calculating the required number of
parking spaces, if the calculation results
in a fractional parking space, the
required number of parking spaces shall
always be rounded up to the nearest
whole number.
Units with two
or more
bedrooms
2 spaces per unit, provided as either:
• a one-car garage (12 feet x 20 feet)
and 1 covered or uncovered space;
or(5)
• a two-car garage (minimum 20 feet x
20 feet), or
• 2 separate one-car garages (minimum
12 feet x 20 feet each)
• In the R-W Zone and the Beach Area
Overlay Zone, the 2 required parking
spaces may be provided as 1 covered
space and 1 uncovered space (5)
N/A
Required parking may be provided within an enclosed
parking garage with multiple, open parking spaces,
subject to the following:
• Each parking space shall maintain a standard stall size
of 8.5 feet by 20 feet, exclusive of supporting
columns; and
• A backup distance of 24 feet shall be maintained in
addition to a minimum 5 feet turning bump-out
located at the end of any stall series.
N/A
Required resident parking spaces shall be located no
more than 150 feet as measured in a logical walking
path from the entrance of the units it could be
considered to serve.
N/A
E.8
Private
Recreational
Space
One-family,
two-family,
and multiple-
family
dwellings
Required private recreational space shall be designed so
as to be functional, usable, and easily accessible from
the dwelling it is intended to serve.
Both units have required private
recreational space located adjacent
to the unit and exclusive to each
unit. Project complies. The first
floor unit has access to a private
rear yard and the second floor unit
has a large private front balcony and
smaller rear balcony. Project
complies.
Required private recreational space shall be located
adjacent to the unit the area is intended to serve.
Required private recreational space shall not be located
within any required front yard setback area, and may not
include any driveways, parking areas, storage areas, or
common walkways.
One-family
and two-
Minimum
total area
per unit
Projects not within the R-
15 or R-23 general plan
designations
400 square
feet
The project is located within the R-
23 general plan designation and
provides at least 200 square feet of
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
family
dwellings
Projects within the R-15 or
R-23 general plan
designations
200 square
feet
recreational space per dwelling.
Project complies.
May consist of more than one recreational space. N/A
May be provided at ground level and/or as a
deck/balcony on a second/third floor or roof.
The recreation areas are provided as
ground floor rear yard area and two
second floor balconies. Project
complies.
If provided
at ground
level
Minimum
dimension
Not within
the R-15 or R-
23 general
plan
designations
15 feet The project is located within the R-
23 general plan designation and
provides a rear yard for the ground
floor unit that has a 10 foot
minimum dimension. Project
complies.
Within the R-
15 or R-23
general plan
designations
10 feet
Shall not have a slope gradient greater
than 5%.
The rear yard is relatively flat in
slope. Project complies.
Attached solid patio covers and
decks/balconies may project into a
required private recreational space,
subject to the following:
•The depth of the projection shall not
exceed 6 feet (measured from the
wall of the dwelling that is contiguous
to the patio/deck/balcony).
The length of the projection shall not be
limited, except as required by any
setback or lot coverage standards.
The balconies do not encroach into
the required private recreation area
located on the ground level. Project
complies.
Open or lattice-top patio covers may be
located within the required private
recreation space (provided the patio
cover complies with all applicable
standards, including the required
setbacks).
N/A
If provided
above ground
level as a
deck/ balcony
or roof deck
Minimum dimension 6 feet The private balcony provided for the
second floor unit has a minimum
dimension of 8 feet and is over 200
square feet in size. Project
complies.
Minimum area 60 square
feet
Multiple-family
dwellings
Minimum total area per unit (patio,
porch, or balcony)
60 square
feet N/A
Minimum dimension of patio, porch or
balcony 6 feet N/A
Projects of 11 or more units that are within the R-23
general plan designation may opt to provide an
additional 75 square feet of community recreation space
per unit (subject to the standards specified in Table C of
this Chapter), in lieu of providing the per unit private
recreational space specified above.
N/A
(1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter
21.82 of this code.
(2) See Table C in Section 21.45.060 for required setbacks from an arterial street.
(3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to
the building.
(4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of
the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-
aisle (excluding parking located in a driveway in front of a unit’s garage).
(5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be
tandem.
(6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
(7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include
protective barriers for balconies and roof decks.
