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Home My WebLink About1999-01-20; Planning Commission; ; CT 98-06|CP 98-05|CDP 98-27lHDP 98-40 - POINSETTIA SHORES PLANNING AREA 6.i - -. me City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Application complete date: August 24, 1998 P.C. AGENDA OF: January 20,1999 Project Planner: Anne Hysong Project Engineer: Clyde Wickham SUBJECT: CT 98-06/CP 98-05/CDP 98-27lHDP 98-40 - POINSETTIA SHORES PLANNING AREA 6 - Request for approval of a Negative Declaration, Tentative Tract Map, Condominium Permit, Coastal Development Permit and Hillside Development Permit to create a total of 40 lots (28 duplex lots, 1 private street, and 11 open space lots) with 56 airspace condominiums located south of Avenida Encinas between Windrose Circle and 1-5 in the P-C zone and Local Facilities Management Zone 9. I. COMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4460 RECOMMENDING APPROVAL of a Negative Declaration and ADOPT Planning Commission Resolutions No. 4461, 4462, 4463, and 4464 RECOMMENDING APPROVAL of CT 98-06, CP 98-05, CDP 98-27, and HDP 98-40, based on the findings and subject to the conditions contained therein. 11. INTRODUCTION The applicant is requesting approval of a tentative tract map, condominium permit, coastal development permit, and hillside development permit to allow the development of Planning Area C in the Poinsettia Shores Master Plan. The proposed project involves the subdivision and grading of the 9.64 acre parcel into 28 duplex lots with 56 airspace condominium units, 1 private street lot, and 11 open space lots. As designed and conditioned, the project is in compliance with the General Plan, Subdivision Ordinance, Poinsettia Shores Master Plan, West Batiquitos Lagoon Segment of the Local Coastal Program, and relevant zoning regulations of the Carlsbad Municipal Code. 111. PROJECT DESCRIPTION AND BACKGROUND The proposed project consists of the subdivision and grading of Poinsettia Shores Planning Area C to enable the construction of 56 airspace condominium units on 28 duplex lots. The subdivision would create duplex lots (which are less than 7,500 square feet), private streets, and airspace condominiums on each duplex lot. Therefore, the project requires approval of a condominium permit to ensure compliance with the Planned Development Ordinance. Planning Area C is also a hillside lot requiring approval of a Hillside Development Permit, and its location - I CT 98-06/CP 98-05/CDP 9&-27/HDP 98-40 - POINSETTIA SHOWS PLANNING AREA C January 20,1999 within the coastal zone requires approval of a Coastal Development Permit to ensure compliance with the West Batiquitos Lagoon LCP segment. As part of the Poinsettia Shores Master Plan mass grading, Planning Area C was graded into three primary building pads that step down the site to the west to accommodate large multi- family structures. The proposed grading design is also terraced, however, the majority of the long narrow parcel is proposed with a combination of retaining walls and slopes necessary to create a single row of large flat building pads to support duplex lots with private front and rear yards that are directly accessible from private streets. The southern end of the project widens significantly, and three terraced pads are proposed at that location to accommodate duplex lots and private streets along each terrace. Proposed grade elevations adjacent to 1-5 are lower than the existing grade except at the southern end of the site where building pad elevations are increased a maximum of 2.7’. A combination of slumpstone and fieldstone veneer retaining and noise walls (separated by landscaping) are proposed along property lines separating the parcel from the 1-5 freeway right-of-way, Avenida Encinas, and Windrose Circle. The approved Master Plan community entry monument to be constructed of fieldstone veneer and located along Planning Area C’s Avenida Encinas frontage is included on the proposed plans. The applicant has proposed to utilize the fieldstone veneer on project retaining walls that begin above the monument and continue around Windrose Circle. Primary access to the project is from Windrose Circle via Street “A”, and secondary access for residents only is provided from Navigator Circle via Street “B”. A gated entry with adequate turn around and call box is proposed at the main entry for Street “A” and a gated entry that is accessible to residents only is proposed for Street “B”. Single-loaded, 32’ wide private streets with guest parking on one side are proposed throughout the subdivision except at the southern end of Street “C” where the street width is reduced to 24’ as