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