HomeMy WebLinkAbout2019-09-04; Planning Commission; ; CT 2017-0008/SDP 2019-0006 (DEV2017-0064) – HARDING & PALM TOWNHOUSE
Item No.
Application complete date: April 3, 2019
P.C. AGENDA OF: September 4, 2019 Project Planner: Paul Dan
Project Engineer: David Rick
SUBJECT: CT 2017-0008/SDP 2019-0006 (DEV2017-0064) – HARDING & PALM TOWNHOUSE –
Request for approval of a Tentative Tract Map and Site Development Plan to construct a
six-unit, residential townhome project on a 0.44-acre site located at 3535 Harding Street
in the Barrio Center (BC) District of the Village and Barrio Master Plan and within Local
Facilities Management Zone 1. The City Planner has determined that this project belongs
to a class of projects that the State Secretary for Resources has found do not have a
significant impact on the environment and is therefore categorically exempt from the
requirement for the preparation of environmental documents pursuant to section 15332
(In-Fill Development Projects) of the State CEQA guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7346 APPROVING Tentative
Tract Map CT 2017-0008 and Site Development Plan SDP 2019-0006 based on the findings and subject to
the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The 0.44-acre site is located on the southwest corner of Palm Avenue and Harding Street. The property is
generally flat and is currently developed with a single-family residence and detached garage. The project
is located within the Barrio Center (BC) District of the Village and Barrio Master Plan (VBMP).
Table A below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan
Designation Zoning Current Land Use
Site Village/Barrio (VB) Village/Barrio (V-B) – Barrio
Center (BC)
Single-Family Residence
North Village/Barrio (VB) Village/Barrio (V-B) –
Village-Barrio Other (VBO)
City Owned/Operated Park
South Village/Barrio (VB) Village/Barrio (V-B) – Barrio
Center (BC)
Single-Family Residences
East Village/Barrio (VB) Village/Barrio (V-B) – Barrio
Perimeter (BP)
Multi-Family Residence
and single family residence
West Village/Barrio (VB) Village/Barrio (V-B) – Barrio
Center (BC)
Duplex
1
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The project proposes a new Tentative Tract Map and Site Development Plan for the demolition of the
existing single-family residence and the construction of six (6) residential air-space condominium
townhomes. A detailed breakdown of each unit is summarized in Table B below.
TABLE B – DETAILS FOR UNIT TYPE
Unit Size
(Gross SF) Bedroom/Bathrooms Garage Private Open
Space/Balconies
A 2,617 SF 3/4.5 Two-car 490 SF
B 2,377 SF 4/4 Two-car 304 SF
C 2,454 SF 4/4 Two-car 330 SF
D 2,541 SF 4/5 Two-car 320 SF
E 2,760 SF 4/4 Two-car 325 SF
F 2,489 SF 4/3.5 Two-car 340 SF
The project proposes to construct six residential air-space condominiums, within three buildings of two
units each. Access would be provided by a private drive-aisle off of Harding Street. Each home includes an
attached two-car garage with a direct entrance into the unit. The six units vary in size from 2,377 square
feet to 2,617 square feet. The units are three stories tall with a maximum building height of 34 feet two
inches as measured from the new finished grade. All six units include a private balcony off the second and
third floor, as well as an exclusive yard area on the ground level. The underlying lot will be held in common
interest divided between the six air-space condominiums. Grading for the project includes 400 cubic yards
of cut, 400 cubic yards of fill, and 1,600 cubic yards of remedial.
The front entry of each unit faces Palm Avenue, with the garage and drive aisle at the rear. This creates
the focus of the units on Palm Avenue while alleviating the attention from the drive aisle and garages. The
architectural design reflects a beach cottage style, incorporating Hardie plank lap siding with corner
boards, large windows, wood railings, varied roof planes, private ground floor entry porches, second story
balconies and third floor decks. The third floors are stepped back from the second floor levels. Doors,
windows, and balconies as well as adequately weighted architectural projections minimize potentially
blank walls. The buildings of materials complement the design and provide architectural interest.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village-Barrio (VB) General Plan Land Use Designation;
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35) and Barrio Center District (Village and Barrio
Master Plan);
C. Subdivision Ordinance (CMC Title 20);
D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1.
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
and policies is discussed in the sections below.
