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HomeMy WebLinkAbout2018-08-15; Planning Commission; ; CT 2018-0005/PUD 2018-0002/CDP 2018-0021 (DEV2017-0204) - VILLAGE WALK Item No. Application complete date: June 27, 2018 P.C. AGENDA OF: August 15, 2018 Project Planner: Chris Garcia Project Engineer: Tim Carroll SUBJECT: CT 2018-0005/PUD 2018-0002/CDP 2018-0021 (DEV2017-0204) – VILLAGE WALK – Request for approval of a Tentative Tract Map, Planned Development Permit and Coastal Development Permit to allow the demolition of four existing residential units and the development of an eight-unit, residential air-space condominium project on a 0.39-acre site located at 341-347 Oak Avenue, within the Mello II Segment of the Local Coastal Program and within 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 15332 “In-Fill Development Projects” 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. 7306 APPROVING Tentative Tract Map CT 2018-0005, Planned Development Permit PUD 2018-0002, and Coastal Development Permit CDP 2018-0021, based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to demolish four existing residential units (two duplexes) and construct an eight- unit residential air-space condominium project on a 0.39-acre site located at 341-347 Oak Avenue. Topographically, the site is generally flat and presently developed with four residential units. The development proposes one building containing eight residential units. The condominium project requires the processing and approval of a Tentative Tract Map, Planned Development Permit and Coastal Development Permit. Each home includes an attached two-car garage with a direct entrance into the unit. The proposed project has a drive-aisle down the eastern portion of the site that extends into a partially sub-grade basement where seven of the eight garages are located. The front unit has its own garage accessed from the same drive-aisle, but before the entrance to the sub-grade garage. The front unit is two stories, has two bedrooms, an office, two and a half bathrooms, and is 1,241 square feet in size. The remaining seven units are two stories above a basement and all contain three bedrooms, an office and three and a half bathrooms. These seven units are all 2,148 square feet in size. The building height is 28’-6” as measured from the new finished grade. The finished grade for measuring building height is being established slightly higher than the existing grade for a uniform design and for drainage purposes. Seven of the units include private deck areas off the second and third floors and the front unit has a private covered front porch. The underlying lot will be held in common interest divided between the eight air-space condominiums. The common area includes, but is not limited to, the private drive aisle, guest parking spaces, and landscaped areas. 2 CT 2018-0005/PUD 2018-0002/CDP 2018-0021 – VILLAGE WALK August 15, 2018 Page 2 The project’s architecture uses soft colors, low pitched roofs, and traditional materials to capture a bungalow feel consistent with the local coastal community. Exterior building materials include stucco, horizontal lapped siding, faux wood window shutters and a concrete tile roof. Decorative, painted metal railings are utilized on the balconies with wood trim provided around all windows. Table “A” below includes the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. TABLE A – 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 Two Duplexes North R-23 Residential Village Review (V-R) Zone, District 1. Single- and Multi-Family Residential South R-23 Residential Residential Density – Multiple (RD-M) Zone Multi-Family Residential East R-23 Residential R-3 Single- and Multi-Family Residential West R-23 Residential R-3 Multi-Family Residential 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 (for density calculation) DUs Allowed at GMCP Density DUs Proposed and Project Density 0.39 acres 0.39 acres 7 units 8 units at 20.5 du/ac. In order to meet the city’s Inclusionary Housing requirements, the project is conditioned to purchase one inclusionary housing credit prior to final map approval. Grading quantities include 1,220 cubic yards (c.y.) of cut, 1,220 c.y. of export and 150 c.y. of remedial grading. The project meets the city’s standards for planned developments and subdivisions, and as designed and conditioned, complies with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code (CMC). 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); CT 2018-0005/PUD 2018-0002/CDP 2018-0021 – VILLAGE WALK August 15, 2018 Page 3 C. 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); D. Subdivision Ordinance (CMC Title 20); E. Inclusionary Housing Ordinance (CMC Chapter 21.85); and F. Growth Management Ordinance (CMC Chapter 21.90) and Zone 1 Local Facilities Management Plan. 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 0.39 acres. The project’s proposed density of 20.5 du/ac is within the R-23 density range of 15-23 du/ac but is above the R-23 GMCP of 19 du/ac. At the GMCP, seven dwelling units would be permitted on this 0.39-net- developable-acre property. Although the project exceeds the GMCP for the R-23 General Plan Land Use designation by one unit, the General Plan Land Use Element allows the city to approve residential development at a density that exceeds the GMCP for the applicable density range provided the proposed residential development complies with certain findings as discussed below. To exceed the GMCP, the project must be consistent with the following required General Plan findings: 1) that the project qualifies for and will receive an allocation of “excess” dwelling units, pursuant to City Council Policy No. 43; 2) that there have been sufficient residential projects