permitted by the Master Plan. Project entry signage is proposed near the project’s Street “A” entrance in conformance with the Master Plan sign program. The proposed duplex structures are designed in three separate configurations. Each duplex consists of a combination of two of three proposed floor plans which range in size from 1,876 square feet to 2,250 square feet. The two-story duplex structures include a two-car garage for each unit and private patios and balconies. Private front and rear yards are shared in common by the owners of each duplex lot. The rear yards are shown on the site plan as divided for exclusive use of the owner of each duplex unit, and the project CC&Rs are conditioned to address the maintenance responsibilities. In accordance with the Master Plan, proposed building heights, which do not exceed 35’ above existing grade, are 30’ from proposed grade. The project is subject to the following land use plans, policies, programs, and zoning regulations: A. General Plan B. Poinsettia Shores Master Plan C. West Batiquitos Lagoon segment of the Local Coastal Program + - CT 98-06/CP 98-05/CDP 9&27/HDP 98-40 - POINSETTIA SH0-d PLANNING AREA C January 20,1999 1. Chapters 21.201 and 21 203 - Coastal Development Permit Procedures and Coastal Resource Protection Overlay Zone of the Carlsbad Municipal Code D. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including: 1. Chapter 21 -45 - Planned Development Ordinance; . 2. Chapter 2 1.95 - Hillside Development Ordinance; E. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance) F. Growth Management (Local Facilities Management Zone 9) The recommendation of approval for this project was developed by analyzing the project’s consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these policies/regulations utilizing both text and tables. A. General Plan The approval of the Poinsettia Shores Master Plan included findings of consistency with the General Plan. Consequently, all subsequent development of the individual planning areas consistent with the Master Plan is consistent with the General Plan. Planning Area C is designated by the General Plan and Master Plan for residential medium density (RM) development; the Master Plan allows a maximum of 70 multi-family dwelling units. The proposed project density is 5.8 dwelling unitsiacre resulting in a total of 56 airspace condominium units. In accordance with the Circulation Element, all circulation arterial roadways and local streets required to serve development within the Poinsettia Shores Master Plan are completed and the project is conditioned to complete all private street improvements within Planning Area C prior to occupancy. The project is consistent with the Housing Element in that inclusionary housing requirements for the Poinsettia Shores Master Plan, including Planning Area C, have been satisfied through the reservation of 90 units in the approved Laurel Tree affordable housing project. B. Poinsettia Shores Master Plan As shown by the following table, the project is consistent with the applicable Poinsettia Shores Master Plan development regulations for Planning Area C as well as master plan theme elements including landscape guidelines, project entries and signs, and trails. POINSETTIA SHORES MASTER PLAN COMPLIANCE STANDARD PROPOSED REQUIRED I I t Density I 70 Units 56 Units P <- i CT 98-06/CP 98-05/CDP 4+27/HDP 98-40 - POINSETTIA SHORE3 PLANNING AREA C January 20,1999 STANDARD Setbacks: Avenida Encinas J2lxaxd Lot Size Private Street Width Access to 2 16- 140- 16 Views Sight Distance Gated entry turn-arounds CT 94-01 - Master Tentative Environmental Mitigation Conditions: Noise Building Height Entry Sign Location . Trails REQUIRED 20’ Minimum Minimum of 5’ = 11 Units or less Minimum of 10’ = 28 Units or less Minimum of 20’ = 17 Units or more No individually owned lots 32’ Parking on one side 24’ Private street (segment) serving 10 or fewer units Unrestricted through Planning Area C Maximize Views ~~ ~~ AASHTO standards AASHTO “P” standards Noise Study Noise wallshems (1-5, Avenida Encinas and Windrose Circle) 35’ Windrose Circle access Construction prior to occupancy PROPOSED 44’ Minimum 6 Units 28 Units 22 Units Duplex lots with airspace condo- minimums allowing individual ownership of units only; 32’ parking on one side 24’ 20’ wide unrestricted gated access easement All units have views to the west Designed to AASHTO standards Designed to turnaround for AASHTO “P” - passenger vehicles Noise Analysis .performed Noise walls not to exceed 6’ (exposed) at designated locations 3 0’ Windrose Circle access Construction prior to occupancy - - CT 98-06/CP 98-05/CDP 98-27/HDP 98-40 - POINSETTIA