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A. Village-Barrio (VB) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village-Barrio (VB) and is within the Barrio
Center (BC) District of the Village and Barrio Master Plan (VBMP). The General Plan allows residential
development in the BC District at a density range of 8-15 dwelling units per acres (du/ac) with a Growth
Management Control Point (GMCP) of 11.5 du/ac. The project site has a net developable acreage of 0.44
acres and a proposed density of 13.6 du/ac. The project’s proposed six dwelling units exceeds the GMCP
by one unit (0.44-acres X 11.5 GMCP = 5.06 dwelling units) requiring findings to be made pursuant to City
Council Policy 43, noted below. Lastly, although the project exceeds the GMCP it is does not trigger the
requirement to build inclusionary housing units per Carlsbad Municipal Code (CMC) Section 21.85.030.B,
which applies to any residential development of seven or more units.
To exceed the GMCP density and withdraw the difference in dwelling units (i.e., one dwelling unit) from
the City’s “Excess Dwelling Unit Bank” (EDUB), the project must comply with City Council Policy No. 43
(Proposition E “Excess Dwelling” Unit Bank), which sets the criteria for the allocation of excess dwelling
units. City Council Policy 43 establishes a list of qualifying residential projects that are eligible for allocation
of excess units, if the unit allocation does not exceed the Growth Management maximum dwelling unit
cap of the applicable quadrant of the City. The EDUB currently has a total of 424 excess dwelling units
available for allocation in all quadrants excluding the village. The Northwest Quadrant of the EDUB
currently has a remaining capacity to allocate 129 dwelling units (June 2019) outside the village.
Furthermore, to exceed the GMCP density the project must be consistent with the following required
General Plan findings: 1) that the project will provide sufficient additional public facilities for the density
in excess of the control point to ensure that the adequacy of the City’s public facilities plans will not be
adversely impacted; 2) that there have been sufficient developments approved in the quadrant at
densities below the control point so that the approval will not result in exceeding the quadrant limit; and,
3) all necessary public facilities required by the City’s Growth Management Program 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 in that there have been sufficient developments 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. In addition, the project is conditioned to pay the appropriate fees to comply
with City’s Growth Management Program, and 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.
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.
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Table C below identifies the density range for the subject property, as well as the allowable density
range based on the size of the project site and the proposed density and units.
TABLE C – PROPOSED DENSITY
Gross Acres Net Acres Allowable Density Range;
Min/Max Dwelling Units per BP District
Project Density;
Proposed Dwelling Units
0.44 0.44 8-15 du/ac; 11.5 GMCP
Minimum: 4 dwelling units (0.44-acre lot)
Maximum: 6 dwelling units (0.44-acre lot)
GMCP: 5 dwelling units (0.44-acre lot)
13.6 du/ac;
6 dwelling units
Additionally, the project is subject to compliance with the Elements of the General Plan as outlined in
Table D below.
TABLE D – GENERAL PLAN COMPLIANCE
Element Use, Classification, Goal, Objective,
or Program Proposed Uses & Improvements Comply?
Land Use Goal 2-G.4
Provide balanced neighborhoods
with a variety of housing types and
density ranges to meet the diverse
demographic, economic and social
needs of residents, while ensuring a
cohesive urban form with careful
regard for compatibility.
Goal 2-G.17
Ensure that the scale and character
of new development is appropriate
to the setting and intended use.
Promote development that is scaled
and sited to respect the natural
terrain, where hills, public realm,
parks, open space, trees, and distant
vistas, rather than buildings,
dominate the overall landscape,
while developing the Village, Barrio,
and commercial and industrial areas
as concentrated urban-scaled nodes.
Goal 2-G.31
Promote rejuvenation of the Barrio
while maintaining its walkable,
residential character, and ensuring
that new development enhances
neighborhood quality and character.
The proposed project enhances the
neighborly community of the Barrio by
providing additional multi-family
residential options, and a design that is
complementary. The Barrio currently
enjoys a diverse mix of commercial,
single-family and multi-family housing
uses.
The scale and character of the project is
consistent with the Barrio community’s
character and the development complies
with the Village and Barrio Master Plan’s
intent and standards, including
development of structures that provide a
cohesive transition between public and
private space.
The proposed residences are oriented in
that the front entries face Palm Avenue
with the garages located at the rear of
the property. This orientation in design
enhances the walkability of public
sidewalks along Palm Avenue; residences
closer to the public sidewalks creates
pedestrian-friendly streets and enhances
a sense of community. The project
Yes
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Element Use, Classification, Goal, Objective,
or Program Proposed Uses & Improvements Comply?
reinforces the pedestrian orientation
desired for the Barrio by providing
residents an opportunity to walk to
shopping, recreation, and mass transit.
Mobility Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote
livable streets.
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 is designed to meet
circulation requirements, which include
maintaining or enhancing frontage
improvements consisting of sidewalks
and landscaping and accommodating
future bike lane improvement along
Harding Street.