approved at densities below the GMCP so the citywide and quadrant dwelling unit limits will not be exceeded as a result of the proposed project; and 3) all necessary public facilities required by the Citywide Facilities and Improvements Plan will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with the adopted city standards. The proposed project is consistent with the above required findings. There have been sufficient residential projects in the Northwest Quadrant that have developed at densities below the GMCP such that the allocation of one dwelling unit would not result in exceeding the quadrant limit. The project is conditioned to pay the appropriate fees to comply with the city’s Growth Management Program. Lastly, the city’s public facilities plans will not be adversely impacted as the allocation of one unit has already been analyzed and anticipated within the Northwest Quadrant. Furthermore, pursuant to City Council Policy No. 43 – Proposition E “Excess Dwelling” Unit Bank, in approving a request for an allocation of excess dwelling units, the following three findings must also be made: 1) That the project location and density are compatible with existing adjacent residential neighborhoods and/or nearby existing or planned uses; 2) That the project location and density are in accordance with the applicable provisions of the General Plan and any other applicable planning document; and 3) That the project complies with the findings stated in the General Plan Land Use Element for projects that exceed the GMCP for the applicable density range. CT 2018-0005/PUD 2018-0002/CDP 2018-0021 – VILLAGE WALK August 15, 2018 Page 4 The proposed project is consistent with the above required findings for the allocation of excess dwelling units. The project is located within the R-23 Residential General Plan Land Use Designation and Multiple- Family Residential (R-3) Zone, which consists of single-family homes as well as attached multiple-family residential buildings that are approved at a similar density (15-23 du/ac) as the density of the proposed project (20.5 du/ac). The project’s location and density described above are in accordance with the applicable provisions of the General Plan for the R-23 Residential Land Use designation. The project complies with the findings stated in the General Plan Land Use Element for projects that exceed the GMCP for the R-23 Residential Land Use designation as discussed above. 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 Management Control Point (GMCP) density unless certain findings are made. The eight-unit residential project density of 20.5 du/ac is within the R- 23 Residential density range of 15-23 du/ac. However, the project is one dwelling unit above the GMCP (19 du/ac) and, therefore, one dwelling unit will be withdrawn from the city’s excess dwelling unit bank consistent with City Council Policy No. 43. Yes 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. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. The proposed project has been designed to meet applicable circulation requirements, which include a single driveway access point from Oak Avenue. In addition, the applicant will be required to pay traffic impact fees prior to issuance of a building permit that will go towards future road improvements. The proposed project will construct a new sidewalk along the project’s frontage on Oak Avenue and will provide pedestrian access to and from the project. 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 The proposed structural improvements are required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all the applicable fire safety requirements. Yes CT 2018-0005/PUD 2018-0002/CDP 2018-0021 – VILLAGE WALK August 15, 2018 Page 5 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY 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. 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. 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. 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.” The project consists of eight residential condominiums located in one building. A noise study by Ldn Consulting, Inc, dated April 17, 2018, was provided. The exterior required private recreation areas are below the maximum 60 dB(a) CNEL noise level and, therefore, comply. The windows of each residential unit will need to be closed to meet a 45 dB(a) CNEL interior noise level. Therefore, mechanical ventilation is required. In addition, the project is conditioned to comply with the construction requirements of the aforementioned noise study. Yes Housing Program 3.1 The Inclusionary Housing Ordinance requires that a minimum of 15 percent of all ownership projects of 7 units or more be restricted and affordable to lower income households. The city’s Housing Policy Team reviewed the proposed eight-unit project and recommended the applicant purchase one inclusionary housing credit in the Tavarua Affordable Housing Project to fulfill the project’s affordable housing requirement. The purchase of one affordable housing credit is supported since higher land costs near the beach make it difficult to integrate two affordable units into the proposed market development given the significant price and Yes CT 2018-0005/PUD 2018-0002/CDP 2018-0021 – VILLAGE WALK August 15, 2018 Page 6 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY product type disparity. Furthermore, the purchase of two affordable housing credits supports the city’s Housing Trust Fund that is dedicated to the development, preservation, and rehabilitation of affordable housing in the city. The project has been conditioned to require the approval of an Affordable Housing Agreement prior to approval of the final map. 