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HomeMy WebLinkAboutCP 03-02; Casa La Costa; Condo Permit (CP) (2)CITY OF CARLSBAD LAND USE REVIEW APPLICATION 1) APPLICATION? APPLIED FOR: (CHECKBOXES) (FOR DEPARTMENT USE ONLY) D Administrative Permit —2nd Dwelling Unit Administrative Variance n n Coastal Development Permit Conditional Use Permitf Condominium Permit Environmental Impact Assessment General Plan Amendment Hillside Development Local Coastal Plan Master Plan Non-Residential Planned Development Planned Development Planned Industrial Permit Planning Commission Determination Precise Development Plan Redevelopment Permit Site Development Plan SpecialJ^e Permit 9 el Map Obtain tram Engineering Department TenKTtive Tract (FOR DEPARTMENT USE ONLY) other applications not ecified 2) ASSESSOR PARCEjlNOfS).: 3) PROJECT NAME: 4) BRIEF DESCRIPTION OF PrT 39 Condominium Units with Common and Private Open Space 5) OWNER NAME (Print or Type) Fah S. & Polly Liew 6) APPLICANT NAME (Print or Type) Rancho La Costa LLC MAILING ADDRESS 9889 Blackgold Road .MAILING ADDRESS 28118 Agoura Road CITY AND STATE La Jolla, CA 92037 ZIP TELEPHONE CITY AND STATE •>. ZIP Agoura Hills, CA 91301 TELEPHONE 1 CERTIFY THAT 1 AM T INFORMATION"r~T5~-;FaUE KNOWLEDGE. NER AND THAT ALL THE ABOVE RRECT TO THE BEST OF MY I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY/^JOWLEDGE. DATE-SIGATURE 7) BRIEF LEGAL DESCRIPTION 77 A portion of lot 249 of La Costa Vale Unit No.l Map 7457 NOTE: A PROPOSED PROJECT REQUIRING MULTIPLE APPLICATIONS BE FILED, MUST BE SUBMITTED PRIOR TO 3:30 P.M. A PROPOSED PROJECT REQUIRING ONLY ONE APPLICATION BE FILED, MUST BE SUBMITTED PRIOR TO 4:00. P.M. Form16 Applicant's Representative: Ann Gunteri: The Lightfoot Planning Grp$gE 1 0F 2 • 8) LOCATION OF PROJECT: STREET ADDRESS ON THE BETWEEN southwest (NORTH, SOUTH, EAST, WEST) Rancho Santa Fe Road SIDE OF AND La Costa Ave (NAME OF STREET) Levante (NAME OF STREET) 9) LOCAL FACILITIES MANAGEMENT ZONE 1 0) PROPOSED NUMBER OF LOTS 13) TYPE OF SUBDIVISION 1 6) PERCENTAGE OF PROPOSED PROJECT IN OPEN SPACE 19) GROSS SITE ACREAGE 22) EXISTING ZONING 11) NUMBER OF EXISTING RESIDENTIAL UNITS 14) PROPOSED IND OFFICE/ SQUARE FOOTAGE 17) PROPOSED INCREASE IN •£)-M-(l23) PROPOSED ZONING ADT 20) EXISTING GENERAL (NAME OF STREET) 12) PROPOSED NUMBER-OF RESIDENTIAL UNITS 15) PROPOSED COMM SQUARE FOOTAGE 1 8) PROPOSED SEWER USAGE IN EDU 21) PROPOSED GENERAL PLAN DESIGNATION tage 24)IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS, DESIGN REVIEW BOARD MEMBERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. I/WE CONSENT TO ENTRY FOR,THIS PURPC SIGNATURE // FOR CITY USE ONLY FEE COMPUTATION APPLICATION TYPE TOTAL FEE REQUIRED FEE REQUIRED DEC 3 0 2002 CITY OF CARLSBAD RECEIVED RECEIVED BY: DATE FEE PAID RECEIPT NO. Form 16 PAGE 2 OF 2 PROJECT DESCRIPTION/EXPLANATION PROJECT NAME: Casa La Costa APPLICANT NAME: Rancho La Costa LLC Please describe fully the proposed project by application type. Include any details necessary to adequately explain the scope and/or operation of the proposed project. You may also include any background information and supporting statements regarding the reasons for, or appropriateness of, the application. Use an addendum sheet if necessary. Description/Explanation: Please see attached Description/ Explanation Project Description 10/96 Page 1 of 1 Casa La Costa APN 233-170-33 Project Description/Explanation Condominium Permit Tentative Tract Map Site Development Plan December, 2002 Introduction This application is for a 39-unit condominium development, including 33 market-rate duplex units and 6 affordable units. The discretionary approvals necessary for this project include a Site Development Plan, Condominium Permit and Tentative Tract Map. The project is proposed as a Planned Development (PD) and has been designed to meet the additional regulations specified in Title 21, Chapter 21.45, Planned Developments. The property consists of 4.49 acres located on the southwestern corner of Rancho Santa Fe Road and La Costa Avenue and is bounded by Levante Street to the northwest and Centella Street on the west. The property was previously graded, with manufactured slopes down from both La Costa Avenue and Rancho Santa Fe Road and a gradual slope across the site to the southwest. There is a temporary fire station (Station # 6) located on a portion of the property fronting on Levante Street. Relocation of this station to a permanent site is planned within the next several years, and the project accommodates this temporary station by proposing a two-phase development. Phase 1 includes 34 units, and Phase 2, the current fire station area, includes 5 units. The project has been designed so that