The proposed project is located
approximately one mile from the
Carlsbad Village train station which
provides rail and bus service throughout
the day. The existing and proposed bike
lanes along Harding Street and
throughout the Barrio and Village
provide residents the opportunity to
access the station and job centers,
thereby offering a method of alternative
transportation which reduces vehicle
miles traveled (VMTs) and overall carbon
footprint. Furthermore, the project
supports walkability and mobility by
being located near existing goods and
services in the Barrio and Village.
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.
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.”
Based on the noise analysis report (LSA,
dated October 2017) which studied short
term noise level, during construction,
and long term or operational level, post
construction, the proposed project is in
compliance with the City of Carlsbad
Noise Standards. The project’s building
design, with the windows closed and
mechanical ventilation as conditioned,
adequately attenuates the noise levels
for the new condominiums.
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.
The proposed structures would be
required to meet all seismic design
standards. In addition, the proposed
project is consistent with all applicable
Yes
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Element Use, Classification, Goal, Objective,
or Program Proposed Uses & Improvements Comply?
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.
fire safety standards as required by the
State’s building and fire codes.
The project is required to develop and
implement a program of “best
management practices” for the
elimination and reduction of pollutants
which enter into and/or are transported
within storm drainage facilities.
The project has been conditioned to pay
all applicable public facilities fees for
Zone 1 and meet with the Fire Marshal to
determine if public fire hydrants are
required.
Housing Policy 10-P.15
Pursuant to the Inclusionary Housing
Ordinance, require affordability for
lower income households of a
minimum of 15 percent of all
residential ownership and qualifying
rental projects.
The inclusionary housing requirement
may be satisfied through the payment of
an in-lieu fee for projects that have less
than seven units. Therefore, the project
has been conditioned to require the
payment of the housing in-lieu fee for six
units prior to issuance of a building
permit, or payment for five units if
building permits are applied for within
two years from demolition of the existing
single-family residence.
Yes
B. Village-Barrio Zone (CMC Chapter 21.35) and Barrio Center District of the Village and Barrio Master
Plan
The subject property is located within the Village-Barrio (V-B) zoning district. Properties with the V-B
zoning designation are governed by the Village and Barrio Master Plan (VBMP). The subject property is
located within the Barrio Center District (BC) of the VBMP. The project’s compliance with the development
standards specific to the BC District, as well as the area-wide standards within the VBMP, are provided in
Tables E and F below. Please see Attachment 4 for an analysis of the project’s compliance with the Design
Guidelines of the VBMP.
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TABLE E – COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN
BARRIO CENTER (BC) DISTRICT
Standard Required/Allowed Proposed Comply?
Front Yard
Setback
Minimum of 15 feet (Harding Street)
with allowable intrusions up to six feet
into the front yard.
The proposed front yard setback
measures 15 feet with a fireplace
intrusion of a permittable two feet.
Yes
Side Yard
Setback
Minimum of five feet (Palm Avenue
and interior side).
Proposed side yard setbacks 10
feet from residences, and 8 feet
from second story balconies.
Yes
Rear Yard
Setback
Minimum of 10 feet. The project proposes a 10 foot rear
yard setback.
Yes
Lot Coverage 70 percent maximum. 52 percent proposed. Yes
Density 8 minimum and 15 maximum du/ac. 13.6 du/ac. Yes
Open Space
Open Space
Property Open Space: minimum of 30
percent of lot area must be maintained
as open space, which may be public or
private and may be dedicated to
landscape planters, open space
pockets and/or connections, roof
decks, balconies, other patios.
Residential Private Open Space shall
be provided at a minimum of 100
square feet per unit with a minimum
dimension of 6 feet in any direction.
Residential common open space shall
be provided at a minimum of 25
square feet per unit with a minimum
dimension of 10 feet in any direction.
Common open space shall be
purposefully designed as active or
passive recreational facilities.
The proposed project includes
landscaped areas, balconies, and
private and common open space
that totals approximately 55
percent of the lot area.
Each unit contains ground level
porches and second and third story
balconies and decks ranging from
304 to 490 square feet of
residential private open space
while meeting the minimum
private open space required
dimensions.
Residential common open space is
provided as passive space
throughout the project site,
between the detached duplexes,
the side yard along Palm Avenue,
and the rear yard which is
landscaped. Each of these areas
contributes to the common open
space which easily exceeds the
required 150 square foot minimum
area and 10-foot minimum
dimension requirements.
Yes
Building
Height
Maximum 35 feet.
34 feet two inches maximum. Yes
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TABLE F – COMPLIANCE WITH THE VILLAGE AND
BARRIO MASTER PLAN AREA-WIDE STANDARDS
Standard Required/Allowed Proposed Comply?
