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HomeMy WebLinkAboutCDP 99-03; Poinsettia Properties PA 7; Coastal Development Permit (CDP)CITY OF CARLSBAD LAND USE REVIEW APPLICATION O 1i APPLICATIONS APPLIED FOR: (C Q Administrative Permit - 2nd Dwelling Unit Q Administrative Variance [xj Coastal Development Permit n Conditional Use Permit H Condominium Permit/* [x] Environmental Impact Assessment | | General Plan Amendment Q Hillside Development Permit [""I Local Coastal Plan Amendment n Master Plan Q Non-Residential Planned Development Q Planned Development Permit HECK BOXES) (FOR DEPARTMENT USE ONLY) ccp11-03 C.P ^-0*- Q Planned Industrial Permit |~l Planning Commission Determination Q Precise Development Plan Q Redevelopment Permit Q Site Development Plan O Special Use Permit O Specific Plan O Tentative Parcel Mop Obtain from Engineering Department [x] Tentative Tract Map Q Variance Q Zone Change |_] List other applications not specified (FOR DEPARTMENT USE ONLY) tT*M-oi. 2) 3) 4) ASSESSOR PARCEL NO(S).: PROJECT NAME: 214-150-17 Planning Area 1• Poinsettia .Properties Specific Plan BRIEF DESCRIPTION OF PROJECT: A TM.CDP.and CP for 117 single family residential units. 5) OWNER NAME (Print or Type) Poinsettia Investors, LLC MAILING ADDRESS 2777 East Camelback Road, CITY AND STATE ZIP Phoenix, Az 85016 Suite 150 TELEPHONE 602-333-3600 I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. SIGNATURE DATE 6) APPLICANT NAME (Print or Type) Hofman Planning Associates MAILING ADDRESS 5900 Pasteur Court, Suite 150 CITY AND STATE ZIP TELEPHONE Carlsbad, Calif. 92008 760-438-1465 I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE CORRECT TO THE BEST OF MY KNOWLEDGE. THE AND SIGNATURE il DATE 7) BRIEF LEGAL DESCRIPTION Portions of Lots 2 & 3 & the East Half of Northeast Quarter in Section 29, Township 12 South, Range 4 West, in the City of NOTE: A PROPOSED PROJECT REQUIRING MULTIPLE APPLICATIONS BE FILED, MUST BE SUBMITTED PRIOR Carlsbad A PROPOSED PROJECT REQUIRING ONLY ONE APPLICATION BE FILED, MUST BE SUBMITTED PRIOR TO 4:00 P.M. Form 16 PAGE 1 OF 2 8) LOCATION OF PROJECT:NA ON THE BETWEEN North (NORTH, SOUTH, EAST, WEST) Carlsbad Blvd. STREET > SIDE OF AND XDDRESS Poinsettia lane (NAME OF STREET) AT & SF Railway (NAME OF STREET)(NAME OF STREET) 9) LOCAL FACILITIES MANAGEMENT ZONE 10) PROPOSED NUMBER OF LOTS 1 3) TYPE OF SUBDIVISION 1 6) PERCENTAGE OF PROPOSED PROJECT IN OPEN SPACE 19) GROSS SITE ACREAGE 22) EXISTING ZONING 24) IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS, DESIGN REVIEW BOARD MEMEBERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. I/WE CONSENT TO ENTRY FOR THIS PURPOSE SIGNATURE yiENT ZONE 3 Res 15% 18.7 RDM 22 1 1 ) NUMBER OF EXISTING RESIDENTIAL UNITS 1 4) PROPOSED IND OFFICE/ SQUARE FOOTAGE 17) PROPOSED INCREASE IN ADT 20) EXISTING GENERAL PLAN 23) PROPOSED ZONING 0 0 1,170 RMH RDM 12) PROPOSED NUMBER OF RESIDENTIAL UNITS 15) PROPOSED COMM SQUARE FOOTAGE 18) PROPOSED SEWER USAGE IN EDU 21) PROPOSED GENERAL PLAN DESIGNATION 117 0 117 RMH FOR CITY USE ONLY FEE COMPUTATION APPLICATION TYPE TOTAL FEE REQUIRED DATE FEE PAID FEE REQUIRED RECEIVED JAN 0 1 1999 CITY OF CARLSBAD PLANNING DEPT DATE STAMP APPLICATION RECEIVED RECEIVED BY: RECEIPT NO. Form 16 PAGE 2 OF 2 Q 4 SUPPLEMENTAL APPLICATION FORM FOR ALL COASTAL DEVELOPMENT PERMITS * APPLICATION CHECKLIST FOR SINGLE FAMILY REGULAR & MINOR COASTAL DEVELOPMENT PERMITS (Application checklist for Non^ingleFwily Regular Coastal DevetopmerrtPemftsmveredur^ This supplemental application is to be filed for any development requiring a Coastal Development Permit issued by the City of Carlsbad. I. GENERAL BACKGROUND A. Estimated Cost of Development: Development costing $60,000 or more does not qualify as a Minor Coastal Development Permit. The Planning Director shall make the final determination regarding a project's cost of development. The primary basis for determining cost of development will be the application of dollar costs per square foot for different types of residential construction. These costs are set by the International Conference of Building Officials (ICBO) and are applied throughout San Diego County. Please complete the following information to assist in the determination of this project's cost of development (Contractor proposals may also be submitted for consideration by the Planning Director). => New Residential Square Footage: 293,017 square feet x $78.00/sq. ft. = $22,855,326 => Residential Addition Square Footage: 0 square feet x $94.00/sq. ft. = $ °-00 :=> Any Garage Square Footage: 46,800 square feet x $22.00/sq. ft. = $ 1,029,600 => Residential Conversion Square Footage: 0 square feet x $26.00/sq. ft. = $ 0.00 => For Non-Residential Uses, use the following figures for calculations: Retail/Store @ $38.00/sq. ft.; Restaurant @ $69.007 sq. ft.; Office @ $55.007 sq. ft.; Manufacturing/Warehouse @ $24.00/sq. ft.: 0 square feet x $ 0 /sq. ft. = $ 0.00 COST OF DEVELOPMENT ESTIMATE: $ 23,884,926 B. Do you wish to apply for: 1. A Minor Coastal Development Permit (Under $60,000) 2. A Regular Coastal Development Permit ($60,000 or more) x Form 15 10/97 Page 1 of 8 C. Street