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 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 eight-unit 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 except for 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 Nos. 4 and 5 (Exhibits “A” and “B”) for an analysis of project compliance with Tables C and E of the Planned Development regulations and full compliance with City Council Policy No. 66. TABLE D – R-3 AND BAOZ COMPLIANCE R-3 Standards Required Proposed Comply Setbacks Interior Side: 10% Lot Width – 8’ Rear: 20% Lot Width – 16’ East Side: 8’-10” West Side: 10’-11” Rear: 25’ Yes Lot Coverage 60% 57% Yes 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/ 3:12 roof pitch Yes C. 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 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. CT 2018-0005/PUD 2018-0002/CDP 2018-0021 – VILLAGE WALK August 15, 2018 Page 7 The project consists of the demolition of four existing residential units and the construction of eight air-space condominiums. The proposed project is compatible with the surrounding development of 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-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. D. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the city’s Subdivision Ordinance (Title 20) for Major Subdivisions. The subdivision is considered major because it involves the division of land into five or more condominiums (eight condominiums proposed). The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. E. Inclusionary Housing Ordinance The city’s Housing Policy Team has reviewed the project and recommended that the developer purchase one affordable housing credit in lieu of providing an affordable unit on-site. The purchase of one affordable housing credit is supported since higher land costs near the beach make it difficult to integrate one affordable unit into the proposed market development given the significant price and product type disparity. Furthermore, the purchase of one affordable housing credit supports the city’s Housing Trust Fund that is dedicated to the development, preservation, and rehabilitation of affordable housing in the city. The affordable housing credit is available for purchase from the Tavarua Affordable Housing Project. As required by CMC Chapter 21.85, the project has been accordingly-conditioned to require the approval of an Affordable Housing Agreement prior to approval of the final map. F. 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. CT 2018-0005/PUD 2018-0002/CDP 2018-0021 – VILLAGE WALK August 15, 2018 Page 8 TABLE F – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 28.3 sq. ft. Yes Library 15.1 sq. ft. Yes Waste Water Treatment 8 EDU Yes Parks 0.06 acre Yes Drainage 0.81 CFS Yes Circulation 64 ADT Yes Fire Station No. 1 Yes Open Space N/A N/A Schools Carlsbad (E=0.72/M=0.32/HS = 0.39) Yes Sewer Collection System 8 EDU Yes Water 2,000 GPD Yes The project proposes eight dwelling units whereas the unit yield at the GMCP of the property is seven dwelling units. The proposed eight-unit project is one unit above 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 withdrawn from 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 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the city limits, is less than five acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In making this determination, the city Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project, including “historical resources”, since the existing structures are not included in a local register of historical resources, have not been found to be historically significant, and do not meet the criteria for listing on the California Register of Historical Resources (see Errata Sheet). A Notice of Exemption will be filed by the City Planner upon final project approval. The eight-unit condominium project is not subject to Climate Action Plan measures because the project is below the 70-unit multi-family housing screening threshold listed in the city’s Climate Action Plan (Section 5.3). ATTACHMENTS: 1. Planning Commission Resolution No. 7306 2. Location Map 3. Disclosure Statement 4. Exhibit “A” – Planned Development Tables C & E 5. Exhibit “B” – City Council Policy No. 66 Compliance Table 6. Reduced Exhibits 7. Full Size Exhibits “A” – “O” dated August 15, 2018 OAK AVPINE AVLI N C O L N S T CARLSBAD BLTY L E R S T W A S H I N G T O N S TCARLSBAD VILLAGE DRS T A T E S T S T A T E S T A L L E Y OAK AVW A S H I N G T O N S T CT 2018-0005 / PUD 2018-0002CDP 2018-0021 (DEV2017-0204) Village Walk SITE MAP SITE EL CAMINO R E A LLA COSTA AV A L G A R D C A R L S B A D B L ATTACHMENT 2 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. Some of the exterior architectural materials and roof eaves encroach into the required setbacks up to two feet. These are allowed projections listed in CMC Section 21.46.120. 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 within parkways 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 Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. Street trees are shown on the conceptual landscape plan and will be approved with the final landscape plan. ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS 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 above 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 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. A 20’ wide drive aisle is provided that opens up to a 24’ wide drive aisle in the basement. All projects No parking shall be permitted within the minimum required width of a drive-aisle. Project does not propose any parking within the drive aisle. 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). Each garage space and visitor parking space includes a minimum 24’ vehicle back- up/maneuvering area behind each space. Additional width may be required for vehicle/emergency vehicle maneuvering area. Fire Prevention has reviewed and approved of the proposed design. 