Ingress and
Egress
Development shall permit one access
point from a public street. A clear zone
shall be provided at the intersection of a
driveway and a street or alley to
maintain a free line of sight.
a. The clear zone shall consist of
an isosceles right triangle with
7.5 feet on the driveway and
street/alley sides.
b. The clear zone shall not be
occupied by ground floor
building footprint site features,
or landscaping that is taller than
3.5 feet.
One vehicular access point is
proposed off of Harding Street.
The proposed driveway shall
have a clear zone of 12 feet on
the driveway and street side. No
landscaping over 3.5 feet or
structure shall be located in the
clear zone.
Yes
Property Line
Walls/Fences
Maximum height in front yard setback is
3.5 feet and 6 feet along the side and
rear setbacks.
Wall/fence height shall be measured
from the lowest side of finished grade.
Proposed stucco walls along
Palm Avenue measuring 30-
inches tall are within the
permitted height.
Yes
Building
Orientation
Buildings shall be oriented toward
primary street frontage.
The entrances to all units, which
include front porches, are
oriented towards Palm Avenue.
Yes
Parking Two on-site garage spaces per unit are
required as well as 0.3 visitor parking
space permit for developments with 10
or fewer units, or two spaces (1.8
rounded up).
Each unit proposes an attached
two-car garage with a direct
entrance into the unit. Three
accessible visitor parking spaces
are provided.
Yes
C. Subdivision Ordinance (CMC Title 20)
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 (six residential condominiums). The project
has been conditioned to install all infrastructure-related improvements and the necessary easements for
these improvements concurrent with the development.
D. Inclusionary Housing (CMC Chapter 21.85)
Per CMC Section 21.85.110, the inclusionary housing requirement may be satisfied through the payment
of inclusionary housing in-lieu fees when residential development is less than seven units. The proposal
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to construct six residential condominium units has been conditioned to pay the applicable housing in-lieu
fee for five (5) units. However, the project is conditioned to pay the applicable housing in-lieu fees for the
additional residence, a total of six (6), if building permits have not been applied for within two years of
demolition of the existing single-family residence.
E. Growth Management (CMC Chapter 21.90)
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table G below.
TABLE G – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts Compliance
City Administration 17.69 sq. ft. Yes
Library 9.43 sq. ft. Yes
Waste Water Treatment 6 EDU Yes
Parks 0.06 acre Yes
Drainage Basin A; 0.84 CFS Yes
Circulation 48 ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools Carlsbad (E:1.26, M:0.407,
H:0.52)
Yes
Sewer Collection System 6 EDU Yes
Water 3,300 GPD Yes
Properties located within the boundaries of the BC District of the VBMP have a GMCP of 11.5 du/ac. One
dwelling unit will be allocated from the city’s Excess Dwelling Unit Bank as Section 2.5 in the VBMP states
that excess dwelling unit allocation may be approved through the findings made within City Council Policy
43. Pursuant to Planning Commission Resolution No. 7346, the allocation from the EDUB can be supported
since 129 units are available for allocation outside the Village according to the City’s quadrant dwelling
unit report dated June 30, 2019.
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. The site can be
adequately served by all required utilities and public services. In making this determination, the City
Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply
to this project, including historical resources. Specifically, the 77-year-old home and garage proposed to
be demolished are not identified on a local register of historical resources and a qualified professional has
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determined that the structure does not meet the criteria for listing on the California Register of Historical
Resources. A Notice of Exemption will be filed by the City Planner upon final project approval.
The six-unit residential condominium project will be required to comply with the recently adopted Climate
Action Plan Ordinances, including energy efficiency measures (Ordinance No. CS-347), and electric vehicle
charging infrastructure (Ordinance No. CS-349). If building permits are not issued by January 1, 2020, the
project will also be subject to the new residential standards for water heating and solar photovoltaic
systems.
ATTACHMENTS:
1. Planning Commission Resolution No. 7346
2. Location Map
3. Disclosure Statement
4. Village and Barrio Master Plan Design Guidelines Analysis
5. Reduced Exhibits
6. Full Size Exhibits “A” – “P” dated September 4, 2019
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VILLAGE AND BARRIO MASTER PLAN DESIGN GUIDELINES
CT 2017-0008/SDP 2019-0006 (DEV2017-0064) – HARDING & PALM
TOWNHOUSE
INTENT
The Design Guidelines (guidelines) intend to implement and enhance the existing character within the Village and Barrio as new
development and property improvements occur. Together, the Village and Barrio are a unique, mixed-use environment. They
serve as both a shopping and entertainment destination as well as a place to live and work. The guidelines aim to improve the
character of the Village and Barrio while improving livability. Guidelines address many components of building style and
orientation, including site layout, building massing, roof form, building façades, and appurtenances. Images are intended to
provide a visual example of a targeted topic described in the caption and may not represent all aspects and direction provided
within this document. Through these areas of focus, the guidelines strive to foster authentic designs with straightforward and
functional construction.