address of proposed development NA D. Assessor's Parcel Number of proposed development 214-150-17 E. Development Description: 1. Briefly describe project: Request for a Tentative Map, Coastal Development Permit and Condominium Permit for 117single family detached units 2. Estimated cost of development: F. Describe the present land uses (i.e. Vacant land, single family homes, apartments, offices, etc.) that surround the proposed development to the: North- Lanikai Lane Mobile Home Park South:. vacant (future residential)/mixed uses East" vacant (future residential} and commercial West' South Carlsbad State Beach Campgrounds G. Is project located within a 100 year flood plain? Q Yes Qj] No PRESENT USE OF PROPERTY A. Are there existing structures on the property? Q Yes [x] No If yes, please describe. B. Will any existing structure be removed/demolished? Q Yes [x] No If yes to either question, describe the extent of the demolition or removal, including the relocation site, if applicable (also show on plans). III. LOT COVERAGE A. Existing and Proposed Existing New Proposed Total Building Coverage ° sq. ft. 196f 792 sq. ft. I96.792sq. ft. Landscaped Area 0 sq. ft. 174,160 sq.ft. 1 74,1 eOsq. ft. Hardscape Area 0 sq. ft. 443,620 sq.ft. 443/6203q. ft. Unimproved Area (Left Natural) 8l4f 572sq. ft. 0 sq. ft. 0 sq. ft. Form 15 10/97 Page 2 of 8 X*-.. •<•*% ^ W B. Parking: Number of existing spaces 2 Number of new spaces proposed 336 Existing/Proposed TOTAL: 336 Number of total spaces required 267 Number of covered spaces 234 Number of uncovered spaces 102 Number of standard spaces 336 Number of compact spaces ® Is tandem parking existing? Q Yes # [x] No Is tandem parking proposed? Q Yes # [x] No C. Grade Alteration: Is any grading proposed? [x] Yes Q No If yes, please complete the following: 1. 2. 3. 4. 5. 6. Location of borrow or disposal site To be determined Amount of cut Amount of fill Maximum height of fill slope Maximum heiqht of cut slope Amount of import or export 44,822 28,148 7 10 16,674 cu. yds. cu. yds. feet feet cu. yds. Form 15 10/97 Page 3 of 8 ..-wttV O wTHBtity of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: July 7, 1999 Application complete date: April 9, 1999 Project Planner: Barbara Kennedy Project Engineer: Ken Quon SUBJECT: CT 99-02/CP 99-Q2/CDP 99-03 - POINSETTIA PROPERTIES PLANNING AREA 7 - Request for a recommendation of approval of a Tentative Tract Map, Condominium Permit, and Coastal Development Permit to subdivide an 18.7 acre parcel for the development of 117 single family, detached, airspace condominiums at the northeast corner of Carlsbad Boulevard and Poinsettia Lane. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No.4583, 4584 and 4585 RECOMMENDING APPROVAL of CT 99-02, CP 99-02 and CDP 99-03 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project, Planning Area 7 (PA 7) of the Poinsettia Properties Specific Plan, is to subdivide an 18.7 acre parcel of land to create 117 single family, detached, airspace condominiums including associated recreation and RV storage facilities. The proposed subdivision is consistent with the zoning and land use provisions of the Poinsettia Properties Specific Plan while incorporating a transit-oriented design focus. Affordable housing obligations have been met through an affordable housing agreement to construct required units in Planning Area 5 of the Specific Plan. As designed and conditioned, the project is consistent with all relevant City regulations and policies. III. PROJECT DESCRIPTION AND BACKGROUND In January 1998, the City Council approved the Poinsettia Properties Specific Plan. This document addresses eight planning areas wrapping around the east, west and south sides of the Poinsettia Transit Station. The Specific Plan was designed to create a transit-oriented development (TOD) project located near the rail station and the nearby major transportation corridor, Interstate 5. The plan incorporated numerous features to create a pedestrian-focused environment and a neighborhood community where residents can accomplish their daily activities without driving. Residential neighborhoods are located within close proximity to shopping centers and public transit. Design elements which foster a walking environment and neighborhood interaction include: pedestrian-scale streets lined with trees to slow traffic; homes with porches facing the street rather than garages; design details on the homes to create visual interest; and trails, open space and sidewalks to provide pedestrian connections and opportunities. CT 99-02/CP 99-02/CDP July?, 1999 Page 2 Q^03 - POINSETTIA PROPERTIES PLA*NNINGAREA 7 The subject site is located within the southwest quadrant of the City in Local Facilities Management Zone 22. The site is bounded on the north by Lanikai Mobile Home Park, on the south by Poinsettia Lane, on the east by the San Diego Northern Railroad (SDNRR) right-of-way and on the west by Carlsbad Boulevard and the Pacific Ocean. The site is composed of terrain that gently slopes from the north to the south with a long north/south knoll running down the center of the property. In general, elevations