SHOR” PLANNING AREA C January 20,1999 Page 5 STANDARD PROPOSED REQUIRED Hillside Development Hillside Hillside Development Permit Ordinance development standards Development Permit Ensure consistency with hillside C. West Batiquitos Local Coastal Program The project is consistent with the West Batiquitos segment of the Local Coastal Program in that agricultural mitigation fees for Planning Area C were previously paid. In addition, the construction of a public trail and the necessary grading and erosion control restrictions, including prohibiting grading during the rainy season from October 1st to April 1 st, are imposed by condition. The site, which has been previously disturbed by grading, contains no sensitive habitat or other coastal resources. The Poinsettia Shores Master Plan serves as the implementing ordinance of this LCP segment, and as specified in Section B above, the project is consistent with the Poinsettia Shores Master Plan. Dl. Planned Development Ordinance The proposed subdivision would create duplex lots that are a minimum of 7,000 square feet in area and airspace ownership of duplex units on each lot. The proposed project is subject to and consistent with the following Planned Development Ordinance development standards unless the Master Plan imposed alternate development standards: STANDARD REQUIRED I PROVIDED Arterial Setbacks See Master Plan Compliance Front Yard Setback See Master Plan Compliance Distance Between Structures Not Applicable (1 0 structures in a row) Recreational space Private: 15’ x 15’ yard Common: Provided in Master Plan Area E RV Storage Provided in Master Plan Area M Resident Parking I 2 covered spacedunit Visitor Parking 30’ Maximum Building Height 17 spaces Not Applicable Not Applicable Not Applicable 15’ x 15’ yard* Not Applicable Not Applicable 2 car garagehit 82 spaces 30’ *The Planned Development Ordinance building height standard is more restrictive than the Master Plan building height standard. The rear yard of each duplex lot is divided into separate exclusive use areas by a fence extending from the structure to the rear property line. This exclusive use right is established, defined, and protected through the project’s approved site and landscaping plans, conditions of approval of the tentative map, and eventually the required - I CT 98-06KP 98-05KDP 9~-27/HDp 98-40 - POINSETTIA SHOWS PLANNING AREA C January 20,1999 CC&Rs. The project entry area, streets, slopes, drainage facilities, and other common areas will be maintained by the homeowners association. Each exclusive use area will be maintained by the individual homeowner. D2. Hillside Development Ordinance .The Poinsettia Shores Master Plan requires that a Hillside Development Permit be processed with the development proposal for Area C for the purpose of addressing structures and crib (retaining) walls. The Master Tentative Map (CT 94-01) and Hillside Development Permit (HDP 94-03) allowed the mass grading of the entire Poinsettia Shores Master Plan area including Planning Area C. HDP 94-03 enabled terraced building pads separated by 2:l slopes and anticipated that development of Planning Area C would involve further grading and utilization of cribhetaining walls. The proposed project involves 69,000 cubic yards of grading with 9,000 cubic yards of import required to convert the site from terraced pads suitable for an attached condominium project to terraced building pads suitable for duplex lots containing condominium units. Increases in building pad elevations from those approved by the Master Plan mass grading are 2.7’ or less across the site. In accordance with hillside regulations applicable in the coastal zone, the areas of 40% slope created by the previous mass grading of the Master Plan area are identified and excluded from the provisions of the Hillside Development Ordinance. The proposed grading design utilizes a combination of 6’ high (maximum) retaining walls and 2: 1 slopes to enable deeper building pads that are approximately the same elevation as the existing highest building pads located along the eastern property line. The proposed deeper building pads can accommodate 32’ wide private streets and duplex lots with private front and rear yards. The proposed combination of walls and slopes is consistent with the Hillside Ordinance in that the overall height does not exceed 30’. The project is consistent with the Hillside Ordinance architectural guidelines in that the majority of units, including balconies and patio covers, are set back from the top of slope a minimum of 15’. Roof lines are designed parallel with manufactured slopes and rear building elevations visible from