All development should align with the spirit and intent of the design guidelines presented in this chapter. Designers and
developers should consider at a minimum that these guidelines are a starting point for quality development, and do not
comprise every possible strategy for achieving high quality design. Therefore, it is prudent that designers use their own
techniques for achieving authentic, high quality design. The following guidelines apply to all new and remodeled development
within the entire Master Plan Area unless exempt as determined by Section 6.3.2.
2.8.2 SITE PLANNING GUIDELINES CONSISTENCY STATEMENT
A.Site layout
1.Place buildings adjacent to, and oriented towards, the street. Locate prominent
architectural features near corners and intersections.
2.Orient storefronts and major building entries towards major streets, courtyards,
or plazas.
3.Minimize gaps between buildings in order to create a continuous, pedestrian-
oriented environment.
4.Place parking lots so as not to interrupt commercial street frontages.
5.Incorporate functional and aesthetic vehicular and pedestrian connections to
adjacent sites.
6.Create small pedestrian plazas along the street wall through th e use of
recesses in building form.
7.Provide easily identifiable pedestrian access from the street and/or sidewalk to
key areas within the site.
8.Incorporate plazas, landscaped areas, fountains, public art, textured pavement,
and vertical building features to create focal points that enhance a pedestrian’s
experience.
9.Utilize atriums and outdoor courtyards to increase the variety and number of
views and to bring additional sunlight into large developments.
10.Give careful design consideration to corner lots, as they are typically a focal
point in the urban fabric.
11.Utilize courtyards or other methods to break up the building mass and provide
natural ventilation, wherever possible.
The proposed site layout for the six-
unit residential air-space
condominium project takes
advantage of the configuration of the
lot by placing the front doors of every
unit along Palm Avenue. All units are
accessed via the public sidewalk. The
entrances to the units feature walled
patios and a second story balcony.
The architecture of the buildings
provide articulation along Palm
Avenue street frontage providing
varied façades while incorporating
private and common open space
along the street frontage as well as
landscaping throughout the site.
Vehicular access to each unit is
provided by a 24-foot-wide private
drive-aisle off Harding Street.
B.Parking and access
1.Locate parking behind buildings and away from the street, wherever possible.
2.Use pervious paving materials, whenever possible.
3.Buffer residential uses from commercial parking lots by landscaping, fencing,
and/or walls.
The parking garages are located in
the rear of the residences placing the
structures towards the street. This
type of design complements
pedestrian walking community
character. Likewise, paved entryways
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4. When walls or fences are utilized to screen parking, provide breaks to allow for
pedestrian circulation and limit height for safety and security purposes.
5. Divide large parking lots into smaller areas with landscaping and clearly
marked pedestrian paths.
6. Highlight primary pedestrian access paths within parking areas with decorative
paving, trellises, canopies, lighting, and similar improvements.
7. Create pedestrian paseos to parking lots of buildings.
8. Locate parking below grade or in structures, where feasible.
9. Design parking structures so their height and bulk are consistent with
adjacent buildings.
10. Provide bicycle parking at convenient locations such as entrances or other
visible and accessible areas.
11. Provide electric vehicle charging stations and equipment where feasible and
as otherwise required.
are proposed to every residence,
adding to the character of the Barrio
Center.
One vehicular access point is
proposed off Harding Street. The
proposed drive aisle is deep enough
to avoid vehicles blocking access.
Each unit proposes an attached two-
car garage with a direct entrance into
the unit. Likewise, the project
proposes three onsite guest parking
spaces. Electric vehicle charging
stations are not required. However,
the circuiting necessary to allow
vehicle charging within the private
garages will be required so that an
owner may install a charging station
in the future.
C. Plazas and open space
1. Provide private or common open space and pedestrian connections to such
spaces to enhance the living environment and contribute to a walkable
neighborhood character.
2. Semi-public outdoor spaces, such as small plazas and courtyards are
encouraged between private and public spaces to support pedestrian activity and
connectivity.
3. Design plazas and building entries to maximize circulation opportunities
between adjacent uses.
4. Provide landscaping and high-quality paving materials, such as stone,
concrete or tile, for plazas and open spaces.