range east-west from 61 to 64 feet along the north end of the site with a high point along the central knoll of 70 feet; at the center of the site the east-west elevations are 59 to 65 feet with a center high point of 71 feet; and at the south end of the site elevations range east-west from 57 to 60 feet with the high point of the central knoll at about 64 feet. The site also slopes up at the southeast corner of the site near the Poinsettia Lane bridge to meet the existing street elevation at 76 feet above mean sea level. The vacant project site has been disturbed by agricultural operations and contains ruderal vegetation limited to non- native grasses and small shrubs. The Poinsettia Properties Specific Plan designated the subject site with a Residential Medium High land use with a maximum of 179 single-family detached dwelling units. Compliance with this requirement has been met through the proposal for 117 single family, detached, airspace condominium homes each with a minimum of 3,500 square feet of exclusive use area. With an air space condominium project there is one large, common lot and residents own only the structure and air space within their single-family home and not the land under or around it. To meet the intent of the PD regulations for single family development, each home is required to have a minimum of 3,500 sq. ft. of area under and around the home for the exclusive use of the homeowner. This exclusive use right is established, defined, and protected through the project's approved site plan, conditions of approval of the tentative map, and eventually the required CC&Rs (see Attachment 9). Front yards, entry area landscaping and other common areas will be maintained by the homeowners' association. Patios, patio covers, balconies, and trellises will be allowed as shown on Exhibits K and L. The primary entrance to the gated community is located near the north end of the site. A traffic signal will be installed on Carlsbad Boulevard at this entry point. A second gated ingress/egress to the project is located near the southeast corner of the site on Poinsettia Lane and will be designated for residents only. The residential exclusive use lots are located along both a 36 foot wide street (parking on both sides) and a 32 foot wide street (parking on one side). The site plan is unique in that it features a linear park in the center of the project site which nearly spans the length of the property. Rear yards of over 50% of the residences abut this open space area which contains both passive and active use areas. Proposed exclusive use area sizes range from 3,634 to 6,924 square feet. The proposed products include four floor plans (each with three different architectural treatments) with square footage amounts and building heights as follows: Plan 1 2 3 4 Sq. Ft. 2,036 2,268 2,377 2,628 Height 23.0' 23.5' 23.0' 23.5' The site layout encourages social interaction by locating homes close to the street and to their neighbors. Landscaped parkways between the street and sidewalk foster a sense of security for pedestrians by separating pedestrians from the roadway. To further enhance the pedestrian CT 99-02/CP 99-02/CDP o3 - POINSETTIA PROPERTIES PLANNING AREA 7 July 7, 1999 Page 3 experience while simultaneously mitigating the impacts of the automobile, tree-lined streets are featured throughout the development along with center planter islands and textured crosswalks that serve to slow the speed of traffic and enhance the appearance of the roadway. All homes in this village are designed to promote this pedestrian-friendly ambiance with a covered front porch that provides an area to relax with family and converse with passing neighbors. In contrast to typical suburban planning principles, garages on 50% of the units are located at the rear of the property away from the socially active streetscape. The driveway approaches on these units resemble walkways or courtyards with their decorative paving and grass planting strips. The massing of building is reminiscent of beach cottage and craftsman style homes. Period details of these architectural styles which are included in the proposed project include painted or stained wood siding; lattice; board and battens; wooden shutters; corner trim boards; knee braces; wooden porch columns, railings and walls; exposed rafter tails; divided light windows; and gable end and eave details. All homes feature front porches with at least 5 feet of useable area and some feature second story balconies. Garages (many with Pasadena driveways) are recessed 5 to 50 feet from the front of the houses which creates the opportunity for additional off-street guest parking. Each home will have a minimum 15' x 15' private yard. The centrally-located linear park will provide a variety of passive and active recreational opportunities for residents to meet and gather. The primary park entrance features a formal gathering area with arbors, seat walls, and a central fountain which is adjacent to a large tot lot play area. The 1.5 acre park includes numerous benches, tables, and barbecue/picnic areas as well as active recreation facilities for the