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. Project drive-aisle has been enhanced with decorative pervious pavers near Oak Avenue. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit Project proposes eight units. At 0.30 spaces per unit, an eight- unit project would require 2.4 spaces or three spaces based on rounding up to the nearest whole number. Project provides three visitor parking spaces on- site. Projects 11 units or more A .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. 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 No on-street visitor parking is allowed/proposed. 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 ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS 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. N/A On Drive- aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Three visitor parking spaces are located in the parking garage as two parallel spaces and an accessible space. 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 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 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). N/A 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 ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS 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. Distance from visitor parking spaces to the furthest unit is less than 300’. 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 between buildings outside of the drive-aisle and are screened from adjacent residences by their location within an enclosed parking garage. 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 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 ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS 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% C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. The project is conditioned to complete a final landscape plan. Appropriate lighting for the eight-unit project will be evaluated with the final landscape plan. 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.13 480 cubic feet of separate storage space per unit. ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Storage Space If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Each unit provides a two-car garage with minimum dimensions of 20’x20’. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. 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). A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. This requirement is in addition to closets and other indoor storage areas. (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). ATTACHMENT 4 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 N/A 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. The project provides at least three separate building planes on all building elevations with balconies, varied roofs and/or building articulations located on all elevations. 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. The project provides at least four complimentary design elements on all building elevations including decorative eaves and fascia, exposed rafter tails, horizontal siding, stone veneer, decorative balcony railings, decorative window trim and faux shutters. E.3 Maximum Coverage 60% of total project net developable acreage. Proposed building coverage is 57% of the net lot area (0.39 acres). 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 R-3 and BAOZ Zones, and therefore subject to a 30’ height limit. The project is proposed at 28’-6” above finished grade. Projects within the R- 23 general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater N/A. The project is in the R-23 General Plan Land Use designation, but is subject to the BAOZ for building height purposes. 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 Oak Avenue is a public street. The residential structures are set back at least 10’ as measured from the outside edge of the street right-of- way width. No direct entry garages are proposed from the street. Direct entry garage 20 feet 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). ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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) Residential structure and garage is set back ≥ 0’ from the drive-aisle. Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Each garage is equipped with an automatic garage door opener. Balconies/decks (unenclosed and uncovered) 0 feet The project’s balconies do not cantilever over the drive aisle. 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 is 8’. The project has interior side yard setbacks of 8’-10” and 10’-11”. The required rear yard setback is 16’. The project has a rear setback of 25’. 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. Tandem parking is not proposed. 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) N/A 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. ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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) A two-car garage with a minimum 20’x20’ interior dimension is provided for each dwelling. 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. Each unit provides a two-car garage with direct access into the unit. 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. Each home provides a private recreation area in the form of ground level covered porch and second and third level balconies which meet or exceed the 60- square-foot requirement. These areas are easily accessible from the interior living area. The required areas do not encroach within the required front yard setback, nor include any driveways, parking areas, storage areas, or common walkways. 