5. Place outdoor furniture, such as seating, low walls, trash receptacles, bike racks
and other elements, in outdoor pedestrian spaces.
6. Site buildings to define open space areas. Ensure that outdoor areas are visible
from public streets and accessible from buildings, as well as, streets and pedestrian
and bicycle networks.
The proposed six-unit condominium
project complies with the private
open space requirements of the
Barrio Center (BC) District of the
Village and Barrio Master Plan
(VBMP), which requires a minimum
of 25 percent of the lot area to be
maintained as open space.
Additionally, each unit must contain a
minimum of 300 square feet of
private open space. The project
requires a minimum of 150 square
feet of common open space (25
square feet per unit). The detached
duplex style of the condominiums
creates pockets of small landscaped
courtyards between the structures.
This design supports pedestrian
connectivity throughout the property
and community design of the area.
The proposed project includes
landscaped areas, balconies, private
and common areas that totals
approximately 55 percent of the total
lot area. Each unit ground level offers
a porch and second story balcony
ranging from 304 to 490 square feet
of residential private open space.
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Residential common open space is
provided throughout the project site,
between the detached duplexes, the
side yard along Palm Avenue, the rear
yard which is landscaped. Each of
these pocketed areas contributes to
the common open space which easily
exceeds the required 150 square foot
minimum area requirement.
F. Mechanical Equipment and Service Areas
1. Carefully design, locate, and integrate service, utility, and loading areas into the
site plan. These critical functional elements should not detract from the public view
shed area or create a nuisance for adjacent property owners, pedestrian circulation,
or vehicle traffic.
2. Locate loading areas in the rear of a site where possible.
3. Locate mechanical equipment and service areas along and accessed from alleys
or the rear of properties, wherever possible.
4. Place public utility equipment, meter pedestals, and transformers underground
or away from sidewalks and pedestrian areas, where feasible.
5. Screen all mechanical equipment from public view.
6. Ensure roof mounted mechanical equipment and screening do not interfere
with required solar zones or installed solar photovoltaic or solar water heating
systems.
7. Design trash and recycling enclosures to be consistent with the project and
building architecture, and site and screen them to minimize visual impact.
All utilities and HVAC systems will be
located out of public views, and not
protruding from rooftops. Not only
does this assist with the screening but
also with maintaining low noise
levels.
Each unit will have its own trash and
recycling bins within the private
garages. Roof plans demonstrate
adequate solar zones for future
photovoltaic systems.
G. Landscaping
Landscaping shall meet the policies and requirements set forth in the City of Carlsbad
Landscape Manual.
1. Utilize landscaping to define building entrances, parking lots, and the edge of
various land uses.
2. Utilize landscaping to buffer and screen properties.
3. Consider safety, environmental impacts, and accent elements when selecting
and locating landscaping elements.
4. Landscaping, between the front property line and the building creates a visually
interesting transitional space. Select and place plants to enhance and soften
architectural elevations, screen undesirable building features and contribute to the
overall quality of the streetscape.
5. Select species that are compatible with Carlsbad’s semi-arid Mediterranean
climate, and that will grow to an appropriate size at maturity.
6. When there are minimal landscape areas between the building and the street,
incorporate planters onto porches, recessed building entrances, and planters on decks
and balconies.
7. Minimize paved vehicle areas such as driveways and parking areas. Design
driveways to be no wider than necessary to provide access. Incorporate permeable
surfaces, such as interlocking pavers, porous asphalt, power blocks, and lattice blocks/
grass-crete or ribbon driveways where feasible.
8. Utilize planting to screen less desirable areas from public view, i.e., trash,
enclosures, parking areas, storage areas, loading areas, and public utilities.
The proposed landscape plan
complies with the city’s Landscape
Manual. Landscaping is provided
throughout the project site and
adjacent to Palm Avenue and Harding
Street.
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9. Provide landscaping between any parking lot and adjacent sidewalks or other
paved pedestrian areas, as well as, within surface parking lots.
10. Incorporate native and drought tolerant vegetation whenever possible.
Avoid use of invasive or noxious plants.
11. Incorporate lattice work and landscaping onto existing blank walls to support
flowering vines growing out of planters placed at their base.
12. Plant trees and fast growing and flowering vines along fences and walls to
soften the appearance of the fencing and screen views to functional on-site work
and storage areas.
13. Utilize vines, espaliers, and potted plants to provide wall, column, and post
texture and color and to accentuate entryways, courtyards, and sidewalks.
14. Incorporate large planters into seating areas. Planters should be open to the soil
below and should incorporate permanent irrigation systems.