residents including a bocci ball/lawn bowling area, a turf volleyball court, a small basketball court, and a putting green. The project site is surrounded on the south and west by 40' wide landscape buffers. A meandering sidewalk runs the length of the property along Carlsbad Boulevard and is accented with landscaped mounds and several benches for pedestrian usage. The landscape buffers exhibit an informal planting design featuring California Fan Palms, broad-headed canopy trees, and turf areas which undulate between massed plantings of colorful shrubs and groundcovers. Required noise walls wrap around the east, south, and west sides of the development. The relative height of these walls will be diminished in part by landscaped mounds located against the walls. The walls facing Carlsbad Boulevard and Poinsettia Lane will also feature an 18" offset between sections to provide additional interest along the streetscape. A 10 foot wide trail easement/landscape buffer is located between the north end of the project site and Lanikai Mobile Home Park. This public pedestrian trail will provide access from Carlsbad Boulevard to the SDNRR right-of-way. The developer has entered into an agreement with NCTD to continue this trail northward to the west NCTD loading area. The affordable housing obligation for the proposed project (as well as all other planning areas within the Poinsettia Properties Specific Plan Area) will be accommodated by a 92 unit affordable apartment project to be located within Planning Area 5. The development proposal for PA 5 was recently approved by the Planning Commission and was approved by the City Council on April 13, 1999. The affordable housing agreement was approved by the Housing Commission on August 28, 1998 and the City Council on November 10, 1998. CT 99-02/CP 99-02/CDP W-Q3 - POINSETTIA PROPERTIES PLX&NING AREA 7 July 7, 1999 Page 4 The proposed project is subject to the following plans, ordinances, standards and policies: A. Carlsbad General Plan; B. Mello II Segment of the Carlsbad Local Coastal Program; C. Poinsettia Properties Specific Plan; D. Subdivision Ordinance E. Inclusionary Housing regulations F. Growth Management, Zone 22 Local Facilities Management Plan. IV. ANALYSIS 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 regulations/policies utilizing both text and tables. A. GENERAL PLAN The General Plan land use designation for Planning Area 7 is Residential Medium High (RMH). When the City Council approved the Specific Plan in 1998, it made the finding that the Plan implements the General Plan and is consistent with its goals, objectives, and policies. This finding was based on the fact that the specific plan provides for the following: (1) the provision of the necessary circulation element roadway improvements (Avenida Encinas and Carlsbad Boulevard); (2) the protection and enhancement of the off-site wetland areas; (3) the construction of a future public trail; (4) the provisions for affordable housing; (5) the payment of mitigation fees to convert agricultural land to urban uses; and (6) compliance with the Local Facilities Management Plan for Zone 22 for public facilities and services. Based on this implementation and consistency relationship between the Poinsettia Properties Specific Plan and the General Plan, it can be determined that if PA 7 is consistent with the Specific Plan, it is also consistent with the General Plan. B. MELLO II SEGMENT OF THE CARLSBAD LOCAL COASTAL PROGRAM The proposed project is located within the Mello II Segment of the City's Local Coastal Program (LCP). When the Poinsettia Properties Specific Plan was approved, it was accompanied by a Local Coastal Program Amendment (LCPA) to provide consistency between the specific plan, the zoning ordinance and the Mello II Segment. When the LCPA was heard by the Coastal Commission, the specific plan became the land use plan and implementing ordinance for this section of the Mello II Segment. The LCPA was approved with modifications in three areas: viewsheds, pedestrian accessibility, and protection of the vernal pools. The proposed project complies with these modifications in the following manner: CT 99-02/CP 99-02/CDP July 7, 1999 PaeeS W-03 - POINSETTIA PROPERTIES PLANING AREA Table 1: LCP Compliance Modification Protection of significant ocean horizon views from Interstate 5 Protection of vernal pools Pedestrian accessibility to proposed coastal rail trail Proposal Existing view corridor on south side of Poinsettia is not impacted by proposed project. Does not apply to PA 7 10 foot wide public pedestrian trail (5 foot paved) proposed at the north end of the site to connect to NCTD trail. Compliance ? Yes Yes Yes ' The proposed project is consistent with the LCP because it is in compliance with the required Coastal Commission Modifications listed above, with the General Plan policies outlined in Section A above and with the Specific Plan standards addressed in Section C below. In addition, the project has been conditioned to pay an Agricultural Conversion Mitigation Fee, consistent with the Coastal Agricultural Overlay Zone of the LCP. C. POINSETTIA