each phase can stand alone to meet required open space, landscaping, and inclusionary housing requirements. The property is designated by the General Plan as Medium-High Density (RM-H) with a corresponding Zoning designation of Residential Density-Multiple with a Qualified Development Overlay (RD-M-Q). The City's General Plan establishes a density range of 8-15 dwelling units per acre for RM-H designated property and a Growth Management Control Point of 11.5 dwelling units per acre. The proposed density of the project is 8.7 dwelling units per acre, well below the Growth Management Control Point. Surrounding land uses include multi-family residences and vacant parcels to the northwest, single family homes to the northeast, a commercial center to the southeast including a Sav-On store, a church and school to the south, and multi-family residences to the east. Site Design/Project Concept The project is specifically designed as a pedestrian-friendly community. The buildings are sited so they face away from the street and towards each other. The central open space areas are the focal point of clustered units within the project. The units are designed as green-space entry buildings, with their front entry at the side opposite from the garage. The design also creates private entry space through the use of fenced courtyard patios, which separates the front door from pathway traffic adjacent to the common open space. To promote the community nature of the project, the buildings are linked to each other and the recreational facilities by way of a meandering walkway throughout the project, lined with lush landscaping. The walkway will promote a neighborly community, passing by the front entries of all of the residences and linking the homes and streets to the open space, play areas and recreational amenities. A tot lot and play area are placed the within largest central open space area, which will be functional and, with its prominent location within the project will also provide a sculptural and color accent role in the landscape. This multi-family project is designed with a site plan that will function very well, provide a safe environment, and provide an attractive setting with recreation areas and amenities for shared use by the residents. The project design is also compatible with surrounding areas, orienting the units so that they back to Rancho Santa Fe Road and La Costa Avenue, with building setbacks, drive access and landscaped slope areas providing buffers to these major arterials. On the frontage adjacent to local streets, the buildings are sited so that the front entries or sides face Levante and Centella Streets, presenting a more neighborhood-friendly orientation to the adjacent community. Subdivision and Grading The Tentative Tract Map proposes division of the 4.49-acre site into 2 lots, corresponding to Phase 1 and Phase 2. Lot 1 includes 4.05 acres with 34 condominium units, and Lot 2 (the current fire station area) includes 0.44 acres and 5 units. The project has been designed so that each phase can stand alone to meet required open space, landscaping, and inclusionary housing requirements. The existing topography of the site includes a relatively level graded pad, which slopes gradually to the southwest, and is located slightly below La Costa Avenue and Rancho Santa Fe Road. The existing 2:1 manufactured slopes are approximately 3 to 8 feet high adjacent to La Costa Avenue and approximately 8 to 9 feet high adjacent to Rancho Santa Fe Road. There are small slope areas associated with the site work done to build temporary fire station # 6, which provides appropriate drainage for that existing structure and parking area. Grading for the project includes 6,683 cubic yards of cut and 6,683 cubic yards of fill. Wet Utilities There are two systems designed for onsite water drainage. For drainage during storms, water will be carried from local yard basins and driveway catch basins by small gravity drains which will flow towards a centrally located site detention basin. Outflow pipes will allow for water to drain to achieve the required detention capability. For storms which exceed the capacity of the detention basin, a secondary overflow path is located in a common area adjacent to units 6 through 8 and between units 4 and 5. For everyday nuisance water and "first flush" storm waters, there is a low-flow drainage system which will carry the water past the detention basin and directly to a bio- filtration basin. The filtered water will then be carried to a parkway drain outfall. The grading design accounts for necessary drainage and water quality facilities, which have been incorporated into common landscape areas and storm drain facilities. The project