15. Maintain landscaping and yard areas regularly to keep a desirable, healthy
appearance, eliminate trash, and control vermin.
16. Incorporate Low Impact Development (LID) strategies, site design, and source
control measures into projects. Examples include rain gardens, rain barrels, grassy
swales, soil amendments, and native plants.
17. Utilize seasonal shading from trees and shrubs when developing planting
schemes for courtyards and streetscapes on south and west facing facades.
H. Fences and walls
1. Construct fences of quality and durable materials, such as, wood, vinyl or
wrought iron.
2. Architecturally treat all site walls to complement the building design.
3. Chain link fences and other “see-through” fences are not appropriate for
screening.
4. Fences and walls directly adjacent to sidewalks and pedestrian plazas in
commercial and mixed-use areas should be avoided unless designed as a
pedestrian amenity or a low wall landscape feature.
The project proposes stucco walls
along Palm Avenue, buffering the
entryways from the public sidewalks.
This design offers some privacy, yet
still complements the building design
and public space since the wall is only
30 inches in height which is
permitted.
2.8.3 BUILDING FORM AND MASSING GUIDELINES CONSISTENCY STATEMENT
A. Building Form and Articulation
1. Reduce the imposing appearance of tall buildings by stepping back from street
level on elevations above the ground floor.
2. Utilize horizontal and vertical articulation to break up monolithic street walls
and facades.
3. Utilize techniques to reduce massing, such as variation in wall plane and height
and variation in roof form and levels.
4. Surface detailing may be used, but does not serve as a substitute for distinctive
massing.
5. Consider adjacent low density uses when designing and orienting a building.
For example, avoid balconies overlooking rear yards.
6. Minimize the vertical emphasis of architectural design elements by
incorporating features such as horizontal bands, reveals, trims, awnings, eaves, and
overhangs or other ornamentation, along different levels of the wall surface.
7. Minimize blank walls by:
a. Adding window openings and/or entrances and other relief.
The buildings are designed with
varied horizontal alternating planes.
The rooflines are also appropriately
varied in pitch and height. Doors,
windows, and balconies as well as
adequately weighted architectural
projections minimize potentially
blank walls. The buildings use a
variety of materials that complement
the design and provide architectural
interest such as incorporating Hardie
plank lap siding with corner boards,
large windows, wood railings, varied
roof planes.
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b. Providing recessed glazing and storefronts.
c. Adding vertical pilasters which may reflect internal building structure.
d. Changing color and texture along the wall surface.
e. Varying the planes of the exterior walls in depth and/or direction.
f. Adding trims, projections, and reveals along different wall surfaces.
8. Articulate the building façade by varying building elements to create
contrast. Integrate all architectural elements into the building design to
avoid the look of “tacked on” architectural features.
9. Utilize facade projections and recesses such as bay windows, planter boxes, roof
overhangs, and entry way recesses.
10. Arrange columns such that they appear to support the weight of the
building or feature above and are balanced in height, weight, and depth. Spindly
columns can appear out of proportion with the element it is supporting.
11. Size shutters appropriately, when used to cover the window opening.
12. Avoid exterior sliding or fixed security grilles over windows along street
frontages.
13. Discourage and avoid “chain” corporate architecture and generic designs. Each
project should strive to achieve the unique architectural style or character.
14. Design roofs to accommodate a solar photo-voltaic system and/or solar water
heating system, as required by California Building Code.
15. Utilize details such as wall surfaces constructed with patterns, changes in
materials, building pop-outs, columns, and recessed areas to create shadow
patterns and depth on the wall surfaces.
16. Ensure that proportions are consistent with selected architectural styles.
17. Incorporate the characteristic proportions of traditional facades in new infill
development.
18. Balance the ratio of height, width, and depth of arches and columns to
emphasize strength and balance.
19. Ensure consistency between the height of a column and its mass or thickness
with the weight of the overhead structure the column supports.
20. Infill buildings that are much wider than the existing facades should be broken
down into a series of appropriately proportioned structural bays or components.
21. Consider transitions between the height of new development and the height
of adjacent existing development.
22. Utilize vertical building focal elements. Towers, spires, or domes may foster
community identity and serve as landmarks.
23. Utilize windows and open wrought iron balconies to provide oppo rtunities for
residents to passively observe and report suspicious activity.
24. Utilize accent materials to highlight building features and provide visual
interest. Accent materials may include any of the following:
a. Wood
b. Glass
c. Glass block (transom)
d. Tile
e. Brick
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f. Concrete
g. Stone
h. Awnings
i. Plaster (smooth or textured)
25. Use building materials and finishes that are true to the structure’s architectural
style.