PROPERTIES SPECIFIC PLAN/PLANNED DEVELOPMENT The Poinsettia Properties Specific Plan (SP 210) provides a framework for the development of the vacant properties within the specific plan area to ensure the logical and efficient provision of public facilities and community amenities for future residents. A Condominium Permit is also required with the project and, in conjunction with the tentative map, provides a method to approve the separate ownership of the detached air space condominiums located on the one common lot. The proposed development within Planning Area 7 meets or exceeds all applicable requirements of the specific plan (including the focus on a pedestrian-oriented development) and all requirements of the planned development ordinance, as demonstrated in Table 2 below: Table 2; Specific Plan /Planned Development Ordinance Standard Density (SP) Product Type (SP) Lot Size (SP) Requirement Maximum of 179 single-family detached units Single family detached Minimum of 3,500 sq. ft. exclusive use area Compliance 117 units at 6. 3 du/ac Single family detached Air space ownership (3,634 - 6,926 sq. ft.; 3,936 average sq. ft exclusive use area) —s. CT 99-02/CP 99-02/CDPW-03 - POINSETTIA PROPERTIES PLANNING AREA 7 July?, 1999 Page 6 Setbacks (SP): Building Height (SP) Lot Coverage RV Storage (PD) Resident Parking (PD) Storage Space (PD) Recreation Space Private (PD) Common Guest parking (PD) Setbacks: Carlsbad Boulevard: 40' not including any private yards Poinsettia Lane: 40' not including any private yards Individual Lots Front: 10-20' with 15' average. Porches and side- loaded garages may be located 10' from front property line. Side: 5' with 12' average between buildings Rear: 10' with private rear yard of 15' x 15' Bldg Height: 30' and 2 stories if a min. roof pitch of 3:12 is provided or 24' and two stories if less than a 3:12 roof pitch is provided. City Council would be inclined to review favorably a maximum height of 28' Maximum 50% lot coverage 2,340 sq. ft. (200 sq. ft./unit) 2 full-sized covered spaces/du 392 cf/du 200 sq. ft. per dwelling (23,400 sq. ft.) 33 spaces 40' 40' Livable space on all units is 15' from front property line. All units have porches 10' or greater from front property line 5' minimum side yard with 12.5' average distance between structures. 10' minimum with private rear yard of 15' x 15' minimum 23' -23.5' 24% of total site area, max 50% bldg. coverage over exclusive use areas 4,398 sq. ft. 2-car garages Provided within individual garages 63,760 sq. ft. (18,490 sq. ft. Active/ 45,270 sq. ft. Passive) 15 x 15' rear yard Open space includes turf volleyball, bocci ball/lawn bowling, tot lot, putting green, basketball court, arbors, fountain, picnic tables, barbecues, benches, and open turf 94 on-street plus extra guest parking available on the 55'+ long driveways (58 long driveways). CT 99-02/CP 99-02/CDP July 7, 1999 Page? ^03 - POINSETTIA PROPERTIES PLANNING AREA 7 Affordable Housing (SP) 20 units to be constructed within PA 5 of Poinsettia Properties Specific Plan Area Provided in PA 5. Small Lot Architectural Guidelines (SP) Compliance with Small Lot Architectural Guidelines See Small Lot Summary Chart, Attachment 10, indicating com- pliance is achieved. Garage Location and Design (SP) Garages offset at least 5' from front facade Garage doors facing street must not exceed 50% of front facade Garages located 5' - 50' from front facade. 49.6% of homes have garages located more than 60' from the street. All garages are recessed from front of structure Architectural Design Articulated building elevations. Building facades must incorporate a minimum of 4 design elements Rear elevations exposed to public streets must be architecturally enhanced 75% of homes must have front porch or second floor balcony facing street. Off-set planes, exposed rafter tails, accent windows, accent wood siding, paned windows, wood trim, front porches, wood lattice, kneebraces. Balconies, accent windows, wood siding, French doors, paned windows. 100% of homes have front porches. Special Requirements: 10,000 sq. ft. passive recreation area with some homes facing the plaza. Sound walls used where necessary Construction of public trail on Carlsbad Boulevard prior to occupancy Sidewalks on both sides of the street. Pad elevations as low as possible while achieving positive sewer and water flow. still 10,000+ sq. ft. central plaza included within a 1.5 acre lineal park. Over 50% of homes face the plaza or back up to the linear park. 174,160 sq. ft. total of landscaped open space. Bermed sound walls with average 6' height Conditioned to construct prior to occupancy 4' sidewalks and 4.5' parkways on both sides of the streets. Pad elevations at NE corner of Carlsbad Blvd. and Poinsettia are approximately the same elevation as Carlsbad Boulevard D,Subdivision Ordinance The proposed tentative map complies with all requirements of the City's Subdivision Ordinance. All infrastructure improvements including frontage arid project-related roadways and the extension of existing drainage and sewer facilities will be installed concurrent with development. ^-s, ; CT 99-02/CP 99-02/CDP 