ATTACHMENT 5
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Floor Plans and Elevations
1.All residential projects shall be required to have a minimum number
of different floor plans, different front and corresponding matching
rear elevations with different color schemes as identified below:
2-4 dwelling units shall provide 1 floor plan and 2 different
elevations.
5-12 dwelling units shall provide 2 different floor plans and 2
different elevations.
13-20 dwelling units shall provide 2 different floor plans and 3
different elevations.
21+ dwelling units shall provide 3 different floor plans and 3
different elevations.
The project is one building
containing two residential units.
Two floor plans are proposed
and since there is only one
building, the elevation
requirement is not applicable.
Project complies.
2. Every house should have a coherent architectural style. All elevations
of a house, including front, side and rear, should have the same
design integrity of forms, details and materials.
All elevations of the project
have consistent design on all
elevations. Project complies.
3. In addition to the previous requirements, design details should
reinforce and enhance the architectural form and style of every house
and differ from other elevations of the same floor plan. A minimum
of 4 complimentary design details, including but not limited to those
listed below, shall be incorporated into each of the front, rear and
street side building façade(s) of the house.
Design Details
The homes feature at least one
balcony or deck and a variety of
materials that include white
smooth finish stucco, stone
veneer, decorative garage
doors, exposed rafter tails, and
stucco wrapped foam trim
around the windows.
Decorative wrought iron railings
surround the balconies. Project
complies.
Balconies
Decorative eaves and fascia
Exposed roof rafter tails
Arched elements
Towers
Knee braces
Dormers
Columns
Exterior wood elements
Accent materials (i.e.; brick,
stone, shingles, wood or siding)
4. Floor plans in a project shall exhibit a variety of roof ridges and roof
heights within a neighborhood.
A variety of pitched roof ridges
are provided with the two-
family building. Project
complies.
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Single Story Requirements
9.The remaining total number of homes shall comply with one of the
following guidelines:
The home shall have a single-story building edge with a depth of
not less than 8 feet and shall run the length of the building along
one side except for tower elements. The roof covering the
single-story element shall incorporate a separate roof plane and
shall be substantially lower than the roof for the two-story
element. Porches and porte-cochere elements shall qualify as a
single-story edge. Houses with courtyards that are a minimum
of 15 feet wide located along the side of the house and setback a
minimum of 15 feet from the property line are not required to
have a single-story building edge.
The home shall have a single-story building edge with a depth of
not less than 5 feet and shall run the length of the building along
one side. The roof of the single-story element shall be
substantially lower than the roof for the two-story element of the
building.
The home shall have a single-story building edge with a depth of
not less than 3 feet for 40% of the perimeter of the building.
The project does not technically
meet this guideline. However,
the homes meet the purpose
and intent of City Council Policy
44 which provides guidelines for
homes to be visually interesting,
have sufficient building
articulation to reduce their bulk
and mass, are in scale to their
lot size and contribute to the
creation of livable
neighborhoods.
See Section III.C of the staff
report for more information.
Multiple Building Planes
10.For at least 66% of the homes in a project, there shall be at least 3
separate building planes on street side elevations of lots with 45 feet
of street frontage or less and 4 separate building planes on street side
elevations of lots with a street frontage greater than 45 feet.
Balconies and covered porches qualify as a building plane.
The minimum offset in planes shall be 18 inches and shall include, but
not be limited to, building walls, windows, porches and roofs. The
minimum depth between the faces of the forward-most plane and
the rear plane on the front elevation shall be 10 feet. A plane must
be a minimum of 30 sq. ft. to receive credit under this section.
The project has at least 4
separate building planes on
street side elevations. Project
complies.
11. Rear elevations shall adhere to the same criteria outlined in Number
10 above for front elevations except that the minimum depth
between front and back planes on the rear elevation shall be 4 feet.
Rear balconies qualify as a building plane.
The project has at least 4
separate building planes on the
rear elevation. Project
complies.
Windows/Doors
13.At least 66% of exterior openings (door/windows) on every home in
the project shall be recessed or projected a minimum of 2 inches and
shall be constructed with wood, vinyl or colored aluminum window
frames (no mill finishes).
All windows and doors are
recessed at least 2 inches and
consist of an aluminum (not
milled) frame. Project complies.
14.Windows shall reinforce and enhance the architectural form and style
of the house through, the use of signature windows and varied
window shapes and sizes.
Each dwelling unit provides
multiple window shapes and
sizes. Project complies.