will be served by public water and sewer lines, which will be located within the Casa La Costa Project Description/Explanation Rancho La Costa, LLC 2 December 23, 2002 private drives. The sewer will tie into existing mains with 22 units connecting to an existing main in Levante Street, and 17 units connecting to an existing main in Centella Street. Water will be looped to connect through the site to existing lines in Levante and Centella Streets. Access and Parking Vehicular access to the project will be from entries on Levante Street and Centella Street to a private drive that loops around and through the community. The streets connect to all of the garages at the rear of the residences. Based on the green-space entry design of the units, the drives function similarly to an alley, with garage access to each unit from the private drives. The design and width of drive aisles is enhanced due to the internal focus of the unit design and site layout. The perimeter Street "A" is 24 feet wide where there are units on only one side of the street, and widens to 28 feet where there are units on both sides of the street. The main entry, Street "C" is also 28 feet wide. There is one short drive, Street "B" which serves only six units in the central portion of the site, which is also 24 feet wide. In order to provide for enhanced emergency access, the 24-foot wide portion of Street "A" includes rolled curb along the non- garage side, with several 28-foot wide "pull-over" pockets. No on-street parking will be allowed within the project. Parking for each unit includes a 2-car garage, all with automatic garage door openers, for a total of 78 covered parking spaces. There are 16 guest spaces to be located in bays along the private drive, exceeding the minimum requirement of 12 guest spaces. There will also be 3 spaces for RV parking, meeting the required 20 square feet per unit, with a total area of 780 square feet for the 39 units in both phases. These spaces will be located adjacent to the perimeter access drive, and will be screened from public areas by the landscaped slope and sound wall, and from common areas within the project with landscaping. Architecture The architecture for the proposed Casa Laguna project uses classic elements and design features to provide the homes with a special, high quality sense of place that will be compatible with the surrounding neighborhood, and community character. The design uses a variety of window styles and sizes, recesses, massing and entries, as well as architectural and trim details which contribute to the individuality of the proposed units. The architectural styling is further enhanced by the landscape materials, which were selected and placed to complement the overall project. There are four floor plans ranging in size from 1,034 to 2,236 square feet These are combined in a townhome configuration, with 2, 3, or 4 units attached, depending on the building type. There are a total of 12 buildings, ten within Phase 1 and two within Phase 2. All of the buildings are two stories, and each unit has a two-car garage. Casa La Costa Project Description/Explanation Rancho La Costa, LLC 3 December 23, 2002 UNIT Mix Floor Plan A B C D Size* (square feet) 1,034-1,051 1,997 - 1999 2, 195-2,196- 2,199-2,205 2,226 -2236 # BR/BA 2/2.5 3/2.5 3/2.5 3/2.5 Storage Area 398 cu. ft. 417 cu. ft. 395 cu. ft. 445 cu. ft. Total # Units 6 9 12 12 39 % of Total 15% 23% 31% 31% 100% The floor plan sizes vary up to 17 square feet, depending on which building a plan is located within. The architect has taken advantage of the opportunities for design variation between the buildings, and there are minor changes in room configurations based upon the location and orientation within each building, as detailed on the plans. SUMMARY OF BUILDING TYPES Building Type Building 1 Building 2 Building 3 Building 4 Building 5 Floor Plan Configuration by Building C-D D-B-C D-A-B-C D-A-A-C D-A-C Total # of Buildings 1 6 3 1 1 12 # Units by Building A — -- 3 2 1 6 B — 6 3 — - 9 C 1 6 3 1 1 12 D 1 6 3 1 1 12 Recreational Open Space As set forth in the Planned Development regulations, the project is proposed with 200 square feet of centralized, community recreational space per unit with 75% set aside for active recreation. The total recreational space required for this project is 7,800 square feet The recreational facilities are designed with all ages in mind. Active recreation will include a centralized tot lot of 3,950 square feet to appeal to children, a 1,235 square foot shuffle board area for adults, and a 748 square foot horseshoe area located within Phase 2. Other opportunities for community recreational space will be large lawns and two open areas for BBQs. Casa