9^03 - POINSETTIA PROPERTIES PLANNING AREA 7 July?, 1999 PageS The project will be conditioned to provide half-street improvements along Carlsbad Boulevard. Under the new roadway configuration, the current northbound lanes will become southbound lanes, and new northbound lanes will be constructed east of the existing roadway. The present southbound roadway would be eliminated. The curbline of the new roadway would be 50 feet from the rear property lines of the lots adjacent to the road. Access to the site will be provided from Carlsbad Boulevard through a signalized intersection at the northern end of the project site. A secondary ingress/egress will be provided via a "resident only" access point from Poinsettia Lane near the southeast corner of the site. The frontage improvements along Poinsettia Lane will be installed in conjunction with the widening of Poinsettia Lane Bridge. The bridge is a Capital Improvement Project with construction scheduled for completion within the next year. The applicant's project will be conditioned to coordinate with the City for installation of the landscape and irrigation along the street frontage. The developer is also required to construct a right-turn in/right-turn-out access from Carlsbad Boulevard, with appropriate deceleration lane, at the entry to the Lanikai Mobile Home Park. Improvements to Ponto Drive, consisting of a 20 foot paved travel way and curb on both sides, will be constructed and will join the existing road at the northern boundary of Planning Area 7. The proposed setbacks, structure separations and the design of the units will allow for adequate air circulation and the opportunity for passive heating and cooling. The project is conditioned to install private interior street improvements for 32 and 36 foot width rights-of-way including curbs, gutters, parkways, sidewalks, street lights, and fire hydrants. The proposed street system is adequate to handle the project's pedestrian and vehicular traffic. The on-site drainage system will consist of a 6" diameter collector drain running along the rear of the "lots" which will be connected to the underground drainage system. Both the collector drain and the larger drainage will be maintained by the HOA. Grading on the subject site was raised as an issue during the public hearings for the Poinsettia Properties Specific Plan. During the specific plan hearings, the City Council advised the applicant to lower pad elevations as much as possible as long as positive sewer and water drainage could be achieved. Pad heights were to match the elevations of Carlsbad Boulevard as closely as possible. Preparing the site for development will include 44,822 cubic yards of cut and fill earthwork and will require 16,674 cubic yards of import. Pad elevations at the southwest corner of the site will be approximately the same elevation as Carlsbad Boulevard and approximately three feet above Carlsbad Boulevard at the northwest comer of the site. Pad elevations have been lowered as much as possible while maintaining positive sewer and drainage flow. E. INCLUSIONARY HOUSING The Poinsettia Properties Specific Plan was approved to meet its inclusionary housing require- ments through the use of three components including: 1) a maximum of 1 14 affordable units in Planning Area 5; 2) a maximum of 24 secondary units in other PAs; and, 3) 61 live-work units (of which 9 must be rent-restricted) in Planning Area 6. Planning Area 7 is proposing to meet its 20 unit affordable obligation through the construction of affordable units in Planning Area 5. This Planning Area was recently approved by the City Council on April 13, 1999 for the construction of 92 affordable apartments. This lower number of affordable units in PA 5 indicates that a lower overall number of units will be proposed in the specific plan area than the CT 99-02/CP 99-02/CDP 99^03 - POINSETTIA PROPERTIES PLANNING AREA 7 July?, 1999 Paee9 723 units approved by the City Council. The proposed project in Planning Area 5 was approved by the Housing Commission on August 27, 1998. The agreement was subsequently approved by the City Council, therefore, the affordable housing obligation for Planning Area 7 is considered fulfilled. F. GROWTH MANAGEMENT An amendment to the Local Facilities Management Plan for Zone 22 was approved concurrently with the Poinsettia Properties Specific Plan. At that time, all facility impacts were analyzed and it was determined that all facilities would be provided prior to or concurrent with need pursuant to the facilities performance standards of Growth Management. Since the proposed project is consistent with the Specific Plan in which all facilities were determined to be in compliance with adopted performance standards, no further growth management analysis is necessary. Facility impacts are noted on the Local Facilities Impact Assessment Form, Attachment 7. V. ENVIRONMENTAL The proposed project was included in the Program EIR (EIR 96-10) prepared for the Poinsettia Properties Specific Plan. The project is still consistent with the land uses, design guidelines and facility improvements required in the specific