Front Porches
15.Fifty percent (50%) of the homes shall be designed with a covered
front porch, open courtyard, or balcony (each with a minimum depth
of 6 feet and a minimum area of 60 square feet) located at the front
of the dwelling. The minimum depth for a covered front porch shall
be measured from the front façade of the home to the inside of any
supporting porch posts. The front and sides of porches shall be open
except for required and/or ornamental guardrails. A variety of roof
elements shall be provided over porches. Porches may not be
converted to living space.
The project has a 400 square
foot front balcony that runs the
width of the building. Project
complies.
Front Entries
16.Seventy-five percent (75%) of the homes must have a front entry to
the home that is clearly visible from the street. Walkways from the
front door to the street are encouraged.
Given the lot width and two-car
garage requirements, front
entries facing Cherry Avenue
are not feasible. However, clear
paths to the front entries from
the street are located on each
side of the building. In addition,
address numbers will be
provided on each side to assist
in identifying each unit’s entry.
Project complies.
Chimneys
17.Chimneys and chimney caps shall be in scale with the size of the
home. No more than 2 chimneys shall be allowed for homes on lots
in planned developments having an area less than 7,500 square feet.
No chimneys are proposed.
Project complies.
Garage Doors
18.Garage doors for 3 or 4 cars in a row that directly face the street
must have a minimum of an 18” plane change between the garage
doors after the 2 car garage door.
The two, two-car garages are
located side-by-side, but are
offset 18” from each other.
Project complies.
Note #1: Fractional units of 0.5 or greater shall be rounded up to the next whole number and located in a
manner to achieve the best project design as determined by the project planner. When a percentage of units
are described in the guidelines, the intent is to have that percentage spread throughout the entire project.
ATTACHMENT 6
CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS
Principle Compliance Comments
1. Building Facades, Front Entries, Porches
Facades create interest and character and should be varied and
articulated to provide visual interest to pedestrians. Clearly
identifiable front doors and porches enhance the street scene and
create opportunities for greater social interaction within the
neighborhood. Building entries and windows should face the
street. Front porches, bay windows, courtyards and balconies are
encouraged.
The north elevation facing Cherry
Avenue provides multiple material
finishes, decorative garage doors,
varied roof lines, and offset building
planes. Given the lot width and two-
car garage requirements, front entries
facing Cherry Avenue are not feasible.
However, clear paths to the front
entries are located on each side of the
building. In addition, a large covered
balcony overlooks Cherry Avenue adds
to the project’s street presence.
Project complies.
2. Garages
Homes should be designed to feature the residence as the
prominent part of the structure in relation to the street. A variety
of garage configurations should be used to improve the street
scene. This may include tandem garages, side-loaded garages,
front-loaded garages, alley-loaded garages and recessed garages.
Both dwelling units have a two-car
garage facing Cherry Avenue. The
garages are offset from each other
which provides visual interest and
decorative garage doors also add to the
street facing elevation. In addition, a
large covered balcony is located above
the garages which helps be the focal
point of the residential project as seen
from Cherry Avenue. Project complies.
3. Street Design
An interconnected, modified (grid) street pattern should be
incorporated into project designs when there are no topographic or
environmental constraints. Interconnected streets provide
pedestrians and automobiles many alternative routes to follow,
disperse traffic and reduce the volume of cars on any one street in
the neighborhood. Streets should be designed to provide both
vehicular and pedestrian connectivity by minimizing the use of cul-
de-sacs.
The street network should also be designed to create a safer, more
comfortable pedestrian and bicycling environment. Local
residential streets should have travel and parking lanes, be
sufficiently narrow to slow traffic, provide adequate access for
emergency and service vehicles and emergency evacuation routes
for residents and include parkways with trees to form a pleasing
canopy over the street. Local residential streets are the public
open space in which children often play and around which
neighborhoods interact. Within this context, vehicular movement
should be additionally influenced through the use of City-accepted
designs for traffic calming measures.
The project is developing on an existing
multi-family residentially zoned lot
adjacent to an existing public street
(Cherry Avenue) presently developed
as part of an existing interconnected
modified street pattern in the Beach
Area Overlay Zone. The existing street
design in this area, where already
improved, provides sidewalks next to a
curb adjacent parkway. A street tree
will be maintained or installed for the
project. Project complies.
CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS (CONTINUED)
Principle Compliance Comments
4. Parkways
Street trees should be planted in the parkways along all streets.