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- family dwellings Minimum total area per unit Projects not within the R- 15 or R-23 general plan designations 400 square feet N/A Projects within the R-15 or R-23 general plan designations 200 square feet 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. N/A If provided at ground level Minimum dimension Not within the R-15 or R- 23 general plan designations 15 feet N/A Within the R- 15 or R-23 general plan designations 10 feet ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Shall not have a slope gradient greater than 5%. N/A 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. N/A 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 N/A Minimum area 60 square feet Multiple-family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet The project provides at least a 6’ dimension and a minimum 60 square feet in area for required recreational space located at ground level or as a private balcony. Minimum dimension of patio, porch or balcony 6 feet See above. 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 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/front elevation architecture of the building has a smaller unit facing Oak Avenue in front of the larger building mass behind. The elevation provides multiple material finishes, varied window shapes, and articulated building planes. In addition, this unit along Oak Avenue has been designed with a clearly identifiable covered front porch and entry. 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. Each dwelling will include a two-car garage and there are three additional parking spaces for visitors. All garages are accessed from a private drive-aisle located along the east side of the property that extends down to a basement level and therefore away from public view of the street. 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 (Oak Avenue) presently developed as part of an existing interconnected modified street pattern south of the Carlsbad Village area. The project will construct curb, gutter and sidewalk along the project’s frontage of Oak Avenue. ATTACHMENT 5 CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS 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. Street trees will be provided in the parkway as well as on private property within the front yard along Oak Avenue. 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 a sidewalk along its frontage with Oak Avenue. 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 not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. The project consists of only eight dwellings and is not required to provide community recreation areas. Community & Economic Development Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008  760-602-4600  760-602-8560 fax ERRATA SHEET FOR AGENDA ITEM #2 Memorandum August 15, 2018 To: Planning Commission From: Chris Garcia, Associate Planner Via Don Neu, City Planner Re: Errata Sheet for Agenda Item #2 – CT 2018-0005/PUD 2018-0002/CDP 2018- 0021 (DEV2017-0204) – VILLAGE WALK Staff is recommending that the Planning Commission include the following revisions: 1. Revise Staff Report Section IV – Environmental Review, second to last sentence of paragraph one, to read: In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project, including “historical resources”, since the existing structures are not included in a local register of historical resources, have not been found to be historically significant, and do not meet the criteria for listing on the California Register of Historical Resources. 2. Revise Planning Commission Resolution No. 7306, condition number 29 to read: Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private driveway, utilities, landscaping, lighting, enhanced paving, and water quality treatment measures and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. The CC&R’s shall include a requirement to provide an annual verification of the effective operation and maintenance of each structural treatment control BMP in accordance with the BMP maintenance agreement and the SWQMP. The annual verification shall be submitted to the enforcement official in a format as approved by the city prior to the start of the rainy season. Village WalkCT 2018‐005/PUD 2018‐0002/CDP2018‐0021 Location MapPINE AVW AS H IN G TO N S T L IN C O L N S T CARLSBAD VILLAGE DRSTAT E S TOAK AVC AR LS BAD BLTYLER S T CARLSBAD VILLAGE DRC AR LSBAD BL LIN C O LN S TOAK AVS TATE S T T Y LE R S T PINE AVW A S H IN G T O N S T0200100FeetCT 2018-0005 / PUD 2018-0002CDP 2018-0021 (DEV2017-0204)Village Walk Project Information•Zoning – Mutiple‐Family Residential (R‐3).•GPLU – R‐23 Residential 15‐23 du/ac.•Proposed Density – 20.5 du/ac.•One unit above GMCP.•Lot Size – 16,800 square feet or 0.39 acres.•Lot Coverage – 57% (60% permitted).•Building Height: 28’‐6”(30’ permitted). Project Information•One, two‐story building above a basement level.•2‐3 bedrooms, office, 2.5‐3.5 bathrooms.•1,241 – 2,148 square feet in size.•Main level and 2ndfloor balconies (no roof decks).•Two‐car garage for each unit and three guestparking spaces on‐site. Site Plan Front/North Elevation Side/West Elevation Rear/South Elevation Side/East Elevation Project Consistency•General Plan – R‐23 Residential•Zoning – Multiple‐Family Residential (R‐3);Beach Area Overlay Zone (BAOZ)•Coastal Development Regulations•Subdivision Ordinance•Inclusionary Housing Ordinance•Growth Management; and•California Environmental Quality Act (CEQA) RecommendationThat the Planning Commission ADOPT PlanningCommission Resolution No. 7306 APPROVINGTentativeTractMapCT2018‐0005, PlannedDevelopment Permit PUD 2018‐0002, and CoastalDevelopment Permit CDP 2018‐0021 based uponthe findings and subject to the conditionscontained therein.