plan. No new impacts are anticipated as a result of this proposal except with regard to traffic. The City's annual Growth Management Traffic Monitoring Report indicates an unanticipated intersection level of service failure at Palomar Airport Road and El Camino Real during both the a.m. and p.m. peak hours. This creates a changed circumstance necessitating a mitigation measure requiring the developer to pay his fair share towards the short-term improvement to this intersection prior to the issuance of building permits. With this mitigation measure in place, no further environmental documentation is necessary; the project is considered exempt under Section 15182 of the California Environmental Quality Act. ATTACHMENTS: 1. Planning Commission Resolution No. 4583(CT) 2. Planning Commission Resolution No. 4584(CP) 3. Planning Commission Resolution No. 4585 (CDP) 4. Location Map 5. Background Data Sheet 6. Disclosure Statement 7. Local Facilities Impact Assessment Form 8. Poinsettia Properties Planning Areas 9. Maintenance Responsibilities 10. Small Lot Architectural Guidelines Compliance Summary 11. Reduced Exhibits 12. Full Size Exhibits "A" - "II" dated July 7,1999 ALreh SITE POINSETTIA PROPERTIES P.A. 7 CT 99-02/CP 99-02/CDP 99-03 BACKGROUND DATA SHEET CASE NO: CT 99-02. CP 99-02. CDP 99-03 CASE NAME: Poinsettia Properties Planning Area 7 APPLICANT: FIELDSTONE COMMUNITIES. INC. 5645 Morehouse Dr.. Ste. 250. San Diego. CA 92121 REQUEST AND LOCATION: Approval of a tentative tract map, condominium permit, and coastal development permit to create 117 detached airspace condominiums with associated recreation areas, etc, on 18.7 acres at the northeast corner of Carlsbad Boulevard and Poinsettia Lane LEGAL DESCRIPTION: Portions of Lots 2 and 3 and the East Half of Northeast Quarter in Section 29. Township 12 South. Range 4 West. San Bernardino Meridian. City of Carlsbad. County of San Diego. State of California APN: 214-150-17 Acres: 18.7 Proposed No. of Lots/Units: 117 GENERAL PLAN AND ZONING Land Use Designation: RMH Density Allowed: 179 units Density Proposed: 117 units/ 6.3 du/ac Existing Zone: RD-M Proposed Zone: NA Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site RD-M RMH - vacant North RMHP RMH - Lanikai Lane Mobile Home Park South RD-M RMH/TR - vacant East TC & RD-M-Q TC (SDNRR RAY) & RM/O - vacant West OS OS - ocean PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 117 Public Facilities Fee Agreement, dated: January 7. 1999 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued I | Certified Program Environmental Impact Report /\ Other. Exempt per Section 65457 of the California Government Code and Section 15182 of the California Environmental Quality Act. City of Carlsbad Planning Department 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 submirtal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, 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. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessarv-)corporation: Fieldstone Communities, Inc. Coiporation: Fieldstone Communities, Inc. Person Peter M. Ochs p Keith A. Johnson Tjt|e Chairman of the Board Titje Chief Executive Officer Address 14 Corporate Plaze Address 5465 Morehouse Dr., #250 Newport Beach, CA 92660 San Diego, CA 92121 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person — NA — Corp/Part Shea Homes. LP Title , Title Address Address 1 0721 Treena Street, Ste. 200 San Diego, CA 92131 2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (76O) 438-O894 NON-PROFIT OaKANIZATION OR TRUST If any person identWed pursuant to (1) or (2) above is a nonprofit 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 Profit/Trust Non Profit/Trust Title Title Address Address Have you had more than $250 worth of business transacted with any member of City staff. Boards, Commissions, Committees and/or Council within the past twelve (12) months? | | Yes |"x] No 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. /12/31/98 Signature of owner/date Signature of applicant/date l4e>l k roc* Print or type name ofpwner Peter M. Ochs Print or type name of applicant Signature of owner/applicant's agent if applicable/date tA e'nPrint or typername of owner/applicant's agent licant/date Keith ft. Johnson name of applicant •„ H:ADMIN\COUNTER^DISCLOSURE STATEMENT 5;98 Paae 2 of 2 /-"• W CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Poinsettia Properties PA 7. CT 99-02/CP 99-02/CDP 99-03 99-02 LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: RMH ZONING: RD-M DEVELOPER'S NAME: Fieldstone Communities. Inc. ADDRESS: 5645 Morehouse Drive. Suite 250 San Diego. CA 92121 PHONE NO.: 619-546-8081 ASSESSOR'S PARCEL NO.: 214-150-17 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 18.7 A. City Administrative Facilities: Demand in Square Footage = 406.77 sq. ft. B. Library: Demand in Square Footage = 216.95 sq. ft. C. Wastewater Treatment Capacity (Calculate with J. Sewer) 117EDU D. Park: Demand in Acreage - .81 acres E. Drainage: Demand in CFS = 67 CFS Identify Drainage Basin = Encinas Creek F. Circulation: Demand in ADT= 1.170 APT G. Fire: Served by Fire Station No. = No. 4 H. Open