surrounding roadways include enhanced detailing. A uniform wall and fence plan is also included in the project to ensure that all fencing visible from surrounding roadways will visually enhance the development and be consistent with the approved Master Plan WalVFence program. E. Subdivision Ordinance The proposed subdivision complies with all applicable requirements of the City’s Subdivision Ordinance. The site is served by existing public streets and utilities, and the project is conditioned to construct all necessary private street and utility improvements to serve the proposed units. The subdivision design orients structures in an east-west alignment and takes advantage of shade and prevailing breezes. 2- .? CT 98-06KP 98-05KDP 98-27/HDP 98-40 - POINSETTIA SHORE3 PLANNING AREA C January 20,1999 F. Growth Management The proposed project is located within Local Facilities Management Zone 9 in the southwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in the table below. City Administration Yes 103.8 square feet Library Yes 194.7 square feet 11 Waste Water Treatment I 56 EDU I Yes It Parks Yes .39 acres Drainage NIA Fire Yes 448 ADT Circulation Yes Yes 56 EDU Sewer Collection System Yes CUSD Schools Yes Master Plan Open Space Open Space Yes Stations No. 2 & 4 II Water I 12,320 GPD I Yes II V. ENVIRONMENTAL REVIEW Staff has conducted an environmental impact assessment to determine if the project could have a potentially significant effect on the environment pursuant to CEQA guidelines and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code. Based on the findings of the initial study, the project is within the scope of the MEIR for the City of Carlsbad General Plan update (EIR 93-01) certified in September, 1-994, in which a Statement of Overriding Considerations was adopted for cumulative impacts to air quality and traffic. All feasible mitigation measures identified in the MEIR which are appropriate to this project have been incorporated into the project. Planning Area C is also part of and therefore subject to mitigation measures required by a Mitigated Negative Declaration approved for the Poinsettia Shores Master Plan (MP175D) and the Master Tentative Map (CT 94-01). All applicable mitigation measures required by the Mitigated Negative Declaration have been completed or designed into the project, including noise attenuation through the use of noise walls and landscaping in front of walls to reduce visual impacts. The environmental analysis performed for the project revealed that: 1) the site is currently served by existing infrastructure that can accommodate the additional project demand; 2) the site has been previously disturbed by grading; 3) the site is devoid of any significant cultural or natural biological resources; and 4) no visual impacts would result due to the project’s site and architectural design. Based on findings that no significant environmental impacts would result from the project, the Planning Director issued a Negative Declaration on November 24, 1998. No comments were received during the public comment period. CT 98-06/CP 98-05/CDP 9&27/HDP 98-40 - POINSETTIA SHORES PLANNING AREA C January 20,1999 ATTACHMENTS: 1. Planning Commission Resolution No. 4460 (Neg. Dec.) 2. Planning Commission Resolution No. 4461 (CT) 3. Planning Commission Resolution No. 4462 (CP) 4. Planning Commission Resolution No. 4463 (CDP) 5. Planning Commission Resolution No. 4464 (HDP) 6. Location Map 7. Background Data Sheet 8. Disclosure Statement 9. Reduced Exhibits 10. Full Size Exhibits “A” - “EE” dated January 20, 1999 AHehmh POINSETTIA SHORES P.A. C CT 98-06/CP 98-05/ CDP 98-27/HDP 98-40 CASE NO: CT 98-06/CP 98-05KDP 98-27/HDP 98-40 CASE NAME: POINSETTIA SHOW3 PLANNING AREA C APPLICANT: GREYSTONE HOMES. INC. REQUEST AND LOCATION: Request for approval of a Negative Declaration. Entative Tract Map. PUD/Condommlum Permit. Coastal De veloDment Permit and Hillside DeveloDment Permit tn create a total of 40 lots (28 duplex lots. 1 private street. and 11 open space lots) with 56 airspacc condominiums located south of Avenida Encinas between Windrose Circle and 1-5 in the P-C zone and J,ocal Facibes Mauement Zone 9. .. LEGAL DESCRIPTION: ose Dorhons of Lots 1 and 2 and the street bema said lots as shown on Parcel Map No. 13653 in the City of Carlsbad. County of San Diem. State of California. filed in the Office of the County Recorder of San Diego County. January 31. 