La Costa Rancho La Costa, LLC Project Description/Explanation December 23, 2002 Phase I of the project includes 5,186 square feet of active, and 1,181 square feet of passive recreation. Phase II will incorporate 748 square feet of active recreation incorporating horseshoe facilities. In accordance with Chapter 2145 of the Zoning Code, each unit exceeds the required private open space of 120 square feet, through private patios located on the entry level. (Sizes or size range by plan). PRIVATE OPEN SPACE Location Front Patio Rear Patio Balcony Total Private Open Space Total Area By Floor Plan ** (square feet) Plan A 308 308 PlanB 266 125 97 488 PlanC 345 0 30 375 PlanD 18 312 66 496 **Patio areas may vary slightly by building location. Each unit exceeds the minimum requirement for a 10x10 patio (100 sf) or a 6x10 balcony (60 sf). Landscaping The project landscaping has been designed to be consistent with the architecture of the buildings. Jacarandas and Queen Palms are placed along the internal streets of the project, interspersed with Liquidambers. The same trees line the walkways winding through the project along with various shrubs and flowers such as Italian Cypress, New Zealand Flax, and a variety of lilies. Planting areas in front of the buildings add interest with more lilies and other attractive shrubs. Opportunities for private landscaping will be provided in courtyards, both in the front and rear of the condominiums. The landscaping has been designed with conservation in mind. Common recreational facilities use the most water to provide a maintained appearance. The rest of the project has been designed for low to moderate water use. The landscaping in this area utilizes plant material with minimal upkeep while still maintaining its attractive appearance. The homeowner's association will be responsible for the maintenance of all common space and individual homeowners will be responsible for private space. Both La Costa Avenue and Rancho Santa Fe Road are designated Scenic Corridors, and the design of the landscape adjacent to each of these streets is based upon the Scenic Corridor Guidelines. Expanded building setbacks are required adjacent to these streets, which creates opportunities for enhanced landscape buffers within this area. For this project, there are existing manufactured slope areas in these setbacks which will be planted with trees and shrubs. Tree species include the theme tree for each street. The required sound wall is designed with decorative pilasters that Casa La Costa Rancho La Costa, LLC Project Description/Explanation December 23, 2002 match the project architecture, and include closely placed vines for screening and compatibility with the corridor guidelines. Affordable Housing Requirements This project is proposing to comply with the inclusionary housing requirements by building units onsite. The standards require 15% of the total units be reserved for "lower income inclusionary units." This results in 5.85 units for the entire project. The applicant is proposing a total of 6 affordable units, with 5 units to built as part of Phase 1, and 1 unit to be built as part of Phase 2. These units will be "for-sale" units, and are incorporated into the overall project design, with the same amenities as the market rate units. Summary The classic elements and design features of the project have been combined to express an attractive, high quality project that is compatible with the surrounding neighborhood development pattern. The Casa La Costa project has been designed to effectively incorporate elements of the City's Livable Neighborhoods policy. The five different building types used within the plan, provide varied architectural treatments to create interest within the project. The site plan itself creates a walkable neighborhood. Both passive and active recreation amenities, for a range of age groups, act as central features to the project. Meandering walkways connect buildings with recreational space to promote walking and socializing. The unit orientation to the centrally located recreational facilities will help to create a sense of community. The street has been designed to accommodate vehicular access and connects to homes by means of having the garage to the rear of the buildings. Landscaping of the site is designed to provide a unifying element throughout the project, and to provide an attractive buffer planting adjacent to the scenic corridor streets (Rancho Santa Fe Road and La Costa Avenue). The project is in compliance with all applicable development standards of the PC regulations contained in Chapter 2145 of the Zoning Ordinance. Casa La Costa ' Project Description/Explanation Rancho La Costa, LLC 6 December 23, 2002