Space: Acreage Provided = N/A I. Schools: CUSD E=30.5/JH=8.4/HS=15.2 J. Sewer: Demands in EDU 117EDU Identify Sub Basin = 22B K. Water: Demand in GPD- 25.740 GPP L. The project is 98 units the Growth Management Dwelling unit allowance and 62 units below the Specific plan unit allowance for PA 7. c POINSETTIA PROPERTIES POINSETTIA PROBITIES - CT 99-02 CCT 99-03 CP 99-02 STORM DRAIN TO BE MAINTAINED BY HOME OWNERS ASSOCIATION UNIT OWNER MAINTENANCE RESPONSIBILITY AREA (TYP.) 5' MIN. WOOD FENCE Y/////////////7///L LEGEND FENCE LINE UNIT OWNER MAINTENANCE RESPONSIBILITY AREA HOMEOWNER ASSOCIA TION MAINTENANCE RESPONSIBILITY AREA HOMEOWNER ASSOCIATION MAINTENANCE RESPONSIBILITY AREA (TYP.) DETAIL - MAINTENANCE RESPONSIBILITY NOT TO SCALE Poinsettia Cove Poinsettia Properties Planning Area 7 by F.C.I. Small Lot Single Family Guidelines 05/06/99 GUIDELINE 1. 2. 3. 4. 5. 6. 7. 8. 9. In projects where there are three 2-story units in a row situated less than 15 feet apart, at least one of the three units shall have a single story building edge. The depth of the single-story edge shall not be less than 10 feet and shall run the length of the building pad, except when courtyards set back a minimum of 1 5 feet from the property line and which are a minimum 5 feet wide, are not required to have a single story building edge. The roof covering the single story element shall be substantially lower than the roof for the 2 story element to the unit (this is not intended to preclude long shed-type roofs falling to a single-story element). In projects where there are three 2-story units in a row situated between 1 5 and 20 feet apart, at least one of the three units shall have a single story building edge with a depth of not less than 5 feet running the length of the building pad. The roof of the single story element shall be substantially lower than the roof for the two story element of the building (this is not intended to preclude long shed-type roofs falling to a single story element). On a project basis, thirty-three percent (33%) of all units shall have a single story edge for forty percent (40%) of the perimeter of the building. For the purpose of this guideline the single story edge shall be a minimum depth of three feet (31). The units qualifying under the 33% shall be distributed throughout the project. The main purpose of this guideline is to ensure some building relief on the front and sides of each unit. For at least 50% of the units in a project, there shall be three separate building planes on street side elevations of lots with 45 feet of frontage or less, and four separate building planes on street side elevations of lots with a frontage greater than 45 feet. The minimum offset in planes shall be 1 8 inches and shall include but not be limited to building walls, windows and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet and a plane must a minimum of 30 sq. ft. to receive credit under this section. ; Rear elevations shall adhere to the same criteria outlined in number 4 above for front elevations except that the minimum 3epth between front and back planes on the rear elevation shall be 3 feet. At least 50% of the units in a project shall have one side elevation where there are sufficient offsets or cutouts so that the side yard setback average and minimum of 7 feet. Projects with an average lot size of 5,000 sq. ft. or less shall limit the number of units with three car garages to 75% of the plans in the project. Project units with three car garages shall be a mix of two door garages, three door garages, and offset (2 planes min. 12') two door garages. Fifty percent (50%) of exterior openings (doors/windows) shall be recessed or projected a minimum of 2" and shall be with wood or colored aluminum window frames (no mill finishes). The predominate roof framing for each floor plan in a project shall exhibit directional variety to the other floor plans and to the street. MINIMUM STANDARD 1 of 3 1 of 3 33% 50% 50% 50% 75% 50% 100% %OF COMPLIANCE 50% 2 of 4 100% 69.2% 100% 100% 100% N/A 100% 100% COMMENTS Plans 2 & 4 have a single story building edge which is interrupted by a 30' x 13' courtyard. The average building separation between 1 & 2 and 3 & 4 is approximately 20' (see sideyard setback guideline 6). Plans 1, 2 & 3 all have single story roof edge. Plan 4 has single story edge at front and rear. i All plans have single story edges. Plan 1 has a 58% single story edge, Plan 2 has a 76% single story edge and Plan 4 has a 64% single story edge Sixty nine point two percent (69.2%) of the units for this project exceed the 40% minimum of a single story edge. All Plan/elevations comply for 100%. Exceeds min. standard. Plans 1, 2, 3, & 4 comply for 100%. Exceeds min. standard All plans exceed the 7' average setback: PL 1 = 1 1. 3 ft., PL 2= 7.2 ft., PL 3= 11. 2 ft., PL 4=7.2 ft. No 3 -car garages used; all are 2-car garages. All windows have trim surround. Exceeds min. standard. Aluminum (colored) windows will be used with exterior trim. All elevations have directional and design variety as required on the roof framing. 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