1985 as file no. 85-033316 of official records. lying easterlv of theeasterly northeasterly line of Carlsbad Tract 85-14. Phase 1 [Batiquitos LaPoon Educational Park). in the City of Carlsbad. County of San Diepo. State of California according to Map thereof No. 11616. filed in the County Recorder of San Diego County. September 12, APN: 216-140-30. -31 Acres: 1L2 Proposed No. of Lots/Units: 40 Lots/56 units GENERAL PLAN AND ZONING Land Use Designation: Residential Medium Density Density Allowed: 4 - 8 ddacre Density Proposed: 5.8 d& Existing Zone: P-C Proposed Zone: Not Applicable Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning Requirements) Zonlne Site P-c J,zmlJx RM North P-c RM (Residential) South P-c RM (Residential) East T-C West P-c T-C (1-5) RM (Residential) - School District: CUDWater District: CMWn Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 56 EDU Public Facilities Fee Agreement, dated: February 27. 1998 ENVIR0N”AL IMPACT ASSFWMENT [XI Negative Declaration, issued November 24. 1998 0 Certified Environmental Impact Report, dated 0 Other, -. -. DISCLOSURE STATEMENT Applicant’s statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as “Any individual, h, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or-any other group or combination acting as a unit.” Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. I. APPLICANT (Not the applicant’s agent) Provide the COMPLETE. LEGAL names and addresses of persons having a financial interest in the application. If the applicant includes a corporation or oartnershiu. include the names. title, addresses of all individuals owning more than 10% of the shares. IF NO APPLICABLE (N/A) IN THE SPACE BELOW. If a pubiiclv-owned corooration, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- necessfi Person Corp/PartGreystone Homes, Inc. Title a’’ Title Address Address5973 Avenida Encinas Suite 101 Carlsbad, Ca 92008 2. OWNER (Not the owner’s agent) Provide the COMPLETE, LEGAL names and addresses of persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corooration or Dartnershio, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE @/A) IN THE SPACE BELOW. If a publiclv- owned corooration. include the names. titles. and addresses of the corporate officers. (A separate page may be attached if necessary.) Person / Corp/Part Greystone Homes, Inc. Title Address Address5973 Avenida Encinas Suite 161 Carlsbad, Ca 92008 2075 Las Palmas Dr. - Carlsbad, CA 92009-1576 - (760) 438-1161 FAX (760) 438-0894 @ 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonurofit organization or a trust? list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profiflrust Non Profiflrust Title Title Address Address 4. Have you had more than $250 worth of business transacted with any member of City staff. Boards. Commissions, Committees andor Council within the past twelve (12) months? 0 Yes (&$JYo If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Sign&re of ownerldate Signature of applicant/date . odd Paher President Print or type name of owner Print or type name of applicant Signature of owner/appiicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 -. ~~ 1 t t XEY NAP sw I' - w J CP. 96-05 C. T. 98-06 C.D.P. 98-27 TE'TA TIVE MAP POINSETK SHORES PLANNING AREA 'Cy lEGEbm mU.I @ "IR. " - - - -. - - ............ - - ............................................ YIm.. ............... W il*DmnmNUm R-NT7 DTr lIIu ............ 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I 8' @.ul.arYa lrwm " @ggjJkz% a" W*nm CARLSBAD,CALIFORNIA L~MU / Greystone Homes SHEET 2 01 YY WW CiLASS VlFH FEN NF W PALM Pl AUIIZG LIMP BLOCK WALL m VINES TO COYER F1.AGSTONEVENEER OVER CMU RETAWNC 1 Lennar I Greystone Homes I 1 I I SiUEET 4 OF4 POINSJ3"IA SHORES - LOT C CARLPMILCA 3A LEFT 1A RIGHT 3B LEFT 1B RIGHT POINSJ3" SHORES - LOT C 1A EAR 3A REAR POINSETTIA SHORES - LOT C CARLGMaCA 3 LOFT OPTION AT BRZ """"" I I OPTIONAL BOOTH POINSETTIA SHORES - LOT C ~ cm.sML4cA P0INSE’ITI.A SHORES - LOT C CNUWADCA 3B LEFT 6, . -.. . " . "~ 3A LEFT POINSE'ITIA SHORES - MYI' C -. 1A RIGHT ?I LOFT OPTION AT BR2 l'0mSE'ITI.A SHORES - LOT C CARLBMRCA .. - """""- OPTIONAL BOOTH ) &!. _... -1 2A LEFT' .3A RIGHT -mErrmew- / \ \\ 2B LEFT 3B RIGHT POINSE'ITIA SHORES - LOT C cA"D.(.A ~. POINSETTIA SHORES - LOT C CARlSMncA .. LOFT OPTION AT 6W 3 4BWBA a31 so. IT. 1A REAR . 3A REAR 3A REAR SCALE C-I'U 1A 1A FRONT SULL Y"l'U 3A . 3A RIGHT xu %" 1'4 3A LEFT SULL U"I'4 1A &. . _... t a ". c, jll , I :I b POINSETTIA SHORES - LOT C mnl.cmm P0INSETTJ.A SHORES - LOT C CARLSMILCA LOFT OPTION - 1 3 3A RIGHT PARlML ELEVATION Wl WOOD PCST & DECK1 3B FRONT I PARTIAL ELEVATION WlWOODIOST&MCI[) OPTIONAL WOOD POST & DECK SCALE U"I'0. 3A LEFT PARTIAL ELEVATION WlWOODKlST&DECK) c 3B FRONT . PARTIAL ELEVATION Wl WOOD rosT & TRULIS) OPTIONAL WOOD POST & TRELLIS SCUT c-1'4- POINSJ3TTI.A SHORES - LOT C cARLPMILc.4 PARTIAL ELEVATION (WI WOOD POST L TXUUS) 3A LEFT