Tree species should be selected to create a unified image for the
street, provide an effective canopy, avoid sidewalk damage and
minimize water consumption.
See Section 3 above.
5. Pedestrian Walkways
Pedestrian walkways should be located along or visible from all
streets. Walkways (sidewalks or trails) should provide clear,
comfortable and direct access to neighborhood schools,
parks/plazas and transit stops. Primary pedestrian routes should
be bordered by residential fronts, parks or plazas. Where street
connections are not feasible (at the end of cul-de-sacs), pedestrian
paths should also be provided.
The project provides for pedestrian
circulation in the form of existing
sidewalks along its frontage with
Cherry Avenue. An existing sidewalk is
located on both sides of the street.
Project complies.
6. Centralized Community Recreation Areas
Park or plazas, which serve as neighborhood meeting places and as
recreational activity centers should be incorporated into all
planned unit developments. As frequently as possible, these
parks/plazas should be designed for both active and passive uses
for residents of all ages and should be centrally located within the
project. Parks and plazas should be not be sited on residual
parcels, used as buffers from surrounding developments or to
separate buildings from streets.
The project consists of two dwellings
and is not required to provide
community recreation areas. Project
complies.
TITLE SHEET & PROJECT INFO
BYREVISIONSPLANNING APPROVAL - RESUBMITTAL SET
167 CHERRY AVENUE DUPLEX
167 Cherry Avenue
Carlsbad, California 92008
MULTI-FAMILY RESIDENTICAL (DUPLEX)DRAWNDATEJOB NUMBERSHEETSAN DIEGO, CALIFORNIA 92131
10755 SCRIPPS POWAY PKWY., SUITE 226
(858) 531-5106 www.BalentineConsulting.com PROJECT NUMBERS:PUD 16-11SDP 16-21CDP 16-43 MS 16-09AV 16-06A1.1PROJECT DATABUILDING CODE DATAPROJECT TEAMDRAWING SHEET INDEXDETAILED SCOPE OF WORKABBREVIATIONS“”“”“”GENERAL NOTES167 CHERRY AVENUE DUPLEX167 CHERRY AVENUECARLSBAD, CALIFORNIA 92008GREEN BUILDING CODE NOTESTITLE 24 MANDATESFIRE NOTESFIRE SPRINKLER NOTESTABULAR DATA····
BYREVISIONSPLANNING APPROVAL - RESUBMITTAL SET
167 CHERRY AVENUE DUPLEX
167 Cherry Avenue
Carlsbad, California 92008
MULTI-FAMILY RESIDENTICAL (DUPLEX)DRAWNDATEJOB NUMBERSHEETSAN DIEGO, CALIFORNIA 92131
10755 SCRIPPS POWAY PKWY., SUITE 226
(858) 531-5106 www.BalentineConsulting.com PROJECT NUMBERS:PUD 16-11SDP 16-21CDP 16-43 MS 16-09AV 16-06A1.2CONCEPTUAL RENDERINGS
SITE PLANSITE PLANSITE PLAN NOTESVICINITY MAPBYREVISIONSPLANNING APPROVAL - RESUBMITTAL SET
167 CHERRY AVENUE DUPLEX
167 Cherry Avenue
Carlsbad, California 92008
MULTI-FAMILY RESIDENTICAL (DUPLEX)DRAWNDATEJOB NUMBERSHEETSAN DIEGO, CALIFORNIA 92131
10755 SCRIPPS POWAY PKWY., SUITE 226
(858) 531-5106 www.BalentineConsulting.com PROJECT NUMBERS:PUD 16-11SDP 16-21CDP 16-43 MS 16-09AV 16-06A2.1