26. Windows, doors, and entries should be designed to capture the desired
architectural style of the building.
27. Generally, use no more than three different materials on exterior wall surfaces.
While certain styles may successfully incorporate multiple surface materials, caution
must be used as too many materials can result in a less than aesthetically pleasing
building.
28. Ensure material changes occur at intersecting planes, preferably at inside
corners of changing wall planes or where architectural elements intersect, such as a
chimney, pilaster, or projection.
29. Utilize light and neutral base colors. Generally muted color schemes will
promote visual unity and allow awnings, window displays, signs and landscaping
to be given proper emphasis.
30. Ensure lighting is architecturally compatible with the building.
31. Articulate storefronts with carefully arranged doors, windows, arches, trellises,
or awnings, rather than blank walls.
32. Ensure that the main entrance to a building is clearly identifiable and unique, as
it is the primary point of arrival and should be treated with significance.
33. Window type, material, shape, and proportion should complement the
architectural style of the building.
34. Utilize recessed windows where appropriate to the architectural style, to
provide depth.
C. Balconies
1. Place balconies adjacent to operable doorways. Faux balconies or those that do
not appear usable are discouraged.
2. Visually support all balconies, either from below by decorative beams and/or
brackets, from above by cables, or by other parts of the building.
3. On corners, balconies may wrap around the side of the building.
Usable second floor balconies are
provided for each unit. The balconies
feature wooden rails and visually
appear supported.
D. Roof Forms
1. Ensure that roof materials and colors are consistent with the desired
architecture or style of the building.
2. Utilize multi-roof forms, hips, gables, shed roof combinations, and sufficiently
articulated flat roofs to create interesting and varying roof forms that will reduce
building mass, add visual appeal, and enhance existing Village and Barrio character
and massing.
3. Avoid long, unbroken, horizontal roof lines.
4. Avoid flat roofs unless sufficient articulation of detail is provided, such as
precast treatments, continuous banding or projecting cornices, lentils, caps, corner
details, or variety in pitch (sculpted), height, and roofline.
5. Avoid the “tacked on” appearance of parapets, and ensure their appearance
conveys a sense of permanence. If the interior side of a parapet is visible from the
The proposed rooflines are
appropriately varied in pitch and
height, breaking up the design yet
offering consistency between all six
units.
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pedestrian and/or motorist area of the project, utilize appropriate detail and properly
apply materials.
E. Lighting
1. Provide exterior building lighting, particularly in commercial and high-
pedestrian areas.
2. Design or select light fixtures that are architecturally compatible with the
building.
3. Integrate light fixtures that are downcast or low cut-off fixtures to prevent
glare and light pollution.
4. Design lighting in such a way as to prevent the direct view of the light source
from adjacent properties or uses, particularly residential properties or uses.
5. Utilize lighting on architectural details, focal points, and parking areas to
increase safety, help with orientation, and highlight and site attributes and the
identity of an area.
6. Use energy-efficient lamps such as LED lights for all exterior lighting along
with adaptive lighting controls to contribute to energy conservation and potentially
reduce long-term costs.
Exterior lighting fixtures will be
located throughout the building and
consistent with other typical
residential lighting.
F. Residential Design
1. Design with architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing, siding, and
color scheme to complement the overall building design, site and neighborhood
context.
2. Incorporate porches, trellises, landscaping, and other features to extend the
living area toward the street, soften the transition between the street and the
dwelling, and encourage community.
3. Design and site units as much as possible to front primary streets to provide
“eyes on the street,” create pedestrian environments, and support the walkable,
connected character of the Village and Barrio.
4. Articulate windows with accent trim, sills, kickers, shutters, window flower
boxes, balconies, awnings, or trellises authentic to the architectural style of the
building.
5. Incorporate safe, efficient, and convenient access to usable open space within
multifamily developments.
6. Locate garages and parking areas to have the least amount of visual impact on
the street.
7. Design garages so that they are subordinate to the main living area, when
viewed from the street. Where possible, recess the garage behind the dwelling unit
and do not locate it between the main living area and the street.
8. Recess garage doors into the exterior wall, rather than keeping them flush.
9. Design detached garages and accessory structures to be an integral part of the
architecture of the project. They should be similar in materials, color, and detail to the
principal structures of a development.
The six-unit residential air-space
condominium project has been
designed with porches and balconies.
The exterior siding and trim materials
and colors complement the overall
building design. All units front on a
public sidewalk. Landscaping is
provided consistent with the City’s
Landscape Manual and designed
appropriately for the residential site.
Private and common open space is
provided for every unit. Garages are
located off a drive-aisle and do not
face directly onto the street.
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