6711715121098732152491011D14ACEFGABGD161313W UPUPD FAMILY ROOM19'-8" x 20-10"MASTERBEDROOM15'-0" x 17'-4"BEDROOM 212'-8" x 14'-0"BEDROOM 313'-0" x 15'-0"OFFICE11'-0" x 11'-8"LAUNDRY2 CAR GARAGE2 CAR GARAGEMASTERBATHBATH 2BATH 3HALLHALLENTRYKITCHENWALK-IN CLOSETWALK-IN CLOSETWC7'-0" CLOSET7'-0" CLOSET10'-0" CLOSET7'-0" CLOSETBENCH
30" dia.30" dia.30" dia.BYREVISIONSPLANNING APPROVAL - RESUBMITTAL SET
167 CHERRY AVENUE DUPLEX
167 Cherry Avenue
Carlsbad, California 92008
MULTI-FAMILY RESIDENTICAL (DUPLEX)DRAWNDATEJOB NUMBERSHEETSAN DIEGO, CALIFORNIA 92131
10755 SCRIPPS POWAY PKWY., SUITE 226
(858) 531-5106 www.BalentineConsulting.com PROJECT NUMBERS:PUD 16-11SDP 16-21CDP 16-43 MS 16-09AV 16-06A3.1PROPOSED
FIRST FLOOR PLANPROPOSEDFIRST FLOOR PLAN
6711715121098732152491011D14ACEFGABGD1613139'-6" CLOSETW D
FAMILY ROOMMASTERBEDROOM18'-9" x 19'-6"BEDROOM 2BEDROOM 313'-4" x 14'-4"BEDROOM 414'-2" x 14'-2"OFFICE10'-10" x 14'-10"LAUNDRYENTRYMASTER BATHBATH 2BATH 4DECKWALK-IN CLOSETFRONT BALCONY13'-4" x 14'-4"DNDNHALLBENCHTUBLINEN6'-0" CLOSETBUILT-IN11'-0" CLOSETDECKKITCHENLANDINGISLANDLANDINGHALLFRONT BALCONY30" dia.30" dia.30" dia.BYREVISIONSPLANNING APPROVAL - RESUBMITTAL SET
167 CHERRY AVENUE DUPLEX
167 Cherry Avenue
Carlsbad, California 92008
MULTI-FAMILY RESIDENTICAL (DUPLEX)DRAWNDATEJOB NUMBERSHEETSAN DIEGO, CALIFORNIA 92131
10755 SCRIPPS POWAY PKWY., SUITE 226
(858) 531-5106 www.BalentineConsulting.com PROJECT NUMBERS:PUD 16-11SDP 16-21CDP 16-43 MS 16-09AV 16-06A3.2PROPOSED
SECOND FLOOR PLANPROPOSEDSECOND FLOOR PLAN
6711715121098732152491011D14ACEFGABGD161313BYREVISIONSPLANNING APPROVAL - RESUBMITTAL SET
167 CHERRY AVENUE DUPLEX
167 Cherry Avenue
Carlsbad, California 92008
MULTI-FAMILY RESIDENTICAL (DUPLEX)DRAWNDATEJOB NUMBERSHEETSAN DIEGO, CALIFORNIA 92131
10755 SCRIPPS POWAY PKWY., SUITE 226
(858) 531-5106 www.BalentineConsulting.com PROJECT NUMBERS:PUD 16-11SDP 16-21CDP 16-43 MS 16-09AV 16-06A3.3PROPOSED
ROOF PLANPROPOSEDROOF PLAN
BYREVISIONSPLANNING APPROVAL - RESUBMITTAL SET
167 CHERRY AVENUE DUPLEX
167 Cherry Avenue
Carlsbad, California 92008
MULTI-FAMILY RESIDENTICAL (DUPLEX)DRAWNDATEJOB NUMBERSHEETSAN DIEGO, CALIFORNIA 92131
10755 SCRIPPS POWAY PKWY., SUITE 226
(858) 531-5106 www.BalentineConsulting.com PROJECT NUMBERS:PUD 16-11SDP 16-21CDP 16-43 MS 16-09AV 16-06A4.1EXTERIOR ELEVATIONS PROPOSEDFRONT ELEVATION - NORTH -PROPOSEDREAR ELEVATION - SOUTH
BYREVISIONSPLANNING APPROVAL - RESUBMITTAL SET
167 CHERRY AVENUE DUPLEX
167 Cherry Avenue
Carlsbad, California 92008
MULTI-FAMILY RESIDENTICAL (DUPLEX)DRAWNDATEJOB NUMBERSHEETSAN DIEGO, CALIFORNIA 92131
10755 SCRIPPS POWAY PKWY., SUITE 226
(858) 531-5106 www.BalentineConsulting.com PROJECT NUMBERS:PUD 16-11SDP 16-21CDP 16-43 MS 16-09AV 16-06A4.2EXTERIOR ELEVATIONS PROPOSEDLEFT SIDE ELEVATION - EAST -PROPOSEDRIGHT SIDE ELEVATION - WEST -